UNITED STATES
SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549
SCHEDULE 14A
(Rule 14a-101)
INFORMATION REQUIRED IN PROXY STATEMENT
SCHEDULE 14A INFORMATION
Proxy Statement Pursuant to Section 14(a) of the Securities
Exchange Act of 1934
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NRDC ACQUISITION CORP. |
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This filing consists of an investor presentation held on August 13, 2009 by Richard Baker, Chief Executive Officer of NRDC Acquisition Corp. and Stuart Tanz, in connection with the proposed transactions pursuant to which NRDC Acquisition Corp. will continue its business as a corporation that will qualify as a real estate investment trust for U.S. federal income tax purposes, commencing with its taxable year ending December 31, 2010.
Investor Presentation
August 13, 2009
NYSE Amex: NAQ
Safe Harbor
Forward-Looking Statements
This investor presentation includes forward-looking statements within the meaning of Section 21E of the Securities Exchange Act of 1934 and certain statements and comments made during the course of this call including statements regarding the expected completion and effects of the proposed transactions are considered forward looking statements as defined in Section 21E of the Securities Exchange Act of 1934. These statements include risks and uncertainties and assumptions that may cause actual results to differ. Words such as expect, estimate, project, budget, forecast, anticipate, intend, plan, may, will, could, should, believes, predicts, potential, continue, and similar expressions are intended to identify such forward-looking statements. These forward-looking statements include, without limitation, our expectations with respect to future performance, anticipated financial impacts of the proposed transactions, certificate of incorporation and warrant amendments and related transactions; approval of the proposed certificate of incorporation and warrant amendments and related transactions by stockholders and warrantholders, as applicable; the satisfaction of the closing conditions to the proposed transactions, certificate of incorporation and warrant amendments and related transactions; and the timing of the completion of the proposed transactions, certificate of incorporation and warrant amendments and related transactions. For a description of risks that could cause actual results to differ materially from these forward-looking statements please review the press releases and reports filed by us with the SEC. All forward-looking statements are based on information available to us on the date of this call and we do not undertake any obligation to publicly update or revise any forward-looking statements as a result of new information in the future.
Note to Investors
In connection with the proposed transactions we have filed a preliminary proxy statement regarding the proposed transactions with the SEC and intend to mail a definitive proxy statement to our stockholders and warrantholders. Before making any voting decision investors are urged to read the preliminary proxy statement and the definitive proxy statement when it becomes available because they contain important information about the proposed transactions. Stockholders and warrantholders will also be able to obtain a copy of the preliminary and definitive proxy statements, without charge, once available, at the SECs Internet site at http://www.sec.gov or by directing a request to: NRDC Acquisition Corp., 3 Manhattanville Road, Purchase, NY 10577, Attention: Joseph Roos, Telephone (914) 272-8066.
We and our directors, executive officers, affiliates and other persons may be deemed to be participants in the solicitation of proxies for the special meetings of our stockholders and warrantholders to approve the proposed transactions. A list of the names of those directors and officers and descriptions of their interests in us is contained in our annual report. You may also obtain additional information about the interests of our directors and officers in the proposed transactions by reading the preliminary proxy statement that we filed and the definitive proxy statement and other relevant materials that we will file with the SEC when they become available.
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Overview
Company:
NRDC Acquisition Corp. (NRDC) to be named
Retail Opportunity Investments Corp. (ROI)
Transaction Type:
Conversion to perpetual existence equity Retail REIT
REIT Book Equity Value:
Up to approximately $400 million
Public Shares Outstanding:
41.4 million (1)
Ticker/Exchange:
NAQ / NYSE Amex
NRDC Stock Price
$9.78 (August 10, 2009)
Trust Value per Share:
$9.89 (July 31, 2009)
Warrants Outstanding:
Public
41.4 million
Sponsors
8.0
Total
49.4 million
(1) After giving effect to contemplated cancellation of all sponsor shares and excluding 125,000 shares that will be held by the independent directors of the Board.
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Transaction Overview
Convert NRDC into a traditional equity retail REIT
Elect REIT status in 2010
Amend charter to provide for perpetual existence
Change name to Retail Opportunity Investments Corp.
Add customary REIT ownership limitations and related provisions
Increase authorized shares from 106 million to 550 million shares
Eliminate classified status of Board of Directors
Strengthen alignment of interest of sponsors and management team
Increase exercise price from $7.50 to $12.00 per share
Extend maturity by three years to October 23, 2014
Increase redemption call price from $14.25 to $18.75 per share ($22.00 for sponsor warrants)
Amend existing warrants outstanding to mitigate dilution to stockholders
CEO to invest $5.0 million
Cancel 10.125 million sponsor shares
Reduce shares held by each non-sponsor independent director from 45,000 to 25,000 shares
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Investment Opportunity
Significant opportunity to acquire retail properties at what we believe are compelling yields and
values substantially below their replacement cost
Overtime, build a premier internally-managed retail equity REIT
Capitalize on highly experienced management team led by industry leader Stuart Tanz, former
Chairman and CEO of Pan Pacific Retail Properties, Inc. (PNP)
Absence of legacy assets will allow the team to focus attention solely on growth opportunities
Well-positioned to quickly capitalize on current distress opportunities given strong liquidity
Transaction represents a cost effective alternative to a traditional IPO for investors
Strong alignment among stockholders, management team and sponsors
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Experienced Senior Management
Former Chairman, Chief Executive Officer of PNP
(1997 to 2006).
During 9-year tenure, PNP:
Acquired $2 billion of retail assets comprising over 18
million square feet
Grew market capitalization from $447 million to over $4
billion
Acquired Center Trust (NYSE: CTA) in 2003 for $600
million
Acquired Western (AMEX: WIR) in 2000 for $440
million
Achieved total return to shareholders over 500% since
IPO
Sold PNP for $4.1 billion to Kimco Realty Corp. (NYSE:
KIM) in 2006
Former Chief Financial Officer of New Plan Excel
Realty Trust (NLX) (2000 to 2007).
During 7-year tenure, NLX:
Grew market capitalization by $2.2 billion
Added over 110 retail and apartment properties
Achieved total return to shareholders over 300%
Sold to Centro for $6.2 billion in 2007
Stuart Tanz - CEO
John Roche CFO (1)
Richard Baker Executive Chairman
Former President of National Realty Development
Company (1997-2006) which:
Owns and manages a retail real estate portfolio in
excess of 18 million square feet in 20 states
Developed 34 Wal-Mart stores in Northeast
Redeveloped and developed approximately 15 million
square feet of retail space
Presently oversees the operations of Lord & Taylor
and Hudsons Bay Company in Canada
(1) John Roche is expected to join the Company as CFO in conjunction with the Transaction.
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Market Opportunity
Very large, broad existing market with highly fragmented ownership
Limited number of large national players able to take advantage of opportunities
According to the International Council of Shopping Centers in 2008, there were:
Over 102,000 shopping centers in the US representing over 7 billion square feet of gross leasable area (GLA)
Total retail space of 14.2 billion square feet of GLA
Over 1.1 million retail establishments in the US
Compelling demographics including population and income growth to provide long-term support to
retail industry, particularly on the east and west coasts of the US
Current credit crunch has created significant opportunities to acquire assets from distressed owners
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Target Eastern and Western States
Capitalize on managements long-
standing track record and breadth of
industry contacts on east and west coast.
Focus on target markets with:
Strong population, employment, and
household income growth
(targeting 5 of top 10 markets)
Strong retail sales growth
(targeting 11 of top 15 markets)
Large, fragmented ownership of
retail properties
Historically strict development
restrictions
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Acquisition Strategy
Focus primarily on unique (not widely marketed) opportunities to acquire assets from distressed,
inadvertent and/or absentee owners
Focus on necessity-based retail properties and portfolios
Community and neighborhood shopping centers
Anchored by national and regional department stores, supermarkets and drugstores
Established metropolitan markets with strong income and population growth
Priced below replacement cost
Capitalize on management teams extensive network of relationships with retailers, brokers,
institutional owners, banks, private owners, and other real estate operators to generate a consistent
flow
of off-market acquisition opportunities
Opportunistically evaluate opportunities to acquire retail real estate companies experiencing financial
distress.
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Operating Strategy
Enhancing rental revenue and underlying value through hands-on, aggressive management
Pro-actively restructure leases to meet tenants needs while improving overall economics
Seek opportunities to improve tenant retention
Make rapid and cost effective cosmetic and functional improvements
Re-merchandise to provide in demand and complementary goods/services
Re-tenant to achieve optimal tenant mix, stable income, tenant flexibility and rent growth
Monitor expenses and prudently carry out capital expenditures
Management and Leasing Strategy
Initially partner with a select group of third party property managers and loan servicers with whom
management has established relationships
As portfolio grows over time, internalize our property management and leasing operations to create a fully
integrated real estate operating platform with an efficient cost structure
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Financing Strategy
Maintain a conservative and flexible capital structure
Initially focus on property-level financing
Broaden financing sources to include corporate level financings as a REIT
Warrants to provide additional equity capital upon exercise by holders
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Summary Financial Overview
Transaction
(All amounts in $ millions except per share values)
July 31, 2009
Maximum
Minimum
Investment Held in Trust
$410.1
$410.1
$103.4
Less: Accrued Expenses
(0.5)
(0.5)
(0.5)
Less: Estimated Transaction Expenses
-
(7.0)
(2.9)
$409.6
$402.6
$100.0
Public Shares Outstanding
41.4
41.4
10.4
Trust Value per Share (1)
$9.89
$9.72
$9.62
Equivalent IPO Gross Spread / Discount (2)
1.7%
2.8%
Multiple of Book Value (3)
1.02
x
1.03
x
(1) Represents Investment Held in Trust, net of expenses, divided by public shares outstanding. Note that Trust Value per Share is not
necessarily indicative of the price at which the Companys share may trade.
(2) Represents the percentage difference between Trust Value per Share after the Transaction and Trust Value per Share as of July 31, 2009.
(3) Calculated as the ratio of Trust Value per Share after the Transaction divided by Trust Value per Share as of July 31, 2009.
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Board of Directors
Richard A. Baker, Executive Chairman
Stuart Tanz, CEO and President
Robert C. Baker
Mark Burton
William L. Mack
Lee S. Neibart
Independent Directors
Edward H. Meyer
Ronald W. Tysoe
Vincent S. Tese
Laura H. Pomerantz
Michael J. Indiveri
20
27
46
42
43
30
41
23
33
29
32
Retail / Real Estate
Retail Real Estate
Real Estate
Finance / Real Estate
Private Equity / Real Estate
Private Equity / Real Estate
Retail
Finance / Retail
Legal / Corporate
Retail / Real Estate
Finance
Sector Expertise
Years of Experience
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Appendix
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Board of Directors Biographies
43 years of experience
Founder and Senior Partner of
AREA Property Partners
Experienced in real estate
investment and ownership,
including acquisitions,
development, finance,
dispositions, leasing and
management
Senior Partner of the Mack
Organization
Non-executive Chairman of
Mack-Cali Realty Corporation
Chairman of the Solomon R.
Guggenheim Foundation
William L. Mack
46 years of experience
Chairman and CEO of National
Realty & Development
Corporation
Responsible for managing the
ongoing portfolio company
while providing strategic
planning and sourcing of new
deals
Provides real estate valuation
and re-purposing expertise to
NRDC Equity Partners
Experienced in real estate
acquisition, construction,
financing and management
Robert C. Baker
42 years of experience
CIO of Real Estate Department
at Abu Dhabi Investment
Council and Abu Dhabi
Investment Authority
Former Managing Director at
AIG Global Real Estate
Investment (Europe) Limited,
where he was responsible for
making investments throughout
Europe
Former CEO of Real Estate at
United Bank of Kuwait PLC
Member of Royal Institute of
Chartered Surveyors and
Malinson Committee on Red
Book Valuation and former
member of UK Government
Property Advisor Group
Mark Burton
30 years of experience
Senior Partner of AREA
Property Partners
Oversees global day to day
activities of AREA Property
Partners, including portfolio
company and fund
management, strategic planning
and new business development
Former Executive Vice
President and Chief Operating
Officer of the Robert Martin
Company
Lee S. Neibart
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Independent Directors
Former Senior Advisor
with Perella Weinberg
Partners LP
Director of Canadian
Imperial Bank of
Commerce (CIBC) and
CIBC World Markets
Corp.
Vice Chairman of EW
Scripps Co., a media
conglomerate
Former Vice Chairman,
Chief Financial Officer
and Director of
Federated Department
Stores
Ronald W. Tysoe
Former Chairman and
CEO of Grey Global
Group, a global
advertising agency
Director of the Jim
Pattison Group, a
diversified company
located in Canada
Director of Ethan Allen
Interiors Inc.
Director of National
Cinemedia, LLC, an
operator of digital
theatres
Director of Harman
International Industries,
Inc., a manufacturer of
high-quality, high-fidelity
audio and electronic
products
Former Director of May
Department Stores
Edward H. Meyer
Former Chairman of
Wireless Cable
International and Cross
Country Wireless
Director of Bear Stearns
Companies; Bowne &
Co.; Cablevision Inc.;
Mack-Cali Realty Corp.;
GAMCO Investors Inc.
Former Chief Executive
Officer and Chairman of
the New York State
Urban Development
Corp.
Former Partner in the
law firm of Tese & Tese
Vincent S. Tese
Principal of PBS Realty
Advisors LLC
Former Senior
Managing Director of
Newmark & Company
Real Estate
Former Executive
Managing Director of
S.L. Green
Former Executive Vice
President and Director
of The Leslie Fay
Companies (1993
1994), designer,
manufacturer and
marketer of diversified
lines of women's
dresses and sportswear
Laura H. Pomerantz
CFO of Amalgamated
Bank
Former Executive Vice
President and CFO of
City & Suburban Federal
Savings Bank
Former Senior Vice
President and CFO of
Savings Bank of
Rockland County
Michael J. Indiveri
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Investor Contact
For additional information or to schedule a presentation, please contact:
Mr. Joseph Roos
NRDC Acquisition Corp.
3 Manhanttanville Road
Purchase, NY 10577
(914) 272-8066
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