Exhibit (a)(1)-1
OFFER TO PURCHASE FOR CASH
UP T0 79,917 UNITS OF LIMITED PARTNERSHIP INTERESTS
OF
WESTIN HOTELS LIMITED PARTNERSHIP
AT
$550 PER UNIT
BY
KALMIA INVESTORS, LLC
--------------------------------------------------
THE OFFER AND WITHDRAWAL RIGHTS WILL EXPIRE AT
5:00 P.M., EASTERN TIME, ON
AUGUST 22, 2003, UNLESS THE OFFER IS EXTENDED.
--------------------------------------------------
Kalmia Investors, LLC, a Delaware limited liability company (the "Purchaser"),
hereby offers to purchase up to 79,917 units of limited partnership interest
("Units") in Westin Hotels Limited Partnership, a Delaware limited partnership
(the "Partnership"), at a purchase price of $550 per Unit, in cash, without
interest, less the amount of any distributions declared or paid on or after July
7, 2003 in respect of that Unit (the "Purchase Price"), upon the terms and
subject to the conditions set forth in this Offer to Purchase (the "Offer to
Purchase") and in the related Agreement of Sale, as each may be supplemented or
amended from time to time (which together constitute the "Offer"). Unitholders
who tender their Units to us will not be obligated to pay the $50.00 transfer
fee per transferring Unitholder charged by the Partnership, as this cost will be
borne by the Purchaser. The 79,917 Units sought to be purchased pursuant to the
Offer represent, to the best knowledge of the Purchaser, approximately 58.94% of
the Units outstanding as of the date of the Offer.
THE OFFER IS CONDITIONED UPON THE VALID TENDER OF AT LEAST 58,200 UNITS AND
CERTAIN OTHER CONDITIONS, ALTHOUGH THE PURCHASER RESERVES THE RIGHT TO WAIVE
SUCH CONDITIONS AND TO EXTEND THE OFFER, SUBJECT TO THE TERMS AND CONDITIONS
HEREIN. SEE SECTION 13 ("CERTAIN CONDITIONS OF THE OFFER").
A HOLDER OF UNITS ("UNITHOLDER") MAY TENDER ANY OR ALL UNITS THAT IT OWNS.
FOR MORE INFORMATION OR FOR FURTHER ASSISTANCE WITH THE PROCEDURE OF TENDERING
YOUR UNITS PLEASE CALL THE PURCHASER'S TOLL-FREE INFORMATION LINE AT (800)
547-0854.
July 24, 2003
IMPORTANT
Any (i) Unitholder, (ii) beneficial owner, in the case of Units owned by
individual retirement accounts, Keogh Plans or qualified plans (a "Beneficial
Owner"), or (iii) person who has purchased Units but has not yet been reflected
on the Partnership's books as a limited partner of the Partnership (an
"Assignee") desiring to tender Units should complete and sign the Agreement of
Sale in accordance with the instructions in the Agreement of Sale, and mail or
deliver a fully executed original of the Agreement of Sale, along with any other
required documents, to the Purchaser at the address set forth on the back cover
of this Offer to Purchase, or request its broker, dealer, commercial bank,
credit union, trust company or other nominee to effect the transaction on their
behalf. Unless the context requires otherwise, references to Unitholders in this
Offer to Purchase shall be deemed to include record holders of Units, Beneficial
Owners and Assignees.
QUESTIONS OR REQUESTS FOR ASSISTANCE OR ADDITIONAL COPIES OF THIS OFFER TO
PURCHASE OR THE AGREEMENT OF SALE MAY BE DIRECTED TO THE PURCHASER BY CALLING
THE TOLL-FREE INFORMATION LINE: (800) 547-0854.
NO PERSON HAS BEEN AUTHORIZED TO MAKE ANY RECOMMENDATION OR ANY REPRESENTATION
ON BEHALF OF THE PURCHASER OR TO PROVIDE ANY INFORMATION OTHER THAN AS CONTAINED
HEREIN OR IN THE AGREEMENT OF SALE. NO SUCH RECOMMENDATION, INFORMATION OR
REPRESENTATION MAY BE RELIED UPON AS HAVING BEEN AUTHORIZED.
TABLE OF CONTENTS
SUMMARY TERM SHEET...........................................................1
INTRODUCTION.................................................................8
RISKS AND FACTORS TO CONSIDER BEFORE TENDERING...............................8
OFFER TO PURCHASE...........................................................12
SECTION 1. Terms of the Offer...............................................12
SECTION 2. Acceptance for Payment and Payment for Units.....................12
SECTION 3. Procedures for Tendering Units...................................13
Valid Tender....................................................13
Backup Federal Income Tax Withholding...........................13
Tenders by Beneficial Holders...................................14
Signature Guarantees............................................14
Appraisal Rights................................................14
Other Requirements..............................................14
Determination of Validity; Rejection of Units; Waiver of Defects;
No Obligation to Give Notice of Defects.........................14
SECTION 4. Withdrawal Rights................................................15
SECTION 5. Extension of Tender Period; Termination; Amendment...............16
SECTION 6. CERTAIN U.S. FEDERAL INCOME TAX CONSIDERATIONS...................16
SECTION 7. Purpose and Effects of the Offer.................................19
Purpose of the Offer............................................19
Rights That We Will Have If We Are A Majority Holder Of Units...21
Effect on Trading Market and Price Range of the Units...........21
SECTION 8. Future Plans.....................................................22
SECTION 9. Past Contacts and Negotiations with General Partner..............22
SECTION 10. Certain Information Concerning the Business of the Partnership
and Related Matters.............................................22
Business........................................................22
Distributions...................................................24
SECTION 11. Certain Information Concerning the Purchaser....................25
SECTION 12. Source of Funds.................................................26
SECTION 13. Certain Conditions of the Offer.................................26
SECTION 14. Certain Legal Matters and Required Regulatory Approvals.........28
General.........................................................28
Antitrust.......................................................28
State Takeover Laws.............................................28
ERISA...........................................................28
SECTION 15. Fees and Expenses...............................................28
SECTION 16. Miscellaneous...................................................29
SCHEDULE 1 ................................................................30
SCHEDULE 2 ................................................................31
SUMMARY TERM SHEET
Kalmia Investors, LLC, which is referred to as "Purchaser", "we" or "us" in this
document, is proposing to acquire up to 79,917 of the outstanding units of
limited partnership interest of Westin Hotels Limited Partnership, which is
referred to in this document as the "Partnership", at a cash price of $550 per
Unit, less the amount of any distributions declared or paid on or after July 7,
2003 in respect of that Unit, subject to the terms and conditions set forth in
this Offer to Purchaser. See Section 1 ("Terms of the Offer") for a description
of the terms of the Offer. Assuming that we purchase all 79,917 Units to which
the Offer relates, we would own approximately 67.04% of the Units. The following
are some of the questions you, as a Unitholder in the Partnership, may have, as
well as our answers to those questions. We urge you to read the remainder of
this Offer to Purchase and the related Agreement of Sale, which together
constitutes the "Offer," carefully because the information in this summary is
not complete and additional important information is contained in the remainder
of this Offer. Please note that capitalized terms used in this summary term
sheet without definition are defined elsewhere in this document.
QUESTIONS AND ANSWERS ABOUT THE TENDER OFFER
Who is offering to buy my securities?
Kalmia Investors, LLC, a Delaware limited liability company, is offering to
buy your securities. See Section 11 ("Certain Information Concerning the
Purchaser") for further information about the Purchaser. Our ultimate beneficial
owner is Merced Partners Limited Partnership, a Delaware limited partnership
("Merced"), of which Global Capital Management, Inc., a Delaware corporation, is
the general partner. Merced is a private investment limited partnership.
What are the classes and amounts of securities sought in the Offer?
We are offering to buy 79,917 Units, which are approximately 58.94% of all
outstanding Units. Assuming that all such Units are tendered and not validly
withdrawn, and all conditions of the Offer are satisfied, we would own
approximately 67.04% of all outstanding Units.
What happens if more than 79,917 Units are tendered?
If more than 79,917 Units are validly tendered and not withdrawn, and all
conditions of the Offer are satisfied, we will accept for payment no more than
79,917 Units. In that case, for each Unitholder, we will accept for payment a
prorated number of Units so tendered, disregarding any fractional Units.
How much are you offering to pay and what is the form of payment?
We are offering to pay $550 in cash for each Unit, less the amount of any
distributions declared or paid on or after July 7, 2003 in respect of that Unit.
If you are the record owner of Units, you tender your Units to us in the Offer
and we accept them for payment, you will not have to pay transfer fees,
brokerage fees or similar expenses. If you own your Units through a broker or
other nominee, and your broker tenders your Units on your behalf, your broker or
nominee may charge you a fee. Regardless of whether you tender your Units
directly or through your broker or other nominee, we will pay the $50 transfer
fee per transferring Unitholder charged by the Partnership. When we pay you, we
will pay you by check mailed to your address as it appears in the Partnership's
records.
Do you have the financial resources to make payment?
Yes. We have the financial resources to pay for all tendered Units based on
our cash on hand and highly liquid securities in our proprietary portfolio. The
Offer is not conditioned on our obtaining any financing. See Section 12 ("Source
of Funds") for more information.
When will payment be made?
Payment will be made as promptly as practicable after the expiration of the
Offer. See Section 13 ("Certain Conditions of the Offer").
Why are you making this Offer?
We are making the Offer as a speculative investment based upon our belief
that the Units represent an attractive investment at the price offered. Our
belief is based upon, in part, our assessment of the value of the Partnership's
assets and liabilities. The purpose of the Offer is to allow us to benefit from
any one combination of the following: (i) any cash distributions from the
Partnership's operations in the ordinary course of business; (ii) distributions
of net proceeds from a liquidation, if any; (iii) a refinancing of the
Partnership or any of its properties; (iv) cash that the Partnership may retain
or distribute as a result of a redemption of Units; (v) sale of the Units; and
(vi) any other claims that the Partnership may have.
Are you affiliated with the Management Company of the Partnership?
No. The Purchaser is not affiliated with the Management Company.
Are you affiliated with Westin Realty Corp., the General Partner of the
Partnership?
No. The Purchaser is not affiliated with the General Partner.
Has this Offer been approved by the General Partner?
No. We have not sought the General Partner's approval.
Why aren't you seeking approval of your Offer from the General Partner?
Approval of the General Partner is not required for us to make the Offer or
for Unitholders to tender their Units.
Do you need the Partnership's or General Partner's consent to purchase the
Units?
No. However, we need the General Partner's prior written consent in order
to be admitted as a "Substituted Limited Partner" of the Partnership. We may
decline to purchase any or all tendered Units if the General Partner does not
give us such consent. The General Partner also may suspend any or all transfers
of tendered Units if such transfers would result in the transfer of 40% or more
of the aggregate interests in the Partnership when added to the total of all
other sales of Units during the preceding 12 months. It is a condition of the
Offer that the Partnership recognizes all transfers of tendered Units to us. We
may decline to purchase any or all tendered Units if the General Partner
suspends such transfers.
If this Offer is Successful Will the Partnership Continue as a Public Company?
We do not know whether the successful completion of our Offer will result
in the number of Unitholders dropping below 300. If we successfully complete our
Offer and the total number of Unitholders drops below 300 Unitholders, then we
will request that the General Partner take steps to suspend the Partnership's
filing obligations under the Exchange Act. However, the Partnership will still
be required to prepare and distribute to Unitholders an annual report pursuant
to Section 12.04(e) of the Partnership Agreement.
How long do I have to decide whether to tender my Units?
You may tender your Units until 5:00 p.m., Eastern Time, on August 22,
2003, which is the scheduled expiration date of the Offer, unless we decide to
extend the Offer period. See Section 3 ("Procedure for Tendering Units") for
information about tendering your Units.
Can the Offer be extended, how will I be notified if the Offer is extended, and
under what circumstances will it be extended?
Yes, we may decide to extend the Offer. If we extend the Offer we will make
a public announcement no later than 9:00 a.m. Eastern Time, on the business day
following the scheduled expiration date of the Offer (which is 5:00 p.m.,
Eastern Time, on August 22, 2003), stating the extended expiration date and the
approximate number of Units tendered to date. We anticipate extending the Offer
only if one or more of our conditions have not been met.
Will there be a subsequent offer period?
No, although as noted above, we may extend the Offer.
Can the Offer be terminated?
Yes. We reserve the right to terminate the Offer at any time for any reason
or for no reason.
What is the most significant condition to the Offer?
The Offer is conditioned on, among other things, a minimum of 58,200 Units
tendered (although the Purchaser reserves the right to waive this condition).
When will you accept my tendered Units for payment?
Upon the expiration of the Offer period, we will determine whether your
Units were validly tendered and accept Units for payment. If more than 79,917
Units are tendered, we will prorate the number of Units that we may accept for
payment. We will issue a press release when we have accepted tendered Units for
payment.
How do I tender my Units?
You must complete and execute the Agreement of Sale and return it on or
prior to August 22, 2003 to the Purchaser in accordance with the instructions in
Section 3 ("Procedures for Tendering Units"). You may tender any or all of your
Units. For your convenience we have included a pre-addressed envelope for you to
return the Agreement of Sale, however, the method of delivery of the Agreement
of Sale is at your sole option and risk. The delivery will be deemed made only
when actually received by us. If delivery is by mail, registered mail with
return receipt requested is recommended.
Until what time can I withdraw previously tendered Units?
Units tendered pursuant to the Offer may be withdrawn at any time by
written notice to the Purchaser on or prior to the Expiration Date (including
any extensions thereof). You can also withdraw your Units at any time on or
after September 22, 2003 until such time as we have purchased your Units. Once
the Expiration Date has passed you will not otherwise be able to withdraw your
Units. See Section 4 ("Withdrawal Rights") for more information.
How do I withdraw my previously tendered Units?
You (or your broker or nominee) must notify us in writing at the address
listed at the end of this Summary Term Sheet, and the notice must include your
name, the number of Units to be withdrawn and the name in which the tendered
Units are registered. For complete information about the procedures for
withdrawing your previously tendered Units, (see Section 4 ("Withdrawal
Rights")). Your Units will not be deemed to have been withdrawn unless all of
the procedures in Section 4 are properly followed in a timely fashion.
If I decide not to tender, how will the Offer effect my Units?
If the Offer is not consummated or if you do not tender your Units and we
consummate the Offer, you will remain a Unitholder. If the Offer is consummated
we will become the holder of a majority of the Units, which will entitle us to
certain rights under the Partnership's Limited Partnership Agreement. According
to the Partnership's Annual Report on Form 10-K for the fiscal year ending
December 31, 2002 (the "2002 Form 10-K"), currently there is no limited partner
who holds a majority of the Units (see Section 7 ("Purpose and Effects of the
Offer")).
How do you intend to vote your Units with regard to the Partnership's proposed
refinancing?
If the proposed refinancing is presented to the Partnership after we
successfully complete our Offer and become the owner of a majority of the Units,
we will control the vote on the refinancing. However, we have not yet determined
how we will vote our Units with regard to such vote.
What is the market value of my Units now?
There is no established public market for the Units, although there is a
limited secondary market for the Units. According to the 2002 Form 10-K, the
sale prices of Units from January 1, 2003 through March 17, 2003 ranged from
$225 to $465 per Unit, with an average sale price of $333.36, before certain
reductions (see Section 7 ("Purpose and Effects of the Offer")). The weighted
average price per Unit for Units traded over the 12 months ending March 31, 2003
was $407.82. We calculated this amount based on trades reported by The
Partnership Spectrum, an industry publication. According to the American
Partnership Board, there were 185 Units sold from April 1, 2003 through May 31,
2003 at prices ranging from $451 to $485 per Unit. However, prices obtainable in
the secondary market today or at any other time may be higher or lower than
these historic prices.
How can I get further information about the Partnership?
On May 15, 2003, the Partnership filed a Preliminary Proxy Statement on
Schedule 14A with the Securities and Exchange Commission. On July 18, 2003, the
Partnership filed a Solicitation/Recommendation Statement on Schedule 14D-9 with
the Securities and Exchange Commission. The Proxy Statement and the
Solicitation/Recommendation Statement contain the Partnership's most recent
publicly disclosed information.
Do you intend to consummate a merger following the Offer?
No. The purpose of the Offer is to acquire Units for investment purposes
only (see Section 8 ("Future Plans")). We have no current plans or proposals
that would result in an extraordinary corporate transaction, such as a merger,
reorganization or liquidation involving the Partnership, the sale or transfer of
any material amount of assets of the Partnership, any material change in the
capitalization or dividend policy of the Partnership or any other material
change in the Partnership's company structure or business. However, we are
evaluating the Partnership's business and management, and we reserve the right
to change our plans and intentions. As the holder of at least 50.1% of the units
we will control many decisions that the Unitholders can make (see Section 7
("Purpose and Effects of the Offer")).
What happens if the Partnership makes a distribution or other payment to
Unitholders?
Any distributions declared or paid on or after July 7, 2003 will be for the
benefit of the Purchaser. To the extent a tendering Unitholder receives any
distribution after that date, the amount of such distribution will be deducted
from the Purchase Price.
Who will determine the validity of my tender of Units?
We reserve the sole right to decide any questions concerning the validity,
form, eligibility, timeliness and other questions relating to tenders of Units.
We also reserve the right to waive any defect or irregularity. In exercising our
waiver power we may choose not to treat similar defects or irregularities in the
same manner. All of our decisions relating to the validity of tenders will be
final and binding.
What are the U.S. Federal income tax consequences of tendering Units in the
Offer?
If the Offer is consummated, a tendering Unitholder will be treated as
disposing of his Units in a taxable transaction for federal income tax purposes.
A tendering Unitholder will recognize gain or loss on such disposition equal to
the difference between (x) the amount realized on the disposition and (y) the
Unitholder's tax basis in the Units. The characterization of any such gain or
loss as capital or ordinary gain or loss will depend on whether the Units are
capital assets to the Unitholder and on the nature of the Partnership's assets.
See Section 6. ("Certain U.S. Federal Income Tax Considerations").
What are the U.S. Federal income tax consequences of not tendering Units in the
Offer?
A Unitholder who does not tender his Units pursuant to the Offer should not
realize any material tax consequences as a result of such failure to tender
unless the Partnership is deemed to be "terminated" for federal income tax
purposes as a result of the tenders by other Unitholders. If the Partnership is
deemed to be so "terminated," the Partnership's future depreciation and
amortization deductions with respect to its properties may be reduced in certain
future years immediately following the deemed termination with the result that
the amount of taxable income that a Unitholder derives from its Units with
respect to such years may be increased. In such an event, however, the amount of
the Partnership's depreciation and amortization deductions in subsequent future
years would be reduced in corresponding amounts with the result that the
aggregate amount of the Partnership's taxable income in the years following the
deemed termination should be equal to the aggregate amount of taxable income
that the Partnership would derive in such years if no termination were to occur.
See "Section 6. Certain U.S. Federal Income Tax Considerations--Consequences to
a Non-Tendering Unitholder."
Why should I tender my Units to you and not to Windy City Investments, LLC
("Windy City") pursuant to its tender offer dated July 7, 2003?
You should tender your Units to us pursuant to this Tender Offer because we
are offering $550 per Unit (without interest). Windy City is offering only $525
per Unit (with interest at 3% per annum in some circumstances until payment is
made). In addition, we are paying the $50 transfer fee on your behalf, while
under Windy City's offer, you will pay the transfer fee. Also, we are tendering
for up to 79,917 Units, while Windy City is tendering for only 20,340 Units,
which means it is more likely that we will accept all of the Units that you
tender (that is, it is less likely that we will have to prorate the number of
Units accepted).
What happens if I already tendered my units pursuant to Windy City's tender
offer and now I want to change my mind and take advantage of this Tender Offer?
You can withdraw Units that you tendered to Windy City before 5:00 p.m.,
New York time, on August 4, 2003 (the expiration date for Windy City's tender
offer). Withdrawals from Windy City's tender offer are permitted under the
agreement of assignment and transfer you may have completed with regard to Windy
City's tender offer in accordance with the instructions contained in Section 5
("Withdrawal Rights") of Windy City's tender offer.
Who can I talk to if I have questions about the Tender Offer?
If you have questions or you need assistance with the procedure of
tendering your Units you should contact us at the following address and
telephone number:
Kalmia Investors, LLC
601 Carlson Parkway, Suite 200
Minnetonka, MN 55305
(800) 547-0854
To the Holders of Units of Limited Partnership Interests
of Westin Hotels Limited Partnership:
INTRODUCTION
Kalmia Investors, LLC, a Delaware limited liability company (the "Purchaser" or
"Kalmia"), hereby offers to purchase up to 79,917 units of limited partnership
interest ("Units") of Westin Hotels Limited Partnership, a Delaware limited
partnership (the "Partnership"), at a purchase price of $550 per Unit, in cash,
less the amount of any distributions declared or paid on or after July 7, 2003
in respect of a Unit, without interest thereon (the "Purchase Price"), upon the
terms and subject to the conditions set forth in this Offer to Purchase and in
the related Agreement of Sale (which together constitute the "Offer").
Unitholders who tender their Units to us will not be obligated to pay the $50
transfer fee per transferring Unitholder charged by the Partnership, as this
cost will be borne by the Purchaser. The 79,917 Units sought to be purchased
pursuant to the Offer represent, to the best knowledge of the Purchaser,
approximately 58.94% of the 135,600 Units outstanding as of the date of the
Offer.
RISKS AND FACTORS TO CONSIDER BEFORE TENDERING
We encourage you to consider the following risk factors:
o Holders of Units ("Unitholders") who tender their Units will be giving up
the right to participate in any future potential benefits of owning Units,
including, for example, the right to participate in any future distribution
of cash or property, whether from operations, the proceeds of a sale of the
Partnership's assets or in connection with any future liquidation of the
Partnership. However, there is no guarantee of future results of the
Partnership or that the Partnership would be liquidated efficiently.
o Although the Purchaser cannot predict the future value of the Partnership's
assets on a per Unit basis, the Purchase Price could differ significantly
from the net proceeds that would be recognized on a per Unit basis from the
sale of the Partnership's assets or that may be realized upon a future
liquidation of the Partnership.
o The tax consequences of the Offer to a particular Unitholder may be
different from those of other Unitholders and we urge you to consult your
own tax advisors in connection with the Offer.
o There is no established public market for the Units, although there is a
limited and sporadic secondary market for the Units. According to the
Partnership's 2002 Form 10-K, the sale prices of Units from January 1, 2003
through March 17, 2003 ranged from $225 to $465 per Unit, with an average
sale price of $333.36, which price does not reflect certain reductions (see
Section 7 ("Purpose and Effects of the Offer")). The weighted average price
per Unit for Units traded over the 12 months ending March 31, 2003 was
$407.82. We calculated this amount based on trades reported by The
Partnership Spectrum, an industry publication. According to the American
Partnership Board, there were 185 Units sold from April 1, 2003 through May
31, 2003 at prices ranging from $451 to $485 per Unit. However, prices
obtainable in the secondary market today or at any other time may be higher
or lower than these historic prices. We are not aware of any more recent
transactions.
o The Purchaser may not purchase Units if the Partnership does not agree to
register the transfer of tendered Units from a Unitholder to the Purchaser
on its books and records. There are three circumstances in which the
Partnership may not register such a transfer. First, pursuant to the
Limited Partnership Agreement of the Partnership, Units may not be
transferred if, in the opinion of counsel to the Partnership, the transfer
of Units would cause the Partnership to be "terminated" for federal income
tax purposes. Second, pursuant to the Limited Partnership Agreement of the
Partnership, the General Partner may suspend its approval of sale requests
for Units if such transfer would result in the transfer of 40% or more of
the aggregate interests in the Partnership when added to the total of all
other sales of interest in the Partnership during the preceding 12 months.
Third, according to its public filings, the Partnership has implemented a
Unit transfer policy in order to comply with a safe-harbor that will
prevent the Partnership from being deemed a "publicly traded partnership"
pursuant to Section 7704 of the Internal Revenue Code of 1986, as amended.
The safe-harbor applies if the sum of the percentage interests in
Partnership capital or profits represented by Units traded during any
calendar year does not exceed 5% of the aggregate Units outstanding. If the
Partnership reaches the safe-harbor limits for Unit transfers in 2003, the
General Partner may suspend its approval of sale requests for Units for the
remainder of the 2003 calendar year. Depending upon the number of Units
purchased by the Purchaser pursuant to the Offer, it is possible that one
or more of the three circumstances noted above could arise and that the
General Partner may not approve the transfer of all of the Units tendered
by Unitholders pursuant to the Offer.
o The Purchaser is making the Offer with a view towards making a profit.
Accordingly, there may be a conflict between the desire of the Purchaser to
acquire the Units at a low price and the desire of the Unitholders to sell
the Units at a high price. No independent person has been retained to
evaluate or render any opinion with respect to the fairness of the $550
Purchase Price and no representation is made as to such fairness. Other
measures of value may be relevant to a Unitholder and all Unitholders are
urged to carefully consider all of the information contained in the Offer
to Purchase and Agreement of Sale and to consult with their own advisors
(tax, financial or otherwise) in evaluating the terms of the Offer before
deciding whether to tender their Units.
o The transfer of Units is subject to the requirements of Section 11.01 of
the Limited Partnership Agreement which states that the General Partner may
suspend transfers if and when any such transfer would result in the
transfer of 40% or more of the Units in the Partnership when added to the
total of all other sales or exchanges of Units within the preceding 12
months.
o The transfer of Units is subject to the requirements of Section 11.02 of
the Limited Partnership Agreement which states that no assignee of a
Limited Partner's interest is entitled to become a "Substituted Limited
Partner" under the Partnership Agreement until the General Partner shall
have given its prior written consent, which consent may be withheld in the
General Partner's absolute discretion.
o Under the terms of the Offer you may withdraw your Units through the
Expiration Date. Once the Expiration Date has passed you will not be able
to withdraw your Units until September 22, 2003. However, after the
Expiration Date and once the Units have been purchased you will not be able
to withdraw your Units at all. The Purchaser will pay for Units that have
been validly tendered and not withdrawn as promptly as practicable after
the Partnership has registered the transfers of all tendered Units to the
Purchaser on its books and records and the General Partner notifies us in
writing that it consents to us becoming a "Substituted Limited Partner"
with full voting and distribution rights in respect of the Units that we
have accepted for payment or any of the above conditions have been waived
by us. If we do not receive such written consent from the General Partner,
we may decline to purchase the Units tendered and will promptly notify you
of that fact.
We urge any Unitholder that is not sophisticated in financial and business
matters to consult with a qualified business professional before accepting the
Offer.
Unitholders may no longer wish to continue with their investment in the
Partnership and might consider accepting the Offer for one or more of the
following reasons:
o The Offer will provide Unitholders with an immediate opportunity to
liquidate their investment in the Partnership without the usual transaction
costs associated with secondary market sales.
o In the Partnership's 2002 Form 10-K, Westin Realty Corp. (the "General
Partner") states the following: "There is no public market for the Units
and it is not anticipated that a public market will develop." As previously
disclosed in the Summary Term Sheet, there is a limited secondary market
for the Units. Unitholders who desire to benefit from the resale liquidity
that the Offer represents as an alternative to the limited and sporadic
secondary market for the Units may wish to accept the Offer. The Offer
affords a significant number of Unitholders with an opportunity to dispose
of their Units for cash, which otherwise might not be available to them.
The Purchase Price is not intended to represent either the fair market
value of a Unit or the Partnership's assets on a per Unit basis.
o The Offer may be attractive to certain Unitholders who wish in the future
to avoid the continued additional expense, delay and complication in filing
income tax returns which result from the ownership of the Units.
o The Offer provides Unitholders with the opportunity to liquidate their
Units and to reinvest the proceeds in other investments should they desire
to do so.
If you wish to sell some or all of your Units in accordance with this Offer,
please read carefully the enclosed Offer to Purchase and the Agreement of Sale.
All you need to do is complete the Agreement of Sale in accordance with the
instructions provided therein, sign where indicated, have your signature
Medallion Guaranteed and return the required documentation to the Purchaser, in
the pre-addressed return envelope which we have provided. If you desire to
accept this Offer, please carefully follow the instructions in the Agreement of
Sale. Errors will delay and possibly prevent acceptance of your tender of Units.
If, prior to the Expiration Date, the Purchaser increases the consideration
offered to Unitholders pursuant to the Offer, that increased consideration will
be paid with respect to all Units that are purchased pursuant to the Offer,
whether or not such Units were tendered prior to such increase in consideration.
The Offer is being made by the Purchaser as a speculative investment based upon
the belief that the Units represent an attractive investment at the price
offered based upon, in part, the expected liquidation of the Partnership's
assets. The purpose of the Offer is to allow us to benefit from any one
combination of the following: (i) any cash distributions from the Partnership's
operations in the ordinary course of business; (ii) distributions of net
proceeds from a liquidation, if any; (iii) a refinancing of the Partnership or
any of its properties; (iv) cash that the Partnership may retain or distribute
as a result of a redemption of Units; (v) sale of the Units; and (vi) any other
claims that the Partnership may have.
The Offer is conditioned upon the valid tender of at least 58,200 Units,
although the Purchaser reserves the right to waive that condition. If more than
79,917 Units are validly tendered and not withdrawn, and all conditions of the
Offer are satisfied, we will accept 79,917 Units for purchase from the
Unitholders. For each Unitholder, we will accept for payment a prorated number
of Units so tendered, disregarding any fractional Units. The Purchaser reserves
the right to extend the offer to purchase subject to the terms and conditions
herein. See Section 13 ("Certain Conditions of the Offer"). The Purchaser
expressly reserves the right to terminate the Offer at anytime for any reason or
for no reason, or to waive any or all of the conditions of the Offer.
The Partnership is subject to the information and reporting requirements of the
Securities Exchange Act of 1934, as amended (the "Exchange Act"), and in
accordance therewith is required to file reports and other information with the
Securities and Exchange Commission ("Commission") relating to its business,
financial condition and other matters. Such reports and other information are
available on the Commission's Electronic Data Gathering and Retrieval System
(EDGAR) at its internet website at www.sec.gov and may be inspected at the
public reference facilities maintained by the Commission at room 1200, 450 Fifth
Street, N.W., Washington, D.C. 20549, and is available for inspection and
copying at the regional offices of the Commission located at 175 W. Jackson
Boulevard, Suite 900, Chicago, Illinois 60604 and at 233 Broadway, New York, New
York 10279. Copies of such material can also be obtained from the Public
Reference Room of the Commission in Washington, D.C. at prescribed rates.
The Purchaser has filed with the Commission a Tender Offer Statement on Schedule
TO (including exhibits) pursuant to Rule 14d-3 of the General Rules and
Regulations under the Exchange Act, which provides certain additional
information with respect to the Offer. Such Statement and any amendments
thereto, including exhibits, may be inspected and copies may be obtained from
the Commission in the manner specified above.
According to the Partnership's First Quarter 2003 10-Q, there were 135,600 Units
issued and outstanding as of March 17, 2003, which, according to the
Partnership's 2002 Form 10-K are held by approximately 6,710 Unitholders. The
Purchaser currently owns 10,983 Units, or approximately 8.1% of the outstanding
Units.
Information contained in this Offer to Purchase which relates to, or represents
statements made by, the Partnership or the General Partner has been derived from
information provided in reports and other information filed with the Commission
by the Partnership and General Partner.
Unitholders are urged to read carefully this Offer to Purchase and the
accompanying Agreement of Sale before deciding whether to tender their Units.
OFFER TO PURCHASE
SECTION 1. TERMS OF THE OFFER.
Upon the terms and subject to the conditions of the Offer, the Purchaser will
accept for payment and pay for up to 79,917 Units that are validly tendered on
or prior to the Expiration Date and not validly withdrawn in accordance with
Section 4 ("Withdrawal Rights"). The term "Expiration Date" shall mean 5:00
p.m., Eastern Time, on August 22, 2003, unless and until the Purchaser shall
have extended the period of time for which the Offer is open, in which event the
term "Expiration Date" shall mean the latest date on which the Offer, as so
extended by the Purchaser, shall expire.
Subject to any approval rights of the General Partner under the terms of the
Partnership Agreement, the Purchaser reserves the right to transfer or assign,
(in whole or in part from time to time), to one or more of the Purchaser's
affiliates, the right to purchase all or any portion of the Units tendered
pursuant to the Offer. Any such transfer or assignment will not relieve the
Purchaser of its obligations under the Offer or prejudice the rights of
tendering Unitholders to receive payment for Units validly tendered and accepted
for payment pursuant to the Offer.
The Offer is conditioned on satisfaction of certain conditions. See Section 13
("Certain Conditions of the Offer,") which sets forth in full the conditions of
the Offer. The Purchaser reserves the right (but shall not be obligated), for
any reason, or for no reason, to waive any or all of such conditions or to
terminate the offer at any time. If any or all of such conditions have not been
satisfied or waived by the Expiration Date, the Purchaser reserves the right
(but shall not be obligated) to (i) decline to purchase any of the Units
tendered; (ii) terminate the Offer and deem all Agreements of Sale to be null
and void and of no force or effect whatsoever (we will not return any documents
to tendering Unitholders); (iii) waive all the unsatisfied conditions and,
subject to complying with applicable rules and regulations of the Commission,
purchase all Units validly tendered; (iv) extend the Offer and, subject to the
right of Unitholders to withdraw Units until the Expiration Date, retain the
Units that have been tendered during the period or periods for which the Offer
is extended; or (v) otherwise amend the Offer.
The Offer to Purchase and the related Agreement of Sale are being mailed at the
Purchaser's expense to Unitholders. Unless the context requires otherwise,
references to Unitholders in this Offer to Purchase shall be deemed to include
record holders of Units, Beneficial Owners and Assignees.
SECTION 2. ACCEPTANCE FOR PAYMENT AND PAYMENT FOR UNITS.
If fewer than 58,200 Units are validly tendered prior to the Expiration Date the
Purchaser, upon the terms and subject to the conditions of the Offer, may choose
not to accept for payment all such Units so tendered. If more than 79,917 Units
are validly tendered and not withdrawn, and all conditions of the Offer are
satisfied, we will accept 79,917 Units for purchase from the Unitholders. For
each Unitholder, we will accept for payment a prorated number of Units so
tendered, disregarding any fractional Units.
Upon the terms and subject to the conditions of the Offer (including, if the
Offer is extended or amended, the terms and conditions of any extension or
amendment), the Purchaser will accept for payment, and will pay for, Units
validly tendered and not withdrawn in accordance with Section 4 ("Withdrawal
Rights") below. Payment will be made as promptly as practicable after the
expiration of the Offer and the Partnership has registered the transfers of the
tendered Units that we shall have accepted for payment on its books and records
and we are recognized by the Partnership as a Substituted Limited Partner in
respect of all such Units with full voting rights and rights to distributions
(See Section 13 ("Certain Conditions of the Offer")). Sections 11.01 and 11.02
of the Partnership's Limited Partnership Agreement provide that assignments and
transfers of Units are only recognized on the Partnership's books as of the last
business day of a calendar quarter. Since the last business day of the current
calendar quarter is September 30, 2003, we expect that in all likelihood payment
for accepted Units may be delayed until at least September 30, 2003. However,
the Purchaser reserves the right, in its sole discretion, to pay for accepted
Units prior to such date. In all cases, payment for Units purchased pursuant to
the Offer will be made only after the Expiration Date and the timely receipt by
the Purchaser of a properly completed and duly executed Agreement of Sale and
any other documents required by the Agreement of Sale. Under no circumstances
will interest be paid on the Purchase Price for any Unit by reason of any delay
in making such payment.
If any tendered Units are not purchased for any reason, the Agreement of Sale
with respect to such Units not purchased will be of no force or effect. If, for
any reason whatsoever, acceptance for payment of, or payment for, any Units
tendered pursuant to the Offer is delayed, then, without prejudice to the
Purchaser's rights under Section 13 ("Certain Conditions of the Offer") (but
subject to compliance with Rule 14e-1(c) under the Exchange Act), the Purchaser
may retain such tendered Units, subject to any limitations of applicable law,
and such Units may not be withdrawn except in accordance with the withdrawal
rights as described in Section 4 ("Withdrawal Rights").
If, prior to the Expiration Date, the Purchaser shall increase the consideration
offered to Unitholders pursuant to the Offer, such increased consideration shall
be paid for all Units accepted for payment pursuant to the Offer, whether or not
such Units were tendered prior to such increase.
The Purchaser reserves the right to transfer or assign, at any time and from
time to time, in whole or in part, to one or more affiliates or direct or
indirect subsidiaries of the Purchaser, the right to purchase Units tendered
pursuant to the Offer, but no such transfer or assignment will relieve the
Purchaser of its obligations under the Offer or prejudice the rights of
tendering Unitholders to receive payment for Units validly tendered and accepted
for payment pursuant to the Offer.
SECTION 3. PROCEDURES FOR TENDERING UNITS.
VALID TENDER. For Units to be validly tendered pursuant to the Offer, a properly
completed and duly executed Agreement of Sale (along with any other documents
necessary to properly effect the transfer) must be received by the Purchaser at
its address set forth on the signature page of the Agreement of Sale on or prior
to the Expiration Date. A Unitholder may tender any or all Units it owns.
In order for a tendering Unitholder to participate in the Offer, Units must be
validly tendered and not withdrawn prior to the Expiration Date, which is 5:00
p.m., Eastern Time, on August 22, 2003.
For your convenience, the Purchaser has included a pre-addressed envelope with
this Offer for returning the Agreement of Sale to the Purchaser, however the
method of delivery of the Agreement of Sale is at the option and sole risk of
the tendering Unitholder, and the delivery will be deemed made only when
actually received by the Purchaser. If delivery is by mail, registered mail with
return receipt requested is recommended. In all cases, sufficient time should be
allowed to ensure timely delivery.
BACKUP FEDERAL INCOME TAX WITHHOLDING. To prevent the possible application of
backup federal income tax withholding with respect to payment of the Purchase
Price for Units purchased pursuant to the Offer, a tendering Unitholder must
verify to the Purchaser such Unitholder's correct taxpayer identification number
(which for an individual is usually his social security number) and make certain
certifications that the Unitholder is not subject to backup federal income tax
withholding.
A tendering Unitholder is required to certify in the Agreement of Sale, under
penalties of perjury, that (i) the tax identification number shown on the
Agreement of Sale is the Unitholder's correct taxpayer identification number;
and (ii) the Unitholder is not subject to backup withholding either because the
Unitholder has not been notified by the Internal Revenue Service (the "IRS")
that the Unitholder is subject to backup withholding as a result of failure to
report all interest or dividends, or the IRS has notified the Unitholder that
the Unitholder is no longer subject to backup withholding.
The Unitholder is also required to certify in the Agreement of Sale, under
penalties of perjury, that the Unitholder, if an individual, is not a
nonresident alien for purposes of U.S. income taxation, and if not an
individual, is not a foreign corporation, foreign partnership, foreign trust, or
foreign estate (as those terms are defined in the Internal Revenue Code and
applicable Treasury Regulations). The Unitholder understands that this
certification may be disclosed to the IRS by the Purchaser and that any false
statements contained therein could be punished by fine, imprisonment or both.
TENDERS BY BENEFICIAL HOLDERS. Tenders of Units made by beneficial holders of
Units will be deemed an instruction to brokers, dealers, commercial banks, trust
companies, custodians and similar persons or entities whose names, or the names
of whose nominees, appear as the registered owner of such Units, to tender such
Units on behalf of such beneficial holder. A tender of Units can only be made by
the registered owner of such Units.
SIGNATURE GUARANTEES. The signature(s) on the Agreement of Sale must be
Medallion Guaranteed by a commercial bank, savings bank, credit union, savings
and loan association or trust company having an office, branch or agency in the
United States, a brokerage firm that is a member firm of a registered national
securities exchange or a member of the National Association of Securities
Dealers, Inc., as provided in the Agreement of Sale.
APPRAISAL RIGHTS. Unitholders will not have any appraisal or dissenter's rights
with respect to or in connection with the Offer.
OTHER REQUIREMENTS. By executing and delivering the Agreement of Sale, a
tendering Unitholder irrevocably appoints the Purchaser and/or designees of the
Purchaser and each of them as such Unitholder's attorneys-in-fact and proxies,
with full power of substitution, to the full extent of such Unitholder's rights
(such power of attorneys and proxies being deemed to be an irrevocable power
coupled with an interest) to exercise all such Unitholder's voting and other
rights as any such attorney-in-fact in its sole discretion may deem proper at
any meeting of Unitholders or any adjournment or postponement thereof, by
written consent in lieu of any such meeting or otherwise, and act in such manner
as any attorney-in-fact shall, in its sole discretion, deem proper with respect
to the Units, in the manner set forth in the Agreement of Sale.
Such appointment will be effective upon receipt by the Purchaser of the
Agreement of Sale. Upon such receipt, all prior proxies given by such Unitholder
(including any that you may have given to Windy City) with respect to such Units
will, without further action, be revoked, and no subsequent proxies may be given
and if given will not be effective.
By executing and delivering the Agreement of Sale, a tendering Unitholder also
irrevocably assigns to the Purchaser, and its assigns, all of the right, title
and interest, free and clear of all liens and encumbrances of any kind, of such
Unitholder in the Partnership with respect to the Units tendered and purchased
pursuant to the Offer (and with respect to any and all other Units or other
securities issued or issuable in respect of such Units on or after the date
hereof). The Purchaser will seek to be admitted to the Partnership as a
Substitute Limited Partner in respect of all such tendered and purchased Units.
DETERMINATION OF VALIDITY; REJECTION OF UNITS; WAIVER OF DEFECTS; NO OBLIGATION
TO GIVE NOTICE OF DEFECTS. All questions as to the form of documents and
validity, eligibility (including time of receipt) and acceptance for payment of
any tender of Units will be determined by the Purchaser, in its sole discretion,
which determination will be final and binding on all parties. The Purchaser
reserves the absolute right to reject any or all tenders determined by it not to
be in proper form or the acceptance of or payment for, which may, in the opinion
of the Purchaser or Purchaser's counsel, be unlawful. The Purchaser also
reserves the absolute right to waive any of the conditions of the Offer or any
defect or irregularity in any tender of Units of any particular Unitholder
whether or not similar defects or irregularities are waived in the case of other
Unitholders.
The Purchaser's interpretation of the terms and conditions of the Offer
(including the Agreement of Sale and the instructions thereto) will be final and
binding. No tender of Units will be deemed to have been validly made until all
defects and irregularities with respect to such tender have been cured or
waived. Neither the Purchaser nor any of its affiliates or assigns, if any, or
any other person will be under any duty to give any notification of any defects
or irregularities in tenders or incur any liability for failure to give any such
notification.
The Purchaser's acceptance for payment of Units tendered pursuant to any of the
procedures described above will constitute a binding agreement between the
tendering Unitholder and the Purchaser upon the terms and subject to the
conditions of the Offer.
SECTION 4. WITHDRAWAL RIGHTS.
Except as otherwise provided in this Section 4, tenders of Units made pursuant
to the Offer are irrevocable. Units tendered pursuant to the Offer may be
withdrawn at any time by written notice to the Purchaser on or prior to the
Expiration Date (including any extensions thereof). You can also withdraw your
Units at any time on or after September 22, 2003 until such time as we have
purchased your Units. Once the Expiration Date has passed you will not otherwise
be able to withdraw your Units.
If, for any reason whatsoever, acceptance for payment of any Units tendered
pursuant to the Offer is delayed after the Expiration Date, or the Purchaser is
unable to accept for payment or pay for Units tendered pursuant to the Offer,
then, without prejudice to the Purchaser's rights set forth herein, the
Purchaser may retain tendered Units and such Units may not be withdrawn, except
to the extent that the tendering Unitholder is entitled to and duly exercises
withdrawal rights as described in this Section 4. Any such delay will be by an
extension of the Offer to the extent required by law.
In order for a withdrawal to be effective, a written notice of withdrawal must
be timely received by the Purchaser (i.e. a valid notice of withdrawal must be
received after the date hereof but on or before August 22, 2003, or such other
date to which this offer may be extended) at its address set forth on the last
page of this Offer to Purchase. Any such notice of withdrawal must specify the
name of the person who tendered the Units to be withdrawn, with the signature of
such person Medallion guaranteed in the same manner as the signature in the
Agreement of Sale, the number of Units to be withdrawn, and (if the Agreement of
Sale has been delivered) the name of the Unitholder as set forth in the
Agreement of Sale. Withdrawals of Units may not be rescinded. Any Units properly
withdrawn will be deemed not validly tendered for purposes of the Offer, but may
be re-tendered at any subsequent time prior to the Expiration Date by following
the procedures described in Section 3.
All questions as to the form and validity (including time of receipt) of notices
of withdrawal will be determined by the Purchaser, in its sole discretion, whose
determination will be final and binding. Neither the Purchaser nor any of its
affiliates or assigns, if any, or any other person will be under any duty to
give any notification of any defects or irregularities in any notice of
withdrawal or incur any liability for failure to give any such notification.
SECTION 5. EXTENSION OF TENDER PERIOD; TERMINATION; AMENDMENT.
The Purchaser expressly reserves the right, in its sole discretion, at any time
and from time to time, (i) to extend the period of time during which the Offer
is open by giving oral or written notice of such extension; (ii) to terminate
the Offer at any time for any or no reason and not accept for payment any Units
not theretofore accepted for payment or paid for, by giving oral or written
notice of such termination; (iii) upon the failure to satisfy any of the
conditions specified in Section 13 ("Certain Conditions of the Offer'), to delay
the acceptance for payment of, or payment for, any Units not heretofore accepted
for payment or paid for, by giving oral or written notice of such termination or
delay; and (iv) to amend the Offer in any respect (including, without
limitation, by increasing or decreasing the consideration offered by giving oral
or written notice of such amendment. Any extension, termination, delay or
amendment will be followed as promptly as practicable by a public announcement,
such announcement in the case of an extension to be issued no later than 9:00
a.m., Eastern Time, on the next business day after the previously scheduled
Expiration Date, in accordance with the public announcement requirement of Rule
14e-1(d) under the Exchange Act. There will be no subsequent offer period.
If the Purchaser makes a material change in the terms of the Offer or the
information concerning the Offer or waives a material condition of the Offer,
the Purchaser will extend the Offer to the extent required by Rules 14d-4(c),
14d-6(d) and 14e-1 under the Exchange Act. The minimum period during which an
offer must remain open following a material change in the terms of the offer or
of information concerning the offer, other than a change in price or a change in
percentage of securities sought, will depend upon the facts and circumstances,
including the relative materiality of the change in the terms or information.
With respect to a change in price or a change in percentage of securities sought
(other than an increase of not more than 2% of the securities sought), however,
a minimum ten business day period is generally required to allow for adequate
dissemination to security holders and for investor response. As used in this
Offer, "business day" means any day other than a Saturday, Sunday or a federal
holiday, and consists of the time period from 9:00 a.m. through 5:00 p.m.,
Eastern Time on such day.
SECTION 6. CERTAIN U.S. FEDERAL INCOME TAX CONSIDERATIONS.
General
The following is a summary of the principal United States federal income tax
consequences of the tendering of a Unit by a Unitholder pursuant to the Offer.
For purposes of this summary, (1) the Internal Revenue Code of 1986, as amended,
is referred to as "the Code," and (2) the Internal Revenue Service is referred
to as "the IRS." This summary assumes that the Partnership is treated as a
partnership for federal income tax purposes and not a "publicly traded
partnership" as defined in Section 7704 of the Code.
This summary deals only with Unitholders who hold the Units as "capital assets"
within the meaning of Section 1221 of the Code and does not address tax
considerations applicable (i) to Unitholders that are subject to special tax
rules (e.g., banks, insurance companies, tax-exempt organizations, regulated
investment companies, real estate investment trusts, grantor trusts, dealers in
securities or currencies, traders in securities that elect the mark-to-market
method of accounting for their securities holdings, persons that will hold the
Units as part of a hedging transaction, "straddle" or "conversion transaction"
for tax purposes, persons deemed to sell Units under the constructive sale
provisions of the Code, persons liable for alternative minimum tax or
Unitholders whose "functional currency" is not the U.S. dollar), or (ii) under
any state, local or foreign tax laws. This summary applies only to Unitholders
that are (i) citizens or "residents" (as defined in Section 7701(b) of the Code)
of the United States, (ii) corporations, or other entities that are taxable as
corporations, created or organized under the laws of the United States or any
state or political subdivision thereof (including the District of Columbia),
(iii) estates, the income of which is subject to United States federal income
taxation regardless of its source, and (iv) trusts, if a United States court can
exercise primary supervision over the administration of such trust and one or
more United States persons has the authority to control all substantial
decisions of the trust (collectively, "United States Persons").
This summary is based on the tax laws of the United States, including the Code,
final, temporary and proposed Treasury regulations, IRS administrative rulings
and practice, and judicial decisions in effect as of the date of the Offer, all
of which are subject to change, possibly with retroactive effect. The Purchaser
has not sought any ruling from the IRS with respect to the statements made and
the conclusions reached in the following summary, and the IRS is not precluded
from adopting contrary positions with respect to such statements and
conclusions.
PROSPECTIVE UNITHOLDERS WHO WISH TO TENDER UNITS SHOULD CONSULT THEIR OWN TAX
ADVISORS AS TO THE UNITED STATES FEDERAL, STATE, LOCAL AND OTHER TAX
CONSEQUENCES TO THEM OF MAKING A TENDER OF THE UNITS.
Consequences to a Tendering Unitholder
The sale of a Unitholder's Units pursuant to the Offer for the Purchase Price
will be treated as a taxable disposition of such Units for United States federal
income tax purposes. A Unitholder will recognize gain or loss on such a sale
equal to the difference between the amount realized on the sale and the
Unitholder's tax basis in the Units. The amount realized will be equal to the
sum of (x) the amount of cash received by the Unitholder pursuant to the Offer
and (y) the amount of the liabilities of the Partnership properly allocable to
the Unitholder for federal income tax purposes.
A Unitholder will recognize ordinary gain or loss on a sale of the Units
pursuant to the Offer in an amount equal to the exchanged Units' allocable share
of the ordinary gain or loss that the Partnership would have recognized if it
had sold all of its "unrealized receivables" (including depreciation recapture)
and "inventory items" (as such terms are defined in Section 751 of the Code) at
their respective fair market values at the time of the exchange. A Unitholder
will recognize capital gain or loss in an amount equal to the excess, if any, of
(x) the total gain or loss recognized pursuant to the Offer over (y) the
ordinary gain or losses recognized.
A Unitholder's capital gain or loss on the sale of Units pursuant to the Offer
will be treated as long-term capital gain or loss if the Unitholder's holding
period in the Units for federal income tax purposes is more than one year. Under
current law, long-term capital gain of non-corporate Unitholders would be
taxable at a maximum rate of 15%. However, a 25% maximum marginal tax rate would
apply to a non-corporate Unitholder's allocable share of the Partnership's
"unrecapture of Section 1250 gain" (i.e., gain on the sale of an asset to the
extent such gain is attributable to previously deducted depreciation of real
property). Upon a sale of Units pursuant to the Offer, non-corporate Unitholders
will recognize unrecaptured Section 1250 gain in an amount equal to the exchange
of Units' allocable share of the unrecaptured Section 1250 gain that would be
recognized by the Partnership if it sold all of its depreciable real property at
fair market value at the time of the exchange. The ability of a non-corporate
Unitholder to offset capital losses against ordinary income on an annual basis
is limited.
Any income or gain derived by a Unitholder from the sale of its Units pursuant
to the Offer would be eligible to be offset against any "passive activity
losses" derived by the Unitholder in prior taxable years that were not
deductible in those years pursuant to the limitations on the deductibility of
"passive activity losses" contained in Section 469 of the Code. If a Unitholder
is unable to sell all of its Units, the deductibility of any unused losses would
continue to be subject to the passive activity loss limitations until the
Unitholder sells his remaining Units.
A Unitholder other than a corporation and certain foreign individuals that sells
Units pursuant to this Offer may be subject to certain backup withholding and
information reporting requirements unless the Unitholder provides a correct
taxpayer identification number ("TIN") to the Purchaser or properly certifies to
the Purchaser that it has applied for a TIN. In order to avoid backup
withholding, a Unitholder must properly complete and sign under penalties of
perjury the Substitute IRS Form W-9 included in the Agreement of Sale.
Federal income tax withholding is required with respect to the sales proceeds
derived by persons other than United States Persons ("Foreign Persons") from
transfers of interests in certain partnerships which own interests in United
States real property. In order to avoid this 10% withholding tax, a Unitholder
who tenders his Units pursuant to the Offer will be required to (i) certify
under penalties of perjury as part of the Agreement of Sale that he is not a
Foreign Person, and (ii) provide certain additional information to the
Purchaser.
A Unitholder who sells Units pursuant to this Offer must attach an information
statement to his federal income tax return for the year of the sale which
contains the information specified in Treasury Regulation section 1.751-1(a)(3).
Consequences to a Non-Tendering Unitholder
A Unitholder who does not tender his Units pursuant to the Offer (a
"non-tendering Unitholder") should not realize any material tax consequences as
a result of such failure to tender unless the Partnership is deemed to be
"terminated" for United States federal income tax purposes. The Partnership will
be deemed to be so "terminated" if 50% or more of the Partnership's Units are
sold or exchanged within a 12-month period that includes the date of the Offer.
The Purchaser cannot determine based upon the publicly available information
whether the consummation of the Offer will result in a termination of the
Partnership. While a non-tendering Unitholder will not recognize any taxable
gain or loss if the Partnership is deemed to be terminated for tax purposes,
such a termination may require the Partnership to reduce the amount of its
depreciation and amortization deductions with respect to its properties in
certain future years immediately following the deemed termination and thereby
increase the amount of taxable income that a Unitholder derives from the
Partnership in such years. In such an event, however, the amount of the
Partnership's depreciation and amortization deductions in subsequent future
years would be increased correspondingly with the result that the aggregate
amount of the taxable income derived by the Partnership in the years following
the deemed termination should be equal to the aggregate amount of taxable income
that the Partnership would derive in such years if no such termination were to
occur. In addition, it is possible that a deemed termination of the Partnership
could cause the Partnership to no longer be eligible for certain beneficial
"transitional" rules with respect to its properties that may have been contained
in statutory or regulatory changes enacted or issued prior to the termination.
The Purchaser reserves the right not to purchase Units to the extent such
purchase may cause the Partnership to be terminated for federal income tax
purposes.
THE PRECEDING DISCUSSION IS ONLY A SUMMARY OF CERTAIN TAX IMPLICATIONS OF THE
OFFER. UNITHOLDERS ARE URGED TO CONSULT WITH THEIR OWN TAX ADVISORS TO DETERMINE
THE TAX IMPLICATIONS OF THE OFFER IN LIGHT OF EACH SUCH UNITHOLDER'S PARTICULAR
CIRCUMSTANCES.
SECTION 7. PURPOSE AND EFFECTS OF THE OFFER.
PURPOSE OF THE OFFER. The Purchaser is making the Offer for investment purposes
only (See Section 8 ("Future Plans") with a view towards making a profit. The
Purchaser's intent is to acquire the Units at a discount to the value that the
Purchaser might ultimately realize from owning the Units.
The Offer is being made by the Purchaser as a speculative investment based upon
the belief that the Units represent an attractive investment at the price
offered. Our belief is based upon, in part, our assessment of the value of the
Partnership's assets and liabilities. The purpose of the Offer is to allow the
Purchaser to benefit from any one combination of the following: (i) any cash
distributions from Partnership operations in the ordinary course of business;
(ii) distributions of net proceeds from a liquidation, if any; (iii) a
refinancing of the Partnership or any of its properties; (iv) cash that the
Partnership may retain or distribute as a result of a redemption of Units; (v)
sale of the Units; and (vi) any other claims that the Partnership may have.
The Purchaser established the Purchase Price of $550 per Unit less the amount of
any distributions declared or paid on or after July 7, 2003 in respect of that
Unit, based on a number of factors, including (i) Purchaser's evaluation of the
assets and liabilities of the Partnership based on publicly available
information; (ii) the illiquid nature of the investment; and (iii) the costs to
the Purchaser associated with acquiring the Units.
The Purchase Price represents the price at which the Purchasers are willing to
purchase Units. No independent person has been retained by the Purchaser to
evaluate or render any opinion with respect to the fairness of the Purchase
Price to the Seller and no representation is made as to such fairness. The
Purchaser urges those Unitholders that are considering tendering their Units
pursuant to the Offer to first consult with their own advisors (tax, financial
and others) in evaluating the terms of the Offer before deciding whether or not
to tender Units.
The Purchaser is offering to purchase Units for which there is a limited and
sporadic secondary market and is not offering to purchase the Partnership's
underlying assets. Consequently, the Purchaser does not believe that the
underlying asset value of the Partnership is determinative in arriving at the
Purchase Price. Nevertheless, using publicly available information concerning
the Partnership contained in the Partnership's 2002 Form 10-K, the Purchaser
used an estimated asset value to derive an estimated market value for the Units
solely for purposes of formulating their Offer.
In determining their estimated value of the Units, the Purchaser first
calculated the estimated current net operating income in accordance with the
Partnership's financial statements. Then, in consideration of the factors
discussed above, the Purchaser determined the appropriate capitalization rate
for the Partnership's net operating income. The resulting net asset value of the
Partnership's properties was added to the Partnership's net current assets and
the Partnership's total estimated asset value was then reduced by the
Partnership's total liabilities and the Purchaser's estimate of the hypothetical
costs to liquidate the portfolio plus the Purchaser's estimated acquisition and
transfer costs.
Other measures of value may be relevant to a Unitholder and all Unitholders are
urged to carefully consider all of the information contained in the Offer to
Purchase and Agreement of Sale and to consult with their own advisors (tax,
financial or otherwise) in evaluating the terms of the Offer before deciding
whether to tender Units.
In its Preliminary Proxy Statement filed with the Securities and Exchange
Commission on May 15, 2003, in connection with a proposed refinancing, the
Partnership has assumed for purposes of making its recommendations to refinance
the Partnership's debt that the Westin Michigan Avenue hotel could be sold for
$96.7 million.
However, the Partnership also states that with respect to the proposed
refinancing it considered, among other factors, the weakness of the market for
the sale of full-service hotels and the inability of the Partnership to find a
suitable purchaser for the Michigan Avenue hotel.
If the hotel were sold for $96.7 million and the Partnership liquidated, the
Purchaser estimates that, based upon its own assumptions, the sale would result
in a distribution of approximately $546 to each Unitholder.
Pursuant to this Offer, the Purchaser is offering to pay $550 cash, less the
amount of any distributions declared or paid on or after July 7, 2003 in respect
of that Unit, for each tendered Unit.
The Partnership disclosed in the 2002 Form 10-K the following information with
regard to restrictions on transfer of Units:
"There is no public market for the Units, and it is not anticipated that a
public market for the Units will develop. The transfer of Units, or any interest
therein, is subject to a variety of restrictions. Limited Partners may not
transfer their interests in the Partnership if, in the opinion of the
Partnership's counsel, such transfers might violate the registration
requirements of the Securities Act of 1933, as amended, or the laws of any other
jurisdiction or agency applicable to the transfers, cause the Partnership to be
regarded as an association taxable as a corporation, result in the dissolution
or termination of the Partnership or result in the Hotel Partnership not being
able to obtain or continue in effect any license permitting the service or sale
of alcoholic beverages in the Hotel. The assignee must also meet certain other
requirements set forth in the Partnership's Amended and Restated Agreement of
Limited Partnership (the "Partnership Agreement") before it may be recognized as
a substituted Limited Partner, including the payment of all reasonable expenses
connected with the transfer of any interest. The limited partners or their
representatives must furnish, as to voluntary transfers, sufficient information
to counsel to permit the foregoing determination to be made.
Pursuant to the Limited Partnership Agreement of the Partnership, the transfer
of Units will not be allowed if, in the opinion of counsel to the Partnership,
such transfer of Units would cause the Partnership to be deemed to be
"terminated" for federal income tax purposes. Pursuant to the Limited
Partnership Agreement of the Partnership, the General Partner may suspend its
approval of sale requests for Units if such transfer of Units would result in
the transfer of 40% or more of the interest in the Partnership when added to the
total of all other sales of interest in the Partnership during the preceding 12
months.
Since the Purchaser cannot now predict the number of Units that it will purchase
pursuant to the Offer and cannot determine the amount of previous transfers of
Units without a further review of the Partnership's books and records, Purchaser
cannot assure a Unitholder that Units purchased pursuant to a tender offer filed
on Schedule TO would not cause a deemed "termination" of the Partnership for
federal income tax purposes. Further, it is a condition of the Offer that the
Partnership register the transfer of tendered Units from a Seller to the
Purchaser on its books and records.
In October 1996, the General Partner determined it to be in the best interest of
the Partnership to implement a Unit transfer policy that relies on the
protections of a 5% "safe harbor" provision, promulgated by the Internal Revenue
Service, that prevents the Partnership from being deemed a "publicly traded
partnership" pursuant to Section 7704 of the Internal Revenue Code of 1986, as
amended. The safe harbor applies if the sum of the percentage interests in
partnership capital or profits represented by Units traded during any calendar
year does not exceed 5% of the aggregate Partnership interests outstanding
(which approximates 6,848 Units).
As of March 17, 2003, the Partnership has pending Unit sale transfer requests
totaling 533 Units for 2003. Unless cancelled by the transferor, each of these
transfers will be processed and recorded on the books of the Partnership on
March 31, 2003. The average price of these sales is $333.36 per Unit. If the
Partnership reaches the safe harbor limits for Unit sale transfer requests in
2003, the General Partner will suspend its approval of any Unit sale transfer
requests for the remainder of 2003."
Purchaser believes that Units purchased pursuant to a tender offer filed on
Schedule TO would not violate the publicly traded partnership rules. Further, it
is a condition of the Offer that the Partnership register the transfer of
tendered Units from a Seller to the Purchaser on its books and records and that
the Purchaser be recognized as a Substituted Limited Partner by the Partnership
in respect of the Units we shall have agreed to purchase.
RIGHTS THAT WE WILL HAVE IF WE ARE A MAJORITY HOLDER OF UNITS If the Purchaser
is successful in this Offer, the Purchaser will become the holder of a majority
of the Units in the Partnership. As a majority holder, the Purchaser will have
the right under the Partnership Agreement by majority vote to:
o Amend certain provisions of the Partnership Agreement;
o Approve certain sales or borrowings by the Partnership;
o Approve the transfer of the General Partner's interest;
o Expel the General Partner or any successor General Partner with or without
cause;
o Elect a new General Partner or General Partners upon the adjudication of
incompetency, expulsion, withdrawal, death or dissolution of the General
Partner or any successor General Partner;
o Expel a general partner of a Hotel Partnership, with or without cause in
accordance with the terms of the agreement of limited partnership of such
Hotel Partnership; and
o Elect to dissolve the Partnership.
EFFECT ON TRADING MARKET AND PRICE RANGE OF THE UNITS If a substantial number of
Units are purchased pursuant to the Offer, the result will be a reduction in the
number of Unitholders. In the case of certain kinds of equity securities, a
reduction in the number of security holders might be expected to result in a
reduction in the liquidity and volume of activity in the trading market for the
security. In this case, however, there is a limited and sporadic trading market
for the Units and, therefore, the Purchaser does not believe a reduction in the
number of Unitholders will materially further restrict the Unitholders' ability
to find purchasers for their Units.
The Partnership disclosed in its 2002 Form 10-K that there is no public market
for the Units, and it is not anticipated that a public market will develop.
The Units are registered under Section 12(g) of the Exchange Act, which means,
among other things, that the Partnership is required to file periodic reports
with the Commission and to comply with the Commission's proxy rules. Currently,
there are approximately 6,710 Unitholders. If the Units were to be held by fewer
than 300 persons, the Partnership could apply to de-register the Units under the
Exchange Act.
SECTION 8. FUTURE PLANS.
The Purchaser is acquiring the Units pursuant to the Offer for investment
purposes only. The Purchaser has no current plans or proposals that would result
in an extraordinary corporate transaction, such as a merger, reorganization or
liquidation involving the Partnership, the sale or transfer of any material
amount of assets of the Partnership, any material change in the capitalization
or dividend policy of the Partnership or any other material change in the
Partnership's company structure or business. However, we are evaluating the
Partnership's business and management, and we reserve the right to change our
plans and intentions.
If the Offer is not consummated or if you do not tender your Units and we
consummate the Offer, you will remain a Unitholder of the Partnership. If the
Offer is consummated we will become the holder of a majority of the Units, which
will entitle us to certain rights under the Partnership's Limited Partnership
Agreement. According to the 2002 Form 10-K, currently there is no limited
partner who holds a majority of the Units.
The Purchaser and its affiliates may acquire additional Units through private
purchases, one or more future tender offers or by any other means. Such future
purchases will also be for investment purposes only and may be at prices higher
or lower than the Purchase Price.
SECTION 9. PAST CONTACTS AND NEGOTIATIONS WITH GENERAL PARTNER.
Smithtown Bay, LLC, as the Manager of the Purchaser, has not had negotiations or
material discussions with the General Partner within the last 2 years. Smithtown
Bay, LLC does not know whether the previous Manager of the Purchaser had
negotiations or material discussions with the General Partner within the past 2
years.
On July 8, 2003, the Purchaser sent a letter to the Partnership requesting the
list of limited partners of the Partnership. The Partnership received the list
of limited partners from the Partnership on July 14, 2003.
SECTION 10. CERTAIN INFORMATION CONCERNING THE BUSINESS OF THE PARTNERSHIP AND
RELATED MATTERS.
BUSINESS. The following information was extracted from the Partnership's 2002
Form 10-K. The Purchaser did not prepare any of the information contained in the
2002 Form 10-K and the Purchaser makes no representation as to the accuracy or
completeness of such information.
Westin Hotels Limited Partnership (the "Partnership") and its subsidiary limited
partnerships, The Westin St. Francis Limited Partnership (the "St. Francis
Partnership") and The Westin Chicago Limited Partnership (the "Chicago
Partnership" or the "Hotel Partnership"), each a Delaware limited partnership
(collectively the "Hotel Partnerships"), were formed on April 25, 1986 for the
purpose of acquiring two hotels, The Westin St. Francis in San Francisco,
California (the "St. Francis") and the Michigan Avenue (formerly The Westin
Hotel, Chicago) in downtown Chicago, Illinois (collectively the "Hotels").
The St. Francis and the Michigan Avenue have been managed as part of the Westin
hotel chain since 1945 and 1964, respectively. As a result of the acquisition of
Westin Hotel Company ("Westin") by Starwood Hotels & Resorts Worldwide, Inc.
("Starwood") in 1998, the management agreements for the St. Francis and the
Michigan Avenue were assigned to St. Francis Hotel Corporation ("St. Francis
Corp.") and 909 North Michigan Avenue Corporation ("909 Corp."), respectively.
Westin Realty Corp. ("Westin Realty") is the sole general partner of the
Partnership (the "General Partner"). 909 Corp. and St. Francis Corp. are the
respective general partners of the subsidiary limited partnerships, the Chicago
Partnership and the St. Francis Partnership, which directly own and operate (or
in the case of the St. Francis Corp., owned and operated) each Hotel. Since
January 2, 1998, the General Partner has been a subsidiary of Starwood.
On January 18, 2000, the St. Francis Partnership entered into a definitive
agreement to sell the St. Francis to BRE/ St. Francis L.L.C., an affiliate of
the Blackstone Group, for gross proceeds of $243,000,000. Upon obtaining the
consent of a majority of the limited partners, the sale was consummated on April
26, 2000.
The Hotel Partnerships are engaged solely in the business of owning and
operating the Hotels (as of April 26, 2000, only the Michigan Avenue) and are,
therefore, engaged in only one industry segment.
The Michigan Avenue is operated by Starwood as part of the full-service, upscale
Westin hotel chain. Starwood owns, manages and franchises hotels throughout the
world and the inclusion of the Hotel within its global system provides the
benefits of name recognition, centralized reservations and advertising,
system-wide marketing programs, centralized purchasing and training and support
services. The hotel business in general is highly competitive. To the extent
hotel capacity expands or demand for hotel accommodations decreases, competition
will increase. The demand for particular accommodations and related services are
subject to various factors, including, but not limited to, seasonal variance,
changes in economic conditions, and changes in travel patterns and preferences
(which may be affected by airline schedules, weather conditions or
availability). Specific information regarding competitive conditions at the
Michigan Avenue is set forth in Schedule 2, "Hotel Owned by the Partnership."
The Hotel is managed by a wholly owned subsidiary of Starwood. Because Starwood
also owns, operates, manages and franchises hotels under the St. Regis(R), The
Luxury Collection(R), Sheraton(R), W(R) and Four Points(R) by Sheraton brands,
including other hotels in the Chicago area, potential conflicts of interest may
exist. While Starwood and its affiliates have the right to own, operate and
develop competing hotels, the general partners have a fiduciary duty to conduct
the affairs of the Partnership and the Hotel Partnerships in the best interests
of these entities and their partners.
Neither the Partnership nor the Hotel Partnerships have any employees.
Administrative and Hotel personnel are employees of either Starwood or the
Hotel's general partner. The Hotel and the Hotel Partnership reimburse Starwood
and the general partner for the costs of such employees. However, neither the
Partnership nor the Hotel Partnership is directly responsible for the payment of
executive compensation to the officers of the general partners.
In February 2001, the Partnership retained JLL to market the Michigan Avenue for
sale. In April 2001, formal marketing materials were distributed and discussions
with several potential purchasers subsequently commenced. After the occurrence
of the September 11 attacks, certain of the most qualified potential purchasers
indicated they would expect significant discounts on their preliminary offers
made prior to the attacks. Based on the unstable and depressed hotel real estate
market, resulting from the weakened general worldwide economic environment, the
General Partner did not believe that it was in the best interest of the limited
partners to sell the Michigan Avenue in late 2001 or 2002.
The General Partner has also engaged JLL to assist in exploring a refinancing of
the Partnership's debt has recently directed JLL to focus its efforts towards
pursuing refinancing alternatives. On May 15, 2003, the Partnership filed a
Preliminary Proxy Statement seeking the consent of the Limited Partners to the
refinancing of the mortgage loan on the Michigan Avenue (the "Proposed
Refinancing"). In the Proposed Refinancing, the Hotel Partnership or its wholly
owned subsidiary expects to incur new indebtedness in an amount from $70.0
million to $75.0 million from a lender not affiliated with the Partnership or
Starwood. The General Partner has had discussions with potential lenders with a
goal of presenting a refinancing proposal to the limited partners later this
year. There can be no assurance however, that such a proposal will be presented
to the limited partners.
DISTRIBUTIONS. The Partnership disclosed in its 2002 Form 10-K that it made
distributions as follows:
Date Distributions Per Unit
2003
March 16 $6.72
June 13 $6.72*
2002
March 16 $6.72
June 14 $6.72
September 13 $6.72
December 13 $6.72
2001
March 15 $6.72
June 14 $6.72
September 13 $6.72
December 14 $6.72
- --------
* Not disclosed in the Partnership's 2002 Form 10-K.
Set forth below is a summary of certain financial information with respect to
the Partnership, which has been excerpted or derived from the Partnership's 2002
Form 10-K and the First Quarter 2003 10-Q. More comprehensive financial and
other information is included in such reports and other documents filed by the
Partnership with the Commission, and the following summary is qualified in its
entirety by reference to such reports and other documents and all the financial
information and related notes contained therein. Such reports and other
documents may be examined and copies may be obtained from the offices of the
Commission at the addresses set forth in the "Introduction." The Purchaser
disclaims any responsibility for the information included in such reports and
documents, and extracted in this Offer to Purchase.
Selected Financial Information
(In Thousands of Dollars, except per unit amounts)
Fiscal Year Fiscal Year Fiscal Year
Ended 12/31/02 Ended 12/31/01 Ended 12/31/00
-------------- -------------- --------------
Operating Profit 4,026.00 2,937.00 18,772.00(1)
Net Income 1,383.00 559.00 66,139.00(2)
Net Income per Unit 10.20 4.12 487.75(2)
Three Months Three Months
Ended 3/31/03 Ended 3/31/02
------------- -------------
Operating Loss (1,328) (2,224)
Net Loss (1,998) (2,848)
Net Loss per Unit (14.73) (21.00)
Balance Sheet Data
(in thousands,
except unit amounts) As of 3/31/03 As of 12/31/02 As of 12/31/01
------------- -------------- --------------
Total Assets 93,635 104,233 106,585
Total Liabilities 50,754 58,433 58,576
Total Partners 38,380 41,289 43,551
Equity
Units Outstanding 135,600 135,600 135,600
- ----------
(1)Includes St. Francis results through the sale date on April 26, 2000.
(2)Includes $52,606 gain on the St. Francis sale.
The foregoing summary is qualified in its entirety by reference to the
Partnership's 2002 Form 10-K and the First Quarter 2003 10-Q and all of the
financial information and related notes contained therein.
For information concerning the properties owned by the Partnership, please refer
to Schedule 2 attached hereto, which is incorporated herein by reference.
SECTION 11. CERTAIN INFORMATION CONCERNING THE PURCHASER.
The Purchaser is a Delaware limited liability company, which was organized for
the purpose of acquiring the Units in the Partnership. The Manager of the
Purchaser is Smithtown Bay, LLC, a Delaware limited liability company ("SB"),
organized as a private investment vehicle and which currently manages the
Purchaser. The Purchaser's offices are located at 601 Carlson Parkway, Suite
200, Minnetonka, MN 55305, and its telephone number is (888) 323-3757. For
certain information concerning the members of SB, see Schedule 1 to this Offer
to Purchase. The Purchaser owns 10,983 Units which is approximately 8.1% of the
issued and outstanding Units.
Except as otherwise set forth herein, (i) neither the Purchaser nor, to the best
knowledge of the Purchaser, any of the persons listed on Schedule 1, or any
affiliate of the Purchaser beneficially owns or has a right to acquire any
Units; (ii) neither the Purchaser nor, to the best knowledge of the Purchaser,
any of the persons listed on Schedule 1, or any affiliate of the Purchaser or
any member, director, executive officer, or subsidiary of any of the foregoing
has effected any transaction in the Units; (iii) neither the Purchaser nor, to
the best knowledge of the Purchaser, any of the persons listed on Schedule 1 or
any affiliate of the Purchaser has any contract, arrangement, understanding, or
relationship with any other person with respect to any securities of the
Partnership, including but not limited to, contracts, arrangements,
understandings, or relationships concerning the transfer or voting thereof,
joint ventures, loan or option arrangements, puts or calls, guarantees of loans,
guarantees against loss, or the giving or withholding of proxies, consents, or
authorizations; (iv) there have been no transactions or business relationships
which would be required to be disclosed under the rules and regulations of the
Commission between any of the Purchasers, or, to the best knowledge of the
Purchaser, any of the persons listed on Schedule 1 or any affiliate of the
Purchaser, on the one hand, and the Partnership or affiliates, on the other
hand; and (v) there have been no contracts, negotiations, or transactions
between the Purchaser or to the best knowledge of the Purchaser, any of the
persons listed on Schedule 1 or any affiliate of the Purchaser, on the one hand,
and the Partnership or its affiliates, on the other hand, concerning a merger,
consolidation or acquisition, tender offer (other than as described in Section 8
of this Offer) or other acquisition of securities, an election or removal of the
General Partner, or a sale or other transfer of a material amount of assets.
SECTION 12. SOURCE OF FUNDS.
The Purchaser expects that approximately $43,954,350 (exclusive of fees and
expenses) will be required to purchase 79,917 Units, which is the maximum number
of Units that the Purchaser will purchase in the Offer. The Purchaser is not a
public company. The Offer is not contingent on obtaining financing.
SECTION 13. CERTAIN CONDITIONS OF THE OFFER.
Notwithstanding any other provisions of the Offer, the Purchaser will not be
required to accept for payment or, subject to any applicable rules or
regulations of the Commission, including Rule 14e-1(c) under the Exchange Act
(relating to the Purchaser's obligation to pay for or return tendered Units
promptly after the expiration or termination of the Offer), to pay for any Units
tendered, and may postpone the acceptance for payment or, subject to the
restriction referred to above, payment for any Units tendered, and may amend or
terminate the Offer if: (i) the Purchaser shall not have confirmed to its
reasonable satisfaction that, upon purchase of the Units pursuant to the Offer,
the Purchaser will have full rights to ownership as to all such Units and that
the Purchaser will become a registered owner on the books and records of the
Partnership and that the Purchaser will be the record owner for purposes of any
distributions made by the Partnership to Unitholders; (ii) the Purchaser shall
not have confirmed to its reasonable satisfaction that, upon the purchase of the
Units pursuant to the Offer, the transfer restrictions will have been satisfied;
(iii) the Purchaser shall not have confirmed to its reasonable satisfaction
that, upon the purchase of the Units pursuant to the Offer, the General Partner
will give its prior written consent to the Purchaser becoming a Substituted
Limited Partner with respect to all Units tendered hereby; or (iv) all
authorizations, consents, orders or approvals of, or declarations or filings
with, or expirations of waiting periods imposed by, any court, administrative
agency or commission or other governmental authority or instrumentality,
domestic or foreign, necessary for the consummation of the purchase contemplated
by the Offer shall not have been filed, occurred or been obtained. Furthermore,
notwithstanding any other term of the Offer, the Purchaser will not be required
to accept for payment or pay for any Units not theretofore accepted for payment
or paid for and may terminate or amend the Offer as to such Units if, at any
time on or after the date of the Offer and before the Expiration Date any of the
following conditions exist:
(a) the acceptance by the Purchaser of Units tendered and not withdrawn pursuant
to the Offer or the transfer of such Units to the Purchaser violates
restrictions in the Partnership Agreement which prohibit any transfer of Units
which would cause a termination of the Partnership or would cause the
Partnership to be taxed as a "publicly traded partnership" under the Internal
Revenue Code;
(b) there shall have been threatened, instituted or pending any action or
proceeding before any court or governmental agency or other regulatory or
administrative agency or commission or by any other person, challenging the
acquisition of any Units pursuant to the Offer or otherwise directly or
indirectly relating to the Offer, or otherwise, in the judgment of the
Purchaser, adversely affecting the Purchaser, the General Partner or the
Partnership;
(c) any statute, rule or regulation shall have been proposed, enacted,
promulgated or deemed applicable to the Offer, or any action or order shall have
been proposed, entered into or taken, by any government, governmental agency, or
other regulatory or administrative agency or authority, which, in the judgment
of the Purchaser, might (i) result in a delay in the ability of the Purchaser or
render the Purchaser unable, to purchase or pay for some or all of the tendered
Units, (ii) make such purchase or payment illegal, or (iii) otherwise adversely
affect the Purchaser or the Partnership;
(d) any change shall have occurred or be threatened in the business, financial
condition, results of operations, tax status or prospects of the Partnership
which, in the judgment of the Purchaser, is or may be adverse to the
Partnership, or the Purchaser shall have become aware of any facts which, in the
judgment of the Purchaser, have or may have adverse significance with respect to
the value of the Units;
(e) there shall have occurred (i) any general suspension of, or limitation on
prices for or trading in, securities in the over-the-counter market or on any
national securities exchange or quotation system, (ii) a declaration of a
banking moratorium or any suspension of payment in respect of banks in the
United States or any limitation by federal or state authorities on the extension
of credit by lending institutions or (iii) the commencement of a war, armed
hostilities or other international or national calamity directly or indirectly
involving the United States; or, in the case of any of the foregoing existing at
the time of the commencement of the Offer, a material acceleration or worsening
thereof;
(f) a tender or exchange offer for some or all of the Units is made, or publicly
proposed to be made or amended, by another person;
(g) the Partnership shall have (i) issued, or authorized or proposed the
issuance of, any partnership interests of any class, or any securities
convertible into, or rights, warrants or options to acquire, any such interests
or other convertible securities; (ii) issued or authorized or proposed the
issuance of any other securities, in respect of, in lieu of, or in substitution
for, all or any of the presently outstanding Units; (iii) declared or paid any
distribution, OTHER THAN IN CASH, on any of its partnership interests; (iv)
authorized, proposed or announced its intention to propose any merger,
consolidation or business combination transaction, acquisition of assets,
disposition of assets or material change in its capitalization, or any
comparable event not in the ordinary course of business; or (v) proposed or
effected any amendment to the Partnership's Agreement of Limited Partnership;
(h) the failure to occur of any necessary approval or authorization by any
Federal or state authorities necessary to consummation of the Purchaser of all
or any part of the Units to be acquired hereby, which in the sole judgment of
the Purchaser in any such case, and regardless of the circumstances (including
any action of the Purchaser) giving rise thereto, makes it inadvisable to
proceed with such purchase or payment; or
(i) the Purchaser or any of its affiliates and the Partnership shall have agreed
that the Purchaser shall amend or terminate the Offer or postpone the payment
for the Units pursuant thereto.
The foregoing conditions are for the sole benefit of the Purchaser and its
affiliates and may be asserted by the Purchaser regardless of the circumstances
(including, without limitation, any action or inaction by the Purchaser or any
of its affiliates) giving rise to such condition, or may be waived by the
Purchaser, in whole or in part, from time to time in its sole discretion. The
failure by the Purchaser at any time to exercise the foregoing rights will not
be deemed a waiver of such rights, which rights will be deemed to be ongoing and
may be asserted at any time and from time to time. The Purchaser does not
believe the state of hostilities in Iraq during the weeks immediately preceding
the date of this Offer triggers the condition described in clause (e) of this
Section 13. Any determination by the Purchaser concerning the events described
in this Section 13 will be final and binding upon all parties.
SECTION 14. CERTAIN LEGAL MATTERS AND REQUIRED REGULATORY APPROVALS.
GENERAL. Except as set forth in this Offer to Purchase, based on its review of
publicly available filings by the Partnership with the Commission and other
publicly available information regarding the Partnership, the Purchaser is not
aware of any licenses or regulatory permits that would be material to the
business of the Partnership, taken as a whole, and that might be adversely
affected by the Purchaser's acquisition of Units as contemplated herein, or any
filings, approvals or other actions by or with any domestic, foreign or
governmental authority or administrative or regulatory agency that would be
required prior to the acquisition of Units by the Purchaser pursuant to the
Offer as contemplated herein. Should any such approval or other action be
required, there can be no assurance that any such additional approval or action,
if needed, would be obtained without substantial conditions or that adverse
consequences might not result to the Partnership's business, or that certain
parts of the Partnership's or the Purchaser's business might not have to be
disposed of or held separate or other substantial conditions complied with in
order to obtain such approval. The Purchaser's obligation to purchase and pay
for Units is subject to certain conditions (See Section 13 ("Certain Conditions
of the Offer")).
ANTITRUST. Under the Hart-Scott-Rodino Antitrust Improvements Act of 1976, as
amended (the "HSR Act"), and the rules and regulations that have been
promulgated thereunder by the Federal Trade Commission (the "FTC"), certain
acquisition transactions may not be consummated until certain information and
documentary material has been furnished for review by the Antitrust Division of
the Department of Justice (the "Antitrust Division") and the FTC and certain
waiting period requirements have been satisfied. The Purchaser does not
currently believe any filing is required under the HSR Act with respect to its
acquisition of Units contemplated by the Offer.
STATE TAKEOVER LAWS. The Purchaser has not attempted to comply with any state
takeover statutes in connection with the Offer. The Purchaser reserves the right
to challenge the validity or applicability of any state law allegedly applicable
to the Offer and nothing in the Offer, nor any action taken in connection
herewith, is intended as a waiver of that right. In the event that any state
takeover statute is found applicable to the Offer, the Purchaser might be unable
to accept for payment or purchase Units tendered pursuant to the Offer or be
delayed in continuing or consummating the Offer. In such case, the Purchaser may
not be obligated to accept for purchase, or pay for, any Units tendered.
ERISA. By executing and returning the Agreement of Sale, a Unitholder will be
representing that either (a) the Unitholder is not a plan subject to Title I of
the Employee Retirement Income Security Act of 1974, as amended ("ERISA"), or
Section 4975 of the Code, or an entity deemed to hold "plan assets" within the
meaning of 29 C.F.R. Section 2510.3-101 of any such plan, or (b) the tender and
acceptance of Units pursuant to the Offer will not result in a nonexempt
prohibited transaction under Section 406 of ERISA or Section 4975 of the Code.
SECTION 15. FEES AND EXPENSES.
The Purchaser will pay all expenses of the Offer, including certain fees and
expenses of its affiliates. The Purchaser will not pay any fees or commissions
to any broker, dealer or other person for soliciting tenders of Units or
otherwise pursuant to the Offer. However, brokers, dealers, commercial banks and
trust companies and other nominees, if any, will, upon request and prior
approval of the Purchaser, be reimbursed by the Purchaser for reasonable and
customary clerical and mailing expenses incurred by them in forwarding materials
to their customers.
SECTION 16. MISCELLANEOUS.
THE OFFER IS NOT BEING MADE TO (NOR WILL TENDERS BE ACCEPTED FROM OR ON BEHALF
OF) UNITHOLDERS IN ANY JURISDICTION IN WHICH THE MAKING OF THE OFFER OR THE
ACCEPTANCE THEREOF WOULD NOT BE IN COMPLIANCE WITH THE LAWS OF SUCH
JURISDICTION. THE PURCHASER IS NOT AWARE OF ANY JURISDICTION WITHIN THE UNITED
STATES IN WHICH THE MAKING OF THE OFFER OR THE ACCEPTANCE THEREOF WOULD BE
ILLEGAL.
In any jurisdiction where the securities, blue sky or other laws require the
Offer to be made by a licensed broker or dealer, the Purchaser will engage one
or more registered brokers or dealers that are licensed under the laws of such
jurisdiction to make the Offer. The Purchaser has filed with the Commission the
Schedule TO, together with exhibits, pursuant to Rule 14d-3 of the General Rules
and Regulations under the Exchange Act, furnishing certain information with
respect to the Offer, and may file amendments thereto. Such Schedule TO and any
amendments thereto, including exhibits, may be examined and copies may be
obtained from the Commission as set forth above in "Introduction."
No person has been authorized to give any information or to make any
representation on behalf of the Purchaser not contained in this Offer to
Purchase or in the Agreement of Sale and, if given or made, any such information
or representation must not be relied upon as having been authorized. Neither the
delivery of the Offer to Purchase nor any purchase pursuant to the Offer shall,
under any circumstances, create any implication that there has been no change in
the affairs of the Purchaser or the Partnership since the date as of which
information is furnished or the date of this Offer to Purchase.
KALMIA INVESTORS, LLC
By: Smithtown Bay, LLC
Its Manager
By: Global Capital Management, Inc.
Its Manager
By: /s/ Michael J. Frey
-------------------------
Name: Michael J. Frey
Title: Chief Executive Officer
July 24, 2003
SCHEDULE 1
INFORMATION REGARDING THE PURCHASER
Kalmia Investors, LLC (the "Purchaser") is a Delaware limited liability company
formed on July 31, 1996. Smithtown Bay, LLC is a Delaware limited liability
company formed on July 29, 1996. Smithtown Bay was named the Manager of Kalmia
Investors, LLC on January 3, 2003. Smithtown Bay's Manager is Global Capital
Management, Inc. ("GCM"), a Delaware corporation formed on September 23, 1988.
GCM is controlled by its two officers and directors, John D. Brandenborg and
Michael J. Frey. The Purchaser's and GCM's principal executive offices are
located at 601 Carlson Parkway, Suite 200, Minnetonka, Minnesota 55305.
PRESENT PRINCIPAL OCCUPATION FIVE-YEAR EMPLOYMENT HISTORY
Michael J. Frey
Mr. Frey has been and continues to be Chairman, Chief Executive Officer,
Secretary and a Director of GCM, from January 1, 1999 to present. Mr. Frey was
Secretary, Vice-President and a Director of GCM from 1988 to December 31, 1998.
John D. Brandenborg
Mr. Brandenborg has been and continues to be President, Chief Operating Officer,
Treasurer and a Director of GCM, from January 1, 1999 to present. From August
1988 to December 31, 1998, Mr. Brandenborg was Vice-President, Treasurer and a
Director of GCM.
SCHEDULE 2
HOTEL OWNED BY THE PARTNERSHIP
The following information on the Properties owned by the Partnership was
extracted from the Partnership's 2002 Form 10-K.
The Partnership owns one hotel, The Westin Michigan Avenue, Chicago (formerly
The Westin Hotel, Chicago) in Chicago, Illinois.
The Westin Michigan Avenue, Chicago has 751 guest rooms, including 28 suites,
and 19 meeting rooms. The Hotel has a fitness center, a business center and
provides retail space for several specialty stores and a gift shop. It also
operates a restaurant and bar, and has an underground parking garage with 209
spaces.
More comprehensive financial and other information is included in such report
and other documents filed by the Partnership with the Commission, and the
following is qualified by reference to such report and other documents. Such
report and other documents may be examined and copies may be obtained from the
offices of the Commission at the addresses set forth in the "Introduction"
section of the Offer to Purchase. The Purchaser disclaims any responsibility for
the information included in such report and documents, and extracted in this
Schedule 2, as well as any changes which may have taken place in the information
in the report since the date it was issued.
The Agreement of Sale and any other required documents should be sent or
delivered in the pre-addressed envelope accompanying this Offer to Purchase by
each tendering Unitholder or its broker, dealer, commercial bank, credit union,
trust company or other nominee to the Purchaser at the following address:
KALMIA INVESTORS, LLC
601 Carlson Parkway, Suite 200
Minnetonka, MN 55305
FOR MORE INFORMATION OR FOR FURTHER ASSISTANCE WITH THE PROCEDURE OF TENDERING
YOUR UNITS PLEASE CALL THE PURCHASER'S TOLL-FREE INFORMATION LINE AT (800)
547-0854.
21919.0001 #418560