10-K 1 w94595e10vk.htm FORM 10-K e10vk
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SECURITIES AND EXCHANGE COMMISSION
WASHINGTON, D.C. 20549

FORM 10-K

þ Annual report pursuant to the Section 13 or 15(d) of the Securities Exchange Act of 1934
For the fiscal year ended December 31, 2003

Or

o Transition report pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934
For the transition period from                     to                    

Commission file number: 1-07533

FEDERAL REALTY INVESTMENT TRUST


(Exact Name of Registrant as Specified in its Declaration of Trust)
     
Maryland   52-0782497

 
 
 
(State of Organization)   (IRS Employer Identification No.)
     
1626 East Jefferson Street, Rockville, Maryland   20852

 
 
 
(Address of Principal Executive Offices)   (Zip Code)
     
(301) 998-8100

 
(Registrant’s Telephone Number, Including Area Code)

Securities registered pursuant to Section 12(b) of the Act:

         
Title of Each Class
  Name Of Each Exchange On Which Registered
Common Shares of Beneficial Interest, $.01 par value per
share, with associated Common Share Purchase Rights
  New York Stock Exchange
 
       
8.5% Series B Cumulative Redeemable Preferred Shares
of Beneficial Interest, par value $.01 per share,
(Liquidation Preference $25.00 per share)
  New York Stock Exchange

Securities registered pursuant to Section 12(g) of the Act:    None

Indicate by check mark whether the Registrant (1) has filed all reports required to be filed by Section 13 or 15(d) of the Securities Exchange Act of 1934 during the preceding 12 months (or for such shorter period that the Registrant was required to file such reports), and (2) has been subject to such filing requirements for the past 90 days.    þ Yes    o No

Indicate by check mark if disclosure of delinquent filers pursuant to Item 405 of Regulation S-K is not contained herein, and will not be contained, to the best of Registrant’s knowledge, in definitive proxy or information statements incorporated by reference in Part III of this Form 10-K or any amendment to this Form 10-K.        o

Indicate by check mark whether the Registrant is an accelerated filer (as defined in Exchange Act Rule 12b-2).    þ Yes    o No

The aggregate market value of the Registrant’s common shares held by non-affiliates of the Registrant, based upon the closing sales price of the Registrant’s common shares on June 30, 2003 was $1.569 billion.

The number of Registrant’s common shares outstanding on March 9, 2004 was 49,221,894.

 


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DOCUMENTS INCORPORATED BY REFERENCE

Portions of the Registrant’s Proxy Statement to be filed with the Securities and Exchange Commission for its 2004 annual meeting of shareholders to be held in May 2004 are incorporated by reference into Part III hereof.

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FEDERAL REALTY INVESTMENT TRUST
ANNUAL REPORT ON FORM 10-K

FISCAL YEAR ENDED DECEMBER 31, 2003

TABLE OF CONTENTS

             
           
  Business     4  
  Properties     9  
  Legal Proceedings     19  
  Submission of Matters to a Vote of Shareholders     19  
           
  Market for Our Common Equity and Related Shareholder Matters     19  
  Selected Financial Information     21  
  Management’s Discussion and Analysis of Financial Condition and Results of Operations     23  
    Recent Developments     27  
 
  2003 Financing Developments     29  
 
  Results of Operations     30  
 
  Liquidity and Capital Resources     41  
  Quantitative and Qualitative Disclosures About Market Risk     51  
  Financial Statements and Supplementary Data     52  
  Changes In and Disagreements with Accountants on Accounting and Financial Disclosure     54  
  Controls and Procedures     54  
           
  Trustees and Executive Officers     55  
  Executive Compensation     55  
  Security Ownership of Certain Beneficial Owners and Management and Related Shareholder Matters     55  
  Certain Relationships and Related Transactions     55  
  Principal Accountant Fees and Services     55  
           
  Exhibits, Financial Statement Schedules, and Reports on Form 8-K     55  
        59  

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PART I

Item 1. Business
     References to “we,” “us,” “our” or the “Trust” refer to Federal Realty Investment Trust and our business and operations conducted through our directly or indirectly owned subsidiaries.

GENERAL

     We are an equity real estate investment trust specializing in the ownership, management, development and redevelopment of high quality retail and mixed-use properties. As of December 31, 2003, we owned or had an interest in 62 community and neighborhood shopping centers comprising approximately 13.5 million square feet, primarily located in densely populated and affluent communities throughout the Northeast and Mid-Atlantic United States. In addition, we owned 49 urban and retail mixed-use properties comprising over 2.7 million square feet and one apartment complex, primarily located in strategic metropolitan markets in the Northeast and Mid-Atlantic regions and California. In total, our properties were 93.1% leased at December 31, 2003. We have paid quarterly dividends to our shareholders continuously since our founding in 1962, and have increased our dividend rate for 36 consecutive years.

     We operate our business on an asset management model, where small focused teams are responsible for a portfolio of assets. We have divided our portfolio of properties into three operating regions: the Northeast, Mid-Atlantic and West. Each region is operated under the direction of an asset manager, with dedicated leasing, property management and financial staff and operates largely autonomously with respect to day to day operating decisions.

     Our principal executive offices are located at 1626 East Jefferson Street, Rockville, Maryland 20852 and our telephone number is (301) 998-8100. Our Web site address is www.federalrealty.com. The information contained on our Web site is not a part of this report.

BUSINESS OBJECTIVES AND STRATEGIES

     Our primary business objective is to own, manage, acquire and redevelop a portfolio of commercial retail properties, with the dominant property type being grocery anchored community and neighborhood shopping centers, that will:

  provide increasing cash flow for quarterly distributions to shareholders;
  protect investor capital;
  provide potential for capital appreciation; and
  generate higher internal growth than our peers.

     Our traditional focus has been on grocery anchored community and neighborhood shopping centers. Late in 1994, recognizing a trend of increased consumer acceptance and retailer expansion to main streets, we expanded our investment strategy to include “street retail” and “mixed-use” properties. The mixed-use properties are typically centered around a retail component but may also include office, residential and hotel components in established main street shopping areas. In addition, from 1997 through 2001 we undertook the ground-up development in urban areas of mixed-use projects that center around the retail component. On

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February 28, 2002, our Board of Trustees approved the adoption of a business plan which returned our primary focus to our traditional business of owning, managing, redeveloping and acquiring community and neighborhood shopping centers anchored by grocery stores, drug stores or high volume, value oriented retailers that provide consumer necessities. We will complete our mixed-use projects in San Jose, California and Bethesda, Maryland, but will not pursue any new, large-scale, ground-up development projects.

Operating Strategies

     Our core operating strategy is to actively manage our properties to maximize rents and maintain high occupancy levels by attracting and retaining a strong and diverse base of tenants. Our properties are generally located in some of the most densely populated and affluent areas of the country. In addition, because of the in-fill nature of our locations, our centers generally face less competition per capita than centers owned by our peers. These strong demographics help our tenants generate higher sales which has enabled us to maintain high occupancy rates, high rental rates, and consistent rental rate growth, all of which has lead to increased value of our portfolio. Our operating strategies also include:

  maintaining a diversified tenant base, thereby limiting exposure to any one tenant’s financial difficulties;
  monitoring the credit mix of our tenant base to achieve a balance of strong national and regional credit tenants with more local specialty tenants;
  minimizing overhead and operating costs;
  monitoring the physical appearance of our properties and the construction quality, condition and design of the buildings and other improvements located on our properties to maximize our ability to generate high rental and occupancy rates;
  developing local and regional market expertise in order to capitalize on market and retailing trends;
  leveraging the contacts and experience of our management team to build and maintain long-term relationships with tenants, investors and financing sources;
  increasing rental rates through the renewal or releasing of expiring leases at higher rental rates and limiting vacancy and down-time; and
  providing exceptional customer service.

Investing Strategies

     Our investment strategy calls for deploying capital at risk-adjusted rates of return that exceed our weighted average cost of capital in projects that have potential for going-forward net income growth equal to, or in excess of, that of our core portfolio of properties. Our investments primarily fall into one of the following four categories:

  renovating, expanding, reconfiguring and/or retenanting our existing properties to take advantage of under-utilized land or existing square footage to increase our internal growth rate;
  renovating or expanding tenant spaces for tenants capable of producing higher sales, and therefore, paying higher rents, including expanding an existing tenant that is performing well but is operating out of an old or otherwise inefficient store format;
  acquiring community and neighborhood shopping centers, located in densely populated or growing affluent areas where barriers to entry for further development

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    are high, and that have possibilities for enhancing operating performance through renovation, expansion, reconfiguration and/or retenanting; and
  acquiring stable community and neighborhood shopping centers, located in densely populated or growing affluent areas where barriers to entry for further development are high, in partnership with longer term investors who contribute a substantial portion of the equity needed to acquire those properties.

Investment Criteria

     When we evaluate potential redevelopment, retenanting, expansion and acquisition opportunities, we consider such factors as:

  the expected returns in relation to our cost of capital as well as the anticipated risk we will face in achieving the expected returns;
  the anticipated growth rate of operating income generated by the property;
  the tenant mix at the property, tenant sales performance and the creditworthiness of those tenants;
  the geographic area in which the property is located, including the population density and household incomes, as well as the density and income trends in that geographic area;
  competitive conditions in the vicinity of the property, including competition for tenants and the ability to create competing properties through redevelopment, new construction or renovation;
  access to and visibility of the property from and potential for new, widened or realigned, roadways within the property’s trade area, which may affect access and commuting and shopping patterns;
  the level and success of our existing investments in the market area;
  the current market value of the land, buildings and other improvements and the potential for increasing those market values; and
  the physical condition of the land, buildings and other improvements, including the structural and environmental condition.

Financing Strategies

     Our financing strategies are designed to maintain a strong balance sheet while maintaining sufficient flexibility to fund our operating and investing activities in the most cost efficient way possible. Our financing strategies include:

  maintaining a prudent level of overall leverage and an adequate pool of unencumbered properties;
  actively managing our exposure to variable-rate debt;
  utilizing the most advantageous long-term source of capital available to us to finance redevelopment and acquisition opportunities, which may include:
  the sale of equity or debt securities through public offerings or private placements,
  the incurrence of indebtedness through secured or unsecured borrowings,
  the issuance of operating units in one of our “downREIT partnerships,” which generally receive the same distributions as our common shares and may be

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    convertible into our common shares, in exchange for a tax deferred contribution of property, or
  the use of joint venture arrangements;
  taking advantage of market opportunities to refinance existing debt, reduce interest costs and manage our debt maturity schedule; and
  selling properties that have limited growth potential or are not a strategic fit within our overall portfolio and redeploying the proceeds to redevelop, renovate, retenant and/or expand our existing properties, acquire new properties or reduce debt.

EMPLOYEES

     At December 31, 2003, we had 283 full-time employees and 153 part-time employees. None of the employees is represented by a collective bargaining unit. We believe that our relationship with our employees is good.

TAX STATUS

     We elected under Section 856(c) of the Internal Revenue Code of 1986, as amended, which we refer to as the Code, to be taxed as a REIT under the Code beginning with our taxable year ended December 31, 1962. As a REIT we are generally not subject to federal income tax on REIT taxable income that we distribute to our shareholders. Under the Code, REITs are subject to numerous organizational and operational requirements, including the requirement to distribute at least 90% of REIT taxable income each year. We will be subject to federal income tax on our REIT taxable income (including any applicable alternative minimum tax) at regular corporate rates if we fail to qualify as a REIT for tax purposes in any taxable year, or to the extent we distribute less than 100% of REIT taxable income. We will also not be permitted to qualify for treatment as a REIT for federal income tax purposes for four years following the year during which qualification is lost. Even if we qualify as a REIT for federal income tax purposes, we may be subject to certain state and local income and franchise taxes and to federal income and excise taxes on our undistributed REIT taxable income. In addition, certain of our subsidiaries are subject to federal, state and local income taxes.

GOVERNMENTAL REGULATIONS AFFECTING OUR PROPERTIES

     We and our properties are subject to a variety of federal, state and local environmental, health, safety and similar laws, including:

  the Comprehensive Environmental Response, Compensation, and Liability Act of 1980, as amended, which we refer to as CERCLA;
  the Resource Conservation & Recovery Act;
  the Federal Clean Water Act;
  the Federal Clean Air Act;
  the Toxic Substances Control Act;
  the Occupational Safety & Health Act; and
  the Americans with Disabilities Act.

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     The application of these laws to a specific property that we own will be dependent on a variety of property-specific circumstances, including the former uses of the property, the building materials used at each property and the physical layout of each property. Under certain environmental laws, principally CERCLA, we, as the owner or operator of our current properties or properties we previously owned, may be required to investigate and clean up certain hazardous or toxic substances, asbestos-containing materials, or petroleum product releases at the property. We may also be held liable to a governmental entity or third parties for property damage and for investigation and clean up costs incurred in connection with the contamination, whether or not we knew of, or were responsible for, the contamination. In addition, some environmental laws create a lien on the contaminated site in favor of the government for damages and costs it incurs in connection with the contamination. As the owner or operator of real estate, we also may be liable under common law to third parties for damages and injuries resulting from environmental contamination emanating from the real estate. Such costs or liabilities could exceed the value of the affected real estate. The presence of contamination or the failure to remediate contamination may adversely affect our ability to sell or lease real estate or to borrow using the real estate as collateral.

     Our compliance with existing environmental, health, safety and similar laws has not had a material adverse effect on our financial condition and results of operations, and management does not believe it will have such an impact in the future. In addition, we have not incurred, and do not expect to incur, any material costs or liabilities due to environmental contamination at properties we currently own or have owned in the past. However, we cannot predict the impact of new or changed laws or regulations on our current properties or on properties that we may acquire in the future. We have no current plans for substantial capital expenditures with respect to compliance with environmental, health, safety and similar laws and we carry environmental insurance which covers a number of environmental risks for most of our properties.

COMPETITION

     Numerous commercial developers and real estate companies compete with us for tenants and properties to acquire. Some of these competitors may possess greater capital resources than we do, although no single competitor or group of competitors in any of the markets where our properties are located is believed to be dominant in that market. This competition may:

  reduce the number of properties available for acquisition;
  increase the cost of properties available for acquisition;
  reduce rents payable to us;
  interfere with our ability to attract and retain tenants;
  lead to increased vacancy rates at our properties; and
  adversely affect our ability to minimize expenses of operation.

     Retailers at our properties also face increasing competition from outlet stores, discount shopping clubs, and other forms of marketing of goods and services, such as direct mail, internet marketing and telemarketing. This competition could contribute to lease defaults and insolvency of tenants.

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AVAILABLE INFORMATION

     Copies of our Annual Report on Form 10-K, Quarterly Reports on Form 10-Q, Current Reports on Form 8-K, and amendments to those reports filed or furnished pursuant to Section 13(a) or 15(d) of the Securities Exchange Act of 1934 are available free of charge through the Investor Information section of our website at www.federalrealty.com as soon as reasonably practicable after we electronically file the material with, or furnish the material to, the SEC.

     Our Corporate Governance Guidelines, Code of Business Conduct, Code of Ethics applicable to our Chief Executive Officer and senior financial officers, Whistleblower Policy, organizational documents and the charters of our audit committee, compensation committee and nominating and corporate governance committee are all available in the Corporate Governance section of the Investor Information section of our website.

     You may obtain a printed copy of any of the foregoing materials from us by writing to us at Federal Realty Investment Trust, 1626 East Jefferson Street, Rockville, Maryland 20852.

     Amendments to the Code of Ethics or Code of Business Conduct or waivers that apply to any of our executive officers or our senior financial officers will be disclosed in that section of our website as well.

Item 2. Properties

General

     As of December 31, 2003, we owned or had an interest in 62 community and neighborhood shopping centers comprising approximately 13.5 million square feet, primarily located in densely populated and affluent communities throughout the Northeast and Mid-Atlantic United States. In addition, we owned 49 urban and retail mixed-use properties comprising over 2.7 million square feet and one apartment complex, primarily located in strategic metropolitan markets in the Northeast and Mid-Atlantic regions and California. No single property accounted for over 10% of our 2003 total revenue or net income. We believe that our properties are adequately covered by commercial general liability, fire, flood, earthquake, terrorism and business interruption insurance provided by reputable companies, with commercially reasonable exclusions, deductibles and limits.

     We operate our business on an asset management model, where small, focused teams are responsible for a portfolio of assets. We have divided our portfolio of properties into three operating regions: the Northeast, Mid-Atlantic and West. Each region is operated under the direction of an asset manager, with dedicated leasing, property management and financial staff, and operates largely autonomously with respect to day to day operating decisions.

Tenant Diversification

     As of December 31, 2003, we had approximately 2,200 tenants, ranging from sole proprietors to major national retailers. No one tenant or affiliated group of tenants accounted for more than 2.3% of our annualized base rent as of December 31, 2003. As a result of our tenant diversification, we believe our exposure to recent and future bankruptcy filings in the retail sector has not been and will not be significant.

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Geographic Diversification

     Our 111 properties are located in 14 states and the District of Columbia. The following table shows, by region and state within the region, the number of properties, the gross leasable area (in square feet) and the percentage of total portfolio gross leasable area in each state as of December 31, 2003.

                         
    Number of           Percentage of
Region and State
  Properties
  Gross Leasable Area
  Gross Leasable Area
Northeast
                       
Connecticut
    6       384,000       2.4 %
Illinois
    5       767,000       4.7 %
Massachusetts
    3       565,000       3.5 %
Michigan
    1       218,000       1.3 %
New Jersey
    10       2,488,000       15.3 %
New York
    7       996,000       6.1 %
Pennsylvania
    10       2,268,000       14.0 %
 
   
 
     
 
     
 
 
Subtotal
    42       7,686,000       47.3 %
 
   
 
     
 
     
 
 
Mid-Atlantic
                       
District of Columbia
    2       169,000       1.0 %
Florida
    2       28,000       0.2 %
Maryland
    14       3,174,000       19.6 %
North Carolina
    1       159,000       1.0 %
Virginia
    16       3,279,000       20.2 %
 
   
 
     
 
     
 
 
Subtotal
    35       6,809,000       42.0 %
 
   
 
     
 
     
 
 
West
                       
Arizona
    2       40,000       0.2 %
California
    23       1,529,000       9.5 %
Texas
    9       170,000       1.0 %
 
   
 
     
 
     
 
 
Subtotal
    34       1,739,000       10.7 %
 
   
 
     
 
     
 
 
Total
    111       16,234,000       100.0 %
 
   
 
     
 
     
 
 

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Leases, Lease Terms and Lease Expirations

     Our leases are classified as operating leases and typically are structured to include the monthly payment in advance of minimum rents with periodic increases, percentage rents based on our tenants’ gross sales volumes and reimbursement of a majority of on-site operating expenses and real estate taxes. These features in our leases reduce our exposure to higher costs caused by inflation and allow us to participate in improved tenant sales.

     Leases on apartments are generally for a period of one year or less and, in 2003, represented approximately 2.6% of total revenues. Commercial property leases generally range from 3 to 10 years; however certain leases with anchor tenants may be longer. Many of the leases contain provisions allowing the tenant the option of extending the term of the lease at expiration at rates which often include fixed rent increases, consumer price index adjustments or other market rate adjustments from the prior base rent.

     The following table sets forth the schedule of lease expirations for our commercial leases in place as of December 31, 2003 for each of the 10 years beginning with 2004, assuming that none of the tenants exercise their future renewal options. Annualized base rents reflect in-place contractual rents as of December 31, 2003.

                                 
    Leased   Percentage of   Annualized   Percentage of Annualized
Year of Lease   Square Footage   Leased Square   Base Rent Represented   Base Rent Represented by
Expiration
  Expiring
  Footage Expiring
  by Expiring Leases
  Expiring Leases
2004
    1,155,000       8 %     16,748,000       6 %
2005
    1,402,000       10 %     26,602,000       10 %
2006
    1,350,000       9 %     25,780,000       10 %
2007
    1,699,000       12 %     30,297,000       12 %
2008
    1,605,000       11 %     28,330,000       11 %
2009
    1,399,000       10 %     23,845,000       9 %
2010
    536,000       4 %     9,705,000       4 %
2011
    767,000       5 %     18,614,000       7 %
2012
    940,000       6 %     19,765,000       8 %
2013
    846,000       6 %     16,060,000       6 %
Thereafter
    2,899,000       19 %     45,447,000       17 %
 
   
 
     
 
     
 
     
 
 
Total
    14,598,000       100 %     261,193,000       100 %
 
   
 
     
 
     
 
     
 
 

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Retail Properties

     The following table sets forth information concerning each retail and mixed-use property in which we own an equity interest or have a leasehold interest as of December 31, 2003. Except as otherwise noted, retail properties are 100% owned in fee by us.

                     
    Year   Year   Square Feet (1)   Percentage   Principal
NORTHEAST REGION
  Completed
  Acquired
  /Apartment Units
  Leased (2)
  Tenants
Shopping Centers
                   
 
Allwood
  1958   1988   52,000   100%   Stop & Shop
Clifton, NJ 07013 (3)
                  Mandee’s
 
Andorra
  1953   1988   259,000   98%   Acme Markets
Philadelphia, PA 19128 (4)
                  Kohl’s
 
                  Staples
 
Bala Cynwyd
  1955   1993   281,000   100%   Acme Markets
Bala Cynwyd, PA 19004
                  Lord & Taylor
 
Blue Star
  1959   1988   407,000   97%   Kohl’s
Watchung, NJ 07060 (3)
                  Michael’s
 
                  Shop Rite
 
                  Toys R Us
 
                  Marshall’s
 
Brick Plaza
  1958   1989   409,000   96%   A&P Supermarket
Brick Township, NJ 08723 (7)
                  Barnes & Noble
 
                  Loews Theatres
 
                  Sports Authority
 
Bristol
  1959   1995   280,000   94%   Stop & Shop
Bristol, CT 06010
                  TJ Maxx
 
Brunswick
  1957   1988   303,000   99%   A&P Supermarket
North Brunswick, NJ 08902 (3)
                   
 
Clifton
  1959   1988   80,000   93%   Acme Markets
Clifton, NJ 07013 (3)
                  Drug Fair
 
                  Dollar Express
 
Crossroads
  1959   1993   173,000   97%   Comp USA
Highland Park, IL 60035
                  Golfsmith
 
                  Guitar Center
 
Dedham
  1959   1993   245,000   97%   Pier 1 Imports
Dedham, MA 02026
                  Shaw’s Supermarket
 
Ellisburg Circle
  1959   1992   268,000   100%   Genuardi’s
Cherry Hill, NJ 08034
                  Bed, Bath & Beyond
 
                  Ross Dress For Less
 
Feasterville
  1958   1980   111,000   100%   Genuardi’s
Feasterville, PA 19047
                  OfficeMax

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    Year   Year   Square Feet (1)   Percentage   Principal
NORTHEAST REGION, Cont.
  Completed
  Acquired
  /Apartment Units
  Leased (2)
  Tenants
Finley Square
  1974   1995   313,000   100%   Bed, Bath & Beyond
Downers Grove, IL 60515
                  Sports Authority
 
Flourtown
  1957   1980   187,000   54%   Genuardi’s
Flourtown, PA 19031
                   
 
Fresh Meadows
  1949   1997   408,000   92%   Cineplex Odeon
Queens, NY 11365
                  Value City
 
                  Kohl’s
 
Garden Market
  1958   1994   140,000   99%   Dominick’s
Western Springs, IL 60558
                  Walgreens
 
Gratiot Plaza
  1964   1973   218,000   86%   Bed, Bath & Beyond
Roseville, MI 48066
                  Best Buy
 
                  Farmer Jack’s
 
Greenlawn Plaza
  1975   2000   92,000   100%   Waldbaum’s
Greenlawn, NY 11740
                   
 
Hamilton
  1961   1988   190,000   100%   Shop Rite
Hamilton, NJ 08690 (3)
                  Steven’s Furniture
 
                  A.C. Moore
 
Hauppauge
  1963   1998   131,000   100%   Shop Rite
Hauppauge, NY 11788
                   
 
Huntington
  1962   1988   279,000   90%   Barnes & Noble
Huntington, NY 11746 (3)
                  Bed, Bath and Beyond
 
                  Buy Buy Baby
 
                  Toys R Us
 
Lancaster
  1958   1980   107,000   97%   Giant Food
Lancaster, PA 17601 (3)
                   
 
Langhorne Square
  1966   1985   216,000   87%   Marshalls
Levittown, PA 19056
                  Redner’s Market
 
Lawrence Park
  1972   1980   345,000   94%   Acme Markets
Broomall, PA 19008
                  TJ Maxx
 
                  CHI
 
                  CVS
 
Mercer Mall
  1975   2003   360,000   86%   Shop Rite
Lawrenceville, NJ 08648 (3)
                  Bed, Bath & Beyond
 
                  Designer Shoe Warehouse
 
                  TJ Maxx

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    Year   Year   Square Feet (1)   Percentage   Principal
NORTHEAST REGION, Cont.
  Completed
  Acquired
  /Apartment Units
  Leased (2)
  Tenants
Northeast
  1959   1983   292,000   96%   Burlington Coat Factory
Philadelphia, PA 19114
                  Marshalls
 
                  Tower Records
 
North Lake Commons
  1989   1994   129,000   93%   Dominick’s
Lake Zurich, IL 60047
                   
 
Queen Anne Plaza
  1967   1994   149,000   100%   TJ Maxx
Norwell, MA 02061
                  Victory Markets
 
Rutgers
  1973   1988   217,000   99%   Stop & Shop
Franklin, N.J. 08873 (3)
                  Kmart
 
Saugus Plaza
  1976   1996   171,000   100%   Kmart
Saugus, MA 01906
                  Stop & Shop
 
Troy
  1966   1980   202,000   100%   Comp USA
Parsippany-Troy, NJ 07054
                  Pathmark
 
                  Toys R Us
 
                  A. C. Moore
 
Willow Grove
  1953   1984   215,000   100%   Barnes and Noble
Willow Grove, PA 19090
                  Marshalls
 
                  Toys R Us
 
Wynnewood
  1948   1996   255,000   99%   Bed, Bath and Beyond
Wynnewood, PA 19096
         
 
  Borders Books
 
                  Genuardi’s
 
                  Old Navy
 
Total Northeast Shopping Centers
          7,484,000   95%    
 
         
 
 
 
   
 
Street Retail Properties
                   
 
Five buildings in CT
  1900 - 1991   1994 - 1996   104,000   81%   Sak Fifth Avenue
 
One building in IL
  1920 - 1927   1995   12,000   100%   The Gap
 
Three buildings in NY
  1937 - 1987   1997   86,000   100%   Midway Theatre
 
         
 
  Duane Reade
 
                  The Gap
 
Total Northeast Street Retail Properties
          202,000   90%    
 
         
 
 
 
   
 
Total Northeast Region
          7,686,000   95%    
 
         
 
 
 
   

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    Year   Year   Square Feet (1)   Percentage   Principal
MID-ATLANTIC REGION
  Completed
  Acquired
  /Apartment Units
  Leased (2)
  Tenants
Shopping Centers
                   
 
Barracks Road
  1958   1985   483,000   99%   Bed, Bath & Beyond
Charlottesville, VA 22905
                  Harris Teeter
 
                  Kroger
 
                  Barnes & Noble
 
                  Old Navy
 
Congressional Plaza
  1965   1965   339,000   98%   Buy Buy Baby
Rockville, MD 20852 (5)
                  Whole Foods
 
                  Tower Records
 
                  Container Store
 
Congressional Plaza Residential
  2003   1965   146 units   93%    
Rockville, MD 20852 (5)
                   
 
Courthouse Center
  1970   1997   37,000   100%    
Rockville, MD 20852 (6)
                   
 
Eastgate
  1963   1986   159,000   90%   Southern Season
Chapel Hill, NC 27514
                  Stein Mart
 
Falls Plaza
  1962   1967   73,000   100%   Giant Food
Falls Church, VA 22046
                   
 
Falls Plaza — East
  1960   1972   71,000   100%   CVS
Falls Church, VA 22046
                  Staples
 
Federal Plaza
  1970   1989   247,000   98%   Comp USA
Rockville, MD 20852
                  Ross Dress For Less
 
                  TJ Maxx
 
Gaithersburg Square
  1966   1993   215,000   90%   Bed, Bath & Beyond
Gaithersburg, MD 20878
                  Borders Books and Music
 
                  Ross Dress For Less
 
Governor Plaza
  1963   1985   269,000   100%   Office Depot
Glen Burnie, MD 21961 (4)
                  Syms
 
                  Comp USA
 
                  Bally’s Total Fitness
 
Idylwood Plaza
  1991   1994   73,000   97%   Whole Foods
Falls Church, VA 22030
                   
 
Laurel Centre
  1956   1986   384,000   94%   Giant Food
Laurel, MD 20707 (4)
                  Marshalls
 
                  Toys R Us
 
Leesburg Plaza
  1967   1998   247,000   66%   Giant Food
Leesburg, VA 20176 (6)
                  Pier 1 Imports

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    Year   Year   Square Feet (1)   Percentage   Principal
MID-ATLANTIC REGION, Cont.
  Completed
  Acquired
  /Apartment Units
  Leased (2)
  Tenants
Loehmann’s Plaza
  1971   1983   242,000   98%   Linens ’n Things
Fairfax, VA 22042 (6)
                  Bally’s Total Fitness
 
                  Loehmann’s Dress Shop
 
Magruder’s Center
  1955   1997   109,000   98%   Magruder’s
Rockville, MD 20852 (6)
                   
 
Mid-Pike Plaza
  1963   1982   304,000   100%   Bally Total Fitness
Rockville, MD 20852 (3)
                  Linens ’n Things
 
                  Toys R Us
 
                  A. C. Moore
 
Mount Vernon Plaza
  1972   2003   254,000   68%   Shoppers Food Warehouse
Alexandria, VA 22306 (6) (7)
                   
 
Old Keene Mill
  1968   1976   92,000   100%   Whole Foods
Springfield, VA 22152
                   
 
Pan Am
  1979   1993   218,000   99%   Michael’s
Fairfax, VA 22031
                  Micro Center
 
                  Safeway
 
Perring Plaza
  1963   1985   402,000   90%   Burlington Coat Factory
Baltimore, MD 21134 (4)
                  Home Depot
 
                  Shoppers Food Warehouse
 
Pike 7 Plaza
  1968   1997   164,000   97%   Staples
Vienna, VA 22180 (6)
                  TJ Maxx
 
                  Tower Records
 
Plaza del Mercado
  1969   2003   96,000   95%   Giant Food
Silver Spring, MD 20906
                  CVS
 
Quince Orchard
  1975   1993   252,000   95%   Circuit City
Gaithersburg, MD 20877 (7)
                  Magruders
 
                  Staples
 
Rollingwood Apartments
  1960   1971   282 units   95%    
Silver Spring, MD 20910
                   
9 three-story buildings
                   
 
South Valley Shopping Center
  1966   2003   218,000   85%   Home Depot
Alexandria, VA 22306 (6)
                  TJ Maxx
 
Tower Shopping Center
  1960   1998   106,000   99%   Virginia Fine Wine
Springfield, VA 22150
                  Talbot’s
 
Tysons Station
  1954   1978   50,000   85%   Trader Joe’s
Falls Church, VA 22043
                   
 
Wildwood
  1958   1969   86,000   99%   CVS
Bethesda, MD 20814
                  Sutton Place Gourmet

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Table of Contents

                     
    Year   Year   Square Feet (1)   Percentage   Principal
MID-ATLANTIC REGION, Cont.
  Completed
  Acquired
  /Apartment Units
  Leased (2)
  Tenants
The Shops at Willow Lawn
  1957   1983   488,000   74%   Tower Records
Richmond, VA 23230 (4)
         
 
 
 
  Kroger
Old Navy
 
                   
 
Total Mid-Atlantic Shopping Centers
          5,678,000   91%    
 
         
 
 
 
   
 
Street Retail Properties
                   
 
Bethesda Row
  1945-1991,   1993-1998   434,000   99%   Barnes and Noble
Bethesda, MD 20814 (8)
  2001               Giant Food
 
                  Landmark Theater
 
Friendship Center
  1998   2001   119,000   100%   Maggiano’s
Washington, D.C 20015
                  Borders Books
 
                  Linens ’n Things
 
Pentagon Row
  2001-2002   1999   296,000   99%   Harris Teeter
Arlington, VA 22202 (7)
                  Bed, Bath & Beyond
 
                  Cost Plus World Market
 
                  Bally’s Total Fitness
 
                  Designer Shoe Warehouse
 
Sam’s Park & Shop
  1930   1995   50,000   100%   Petco
Washington, DC 20008
                   
 
Shirlington
  1940   1995   204,000   96%   Carlyle Grand Cafe
Arlington, VA 22206
                  Cineplex Odeon
 
Two buildings in Florida
  1920   1996   28,000   93%    
 
         
 
 
 
   
 
Total Mid-Atlantic Street Retail Properties
          1,131,000   99%    
 
         
 
 
 
   
 
Total Mid-Atlantic Region
          6,809,000   93%    
 
         
 
 
 
   
 
WEST REGION
                   
 
Shopping Centers
                   
 
Escondido Promenade
  1987   1996   222,000   95%   Toys R Us
Escondido, CA 92029 (9)
                  TJ Maxx
 
                  Cost Plus
 
King’s Court
  1960   1998   79,000   98%   Lunardi’s Supermarket
Los Gatos, CA 95032 (6) (7)
         
 
  Longs Drug
 
Total West Shopping Centers
          301,000   96%    
 
         
 
 
 
   

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    Year   Year   Square Feet (1)   Percentage   Principal
WEST REGION, Cont.
  Completed
  Acquired
  /Apartment Units
  Leased (2)
  Tenants
Street Retail Properties
                   
 
Old Town Center
  1962   1997   95,000   96%   Borders Books and Music
Los Gatos, CA 95030
                  Gap Kids
 
                  Banana Republic
 
150 Post Street
  1965   1997   101,000   58%   Brooks Brothers
San Francisco, CA 94108
                   
 
Nine buildings in Santa Monica, CA (10)
  1888 - 1995   1996 - 2000   209,000   98%   Abercrombie & Fitch
 
                  J. Crew
 
                  Old Navy
 
                  Banana Republic
 
Two buildings in Hollywood, CA (11)
  1921 - 1991   1999   151,000   90%   Hollywood Entertainment Museum
 
Four buildings in San Diego, CA (12)
  1888 - 1995   1996 - 1997   51,000   95%   Urban Outfitters
 
One building in Hermosa, CA (13)
  1922   1997   23,000   100%    
 
Two buildings in Pasadena, CA (14)
  1922   1996 - 1998   69,000   96%   Pottery Barn
 
                  Banana Republic
 
Two buildings in AZ (15)
  1996 - 1998   1998   40,000   100%   Gordon Biersch Brewing Co.
 
Santana Row — Retail (16)
  2002   1997   529,000   89%   Crate & Barrel
San Jose, CA 95128
                  Borders Books
 
                  Container Store
 
                  Best Buy
 
Santana Row — Residential
  2003   1997   255 units   97%    
San Jose, CA 95128
                   
 
Nine buildings in San Antonio, TX (17)
  1890 - 1935   1998 - 1999   170,000   67%    
 
         
 
 
 
   
 
Total West Street Retail Properties
          1,438,000   87%    
 
         
 
 
 
   
 
Total West Region
          1,739,000   88%    
 
         
 
 
 
   
 
Total All Regions
          16,234,000   93%    
 
         
 
 
 
   

(1)   Represents the physical square feet of the property, which may differ from the gross leasable square feet used to express occupancy.
(2)   Percentage Leased is expressed as a percentage of rentable square feet and includes square feet covered by leases for stores not yet opened. Regional and Total Occupancy reflects retail occupancy only.
(3)   We have a leasehold interest in this property.
(4)   We own 99.99% general and limited partnership interests in these properties.
(5)   We own a 55.7% general partnership interest in this property.
(6)   We own this property in a “downreit” partnership.
(7)   All or a portion of this property is subject to a ground lease.
(8)   This property contains ten buildings; seven are subject to a leasehold interest, one is subject to a ground lease and two are owned 100% by us.
(9)   We own the controlling interest in this center.
(10)   We own 100% of seven buildings and a 90% general partnership interest in two buildings.
(11)   We own a 90% general partnership interest in these buildings.
(12)   We own 100% of three buildings and a 90% general partnership interest in one building.
(13)   We own a 90% general partnership interest in this building.
(14)   We own 100% of one building and a 90% general partnership interest in one building.
(15)   We own 100% of one building and an 85% partnership interest in the second building.
(16)   Square footage and number of tenants apply to Phase I and II retail. No future retail phases are included.
(17)   We are redeveloping these properties, many of which are currently vacant.

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Item 3. Legal Proceedings

     Neither we nor any of our properties are currently subject to any material legal proceeding nor, to our knowledge, is any material litigation currently threatened against us or any of our properties. Under our leases, tenants are typically obligated to indemnify us from and against all liabilities, costs and expenses imposed upon or asserted against us (1) as owner of the properties due to certain matters relating to the operation of the properties by the tenant, and (2) where appropriate, due to certain matters relating to the ownership of the properties prior to their acquisition by us.

Item 4. Submission of Matters to a Vote of Shareholders

     No matters were submitted to a vote of our shareholders during the fourth quarter of the fiscal year ended December 31, 2003.

PART II

Item 5. Market for Our Common Equity and Related Shareholder Matters

     Our common shares trade on the New York Stock Exchange under the symbol “FRT.” Listed below are the high and low closing prices of our common shares as reported on the New York Stock Exchange and the dividends declared for each of the periods indicated.

                         
    Price per Share
  Dividends Declared Per Share
    High
  Low
       
2003
                       
Fourth quarter
  $ 39.80     $ 36.80     $ 0.490  
Third quarter
    36.86       32.82       0.490  
Second quarter
    33.85       30.78       0.485  
First quarter
    31.11       26.75       0.485  
 
                       
2002
                       
Fourth quarter
  $ 28.75     $ 24.55     $ 0.485  
Third quarter
    27.85       23.70       0.485  
Second quarter
    28.50       25.56       0.480  
First quarter
    26.34       22.93       0.480  

     On March 9, 2004, there were 5,183 holders of record of our common shares.

     Our ongoing operations generally will not be subject to federal income taxes as long as we maintain our REIT status and distribute to shareholders at least 100% of our REIT taxable income. Under the Code, REITs are subject to numerous organizational and operational

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requirements, including the requirement to distribute at least 90% of REIT taxable income. State income taxes are not material to our operations or cash flows.

     Future distributions will be at the discretion of our Board of Trustees and will depend on our actual net income available for common shareholders, financial condition, capital requirements, the annual distribution requirements under the REIT provisions of the Code and such other factors as the Board of Trustees deems relevant. We have paid quarterly dividends to our shareholders continuously since our founding in 1962 and have increased our annual dividend rate for 36 consecutive years.

     Our total annual dividends paid per share for 2003 and 2002 were $1.945 per share and $1.925 per share, respectively. The annual dividend amounts are different from total distributions calculated for tax purposes. Distributions to the extent of our current and accumulated earnings and profits for federal income tax purposes generally will be taxable to a shareholder as ordinary dividend income. Distributions in excess of current and accumulated earnings and profits will be treated as a nontaxable reduction of the shareholder’s basis in such shareholder’s shares, to the extent thereof, and thereafter as taxable capital gain. Distributions that are treated as a reduction of the shareholder’s basis in its shares will have the effect of deferring taxation until the sale of the shareholder’s shares. No assurances can be given regarding what portion, if any, of distributions in 2004 or subsequent years will constitute a return of capital for federal income tax purposes. During a year in which a REIT earns a net long-term capital gain, the REIT can elect under Code Sec. 857(b)(3) to designate a portion of dividends paid to shareholders as capital gain dividends. If this election is made, then the capital gain dividends are taxable to the shareholder as long-term capital gains. During 2003, a portion of the distributions was designated as a capital gain dividend.

     Following is the income tax status of distributions paid during the years ended December 31, 2003 and 2002 to common shareholders:

                 
    2003
  2002
Ordinary dividend income
  $ 1.421     $1.555  
Capital gain
    0.286       0.370  
Return of capital
    0.238        
 
   
 
     
 
 
 
    1.945     $1.925  
 
   
 
     
 
 

     Distributions on our 8.5% Series B Cumulative Redeemable Preferred Shares are payable at the rate of $2.125 per share per annum, prior to distributions on our common shares. Our 7.95% Series A Cumulative Redeemable Preferred Shares paid distributions at a rate of $1.9875 per share per annum and were redeemed in full in June 2003. We do not believe that the preferential rights available to the holders of our preferred shares or the financial covenants contained in our debt agreements will have an adverse effect on our ability to pay dividends in the normal course of business to our common shareholders or to distribute amounts necessary to maintain our qualification as a REIT.

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Item 6. Selected Financial Information

     The following table includes certain financial information on a consolidated historical basis. You should read this section in conjunction with “Item 7. Management’s Discussion and Analysis of Financial Condition and Results of Operations” and “Item 8. Financial Statements and Supplementary Data.” Our selected operating data, other data and balance sheet data for the years ended 1999 through 2002 have been reclassified to conform to the presentation for the year ended 2003 to segregate revenues, expenses and income from operations of discontinued assets from those generated from continuing operations.

                                         
(In Thousands, Except Per Share Data and Ratios)   For the year ended December 31,
    2003
  2002
  2001
  2000
  1999
Operating Data:
                                       
Rental income
  $ 334,697     $295,016     $269,288     $252,687     $ 238,633  
Property Operating Income
    239,833       211,963       200,320       190,396       180,576  
Income before gain (loss) on sale of real estate
    74,444       45,833       59,571       56,842       55,493  
Gain (loss) on sale of real estate
    20,053       9,454       9,185       3,681       (7,050)
Net income
    94,497       55,287       68,756       60,523       48,443  
Net income available for common shareholders
    75,990       35,862       59,722       52,573       40,493  
Net cash provided by operating activities (1)
    122,391       119,069       109,448       107,056       102,183  
Net cash used in investing activities (1)
    91,272     175,744     232,138     121,741     99,313
Net cash provided by (used in) financing activities (1)
    (19,274)     62,235       128,896       14,304       (8,362)
Dividends declared on common shares
    93,889       82,273       75,863       72,512       71,630  
Weighted average number of common shares outstanding
                                       
Basic:
    47,379       41,624       39,164       38,796       39,574  
Diluted:
    48,619       42,882       40,266       39,910       40,638  
Earnings per share
                                       
Basic:
    1.60       0.86       1.52       1.36       1.02  
Diluted:
    1.59       0.85       1.52       1.35       1.02  
Dividends declared per common share
    1.95       1.93       1.90       1.84       1.78  
Other Data:
                                       
Funds from operations (2) (3)
    131,257       90,503       110,432       102,173       96,795  
Ratio of earnings to fixed charges (4)
    1.7x       1.3x       1.5x       1.5x       1.7x  
Ratio of earnings to combined fixed charges and preferred share dividends (4)
    1.4x       1.0x       1.3x       1.4x       1.5x  
Ratio of EBITDA to combined fixed charges and preferred share dividends (4)(5)
    2.1x       1.6x       1.9x       2.0x       2.1x  
                                         
    For the year ended December 31,
    2003
  2002
  2001
  2000
  1999
Balance Sheet Data:
                                       
Real estate at cost
  $ 2,470,149     $ 2,306,826     $ 2,104,304     $ 1,854,913     $ 1,721,459  
Total assets
    2,143,435       1,999,378       1,834,881       1,618,885       1,532,764  
Mortgage, construction loans and capital lease obligations
    414,357       383,812       450,336       340,152       172,573  
Notes payable
    361,323       207,711       174,843       209,005       162,768  
Senior notes
    535,000       535,000       410,000       410,000       510,000  
Convertible subordinated debentures
          75,000       75,289       75,289       75,289  
Redeemable preferred shares
    135,000       235,000       235,000       100,000       100,000  
Shareholders’ equity
    691,374       644,287       589,291       465,460       500,543  
Number of common shares outstanding
    49,201       43,535       40,071       39,469       40,201  

  1)   Determined in accordance with Financial Accounting Standards Board, which we refer to as FASB, Statement No. 95, Statement of Cash Flows.
  2)   We have historically reported our funds from operations (“FFO”) in addition to our net income and net cash provided by operating activities. FFO is a supplemental non-GAAP financial measure of real estate companies’ operating performance. The National

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      Association of Real Estate Investment Trusts (“NAREIT”) defines FFO as follows: income available for common shareholders before depreciation and amortization of real estate assets and before extraordinary items less gains on sale of real estate. NAREIT developed FFO as a relative measure of performance and liquidity of an equity REIT in order to recognize that the value of income-producing real estate historically has not depreciated on the basis determined under GAAP. However, FFO does not represent cash flows from operating activities in accordance with GAAP (which, unlike FFO, generally reflects all cash effects of transactions and other events in the determination of net income); should not be considered an alternative to net income as an indication of our performance; and is not necessarily indicative of cash flow as a measure of liquidity or ability to pay dividends. We consider FFO a meaningful, additional measure of operating performance because it primarily excludes the assumption that the value of the real estate assets diminishes predictably over time, and because industry analysts have accepted it as a performance measure. Comparison of our presentation of FFO to similarly titled measures for other REITs may not necessarily be meaningful due to possible differences in the application of the NAREIT definition used by such REITs. For a reconciliation of net income available for common shareholders to FFO, please see “Item 7. Management’s Discussion and Analysis of Financial Condition and Results of Operations —  Funds From Operations.”
  3)   Includes an $8.5 million restructuring charge incurred in the first quarter of 2002 and a $13.8 million restructuring charge incurred in the fourth quarter of 2002. Excluding these charges, Funds from Operations in 2002 would have been $112.8 million. Also includes approximately $8.0 million of insurance proceeds in 2003 as well as a charge of $3.4 million related to the redemption of preferred shares. Excluding these items, funds from operations in 2003 would have been $119.7 million
  4)   Earnings consist of income before gain (loss) on sale of real estate and fixed charges. Fixed charges consist of interest on borrowed funds (including capitalized interest), amortization of debt discount and expense and the portion of rent expense representing an interest factor. Preferred share dividends consist of dividends paid on our outstanding Series A preferred shares and Series B preferred shares. Our Series A preferred shares were redeemed in full in June 2003.
  5)   EBITDA is a non-GAAP measure that means net income or loss plus interest expense, income taxes, depreciation and amortization; adjusted for gain or loss on sale of assets, impairment provisions, provision for loss on equity securities and other nonrecurring expenses. EBITDA is presented because it provides useful information regarding our ability to service debt, although EBITDA should not be considered an alternative measure of operating results or cash flow from operations as determined in accordance with GAAP. EBITDA as presented may not be comparable to other similarly titled measures used by other REITs.

     The reconciliation of EBITDA, adjusted for discontinued operations, to net income for the period presented is as follows:

                                         
(In thousands)   2003
  2002
  2001
  2000
  1999
                                         
Net income
  $94,497     $55,287     $68,756     $60,523       $48,443  
Depreciation and amortization
    75,089       64,529       59,914       53,259       50,011  
Interest
    75,232       65,058       69,313       66,418       61,492  
(Gain) loss on sale of real estate
    (20,053 )     (9,454 )     (9,185 )     (3,681 )     7,050  
 
   
 
     
 
     
 
     
 
     
 
 
EBITDA
  $ 224,765     $ 175,420     $ 188,798     $ 176,519     $ 166,996  
 
   
 
   
 
   
 
   
 
   
 
 

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Item 7. Management’s Discussion and Analysis of Financial Condition and Results of Operations

     The following discussion should be read in conjunction with the consolidated financial statements and notes thereto appearing in Item 1 of this report.

     This Annual Report on Form 10-K contains forward-looking statements within the meaning of Section 27A of the Securities Act of 1933, Section 21E of the Securities Exchange Act of 1934 and the Private Securities Litigation Reform Act of 1995. Also, documents that we “incorporate by reference” into this Annual Report on Form 10-K, including documents that we subsequently file with the Securities and Exchange Commission, which we refer to as the SEC, will contain forward-looking statements. When we refer to forward-looking statements or information, sometimes we use words such as “may,” “will,” “could,” “should,” “plans,” “intends,” “expects,” “believes,” “estimates,” “anticipates” and “continues.” In particular, the risk factors included or incorporated by reference in this Annual Report on Form 10-K describe forward-looking information. The risk factors describe risks that may affect these statements but are not all-inclusive, particularly with respect to possible future events. Many things can happen that can cause actual results to be different from those we describe. These factors include, but are not limited to:

    risks that our tenants will not pay rent;
 
    risks of financing, such as our ability to consummate additional financings or obtain replacement financing on terms which are acceptable to us, our ability to comply with our existing financial covenants and the possibility of increases in interest rates that would result in increased interest expense;
 
    risks normally associated with the real estate industry, including risks that we may be unable to renew leases or relet space at favorable rents as leases expire, that new acquisitions and our development, construction and renovation projects may fail to perform as expected, that competition for acquisitions could result in increased prices, that we may encounter environmental issues, and, because real estate is illiquid, that we may not be able to sell properties when appropriate;
 
    risks that our growth will be limited if we cannot obtain additional capital; and
 
    risks related to our status as a real estate investment trust, commonly referred to as a REIT, for federal income tax purposes, such as our obligation to comply with complex tax regulations relating to our status as a REIT, the effect of future changes in REIT requirements as a result of new legislation and the adverse consequences if we fail to qualify as a REIT.

     Given these uncertainties, readers are cautioned not to place undue reliance on these forward-looking statements or those incorporated into this Annual Report on Form 10-K. We also make no promise to update any of the forward-looking statements. You should carefully review the risks and the risk factors incorporated herein by reference from our Form 8-K filed on March 11, 2004 before making any investment in us.

Overview

     We are an equity real estate investment trust specializing in the ownership, management, development and redevelopment of high quality retail and mixed-use properties. As of December 31, 2003, we owned or had an interest in 62 community and neighborhood shopping centers comprising approximately 13.5 million square feet, primarily located in densely

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populated and affluent communities throughout the Northeast and Mid-Atlantic United States. In addition, we owned 49 urban and retail mixed-use properties comprising over 2.7 million square feet and one apartment complex, primarily located in strategic metropolitan markets in the Northeast and Mid-Atlantic regions and California. In total, our properties were 93.1% leased at December 31, 2003 and 94.7% leased at December 31, 2002.

Critical Accounting Policies

     The preparation of financial statements in conformity with accounting principles generally accepted in the United States of America, which we refer to as GAAP, requires management to make estimates and assumptions that in certain circumstances affect the reported amounts of assets and liabilities, disclosure of contingent assets and liabilities, and revenues and expenses. These estimates are prepared using management’s best judgment, after considering past and current events and economic conditions. In addition, information relied upon by management in preparing such estimates includes internally generated financial and operating information, external market information when available, and when necessary, information obtained from consultations with third party experts. Actual results could differ from these estimates. Management considers an accounting estimate to be critical if it requires assumptions to be made that were uncertain at the time the estimate was made, and changes in the estimate or different estimates could have a material impact on our consolidated results of operations or financial condition.

     The most significant accounting policies which involve the use of estimates and assumptions as to future uncertainties and, therefore, may result in actual amounts that differ from estimates, are as follows.

Revenue Recognition and Accounts Receivable

     Leases with tenants are classified as operating leases. Base rents are recognized on a straight-line basis over the terms of the related leases, net of valuation adjustments, based on management’s assessment of credit, collection and other business risk. We make estimates of the collectibility of our accounts receivable related to base rents, including receivables from recording rent on a straight-line basis, expense reimbursements and other revenue or income taking into account payment history, industry trends and the period of recovery. In doing so, we generally reserve for straight-line rents due to be collected beyond ten years because of uncertainty of collection. In some cases the ultimate collectibility of these claims extends beyond one year. These estimates have a direct impact on our net income. Historically we have recognized bad debt expense between 1.0% and 1.5% of rental income. If we were to have experienced an increase in bad debt of 0.5% of rental income in 2003, our net income would have been reduced by approximately $1.6 million.

Real Estate

     The nature of our business as an owner, re-developer and operator of retail shopping centers means that we are very capital intensive. Depreciation and maintenance of our shopping centers and mixed-use properties constitutes a substantial cost for the Trust as well as the industry as a whole. The Trust capitalizes real estate investments and depreciates it in accordance with GAAP and consistent with industry standards based on our best estimates of the assets’ physical and economic useful lives. The cost of our real estate investments

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less salvage value, if any, is charged to depreciation expense over the estimated life of the asset using straight-line rates for financial statement purposes. We periodically review the lives of our assets and implement changes, as necessary, to the depreciation rates. These reviews take into account the historical retirement and replacement of our assets, the repairs required to maintain the condition of our assets, the cost of redevelopments which may extend the useful lives of our assets and general economic and real estate factors. A newly developed neighborhood shopping center building would typically have an economic useful life of 50 to 60 years, but since many of our assets are not newly developed buildings, estimating the useful lives of assets that are long-lived as well as their salvage value requires significant management judgment. Accordingly, we believe that the estimates we make to determine our depreciation expense for accounting purposes are critical.

     Land, buildings and real estate under development are recorded at cost. Depreciation is computed using the straight-line method with useful lives ranging generally from 35 years to a maximum of 50 years on buildings and improvements. Maintenance and repair costs are charged to operations as incurred. Tenant work and other major improvements, which improve or extend the life of the asset, are capitalized and depreciated over the life of the lease or the estimated useful life of the improvements, whichever is shorter. Minor improvements, furniture and equipment are capitalized and depreciated over useful lives ranging from three to 15 years. Certain external and internal costs directly related to the development, redevelopment and leasing of real estate, including applicable salaries and the related direct costs, are capitalized. The capitalized costs associated with developments, redevelopments and leasing are depreciated or amortized over the life of the improvement and lease, respectively. Unamortized leasing costs are charged to operations if the applicable tenant vacates before the expiration of its lease. Undepreciated tenant work is charged to operations if the applicable tenant vacates and the tenant work is replaced.

     When applicable as lessee, we classify our leases of land and building as operating or capital leases in accordance with the provisions of Statement of Financial Accounting Standard (SFAS) No. 13, “Accounting for Leases.” We are required to use judgment and make estimates in determining the lease term, the estimated economic life of the property and the interest rate to be used in applying the provisions of SFAS No. 13. These estimates determine whether or not the lease meets the qualification of a capital lease and is recorded as an asset.

     We are required to make subjective assessments as to the useful lives of our real estate for purposes of determining the amount of depreciation to reflect on an annual basis. These assessments have a direct impact on net income. Certain events could occur that would materially affect our estimates and assumptions related to depreciation. Unforeseen competition or changes in customer shopping habits could substantially alter our assumptions regarding our ability to realize the return on investment in the property and therefore reduce the economic life of the asset and affect the amount of depreciation expense to charge against both the current and future revenues. We will continue to periodically review the lives of assets and any decrease in asset lives could have the effect of increasing depreciation expense while any analysis indicating that lives are longer than we have assumed could have the effect of decreasing depreciation expense. In order to determine the impact on depreciation expense of a different average life of our real estate assets taken as a whole, we used 25 years, which is the approximate average life of all assets being depreciated at the end of 2003. If the estimated useful lives of all assets being depreciated were increased by one year, the consolidated depreciation expense would have decreased by approximately $3.0 million. If the estimated useful lives of all assets being depreciated were decreased by one year, the consolidated depreciation expense would have increased by approximately $3.0 million.

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     Interest costs on developments and major redevelopments are capitalized as part of developments and redevelopments not yet placed in service. Capitalization of interest commences when development activities and expenditures begin and end upon completion, which is when the asset is ready for its intended use. Generally, rental property is considered substantially complete and ready for its intended use upon completion of tenant improvements, but no later than one year from completion of major construction activity. We make judgments as to the time period over which to capitalize such costs and these assumptions have a direct impact on net income because capitalized costs are not subtracted in calculating net income. If the time period for capitalizing interest is extended, more interest is capitalized, thereby decreasing interest expense and increasing net income during that period.

Long-Lived Assets

     There are estimates and assumptions made by management in preparing the consolidated financial statements for which the actual results will emerge over long periods of time. This includes the recoverability of long-lived assets, including our properties which have been acquired or developed. Management must evaluate properties for possible impairment of value and, for those properties where impairment may be indicated, make estimates of future cash flows including revenues, operating expenses, required maintenance and development expenditures, market conditions, demand for space by tenants and rental rates over very long periods. Because our properties typically have a very long life, the assumptions used to estimate the future recoverability of book value requires significant management judgment.

     In August 2001 the FASB issued SFAS No. 144, “Accounting for the Impairment or Disposal of Long-Lived Assets” (effective for us on January 1, 2002). SFAS No. 144 requires that one accounting model be used for long-lived assets to be disposed of by sale, whether previously held and used or newly-acquired, and broadens the presentation of discontinued operations to include components of an entity comprising operations and cash flows that can be distinguished operationally and for financial reporting purposes from the rest of the entity. As a result, the sale of a property, or the classification of a property as held for sale, requires us to report the results of that property as “discontinued operations.”

     We are required to make estimates of undiscounted cash flows in determining whether there is an impairment of an asset. Actual results could be significantly different from the estimates. These estimates have a direct impact on net income, because recording an impairment charge results in a negative adjustment to net income.

Contingencies

     We are sometimes involved in lawsuits and environmental matters arising in the ordinary course of business. Management makes assumptions and estimates concerning the amount and likelihood of loss relating to these matters. These estimates and assumptions have a direct impact on net income.

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Recent Developments

     In January 2004, we issued $75 million of fixed rate notes which mature in February 2011 and bear interest at 4.50%. The proceeds of this note offering were used to pay down our revolving credit facility.

     Also in January 2004, we purchased an interest rate swap on our $150 million term note which bears interest at LIBOR plus 95 basis-points and is due to mature in October 2008. The swap has locked in the LIBOR portion of the interest rate at 2.401% through October 2006.

     We paid off our 6.74% Medium Term Notes on their due date of March 10, 2004 for their full principal balance of $39.5 million.

2003 Property Acquisitions and Dispositions

Acquisitions

     On March 21, 2003, a partnership in which one of our wholly owned subsidiaries is the general partner, purchased the 214,000 square foot South Valley Shopping Center in Alexandria, Virginia for a purchase price of approximately $13.7 million in cash. All of the purchase price has been allocated to real estate assets except for approximately $125,000 which has been allocated to prepaid and other assets associated with the net fair value assigned to above-market leases assumed and $332,000 which has been allocated to other liabilities associated with the net fair value assigned to below-market leases assumed.

     On March 31, 2003, the same partnership acquired the leasehold interest, which extends through December 31, 2077, in the 257,000 square foot Mount Vernon Plaza in Alexandria, Virginia, for aggregate consideration of approximately $17.5 million in the form of approximately $700,000 of cash, 120,000 partnership units valued at $3.5 million and the assumption of a $13.3 million mortgage. All of the purchase price has been allocated to real estate assets except for approximately $756,000 which has been allocated to prepaid and other assets associated with the net fair value assigned to above-market leases assumed and $1.75 million which has been allocated to other liabilities associated with the net fair value assigned to the assumed leases at the property assigned.

     On October 14, 2003, the Trust acquired the leasehold interest, which extends through September 30, 2028, in the 321,000 square foot Mercer Mall in Lawrenceville, New Jersey for $10.5 million paid out of proceeds from dispositions and from borrowings under our credit facility. The master lease includes a fixed purchase price option for $55 million in 2023. If we fail to exercise our purchase option, the owner of Mercer Mall has a put option which would require us to purchase Mercer Mall for $60 million in 2025. All of the purchase price has been allocated to real estate assets except for approximately $736,000 allocated to prepaid and other assets associated with the net fair value assigned to above-market leases assumed, and $2.4 million allocated to other liabilities associated with the net fair value assigned to below-market leases assumed.

     On October 31, 2003, FR Plaza del Mercado, LLC, a wholly owned subsidiary of the Trust, purchased the 96,000 square foot Plaza del Mercado shopping center located in Silver Spring, Maryland for a purchase price of approximately $20 million in cash. All of the purchase price has been allocated to real estate assets except for approximately $929,000 fair value assigned to above-market leases assumed and $962,000 allocated to other liabilities associated with the net fair value assigned to below-market leases assumed.

     On December 4, 2003, FR Mercer Mall, LLC, a wholly owned subsidiary of the Trust, purchased a 40,000 square foot out-parcel of Mercer Mall in Lawrenceville, New Jersey for a purchase price of approximately $6.5 million including the assumption. All of the purchase price has been allocated to real estate assets except for approximately $15,000 which has been allocated to prepaid and other assets associated with the net fair value assigned to above-market lease assumed.

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Dispositions

     For the year ended December 31, 2003, aggregate cash proceeds from dispositions were $46.0 million. Costs of dispositions were approximately $2.1 million which resulted in net proceeds from sale of real estate for 2003 being $43.9 million compared to net proceeds from sale of real estate in 2002 of $62.5 million.

     On June 16, 2003 we sold the street retail property located at 4929 Bethesda Avenue in Bethesda, Maryland for approximately $1.5 million resulting in a gain of $551,000. Net proceeds were used to reduce borrowings under our credit facility.

     In the third quarter of 2003, we sold three retail properties and one undeveloped parcel of land for gross cash proceeds of $20.8 million. The properties sold were Coolidge Corner in Brookline, Massachusetts (13,000 retail square feet), Tanasbourne in Washington County, Oregon (undeveloped land), 4925 Bethesda Avenue in Bethesda, Maryland (3,400 square feet) and 2106 Central Avenue in Evanston, Illinois (19,000 square feet). The combined gain on the dispositions was $7.2 million. The net proceeds were used to reduce borrowings under our credit facility or held in cash to be used to fund acquisitions which took place in October 2003 (see “Acquisitions” above).

     On October 31, 2003, we sold a 15,000 square foot street retail asset located at 234 Greenwich Avenue in Greenwich, Connecticut for approximately $8.0 million. As a result of this sale, the Trust recorded a gain of approximately $4.5 million.

     On December 18, 2003, we sold four street retail properties, totaling 62,000 square feet, located in West Hartford, Connecticut. The properties were sold for approximately $15.7 million and resulted in a gain of approximately $7.9 million.

     During the first quarter of 2003 an action was filed by a local governmental authority to condemn a shopping center in Rockville, Maryland, owned by one of our partnerships to facilitate the authority’s redevelopment of its town center. The shopping center has a cost basis of $10.5 million and contributes less than 1% to rental income. We have agreed on a condemnation value of $14.3 million, subject to certain terms, with the governmental authority and anticipate closing of this transaction in mid-2004. Because the anticipated condemnation proceeds are in excess of our carrying value, we have not recorded any impairment in value of the property.

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2003 Financing Developments

     On February 11, 2003, the $24.4 million Woodmont East construction loan and the $17.0 million Friendship Center mortgage were paid off through borrowings under our revolving credit facility.

     On May 14, 2003, we issued 3.2 million common shares at $30.457 per share ($31.48 gross, before an aggregate 3.25% underwriters discount and selling concession), netting $98.4 million in cash proceeds.

     On June 13, 2003, we redeemed our $100 million 7.95% Series A Cumulative Redeemable Preferred Shares using the proceeds from the May 14, 2003 common stock offering and additional borrowings under our line of credit.

     On June 23, 2003, we redeemed and paid in full our $75 million, 5 ¼% Convertible Subordinated Debentures originally due to mature on October 28, 2003, through borrowings under our revolving credit facility.

     On October 8, 2003, we closed on a new $550 million unsecured credit facility which replaced our $300 million revolving credit facility and $125 million term loan, both of which were due to mature on December 19, 2003. The new credit facility consists of a $150 million five-year term loan, a $100 million three-year term loan, and a $300 million three-year revolving credit facility, with a one-year extension option. The term loans bear interest at LIBOR plus 95 basis points, while the revolving facility bears interest at LIBOR plus 75 basis points. The spread over LIBOR is subject to adjustment based on our credit rating. Covenants under the new credit facility are substantially the same type as were required under the previous facility. Concurrent with the replacement of our $125 million term loan with the new credit facility, we unwound the related interest rate swaps which were due to expire on December 19, 2003 at of cost of approximately $1.1 million. In January 2004, to hedge our exposure to interest rates on our $150 million term loan issued in October 2003, we entered into an interest rate swap, which fixed the LIBOR portion of the interest rate on the term loan at 2.401% through October 2006. The interest rate on the term loan as of December 31, 2003 was LIBOR plus 95 basis points. Subsequent to entering into the swap, the interest rate was fixed at 3.351% (2.401% plus 0.95%) on notional amounts totaling $150 million.

     A $5.9 million loan receivable, which currently bears interest at 7.88% and is secured by an office building in San Francisco, California, was due February 28, 2003 but was not repaid on the due date. We are currently negotiating with the borrower to extend the loan until March 31, 2005. When the loan modification is complete, the interest rate on the note will decrease to 6% retroactive to July 1, 2003. Interest on the loan is current through December 31, 2003 and based in part on the value of the underlying collateral, we believe that the loan is collectible, and as such, no reserve has been established at this time.

Santana Row

     In 2003, our single largest development capital need was the completion of Phase I and Phase II of Santana Row, a multi-phase, mixed-use project built on 42 acres in San Jose, California in the heart of Silicon Valley. The project consists of residential, retail and hotel components, creating a community with the feel of an urban district.

     Phase I of the project includes eight buildings which contain approximately 444,000 square feet of retail space, 255 residential units, a 213 room hotel and the supporting infrastructure. The first building, containing 40,000 square feet and leased to Crate & Barrel opened on June 27, 2002. Six of the remaining seven buildings, consisting of approximately 317,000 square feet of retail space, opened on November 7, 2002. The remaining building, “Building Seven,” contained approximately 87,000 square feet of retail space, approximately 1,000 parking spaces and 246 residential units until a fire on August 19, 2002, prior to its scheduled opening. The fire in August 2002 destroyed all but 11 of the 246 residential units and damaged the retail units and a parking structure resulting in a delay of the

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opening of the retail units from September 2002 until February 2003. We estimate the total cost of Phase I to be approximately $443 million, net of related insurance proceeds.

     In December 2003, we reached final settlement with our insurance company regarding the Santana Row fire claim and received a final payment of $26.9 million bringing the total settlement to $129.0 million. In total, all of the proceeds except approximately $11 million has been accounted for as a reduction in the cost basis of the property or reimbursement of costs to clean-up and restore damaged property or reimbursements to third parties. The remaining $11 million has been accounted for as a reimbursement of lost rents of which $8 million was recognized in 2003 as part of rental income and the remainder will be recognized as rental income in 2004. A gain of $200,000 was recognized in the second quarter of 2003 to account for that portion of the insurance proceeds received in excess of costs of the constructed assets.

     On February 7, 2003, we announced plans for Phase II of Santana Row, which includes approximately 84,000 square feet of retail space on two pad sites and 275 additional parking spaces. The Phase II retail space was opened and operating prior to year-end 2003 with total development costs of approximately $26 million. The two primary tenants of Phase II, The Container Store and Best Buy, opened in the fourth quarter of 2003.

     In November 2003, we announced the planned development of 96 townhomes and 160 flats on the Building 7 podium to replace the units that were destroyed in the August 2002 fire. Construction began in late 2003 and the first units are expected to be available in early 2005 with the balance delivered later in that year. The Trust will invest nearly $60 million of incremental capital to complete the residential development.

     The success of Santana Row will depend on many factors which cannot be assured and are not entirely within our control. These factors include among others, the demand for retail and residential space, the cost of operations, including utilities and insurance, the availability and cost of capital and the general economy, particularly in and around Silicon Valley.

Results of Operations

Same Center

     Throughout this section, we have provided certain information on a “same center” basis. Information provided on a same center basis is provided for only those properties that we owned and operated for the entirety of both periods being compared and includes properties which were redeveloped or expanded during the periods being compared. Properties purchased or sold and properties under development at any time during the periods being compared are excluded.

     For purposes of the following discussion of our results of operations on a same center basis for the year ended December 31, 2003 compared to the year ended December 31, 2002, we exclude the four shopping centers acquired during 2003 and 2002 (Mount Vernon Plaza, South Valley Shopping Center, Plaza del Mercado and Mercer Mall) as well as the dispositions (two buildings in Bethesda, Maryland, an undeveloped parcel in Washington County, Oregon, one building in Evanston, Illinois, one building in Greenwich, Connecticut, one property in Brookline, Massachusetts, and four buildings in West Hartford, Connecticut). We also exclude the six properties sold in 2002 (one property in Greenwich, Connecticut; two properties in Westport,

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Connecticut; one property in Westfield, New Jersey; one property in Hollywood, California; and one property in Portland, Oregon) and properties under development in 2003 or 2002, including two of our street retail properties, Santana Row in San Jose, California and Pentagon Row in Arlington, Virginia.

     Same center information for the year ended December 31, 2002 excludes the six properties sold in 2002, the Williamsburg Shopping Center in Williamsburg, Virginia, 101 E. Oak Street in Chicago, Illinois and 70/10 Austin Street in Forest Hills, New York which were sold in 2001, Friendship Center in Washington, D.C. which was purchased on September 21, 2001, the office building located at 580 Market Street in San Francisco, California which was exchanged for the minority partner’s interest in Santana Row and properties under development in 2001 and 2002, including Pentagon Row in Arlington, Virginia and Santana Row in San Jose, California.

Year Ended December 31, 2003 to Year Ended December 31, 2002

                                 
                    Increase/    
    2003   2002   (Decrease)   % Change
   
 
Rental Income
  $ 334,697     $ 295,016     $ 39,681       13.5 %
Other property income
    17,800       15,468       2,332       15.1 %
Interest and other income
    5,379       5,156       223       4.3 %
   
 
       
Total revenues
    357,876       315,640       42,236       13.4 %
   
 
       
Rental expenses
    83,447       72,990       10,457       14.3 %
Real estate taxes
    34,596       30,687       3,909       12.7 %
   
 
       
Total expenses
    118,043       103,677       14,366       13.9 %
   
 
       
Property operating income
    239,833       211,963       27,870       13.1 %
Interest
    75,232       65,058       10,174       15.6 %
Administrative
    11,820       13,790       (1,970 )     -14.3 %
Restructuring
          22,269       (22,269 )        
Depreciation and amortization
    75,089       63,777       11,312       17.7 %
   
 
       
Total other expenses
    162,141       164,894       (2,753 )     -1.7 %
   
 
       
Income before minority interests and discontinued operations
    77,692       47,069       30,623       65.1 %
Minority interests
    (4,670 )     (4,112 )     (558 )     13.6 %
Operating income from discontinued operations
    1,422       2,876       (1,454 )     -50.6 %
Gain on sale of real estate net of loss on abandoned developments held for sale
    20,053       9,454       10,599       112.1 %
   
 
       
Net income
  $ 94,497     $ 55,287     $ 39,210       70.9 %
   
 
       

REVENUES

     Total revenues in 2003 were $357.9 million which represents an increase of $42.2 million or 13.4% over total revenues of $315.6 million in 2002. The primary drivers of this growth are acquisitions, an increase in same center revenues from higher rent on tenant rollovers as detailed below and income of approximately $8.0 million resulting from the portion of the settlement of our insurance claims for the August 2002 fire at Santana Row that related to lost rent. In addition, we experienced increased cost recoveries related to higher operating costs.

     The percentage leased at our shopping centers declined to 93.1% at December 31, 2003 compared to 94.7% at year end 2002 due to acquisitions of centers with lower occupancy rates and the bankruptcies of several principal tenants (including K-mart and Today’s Man) as well as an

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increase in redevelopment activity which results in leaseable space being taken out of service for more extended periods.

     Rental income. Rental income consists primarily of minimum rent, percentage rent and cost recoveries from tenants of common area maintenance and real estate taxes. Rental income increased $39.7 million, or 13.5% , in 2003 versus 2002 due largely to the following:

    an increase of approximately $22.0 million due to properties acquired in 2003 and from Santana Row, which was considered to be under development,
    approximately $8.0 million from the Santana Row fire insurance settlement, and
    on a same center basis, an increase of over $8.0 million, or approximately 3.0%, due mainly to increased minimum rents associated with tenant rollovers and developments, but also due to increased real estate tax recoveries.

     Other Property Income. Other property income increased $2.3 million, or 15.1%, to $17.8 million for the year ended December 31, 2003, compared to $15.5 million for the year ended December 31, 2002. Included in other property income are items, which although recurring, tend to fluctuate more than rental income from period to period, such as utility reimbursements, lease termination fees and temporary tenant income. The increase in other property income in 2003 is primarily the result of higher utility reimbursements at Santana Row as the property has come on line and higher temporary tenant income partly offset by lower lease termination fees.

     Interest and Other Income. Interest and other income consisted primarily of interest earned on mortgage notes receivable and overnight cash investments. In 2002, there was also income on tax-deferred exchange escrow deposits, as well as a provision for estimated losses related to various unconsolidated restaurant joint ventures at Santana Row. Interest and other income remained relatively flat from 2002 to 2003 as the reduced losses related to the restaurant joint ventures were offset by reduced interest income on the tax-deferred exchange escrow accounts and other interest income.

EXPENSES

     Total property operating expenses were $118.0 million, or an increase of $14.4 million when compared to $103.7 million in 2002. The total increase in expenses is due almost entirely to higher real estate taxes, increased maintenance costs related to snow removal in 2003 and the impact of acquisitions and developments as detailed below.

     Rental Expense. Rental expense increased $10.5 million, or 14.3%, to $83.4 million in 2003 from $73.0 million in 2002. Of this increase:

    rental expenses at centers acquired and developed during 2003 (including Santana Row) were $8.3 million;
    snow removal costs increased approximately $3.8 million in the first quarter of 2003; and
    other maintenance and rental expenses, on a same center basis, were reduced approximately $1.7 million.

     Property expense reductions related to disposed properties were not significant.

     As a result of these changes in rental expenses, rental income and other property income, rental expense as a percentage of rental income plus other property income increased slightly

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from 23.5% in 2002 to 23.7% in 2003. We refer to rental income plus other property income as “property income”.

     Real Estate Taxes. Real estate tax expense rose 12.7% in 2003 to $34.6 million compared to $30.7 million in 2002. The increase in 2003 is due largely to higher tax assessments for our properties in the East Coast segment as well as increased assessments of $1.8 million related to acquired and developed properties, including Santana Row which was brought into service starting in late 2002.

     Property Operating Income. Property operating income was $239.8 million for the year ended December 31, 2003, an increase of $27.9 million compared to $212.0 million in 2002. Of this amount approximately $8.0 million relates to the Santana Row fire insurance proceeds attributable to rental income lost as a result of the fire. Excluding these proceeds, property operating income rose $19.9 million during 2003 due primarily to:

    earnings growth at Santana Row which has been phased into service,
    same center earnings increases, and
    earnings resulting from our acquisitions.

     Same center property operating income rose 2.7% or almost $5.7 million in 2003 due to increased rental income associated with tenant rollovers and higher real estate tax recoveries and reduced property administrative expenses partly offset by property expenses which rose higher than the related recoveries, particularly the snow removal costs.

     Interest Expense. Interest expense rose $10.2 million, or 15.6%, to $75.2 million in 2003. This substantial rise is almost entirely due to lower capitalization of interest and therefore higher interest expense as most of our property under development, particularly at Santana Row, was placed into service. Gross interest expense in 2003 was $88.7 million versus $88.6 million in 2002. Capitalized interest amounted to $13.5 million and $23.5 million in 2003 and 2002, respectively.

     Administrative Expense. Administrative expenses decreased by $2.0 million during 2003, or 14.3% to $11.8 million compared to $13.8 million in 2002. This $2.0 million decrease resulted primarily from payroll and related benefits savings resulting from the management restructuring which began in February 2002. In addition, we experienced savings in legal costs and costs to support and maintain our information systems. These savings were largely offset by increased expensing of costs which had previously had been capitalized related to personnel involved in the development of Santana Row. In 2004, we expect administrative expenses to rise to those levels seen in 2002 due to higher costs of personnel and related expenditures.

     Restructuring Expense. The restructuring expenses incurred in 2002 related to our adoption of a new business and management succession plan resulting in a charge of $8.5 million, all of which was expended in 2002. In December 2002, we recorded a charge of $13.8 million as a result of an accelerated executive transition plan of which $12.7 million was expended in 2003, $0.3 million was reversed and $0.8 million remains to be expended as of December 31, 2003.

     Depreciation and Amortization Expense. Expenses attributable to depreciation and amortization rose $11.3 million to $75.1 million in 2003 from $63.8 million in 2002, an increase of 17.7%. The increase is due to depreciation on properties which were acquired in 2003 as well as depreciation of Santana Row which started opening in late 2002, and Pentagon Row, which came fully into service during 2002.

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OTHER

     Minority Interests. The increase in minority interests of $0.6 million in income to minority interest from $4.1 million in 2002 to $4.7 million in 2003 is the result of increased earnings as well as an increase in the number of operating partnership units held by minority investors. Units which were issued in connection with our acquisition of Mount Vernon Shopping Center were partially offset by a decrease in units outstanding as a results of redemptions during the year.

     Operating Income from Discontinued Operations. Operating income from discontinued operations represents the operating income of properties that have been disposed of which, under SFAS No. 144, are required to be reported separately from results of ongoing operations. The reported operating income of $1.4 million and $2.9 million in 2003 and 2002, respectively, represent the operating income for the period during which we owned the ten properties sold in 2003 and the six properties sold in 2002.

     Gain on Sale of Real Estate Net of Loss on Abandoned Developments Held for Sale. The gain on sale of real estate in 2003 was $20.1 million for the disposal of properties as outlined above. None of the properties sold in 2003 resulted in a loss. The gain in 2002 of $9.5 million is the result of the sale of six properties partly offset by the recognition of a $9.7 million impairment loss associated with our change in business plan in that year.

Comparison of Year Ended December 31, 2002 to Year Ended December 31, 2001

                                 
                    Increase/    
    2002   2001   (Decrease)   % Change
   
 
Rental Income
  $ 295,016     $ 269,288     $ 25,728       9.6 %
Other property income
    15,468       13,707       1,761       12.8 %
Interest and other income
    5,156       6,590       (1,434 )     -21.8 %
   
 
       
Total revenues
    315,640       289,585       26,055       9.0 %
   
 
       
Rental expenses
    72,990       61,619       11,371       18.5 %
Real estate taxes
    30,687       27,646       3,041       11.0 %
   
 
       
Total expenses
    103,677       89,265       14,412       16.1 %
   
 
       
Property operating income
    211,963       200,320       11,643       5.8 %
Interest
    65,058       69,313       (4,255 )     -6.1 %
Administrative
    13,790       14,281       (491 )     -3.4 %
Restructuring
    22,269             22,269          
Depreciation and amortization
    63,777       58,231       5,546       9.5 %
   
 
       
Total other expenses
    164,894       141,825       23,069       16.3 %
   
 
       
Income before minority interests and discontinued operations
    47,069       58,495       (11,426 )     -19.5 %
Minority interests
    (4,112 )     (5,170 )     1,058       -20.5 %
Operating income from discontinued operations
    2,876       6,246       (3,370 )     -54.0 %
Gain on sale of real estate net of loss on abandoned developments held for sale
    9,454       9,185       269       2.9 %
   
 
       
Net income
  $55,287     $68,756       ($13,469 )     -19.6 %
   
 
       

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REVENUES

     Total revenues increased $26.1 million, or 9.0%, to $315.6 million for the year ended December 31, 2002, as compared to $289.6 million for the year ended December 31, 2001. The primary components of the increase in total revenues are discussed below.

     Rental Income. Rental income consists of minimum rent, percentage rent and cost recoveries for common area maintenance and real estate taxes. The increase in rental income of $25.7 million, or 9.6%, for the year ended December 31, 2002, as compared to the year ended December 31, 2001, is attributable to:

    •   an increase of $15.4 million, or 5.7%, on a same center basis due primarily to the increased rental rates at redeveloped and retenanted centers, as well as increased rental rates associated with lease rollovers, an increase in recovery income from a refinement of our recovery accrual processes, and higher cost recoveries as a result of increased rental expenses and real estate tax expenses; and
 
    •   an increase of $8.1 million in rental income attributable to the properties acquired subsequent to January 1, 2001 and properties under development in 2001 and 2002 which phased into service during 2001 and 2002, specifically Santana Row and Pentagon Row. These increases were offset by properties sold in 2001.

     Other Property Income. Other property income includes items, which although recurring, tend to fluctuate more than rental income from period to period, such as utility reimbursements, lease termination fees and temporary tenant income. The increase in other property income of $1.8 million, or 12.8%, for the year ended December 31, 2002, as compared to the year ended December 31, 2001, is attributable to:

    increases of $1.3 million in parking income, utility reimbursements and lease termination fees at Pentagon Row, which began phasing into service in the second quarter of 2001, Santana Row, which began phasing into service in the fourth quarter of 2002 and Friendship Center which was purchased in the third quarter of 2001; partially offset by
 
    a one-time $800,000 perpetual easement payment from a residential developer that has commenced development on an adjacent site at the Pentagon Row project; and
 
    a same center decrease of approximately $500,000 due to lower lease termination fees and parking income from properties owned and operated in both periods.

     Interest and Other Income. Interest and other income includes interest earned on mortgage notes receivable, overnight cash investments, including tax-deferred exchange escrow deposits, as well as a provision for estimated losses related to various unconsolidated restaurant joint ventures at Santana Row. The decrease in interest and other income of $1.4 million, or 21.8% for the year ended December 31, 2002, as compared to the year ended December 31, 2001, is attributable to a write down associated with the estimated impairment of $1.3 million in these joint ventures which represented our best estimate of the diminution of value based upon the then current economic climate surrounding these joint ventures.

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EXPENSES

     Total property operating expenses increased $14.4 million to $103.7 million for the year ended December 31, 2002, as compared to $89.3 million for the year ended December 31, 2001. The primary components of the increase in total expenses are discussed below.

     Rental Expense. The increase in rental expense of $11.4 million, or 18.5%, for the year ended December 31, 2002, as compared to the year ended December 31, 2001, is attributable to:

    an increase of $9.1 million in non-capitalized operating, leasing and marketing costs associated with our development projects, primarily operating, pre-opening and marketing expenses at our Santana Row project, as well as increased costs reflecting a full year of operating activity at the Pentagon Row project; and
 
    an increase of $1.8 million, or 3.1%, on a same center basis due primarily to increased maintenance, insurance and utility costs, offset by lower bad debt and property management costs.

     Rental expense as a percentage of rental income and other property income, which we refer to as property income, increased slightly from 21.8% in 2001 to 23.5% in 2002 due primarily to increased marketing and pre-opening expenses at Santana Row. Same center rental expense, excluding the effect of property redevelopments and expansions, as a percentage of property income decreased slightly from 20.0% in 2001 to 19.6% in 2002 and overall for the year ended December 31, 2002 increased 2.2% from 2001.

     Real Estate Taxes. The increase in real estate taxes of $3.0 million, or 11.0%, for the year ended December 31, 2002, as compared to the year ended December 31, 2001, is attributable to the impact of taxes at Santana Row which started coming into service in 2002, the impact of other acquired and developed properties and a general increase in tax assessments. On a same center basis, real estate taxes increased 7.0% due primarily to increased taxes on recently redeveloped properties and overall increases in tax assessments at various projects, principally Woodmont East, Fresh Meadows, Garden Market and Mid-Pike. Same center real estate taxes, excluding the effect of property redevelopments and expansions, for the year ended December 31, 2002 increased 6.1% from 2001.

     Property Operating Income. As a result of the changes and variances explained above, property operating income, total income less rental expenses and real estate taxes, increased $11.6 million, or 5.8%, to $212.0 million for the year ended December 31, 2002 as compared to $200.3 million for the year ended December 31, 2001.

     Interest Expense. In 2002, we incurred interest of $88.6 million, of which $23.5 million was capitalized yielding interest expense of $65.1 million, as compared to interest incurred of $87.1 million in 2001, of which $17.8 million was capitalized yielding interest expense of $69.3 million. The decrease in interest expense of $4.2 million, or 6.1%, for the year ended December 31, 2002, as compared to the year ended December 31, 2001, is attributable to:

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    increased capitalized interest at the Santana Row project which was under construction for the majority of 2002 and began to be phased into service beginning with the first tenant opening in June 2002; and

    a decrease in the weighted-average interest rate on our debt from 7.6% in 2001 to 7.4% in 2002, primarily as a result of decreasing interest rates on our variable rate debt.

     Administrative Expense. The decrease in administrative expense of $0.5 million, or 3.4%, for the year ended December 31, 2002, as compared to the year ended December 31, 2001, is mostly attributable to lower payroll costs in 2002 as a result of our corporate restructuring. As a result, administrative expenses as a percentage of revenue decreased from 4.8% in the year ended December 31, 2001 to 4.3% in the year ended December 31, 2002.

     Restructuring Charge. On February 28, 2002, we adopted a new business plan which returned our primary focus to our traditional business of acquiring and redeveloping community and neighborhood shopping centers that are anchored by supermarkets, drug stores, or high volume, value oriented retailers that provide consumer necessities. Concurrent with the adoption of the business plan, we adopted a management succession plan and restructured our management team. In connection with these plans, we recorded a charge of $18.2 million. This charge included a reserve for a restructuring charge of $8.5 million made up of $6.9 million of severance and other compensation costs for several of our senior officers related to the management restructuring, as well as the write-off of $1.6 million of our development costs. All charges against this February 2002 reserve, totaling $8.5 million, were expended during 2002.

     In addition, in the fourth quarter of 2002 we recorded a charge of $13.8 million as a result of the accelerated executive transition whereby Donald C. Wood, the Trust’s President and Chief Operating Officer, replaced Steven Guttman as Chief Executive Officer of the Trust. The fourth quarter charge includes an accrual of $7.9 million at December 31, 2002 for payments and benefits due to Mr. Guttman pursuant to his contractual arrangements with us and for other transition related costs. No cash payments were made against this charge in 2002 and the majority of the accrual was expended in 2003.

     Depreciation and Amortization Expense. The increase in depreciation and amortization expense of $5.5 million, or 9.5%, for the year ended December 31, 2002, as compared to the year ended December 31, 2001 reflects the impact of recent new developments, tenant improvements and property redevelopments which were placed into service throughout 2001 and 2002.

OTHER

     Minority Interests. The decrease in investors’ share of operations of $1.1 million, or 20.5%, for the year ended December 31, 2002, as compared to the year ended December 31, 2001, is attributable to our 2001 purchase of the minority interest in nine street retail buildings in southern California and three street retail buildings in Forest Hills, New York and the operating unit holders’ share of the decrease in operating income in 2002.

     Gain on Sale of Real Estate Net of Loss on Abandoned Developments Held for Sale. The approximately $300,000 increase in gain on sale of real estate, net of loss on abandoned developments held for sale for the year ended December 31, 2002, as compared to the year ended December 31, 2001, is attributable to:

    an increase in net gains recognized in 2002 from the sale of six properties for a combined gain of $19.1 million in the second quarter of 2002, as compared to the sale of one shopping center in the second quarter of 2001 for a gain of $7.9 million, the

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      sale of one street retail property in the fourth quarter of 2001 for a gain of $1.8 million and the exchange of a 90% interest in a street retail building for a 10% interest in three street retail buildings with a minority partner which resulted in a loss of $500,000 in the fourth quarter of 2001; primarily offset by
 
    the impairment loss of $9.7 million on the abandonment of developments held for sale (see Note 13 of the Notes to Consolidated Financial Statements for more information).

     Operating Income from Discontinued Operations. Beginning in 2002, SFAS No. 144, “Accounting for the Impairment or Disposal of Long-Lived Assets,” requires that gains and losses from dispositions of properties and all operating earnings from these properties be reported as income from operations of discontinued assets. This also requires that all past earnings applicable to a property disposed of subsequent to January 1, 2002 be reported as income from operations of discontinued assets. As a result, the presentation of reported income will be updated each time a property is sold. This requirement is for presentation only and has no impact on net income. As described above, in 2002, we sold six properties for a combined gain of $19.1 million. The earnings generated from these properties have been reported as income from operations of discontinued assets in accordance with SFAS No. 144. Income from operations of discontinued assets for the years ended December 31, 2002 and 2001 was $2.9 million and $6.2 million, respectively with the decrease being primarily due to the fact that these properties were owned for less than a full year in 2002.

Segment Results

     We operate our business on an asset management model, where teams are responsible for a portfolio of assets. We have divided our portfolio of properties into three operating regions: the Mid-Atlantic, Northeast and West. Each region is operated under the direction of an asset manager, with dedicated leasing, property management and financial staff and operates largely autonomously with respect to day to day operating decisions. Incentive compensation throughout the regional teams is tied to the property operating income of the respective portfolios.

     The following selected key segment data presented is for the full year, except real estate assets and gross leasable area which is presented as of year-end. The results of properties which have been disposed are excluded from property operating income presented below in accordance with SFAS No. 144.

     Property operating income consists of rental income, other property income and interest income, less rental expense and real estate taxes. This measure is used internally to evaluate the performance of our regional operations and we consider it to be a significant measurement.

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(in thousands)   Key Segment Financial Data
    2003
2002
2001
                         
Mid-Atlantic
                       
Rental income
  $ 151,206     $ 139,487     $ 123,932  
Total revenue
  $ 159,040     $ 147,933     $ 131,063  
Property operating income
  $ 112,753     $ 104,304     $ 92,883  
Property operating income as a percent of total revenue
       70.9%          70.5%          70.9%  
Real estate assets, at cost
  $ 903,878     $ 827,090     $ 793,566  
Gross leasable area (square feet)
    6,809       6,266       6,139  
                         
Northeast
                       
Rental income
  $ 121,325     $ 120,302     $ 111,083  
Total revenue
  $ 129,797     $ 129,518     $ 120,892  
Property operating income
     $88,397        $91,021        $83,257  
Property operating income as a percent of total revenue
       68.1%          70.3%          68.9%  
Real estate assets, at cost
  $ 813,617     $ 747,778     $ 760,849  
Gross leasable area (square feet)
    7,686       7,441       7,501  
                         
West
                       
Rental income
     $62,166        $35,227        $34,273  
Total revenue
     $69,039        $38,189        $37,630  
Property operating income
     $38,683        $16,638        $24,180  
Property operating income as a percent of total revenue
       56.0%          43.6%          64.3%  
Real estate assets, at cost
  $ 752,654     $ 731,958     $ 549,889  
Gross leasable area (square feet)
    1,739       1,538       1,121  

MID-ATLANTIC

The Mid-Atlantic region extends roughly from Baltimore south through metropolitan Washington, D.C. and further south through Virginia and North Carolina. Two properties in Florida are also included in this region. As of December 31, 2003, the Mid-Atlantic included 35 properties after three acquisitions in 2003 (Mount Vernon Plaza, South Valley Shopping Center and Plaza del Mercado) and two disposals in 2003 (4929 and 4925 Bethesda Avenue). There was no acquisition or disposal activity in 2002 in this region but 2002 saw increased results from Pentagon Row which was phased into service between 2001 and 2002 and from the impact of Friendship Center which was acquired in 2001. The Williamsburg Shopping Center was sold in 2001.

     Total revenue in the Mid-Atlantic grew 8.0% in 2003 after showing 13% growth in 2002. The revenue growth in 2003 largely reflects the increase in leasable area related to acquisitions as well as increased expense recovery. The significant growth in 2002 is due primarily to the acquisition of Friendship Center but also to the additional income from Pentagon Row which opened in late 2001 and the successful retenanting at several shopping centers. Development fees earned in 2003 and 2002 amounted to $1.0 million and $0.8 million, respectively, and tend to be non-recurring.

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     The percentage leased was 93%, 96% and 96% as of year end 2003, 2002 and 2001, respectively. The decrease in 2003 occupancy reflects the impact of several anchor closings, including K-mart, the impact of acquiring Mt. Vernon Plaza and South Valley Shopping Center, both of which had lower than average occupancy when acquired, and an increase in re-development activity which will keep leasable space out of service until the redevelopments are complete. We expect that the increased redevelopment activity will continue in 2004 and 2005.

     The improved rate of operating income to total revenue in the Mid-Atlantic in 2003 was caused largely by a decrease in expenses which are not recoverable from tenants, particularly legal costs, and lower overhead expenses. The property operating margin to revenue decreased in 2002 when compared to 2001 as a rise in property taxes was not completely offset by a similar rise in cost recoveries for the year.

NORTHEAST

     The Northeast region extends from suburban Philadelphia north through New York and its suburbs into New England. This region also includes several properties located in Illinois and one located in Michigan. As of December 31, 2003, the Northeast region had 42 properties which reflects one acquisition and seven buildings disposed in 2003 and four small buildings disposed in 2002. One property was sold in 2001.

     In the Northeast, total revenue was flat in 2003 when compared to 2002 after rising 7% in 2002 when compared to 2001. Northeast total revenue was flat in 2003 versus 2002 as a decrease in occupancy rates was offset by an increase in common area expense recoveries, particularly related to snow removal in the first quarter of 2003, and to real estate tax recoveries. The growth in 2002 over 2001 was driven primarily by an increase in rental rates at redeveloped, expanded and retenanted centers as well as increased rental rates on rollovers and increased recoveries related to refinements in the recovery accrual process.

     The percentage leased was 95%, 96% and 96% as of December 31, 2003, 2002 and 2001, respectively. The slight decrease in 2003 reflects the closing of several principal tenants, including K-mart, an increase in re-development activity which has taken leasable space out of service and the acquisition of Mercer Mall whose leased rate is currently below that of the rest of the region. Mercer Mall had a leased rate of approximately 80% when acquired in October 2003. We expect that the increased redevelopment activity will continue in 2004 and 2005.

     The decrease in the rate of operating income to total revenue in 2003 when compared to 2002 was caused largely by a lower recovery rate on higher common area expenses, particularly due to the snow removal costs incurred in the first quarter of 2003. In addition, the region experienced lower lease termination fees in 2003 and higher costs to provide utilities at our Fresh Meadows property. The increased operating income margin in 2002 over 2001 was due to improved cost recoveries on relatively flat rental expenses.

WEST

     As of December 31, 2003, 34 of our properties, including Santana Row, were located in the West region. The West region extends from Texas to the West Coast. In 2003, we disposed of one parcel of undeveloped land while in 2002 we disposed of one shopping center and exchanged the property at 580 Market Street in San Francisco, California for the minority partner’s interest in Santana Row. In 2001, we sold one shopping center in the West region.

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     Total revenue in the West rose $30.8 million, or 81%, in 2003 over 2002 of which $21.3 million relates to increased total revenues at Santana Row as well as the impact of the 2002 $1.3 million write-down associated with the impairment of our restaurant joint ventures, which was charged to other income in 2002. In addition, approximately $8.0 million of the rental income growth comes from the insurance proceeds received related to the fire at Santana Row. The insurance proceeds are reported as part of rental income as they relate largely to lost rents on the delayed opening of the residential and retail units and rental concessions to tenants. Excluding the Santana Row revenue growth and the insurance proceeds, total revenue growth in 2003 was 4% as higher income in San Antonio, Texas and southern California more than offset lower revenue at our property at 150 Post Street in San Francisco, California. Total revenue growth in 2002 over 2001 was due largely to increased rental rates at redeveloped and retenanted properties and Santana Row coming on line in 2002 which was offset by a decrease in revenue related to 580 Market Street which was sold in 2002. Income from the insurance proceeds of approximately $3.0 million will be recognized in 2004.

     For the West region, the percentage leased was 88%, 84% and 93% at years ending 2003, 2002 and 2001, respectively. The Santana Row development added approximately 529,000 square feet of retail space to the West Coast since the end of 2001. The improved occupancy as of year end 2003 compared to the end of 2002 is due largely to increases at Santana Row and Houston Street in San Antonio, Texas.

     The West region’s property operating income margin to revenue improved in 2003 over 2002 due almost entirely to the significant growth in revenue at Santana Row. The operating expenses associated with Santana Row started increasing in 2002 as a result of leasing, marketing and other start-up costs in preparation for and during the opening of this project. In 2003, we incurred a full year of operating expenses but rental revenues continued growing during the year as occupancy increased. The West’s property operating income margin dropped in 2002 compared to 2001 due to the opening of Santana described above partly offset by in an increase in interest income from mortgage notes receivable. We expect the margin to again increase in 2004 due to higher occupancy at Santana Row and our property in San Antonio, Texas but at a slower pace than the improvement in 2003.

     The success of Santana Row and Houston Street in San Antonio, Texas will depend on many factors which are not entirely within our control. We monitor current and long-term economic forecasts for these markets in order to evaluate the long-term financial returns of these projects. The overall return on investment in the West segment significantly lags the Northeast and Mid-Atlantic due to the phasing into service of Santana Row and Houston Street. We expect that the returns on investment in the West will continue to rise as these projects come into service but not necessarily to the same level of overall returns as generated in the other segments.

Liquidity and Capital Resources

     Due to the nature of our business and our strategy, we are generally in a position to generate significant amounts of cash from operations. The cash generated from operations is primarily paid to shareholders in the form of dividends. One of the requirements of our maintaining our status as a REIT is the requirement that we distribute at least 90% of our REIT taxable income each year. Therefore, cash needs for executing our strategy and investing in new

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properties as well as payment of debt maturities must come from cash not distributed to shareholders, from proceeds of property dispositions, or from the proceeds of raising new capital by issuing equity or debt securities.

     It is management’s intention that we continually have access to the capital resources necessary to expand and develop our business. As such, we intend to operate with and maintain a conservative capital structure that will allow us to maintain strong debt service coverage and fixed charge coverage ratios as part of our commitment to investment-grade debt ratings. At December 31, 2003, our level of debt to total market capitalization was 39%. We may, from time to time, seek to obtain funds through additional equity offerings, unsecured debt financings and/or mortgage financings and other debt and equity alternatives, including formation of joint-ventures, in a manner consistent with our intention to operate with a conservative debt structure.

     In 2003, we undertook several transactions to improve our liquidity, including the redemption of $100 million of 7.95% preferred stock with the proceeds of a common equity offering, the redemption and payment in June 2003 of the $75 million of our 5 1/4% Convertible Subordinated Debentures outstanding and due to mature in October 2003 with borrowings under our lower interest rate credit facility, and the refinancing and replacement of our $300 million revolving credit facility and $125 million term loan, both scheduled to mature in December 2003, with a new $550 million unsecured credit facility. The new credit facility consists of a $150 million five-year term loan, a $100 million three-year term loan, and a $300 million three-year revolving credit facility with a one-year extension option. The term loans bear interest at LIBOR plus 95 basis points while the revolving facility bears interest at LIBOR plus 75 basis points. See “Recent Developments” above for a discussion of our financing transactions subsequent to year end 2003.

     Our cash and cash equivalents at December 31, 2003 were $35.0 million, an increase from $23.1 million at December 31, 2002.

Summary of Cash Flows

         
(in thousands)   For the Year Ended
    December 31, 2003
Cash Provided by Operating Activities
  $ 122,391  
Cash Used in Investing Activities
    (91,272)  
Cash Used by Financing Activities
    (19,274)  
 
   
 
 
Increase in Cash and Cash Equivalents
    11,845  
Cash and Cash Equivalents, Beginning of Period
    23,123  
 
   
 
 
Cash and Cash Equivalents, End of Period
  $ 34,968  

     The cash provided by operating activities is primarily attributable to the operation of our properties and includes $8 million of insurance proceeds related to reimbursement of lost rent at Santana Row. We used cash of $26.7 million to increase our working capital primarily as a result of an increase in notes receivable and an increase in current assets related to properties acquired.

      We used net cash of $91.3 million in investing activities during 2003, consisting of $139.8 million of cash provided by investing activities and $231.1 million of cash used in investing activities.

      The net cash provided by our investing activities represents:

  $95.9 million of proceeds from our final insurance settlement related to the fire at Santana Row used to reduce our cost basis; and
 
  $43.9 million of net proceeds from the sale of real estate.

      The net cash used in our investing activities reflects:

  an investment of $123.9 million in property development activities;
 
  the use of $50.6 million for capital expenditures in connection with redevelopment of properties and tenant improvements;
 
  an investment of $50.6 million to acquire properties; and
 
  the repayment of $5.9 million of mortgage notes outstanding.

      We expect that capital expenditures for development activities, particularly at Santana Row, will decrease in 2004. We are not able to project our level of acquisitions or dispositions in future years but expect that we will be able to fund acquisitions and our redevelopment pipeline through available means of financing.

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     We used net cash of $19.3 million for financing activities during 2003, consisting of $324.7 million used in financing activities and $305.4 million of cash provided by financing activities.

     The cash used in financing activities primarily reflects:

  payments on mortgages, capital leases and notes payable of $117.9 million;
 
  payment of dividends of $104.8 million; and
 
  redemption of preferred shares of $100.0 million.

     The cash provided by our financing activities primarily represents:

  proceeds from the issuance of common shares in a public offering of $98.4 million;
 
  proceeds from the issuance of common shares for exercise of options and operating units of approximately $53.0 million;
 
  net proceeds from issuing term notes of $125.0 million; and
 
  increased borrowings under short-term debt of $28.8 million.

Contractual Commitments
The following table provides a summary of our fixed, noncancelable obligations as of December 31, 2003.

                                         
Contractual Obligations (a)(b)(c)(d)(e)           Less than   From   From   After
(in thousands)   Total   1 year   1-3 years   4-5 years   5 years

 
Current and long-term debt
  $ 1,151,364     $ 142,373     $ 187,663     $ 317,922     $ 503,406  
 
                                       
Capital lease obligations, principal only
    159,486       487       2,413       2,884       153,702  
 
                                       
Operating leases
    291,331       4,320       8,705       8,832       269,474  
 
                                       
Development and redevelopment obligations
    79,171       14,189       3,682       1,300       60,000  
 
                                       
Restaurant joint ventures
    421       421                    
 
                                       
Contractual operating obligations
    6,774       3,349       3,318       107        
   
 
 
                                       
Total contractual cash obligations
  $ 1,688,547     $ 165,139     $ 205,781     $ 331,045     $ 986,582  
   
 

  (a)   Under the terms of the Congressional Plaza partnership agreement, from and after January 1, 1986, an unaffiliated third party, has the right to require us and the two other minority partners to purchase from half to all of its 37.5% interest in Congressional Plaza at the interest’s then-current fair market value. Based on management’s current estimate of fair market value, our estimated liability upon exercise of the put option is approximately $28.0 million. In conjunction with the construction of apartments at the property completed in 2003, we have agreed to acquire 7.5% of the third party’s interest in Congressional Plaza, thereby lowering its ownership percentage to 30%, in exchange for funding approximately $7 million of its share of the redevelopment cost. The development funding has taken place in 2003 and the acquisition of the third party’s 7.5% interest is anticipated to be completed in 2004. After the completion of this transaction, our estimated liability upon the exercise of the put option will be approximately $21 million.
  (b)   Under the terms of four other partnerships which own street retail properties in southern California with a cost of approximately $61 million, if certain leasing and revenue levels are obtained for the properties owned by the partnerships, the other partners may require us to purchase their partnership interests at a formula price based upon property operating income. The purchase price may be paid in cash or for two of the partnerships, a limited number of our common shares at the election of the other partners. In those partnerships, if the other partners do not redeem their interest, we may choose to purchase the limited partnership interests upon the same terms.
  (c)   Street Retail San Antonio LP, a wholly-owned subsidiary of the Trust, entered into a Development Agreement (the “Agreement”) on March 13, 2000 with the City of San Antonio, Texas (the “City”) related to the redevelopment of land and buildings that we own along Houston Street. Houston Street and the surrounding area have been designated by the City as a Reinvestment Zone (the “Zone”). The City agreed to facilitate redevelopment of the Zone by undertaking and financing certain public improvements based on our agreement to redevelop our properties in the Zone. Under the terms of the Agreement, the City issued

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      debt to fund specific public improvements within the Zone. The initial and primary source of funding to the City for repayment of the debt and debt service is the incremental tax revenue that accretes to the City as the taxable value of the redeveloped properties within the Zone increases. We are required to issue an annual letter of credit, commencing on October 1, 2002 through September 30, 2014, that covers our designated portion of the debt service should the incremental tax revenue generated in the Zone not cover the debt service. We posted a letter of credit with the City on September 25, 2002 for $795,000. Our obligation under this Agreement is estimated to range from $1.6 million to $3.0 million of which approximately $360,000 has been funded in 2003. We have accrued for additional payments of $1.2 million as of September 30, 2003 as part of the project costs in anticipation of a shortfall of incremental tax revenues to the City. We could be required to provide funding beyond the $1.2 million currently accrued under the Agreement prior to its expiration on September 30, 2014. We do not anticipate that such obligation would exceed $600,000 in any year nor exceed $3 million in total. If the Zone creates sufficient tax increment funding to repay the City’s debt prior to the expiration of the Agreement, we will be eligible to receive reimbursement of amounts paid for debt service shortfalls together with interest thereon.
  (d)   Under the terms of various other partnerships which own shopping center properties with a cost of approximately $88.5 million, including one of the two shopping centers purchased in the first quarter of 2003, the partners may exchange their 852,222 operating units for cash or the same number of our common shares, at our option. On February 14, 2003 we paid $333,000 to redeem 12,000 operating units. On April 3, 2003 we issued 64,952 of our common shares valued at $1.9 million in exchange for 64,952 operating units. On January 5, 2004, we paid $199,000 to redeem an additional 5,100 operating units.
  (e)   In addition to our contractual obligations we have other short-term liquidity requirements consisting primarily of normal recurring operating expenses, regular debt service requirements (including debt service relating to additional and replacement debt), recurring corporate expenditures including compensation agreements, non-recurring corporate expenditures (such as tenant improvements and redevelopments) and dividends to common and preferred shareholders. Overall capital requirements will depend upon acquisition opportunities, the level of improvements and redevelopments on existing properties and the timing and cost of future phases of Santana Row.

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Debt Financing Arrangements
     As of December 31, 2003, we had total debt outstanding of $1.3 billion.

     The following is a summary of our total debt outstanding as of December 31, 2003. Certain additional detailed information about our debt is included in Notes 4, 5 and 6 of our Notes to Consolidated Financial Statements.

(dollars in thousands)

                             
    Original Debt     Principal Balance     Interest Rate      
    Issued     as of     as of      
Description of Debt
  or Available
    December 31, 2003
    December 31, 2003
    Maturity Date
Mortgage Loans
                           
Secured Fixed Rate
                           
Leesburg Plaza
     $9,900        $9,900       6.510 %   October 1, 2008
164 E. Houston Street
    345       230       7.500 %   October 6, 2008
Mercer Mall
  Acquired      4,693       8.375 %   April 1, 2009
Federal Plaza
    36,500       35,543       6.750 %   June 1, 2011
Tysons Station
    7,000       6,753       7.400 %   September 1, 2011
Barracks Road
    44,300       44,222       7.950 %   November 1, 2015
Hauppauge
    16,700       16,670       7.950 %   November 1, 2015
Lawrence Park
    31,400       31,344       7.950 %   November 1, 2015
Wildwood
    27,600       27,551       7.950 %   November 1, 2015
Wynnewood
    32,000       31,943       7.950 %   November 1, 2015
Brick Plaza
    33,000       32,936       7.415 %   November 1, 2015
Mount Vernon (1)
    13,250       13,086       5.660 %   April 15, 2028
 
         
 
             
Total Mortgage Loans
             $254,871              
 
         
 
             
Notes Payable
                           
Unsecured Fixed Rate
                           
Perring Plaza Renovation
    3,087       2,128       10.00 %   January 31, 2013
Other
    295       45     Various   Various
Unsecured Variable Rate
                           
Term note with banks
     $100,000        $100,000     LIBOR + 0.95%   October 8, 2006
Term note with banks (2)
    150,000       150,000     LIBOR + 0.95%   October 8, 2008
Escondido (Municipal Bonds) (3)
    9,400       9,400       3.060 %   October 1, 2016
Revolving credit facilities (4)
    300,000       99,750     LIBOR + 0.75%   October 8, 2006
 
         
 
             
Total Notes Payable
             $361,323              
 
         
 
             
Senior Notes and Debentures
                           
Unsecured Fixed Rate
                           
6.74% Medium Term Notes (5)
    39,500        $39,500       6.370 %   March 10, 2004
6.625% Notes
    40,000       40,000       6.625 %   December 1, 2005
6.99% Medium Term Notes (6)
    40,500       40,500       6.894 %   March 10, 2006
6.125% Notes (7)
    150,000       150,000       6.325 %   November 15, 2007
8.75% Notes
    175,000       175,000       8.750 %   December 1, 2009
7.48% Debentures (8)
    50,000       50,000       7.480 %   August 15, 2026
6.82% Medium Term Notes (9)
    40,000       40,000       6.820 %   August 1, 2027
 
         
 
             
Total Senior Notes and Debentures
            535,000              
 
         
 
             
Capital Lease Obligations
                           
Various
            159,486     Various   Various through 2077
 
         
 
             
Total Debt and Capital Leases
                           
Obligations
             $1,310,680              
 
         
 
             

1.   The interest rate is fixed at 5.66% for the first ten years and then is reset to a market rate. The lender has the option to call the loan after year ten.
2.   This loan currently bears interest at LIBOR plus 95 basis points. In January 2004, we purchased interest rate swaps or hedges on this note, thereby locking in the LIBOR portion of the interest rate at 2.401% through October 2006.
3.   The loan requires monthly interest only payments through maturity. This loan bears interest at a variable rate determined weekly to be the interest rate which would enable the bonds to be remarketed at 100% of their principal amount. The weighted average interest rate for the year ended December 31, 2003 was 3.060%. The property is not encumbered by a lien.
4.   On October 8, 2003, we closed on a new credit agreement replacing our then existing credit agreement. The new agreement includes $300 million three-year revolving credit

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    facility which currently bears interest at LIBOR plus 75 basis points. The spread over LIBOR is subject to adjustment based on our credit rating. The maximum amount drawn under our old and new facilities during 2003 was $225 million. The weighted average interest rate on borrowings under these facilities for the year ended December 31, 2003 was 3.39%.
5.   We purchased interest rate swaps at issuance, thereby reducing the effective interest rate from 6.74% to 6.37%.
6.   We purchased interest rate swaps at issuance, thereby reducing the effective interest rate from 6.99% to 6.894%.
7.   The Trust purchased an interest rate lock to hedge a planned note offering. A hedge loss of $1.5 million associated with this hedge is being amortized into the November 2002 note offering thereby increasing the effective interest rate on these notes to 6.325%.
8.   Beginning on August 15, 2008, the debentures are redeemable by the holders thereof at the original purchase price.
9.   Beginning on August 1, 2007, the notes are redeemable by the holders thereof at the original purchase price.

     Our credit facility and other debt agreements include financial covenants that may limit our operating activities in the future. These covenants require us to comply with a number of financial provisions using calculations of ratios and other amounts that are not normally useful to a financial statement reader and are calculated in a manner that is not in accordance with GAAP. Accordingly, the numeric information set forth below is calculated as required by our various loan agreements rather than in accordance with GAAP. We have not included a reconciliation of this information to GAAP information because, in this case, there is no directly comparable GAAP measure, similarly titled GAAP measures are not relevant in determining whether or not we are in compliance with our financial covenants and we believe that the ratios on our material covenants are relevant to the reader. These covenants require us to:

    limit the amount of debt so that our interest and other fixed charge coverage will exceed 1.75 to 1 (we maintained a ratio of 2.38 to 1 as of December 31, 2003);
    limit the amount of debt as a percentage of total asset value to less than .55 to 1 (we maintained a ratio of 0.51 to 1 as of December 31, 2003);
    limit the amount of secured debt as a percentage of total asset value to less than .30 to 1 (we maintained a ratio of 0.16 to 1 as of December 31, 2003);
    limit the amount of unsecured debt so that unencumbered asset value to unsecured debt will equal or exceed 1.75 to 1 (we maintained a ratio of 2.26 to 1 as of December 31, 2003); and
    limit the total cost of development projects under construction to 15% or less of total asset value (the total budgeted cost of our projects under construction at December 31, 2003 represented 2.7% of gross asset value).

     We are also obligated to comply with other covenants, including, among others, provisions:

    relating to the maintenance of any property securing a mortgage;
    restricting our ability to pledge assets or create liens;
    restricting our ability to incur additional debt;
    restricting our ability to amend or modify existing leases;
    restricting our ability to enter into transactions with affiliates; and
    restricting our ability to consolidate, merge or sell all or substantially all of our assets.

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     As of December 31, 2003, we were in compliance with all of our financial covenants. If we were to breach any of our debt covenants, including the listed covenants, and did not cure the breach within any applicable cure period, our lenders could require us to repay the debt immediately, and, if the debt is secured, could immediately begin proceedings to take possession of the property securing the loan. Many of our debt arrangements, including our public notes and our credit facility, are cross-defaulted which means that the lenders under those debt arrangements can put us in default and require immediate repayment of their debt if we breach and fail to cure a covenant under certain of our other debt obligations. As a result, any default under our debt covenants could have a material adverse effect on our financial condition, our results of operations, our ability to meet our obligations and the market value of our shares.

     Below are the aggregate principal payments required as of December 31, 2003 under our debt financing arrangements by year. Scheduled principal installments and amounts due at maturity are included.

                                 
(in thousands)   Secured
    Capital Lease
    Unsecured
    Total
 
                                 
2004
  $ 2,803     $ 486     $ 39,652     $ 42,941  
2005
    3,229       1,143       40,168       44,540  
2006
    3,581       1,271       240,435       245,287  
2007
    3,858       1,374       150,204       155,436  
2008
    13,633       1,510       150,227       165,370  
2009 and thereafter
    227,767       153,702       275,637       657,106  
 
   
 
     
 
     
 
     
 
 
 
  $ 254,871     $ 159,486     $ 896,323     $ 1,310,680  
 
   
 
     
 
     
 
     
 
 

     Our organizational documents do not limit the level or amount of debt that we may incur.

Interest Rate Hedging

     We enter into derivative contracts, which qualify as cash flow hedges under SFAS No. 133 “Accounting for Derivative Instruments and Hedging Activities”, in order to manage interest rate risk. Derivatives are not purchased for speculation.

     In January 2004, to hedge our exposure to interest rates on our $150 million, five-year term loan issued in October 2003, we entered into interest rate swaps, which fixed the LIBOR portion of the interest rate on the term loan at 2.401% through October 2006. The interest rate on the term loan as of December 31, 2003 was LIBOR plus 95 basis points, thus, subsequent to year end we swapped the floating rate debt to a fixed interest rate of 3.351% on notional amounts totaling $150 million. On the January 2004 hedge, we are exposed to credit loss in the event of non-performance by the counterparty to the interest rate protection agreement should interest rates exceed the cap. However, management does not anticipate non-performance by the counterparty. The counterparty has a long-term debt rating of “A” by Standard and Poor’s Ratings Service (“S&P”) “A1” by Moody’s Investors Service (“Moody’s”) as of March 8, 2004. Although our swap is not exchange traded, there are a number of financial institutions which enter into these types of transactions as part of their day-to-day activities. The swap has been documented as a cash flow hedge and designated as effective at inception of the swap contract.

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Consequently, the unrealized gain or loss upon measuring the swap at its fair value will be recorded as a component of other comprehensive income within shareholders’ equity and either a derivative instrument asset or liability is recorded on the balance sheet.

     The hedges open at the end of the third quarter 2003 relating to our $125 million term loan which was to mature on December 19, 2003, were unwound on October 8, 2003, in connection with the repayment of that loan, at a cost of approximately $1.1 million which was charged to interest expense in the fourth quarter of 2003.

Liquidity Requirements

     Short-term liquidity requirements consist primarily of obligations under capital and operating leases, normal recurring operating expenses, regular debt service requirements (including debt service relating to additional or replacement debt, as well as scheduled debt maturities), recurring corporate expenditures, non-recurring corporate expenditures (such as tenant improvements and redevelopments) and dividends to common and preferred shareholders. Overall capital requirements in 2004 and beyond will depend upon acquisition opportunities, the level of improvements and redevelopments on existing properties and the timing and cost of future phases of Santana Row. We expect to fund our capital requirements, as well as our development and redevelopment costs, acquisitions and normal recurring operating costs through a combination of cash provided by operating activities, borrowings under our credit facility and other funding sources which may consist of additional and replacement debt, both secured and unsecured, additional equity, joint venture relationships and property dispositions.

     We expect to fund our long-term capital requirements, which consist primarily of maturities under our long-term debt, development and redevelopment costs and potential acquisition opportunities through a combination of funding sources which we believe will be available to us including debt, both secured and unsecured, additional equity, joint venture relationships and property dispositions.

     The following factors could affect our ability to meet our liquidity requirements:

  we may be unable to obtain debt or equity financing on favorable terms, or at all, as a result of our financial condition or market conditions at the time we seek additional financing;

  restrictions in our debt instruments or outstanding equity may prohibit us from incurring debt or issuing equity at all, or on terms available under then-prevailing market conditions; and
  we may be unable to service additional or replacement debt due to increases in interest rates or a decline in our operating performance.

REIT Qualification

     We intend to maintain our qualification as a REIT under Section 856(c) of the Code. As a REIT, we generally will not be subject to corporate federal income taxes as long as we satisfy certain technical requirements of the Code, including the requirement to distribute 90% of our REIT taxable income to our shareholders.

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Funds From Operations

     We have historically reported our FFO in addition to our net income and net cash provided by operating activities. FFO is a supplemental non-GAAP financial measure of real estate companies’ operating performance. NAREIT defines FFO as follows: income available for common shareholders before depreciation and amortization of real estate assets and before extraordinary items less gains on sale of real estate. NAREIT developed FFO as a relative measure of performance and liquidity of an equity REIT in order to recognize that the value of income-producing real estate historically has not depreciated on the basis determined under GAAP. However, FFO:

  does not represent cash flows from operating activities in accordance with GAAP (which, unlike FFO, generally reflects all cash effects of transactions and other events in the determination of net income);
  should not be considered an alternative to net income as an indication of our performance; and
  is not necessarily indicative of cash flow as a measure of liquidity or ability to pay dividends.

     We consider FFO a meaningful, additional measure of operating performance because it primarily excludes the assumption that the value of the real estate assets diminishes predictably over time, and because industry analysts have accepted it as a performance measure. Comparison of our presentation of FFO to similarly titled measures for other REITs may not necessarily be meaningful due to possible differences in the application of the NAREIT definition used by such REITs.

     An increase or decrease in FFO does not necessarily result in an increase or decrease in aggregate distributions because our Board of Trustees is not required to increase distributions on a quarterly basis unless necessary for us to maintain REIT status. However, we must distribute 90% of our REIT taxable income (as defined in the Code) to remain qualified as a REIT. Therefore, a significant increase in FFO will generally require an increase in distributions to shareholders although not necessarily on a proportionate basis.

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     The reconciliation of net income available for common shareholders to funds from operations for the years ended December 31, 2003 and 2002 is as follows:

                 
(in thousands)   For the Years Ended
    December 31,
    2003
  2002
Net income available for common shareholders — basic
  $ 75,990        $35,862  
(Gain) on sale of real estate net of loss on abandoned developments held for sale
    (20,053 )     (9,454 )
Depreciation and amortization of real estate assets
    68,202       58,605  
Amortization of initial direct costs of leases
    5,801       4,750  
Income attributable to operating partnership units
    1,317       740  
 
   
 
     
 
 
Funds from operations for common shareholders
  $ 131,257     $90,503  
 
   
 
     
 
 
Weighted average number of common shares used to compute basic FFO per share
    47,379       41,624  
 
   
 
     
 
 
Weighted average number of common shares used to compute diluted FFO per share
    48,619       42,882  
 
   
 
     
 
 

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Item 7A. Quantitative and Qualitative Disclosures About Market Risk

     Our use of financial instruments, such as debt instruments, subject us to market risk which may affect our future earnings and cash flows as well as the fair value of our assets. Market risk generally refers to the risk of loss from changes in interest rates and market prices. We manage our market risk by attempting to match anticipated inflow of cash from our operating, investing and financing activities with anticipated outflow of cash to fund debt payments, dividends to common and preferred shareholders, investments, capital expenditures and other cash requirements. We also enter into derivative financial instruments such as interest rate swaps to mitigate our interest rate risk on a related financial instrument or to effectively lock the interest rate on a portion of our variable rate debt.

     The following discussion of market risk is based solely on hypothetical changes in interest rates related to our variable rate debt. This discussion does not purport to take into account all of the factors that may affect the financial instruments discussed in this section.

Interest Rate Risk

     Our interest rate risk is most sensitive to fluctuations in interest rates on our variable rate debt. At December 31, 2003, we had $359.1 million of variable rate debt. Based upon this balance of variable rate debt, if interest rates increased 1%, our earnings and cash flows for the year would decrease by approximately $3.6 million. If interest rates decreased 1%, our earnings and cash flows for the year would increase by approximately $3.6 million. We believe that the change in the fair value of our financial instruments resulting from a foreseeable fluctuation in interest rates would be immaterial to our total assets and total liabilities.

     In January 2004, we purchased an interest rate swap on our $150 million term note which currently bears interest at LIBOR plus 95 basis-points and is due to mature in October 2008. The swap has locked in the LIBOR portion of the interest rate at 2.401% through October 2006.

Interest Rate Hedging

     We use derivative financial instruments to convert a portion of our variable rate debt to fixed rate debt and to manage our fixed to variable rate debt ratio. A description of these derivative financial instruments is contained in “Item 7. Management’s Discussion and Analysis of Financial Condition and Results of Operations — Liquidity and Capital Resources - Interest Rate Hedging.” and is incorporated by reference into this Item 7A.

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Item 8. Financial Statements and Supplementary Data

NOTICE REGARDING ARTHUR ANDERSEN LLP

     Section 11(a) of the Securities Act of 1933, as amended, provides that if any part of a registration statement at the time it becomes effective contains an untrue statement of a material fact or an omission to state a material fact required to be stated therein or necessary to make the statements therein not misleading, any person acquiring a security pursuant to the registration statement (unless it is proved that at the time of the acquisition the person knew of the untruth or omission) may sue, among others, every accountant who has consented to be named as having prepared or certified any part of the registration statement or as having prepared or certified any report or valuation which is used in connection with the registration statement with respect to the statement in the registration statement, report or valuation which purports to have been prepared or certified by the accountant.

     Prior to the date of the filing of this Form 10-K, the Arthur Andersen LLP partners who reviewed our audited financial statements contained herein resigned from Arthur Andersen LLP and Arthur Andersen LLP was convicted for obstruction of justice and elected to cease practicing before the SEC in August 2002. As a result, after reasonable efforts, we have been unable to obtain Arthur Andersen LLP’s written consent to the incorporation by reference into our previously filed Registration Statements File No. 333-100819, 333-84210, 333-97945, 333-63619, File No. 33-63687, File No. 33-63955, File No. 33-15264 and File No. 33-55111 and in their related prospectuses (the “Prior Registration Statements”) of its audit report with respect to our financial statements for the fiscal year ended December 31, 2001.

     Under these circumstances, Rule 437a under the Securities Act permits us to file this Form 10-K without a written consent from Arthur Andersen LLP. Accordingly, Arthur Andersen LLP will not be liable to persons acquiring our securities registered pursuant to the Prior Registration Statements under Section 11(a) of the Securities Act because it has not consented to being named as an expert in the Prior Registration Statements.

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Index to Consolidated Financial Statements

     
    Page No.
Report of Independent Certified Public Accountants — Grant Thornton LLP
  F1
Report of Independent Public Accountants — Arthur Andersen LLP
  F2
Consolidated Balance Sheets
  F3
Consolidated Statements of Operations
  F4
Consolidated Statements of Common Shareholders’ Equity
  F5
Consolidated Statements of Cash Flows
  F6
Notes to Consolidated Financial Statements
  F7 — F29
Financial Statement Schedules
   
Schedule III — Summary of Real Estate and Accumulated Depreciation
  F30— F33
Schedule IV — Mortgage Loans on Real Estate
  F34— F35

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Report of Independent Certified Public Accountants

Trustees and Shareholders of Federal Realty Investment Trust

We have audited the consolidated balance sheet of Federal Realty Investment Trust (a Maryland real estate investment trust) (the Trust) and subsidiaries as of December 31, 2003 and 2002, and the related consolidated statements of operations, common shareholders’ equity, and cash flows for each of the two years in the period ended December 31, 2003. These financial statements are the responsibility of the Trust’s management. Our responsibility is to express an opinion on these financial statements based on our audits. The consolidated financial statements of Federal Realty Investment Trust and subsidiaries as of December 31, 2001, and for the year then ended, were audited by other auditors who have ceased operations. Those auditors expressed an unqualified opinion on those consolidated financial statements in their report dated February 11, 2002.

We conducted our audits in accordance with auditing standards generally accepted in the United States of America. Those standards require that we plan and perform the audit to obtain reasonable assurance about whether the financial statements are free of material misstatements. An audit includes examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements. An audit also includes assessing the accounting principles used and significant estimates made by management, as well as evaluating the overall financial statement presentation. We believe that our audits provide a reasonable basis for our opinion.

In our opinion, the financial statements referred to above present fairly, in all material respects, the consolidated financial position of Federal Realty Investment Trust and subsidiaries as of December 31, 2003 and 2002, and the consolidated results of its operations and its consolidated cash flows for each of the two years in the period ended December 31, 2003, in conformity with accounting principles generally accepted in the United States of America.

We have also audited Schedules III and IV for the years ended December 31, 2003 and 2002. In our opinion, these schedules present fairly, in all material respects, the information therein when considered in relation to the basic financial statements taken as a whole.

As discussed above, the consolidated financial statements of Federal Realty Investment Trust and subsidiaries as of December 31, 2001, and for the year then ended, were audited by other auditors who have ceased operations. As described in Note 1, these financial statements have been restated to reflect discontinued operations. We have audited the adjustments described in Note 1 that were applied to restate the 2001 financial statements. In our opinion, such adjustments are appropriate and have been properly applied. However, we were not engaged to audit, review or apply any procedures to the 2001 financial statements of the Trust other than with respect to such adjustments, and, accordingly, we do not express an opinion or any other form of assurance on the 2001 financial statements taken as a whole.

/s/ GRANT THORNTON LLP

Vienna, Virginia
February 5, 2004

-F1-


Table of Contents

REPORT OF INDEPENDENT PUBLIC ACCOUNTANTS

To the Trustees and Shareholders of Federal Realty Investment Trust:

     We have audited the accompanying consolidated balance sheets of Federal Realty Investment Trust (a Maryland real estate investment trust) and subsidiaries as of December 31, 2001 and 2000 and the related consolidated statements of operations, common shareholders’ equity and cash flows for each of the years in the three year period ended December 31, 2001. These financial statements are the responsibility of the Trust’s management. Our responsibility is to express an opinion on these financial statements based on our audits.

     We conducted our audits in accordance with auditing standards generally accepted in the United States. Those standards require that we plan and perform the audit to obtain reasonable assurance about whether the financial statements are free of material misstatement. An audit includes examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements. An audit also includes assessing the accounting principles used and significant estimates made by management, as well as evaluating the overall financial statement presentation. We believe that our audits provide a reasonable basis for our opinion. In our opinion, the consolidated financial statements referred to above present fairly, in all material respects, the financial position of Federal Realty Investment Trust and subsidiaries as of December 31, 2001 and 2000 and the results of their operations and their cash flows for each of the years in the three year period ended December 31, 2001 in conformity with accounting principles generally accepted in the United States.

     Our audit was made for the purpose of forming an opinion on the basic consolidated financial statements taken as a whole. The financial statement schedules included on pages F-29 through F-34 of the Form 10-K are presented for purposes of complying with the Securities and Exchange Commission’s rules and are not a required part of the basic consolidated financial statements. These schedules have been subjected to the auditing procedures applied in our audit of the basic consolidated financial statements and, in our opinion, are fairly stated in all material respects in relation to the basic consolidated financial statements taken as a whole.

/s/ ARTHUR ANDERSEN LLP

Vienna, Virginia
February 11, 2002

Note: As permitted by Rule 2-02(e) of Regulation S-X promulgated under the Securities Act, this is a copy of the audit report previously issued by Arthur Andersen LLP in connection with the filing of our Form 10-K for the fiscal year ended December 31, 2001. After reasonable efforts, we have been unable to have Arthur Andersen LLP reissue this audit report in connection with the filing of this Form 10-K. See “Item 8. Financial Statements and Supplemental Data - Notice Regarding Arthur Andersen LLP” for a further discussion. The consolidated balance sheet as of December 31, 2000, and the related consolidated statements of operations, changes in shareholders’ equity and other comprehensive income, and cash flows for the two fiscal years ended December 31, 2000 referred to in this report have not been included in the accompanying financial statements or schedules. In addition, Arthur Andersen’s audit report relates to the financial statements of the Trust for 2000 and 2001 before restatement adjustments to reflect discontinued operations. The restatement adjustments for these years have been audited by Grant Thornton LLP.

-F2-


Table of Contents

Federal Realty Investment Trust

CONSOLIDATED BALANCE SHEETS

                 
    December 31,     December 31,  
    2003
    2002
 
    (in thousands, except share data)
ASSETS
               
 
               
Real estate, at cost
               
Operating
  $ 2,342,315     $ 1,940,312  
Development
    127,834       340,488  
Discontinued operations
          26,026  
 
 
 
   
 
 
 
    2,470,149       2,306,826  
Less accumulated depreciation and amortization
    (514,177 )     (450,697 )
 
 
 
   
 
 
Net real estate investments
    1,955,972       1,856,129  
 
               
Cash and cash equivalents
    34,968       23,123  
Mortgage notes receivable
    41,500       35,577  
Accounts and notes receivable
    31,207       18,722  
Prepaid expenses and other assets, principally lease commissions and property taxes
    69,335       57,257  
Debt issuance costs, net of accumulated amortization of $3,111 and $6,344, respectively
    10,453       8,570  
 
 
 
   
 
 
 
  $ 2,143,435     $ 1,999,378  
 
 
 
   
 
 
LIABILITIES AND SHAREHOLDERS’ EQUITY
               
 
               
Liabilities
               
Obligations under capital leases
  $ 159,486     $ 104,395  
Mortgages and construction loans payable
    254,871       279,417  
Notes payable
    361,323       207,711  
Accounts payable and accrued expenses
    61,018       79,517  
Dividends payable
    26,021       24,356  
Security deposits
    7,208       6,685  
Prepaid rents
    17,552       13,644  
Senior notes and debentures
    535,000       535,000  
5 1/4% Convertible subordinated debentures
          75,000  
 
 
 
   
 
 
Total liabilities
    1,422,479       1,325,725  
 
               
Minority interests
    29,582       29,366  
 
               
Commitments and contingencies
               
 
               
Shareholders’ equity
               
Preferred stock, authorized 15,000,000 shares, $.01 par:
               
7.95% Series A Cumulative Redeemable Preferred Shares, (stated at liquidation preference $25 per share), 4,000,000 shares issued in 1997
          100,000  
8.5% Series B Cumulative Redeemable Preferred Shares, (stated at liquidation preference $25 per share), 5,400,000 shares issued in 2001
    135,000       135,000  
Common shares of beneficial interest, $.01 par, 100,000,000 shares authorized, 50,670,851 and 44,996,382 issued, respectively
    506       450  
Additional paid in capital
    980,227       818,290  
Accumulated dividends in excess of Trust net income
    (386,738 )     (368,839 )
 
 
 
   
 
 
 
    728,995       684,901  
Less:
               
1,470,275 and 1,461,147 common shares in treasury — at cost, respectively
    (28,445 )     (28,193 )
Deferred compensation on restricted shares
    (5,474 )     (2,657 )
Notes receivable from employee stock plans
    (3,615 )     (5,151 )
Accumulated other comprehensive income (loss)
    (87 )     (4,613 )
 
 
 
   
 
 
Total shareholders’ equity
    691,374       644,287  
 
 
 
   
 
 
 
  $ 2,143,435     $ 1,999,378  
 
 
 
   
 
 

The accompanying notes are an integral part of these consolidated statements.

-F3-


Table of Contents

Federal Realty Investment Trust

CONSOLIDATED STATEMENTS OF OPERATIONS

                         
    Year ended December 31,
    2003
    2002
    2001
 
    (In thousands, except per share data)
Revenue
                       
Rental income
  $ 334,697     $ 295,016     $ 269,288  
Other property income
    17,800       15,468       13,707  
Interest and other income
    5,379       5,156       6,590  
 
 
 
   
 
   
 
 
 
    357,876       315,640       289,585  
 
 
 
   
 
   
 
 
Expenses
                       
Rental
    83,447       72,990       61,619  
Real estate taxes
    34,596       30,687       27,646  
Interest
    75,232       65,058       69,313  
Administrative
    11,820       13,790       14,281  
Restructuring
          22,269        
Depreciation and amortization
    75,089       63,777       58,231  
 
 
 
   
 
   
 
 
 
    280,184       268,571       231,090  
 
 
 
   
 
   
 
 
Income before minority interests and discontinued operations
    77,692       47,069       58,495  
 
                       
Minority Interests
    (4,670 )     (4,112 )     (5,170 )
 
 
 
   
 
   
 
 
Income from continuing operations
    73,022       42,957       53,325  
 
 
 
   
 
   
 
 
Operating income from discontinued operations
    1,422       2,876       6,246  
Gain on sale of real estate
    20,053       9,454       9,185  
 
 
 
   
 
   
 
 
Income from discontinued operations
    21,475       12,330       15,431  
 
 
 
   
 
   
 
 
Net income
    94,497       55,287       68,756  
 
                       
Dividends on preferred stock
    (15,084 )     (19,425 )     (9,034 )
Preferred stock redemption — excess of redemption cost over carrying value
    (3,423 )            
 
 
 
   
 
   
 
 
Net income available for common shareholders
  $ 75,990     $ 35,862     $ 59,722  
 
 
 
   
 
   
 
 
Basic earnings per common share:
                       
Income from continuing operations
  $ 1.15     $ 0.57     $ 1.13  
Discontinued operations
    0.45       0.29       0.39  
 
 
 
   
 
   
 
 
 
  $ 1.60     $ 0.86     $ 1.52  
 
 
 
   
 
   
 
 
Weighted average number of common shares, basic
    47379       41624       39164  
 
 
 
   
 
   
 
 
Diluted earnings per common share:
                       
Income from continuing operations
  $ 1.15     $ 0.57     $ 1.13  
Discontinued operations
    0.44       0.28       0.39  
 
 
 
   
 
   
 
 
 
  $ 1.59     $ 0.85     $ 1.52  
 
 
 
   
 
   
 
 
Weighted average number of common shares, diluted
    48619       42882       40266  
 
 
 
   
 
   
 
 

The accompanying notes are an integral part of these consolidated statements.

-F4-


Table of Contents

Federal Realty Investment Trust

CONSOLIDATED STATEMENTS OF COMMON SHAREHOLDERS’ EQUITY

                                                                         
    Year ended December 31,
    2003
  2002
  2001
(In thousands, except share data)   Shares     Amount     Additional     Shares     Amount     Additional     Shares     Amount     Additional  
Discontinued Operations               Paid-in Capital                 Paid-in Capital                 Paid-in Capital  
Common Shares of Beneficial Interest
                                                                       
Balance, beginning of year
    44,996,382     $ 450     $ 818,290       41,524,165     $ 417     $ 730,835       40,910,972     $ 410     $ 723,078  
Exercise of stock options
    2,124,869       21       50,749       951,971       9       20,857       22,066             459  
Shares issued under dividend reinvestment plan
    109,835       1       3,541       134,247       1       3,488       159,234       2       3,277  
Performance and Restricted Shares granted, net of Restricted Shares retired
    138,568       1       3,960       98,092             2,468       96,657       2       1,877  
Issuance of shares in public offering
    3,236,245       32       98,368       2,185,000       22       56,631                    
Reclassification for preferred stock redemption
                  3,423                                        
Shares issued to purchase operating partnership units
    64,952       1       1,896       100,000       1       2,769                    
Cost of 8.5% Series B Cumulative Preferred Shares
                                                                -4,775  
Accelerated vesting of options and restricted shares
                                            1,165                    
Shares issued to purchase partnership interest
                        2,907             77       335,236       3       6,919  
 
 
 
   
 
   
 
   
 
   
 
   
 
   
 
   
 
   
 
 
Balance, end of period
    50,670,851     $ 506     $ 980,227       44,996,382     $ 450     $ 818,290       41,524,165     $ 417     $ 730,835  
 
 
 
   
 
   
 
   
 
   
 
   
 
   
 
   
 
   
 
 
Accumulated Dividends in Excess of Trust Net Income
                                                                       
Balance, beginning of year
          $ (368,839 )                   $ (322,428 )                   $ (306,287 )        
Net income
            94,497                       55,287                       68,756          
Dividends declared to common shareholders
            (93,889 )                     (82,273 )                     (75,863 )        
Dividends declared to preferred shareholders and redemption costs
            (18,507 )                     (19,425 )                     (9,034 )        
 
         
 
                   
 
                   
 
         
Balance, end of period
          $ (386,738 )                   $ (368,839 )                   $ (322,428 )        
 
         
 
                   
 
                   
 
         
Common Shares of Beneficial Interest in Treasury
                                                                       
Balance, beginning of year
    (1,461,147 )   $ (28,193 )             (1,452,926 )   $ (27,990 )             (1,441,594 )   $ (27,753 )        
Performance and Restricted Shares forfeited
    (9,128 )     (252 )             (8,221 )     (203 )             (11,322 )     (237 )        
 
 
 
   
 
           
 
   
 
           
 
   
 
         
Balance, end of period
    (1,470,275 )   $ (28,445 )             (1,461,147 )   $ (28,193 )             (1,452,916 )   $ (27,990 )        
 
 
 
   
 
           
 
   
 
           
 
   
 
         
Deferred Compensation on Restricted Shares
                                                                       
Balance, beginning of year
    -153,993     $ (2,657 )             (666,656 )   $ (15,005 )             (735,875 )   $ (17,254 )        
Performance and Restricted Shares issued, net of forfeitures
    -118,400       (3,371 )             (73,821 )     (1,763 )             (61,369 )     (830 )        
Vesting of Performance and Restricted Shares
    51,727       554               586,484       14,111               130,588       3,079          
 
 
 
   
 
           
 
   
 
           
 
   
 
         
Balance, end of period
    (220,666 )   $ (5,474 )             (153,993 )   $ (2,657 )             (666,656 )   $ (15,005 )        
 
 
 
   
 
           
 
   
 
           
 
   
 
         
Subscriptions receivable from employee stock plans
                                                                       
Balance, beginning of year
    -184,063     $ (5,151 )             (218,555 )   $ (7,245 )             (242,638 )   $ (6,734 )        
Subscription loans issued
    -87,641       (1,999 )             (93,469 )     (2,986 )             (3,333 )     (973 )        
Subscription loans paid
    115,430       3,535               127,961       5,080               27,416       462          
 
 
 
   
 
           
 
   
 
           
 
   
 
         
Balance, end of period
    (156,274 )   $ (3,615 )             (184,063 )   $ (5,151 )             (218,555 )   $ (7,245 )        
 
 
 
   
 
           
 
   
 
           
 
   
 
         
Accumulated other comprehensive income (loss)
                                                                       
Balance, beginning of year
          $ (4,613 )                   $ (4,293 )                   $          
Change due to recognizing (loss) gain on securities
            (92 )                     (44 )                     49          
Change in valuation on interest rate swap
            3,563                       (276 )                     (4,342 )        
Loss on interest rate hedge transaction
            1,055                                                      
 
         
 
                   
 
                   
 
         
Balance, end of period
          $ (87 )                   $ (4,613 )                   $ (4,293 )        
 
         
 
                   
 
                   
 
         
Comprehensive income
                                                                       
Net income
          $ 94,497                     $ 55,287                     $ 68,756          
Change due to recognizing loss on securities
            (92 )                     (44 )                     49          
Change in valuation on interest rate swap
            3,563                       (276 )                     (4,342 )        
Loss on interest rate hedge transaction
            1,055                                                      
 
         
 
                   
 
                   
 
         
Total comprehensive income
          $ 99,023                     $ 54,967                     $ 64,463          
 
         
 
                   
 
                   
 
         

The accompanying notes are an integral part of these consolidated statements.

-F5-


Table of Contents

Federal Realty Investment Trust

CONSOLIDATED STATEMENTS OF CASH FLOWS

                         
    Year ended December 31,
    2003
    2002
    2001
 
(In thousands)
                       
 
OPERATING ACTIVITIES
                       
Net income
  $ 94,497     $ 55,287     $ 68,756  
Items not requiring cash outlays
                       
Depreciation and amortization, including discontinued operations
    74,616       64,529       59,914  
Gain on sale of real estate
    (20,053 )     (19,101 )     (9,185 )
Loss on abandoned developments held for sale
          9,647        
Non-cash portion of restructuring expense
          19,586        
Other, net
    3,649       4,792       1,041  
Changes in assets and liabilities
                       
Increase in accounts and notes receivable
    (12,485 )     (3,239 )     (4,641 )
Increase in prepaid expenses and other assets before depreciation and amortization
    (22,614 )     (19,762 )     (18,305 )
Increase in operating accounts payable, security deposits and prepaid rent
    4,147       2,996       4,132  
Increase in accrued expenses
    634       4,334       7,736  
 
 
 
   
 
   
 
 
Net cash provided by operating activities
    122,391       119,069       109,448  
 
INVESTING ACTIVITIES
                       
Acquisition of real estate
    (50,629 )           (61,415 )
Capital expenditures — development
    (123,883 )     (221,357 )     (158,048 )
Capital expenditures — other
    (50,641 )     (43,579 )     (41,013 )
Santana Row fire insurance proceeds reducing cost basis
    95,895       21,000          
Proceeds from sale of real estate
    43,909       62,544       25,063  
(Issuance) repayment of mortgage notes receivable, net
    (5,923 )     5,648       3,275  
 
 
 
   
 
   
 
 
 
Net cash used in investing activities
    (91,272 )     (175,744 )     (232,138 )
 
FINANCING ACTIVITIES
                       
Borrowing (repayment) of short-term debt, net
    28,750       27,000       (34,000 )
(Repayment) proceeds from mortgage and construction financing, net of costs
          (60,718 )     145,427  
Increase in term notes to banks, net
    125,000              
Note issuance (repayment), net of costs
          148,746        
Issuance of Series B Preferred shares, net of costs
                130,225  
Repayment of Series A Preferred shares
    (100,000 )            
Issuance of common shares, net of subscriptions receivable
    151,614       76,701       398  
Payments on mortgages, capital leases and notes payable
    (117,913 )     (29,627 )     (31,550 )
Dividends paid
    (104,802 )     (96,461 )     (80,593 )
(Decrease) increase in minority interest, net
    (1,923 )     (3,406 )     (1,011 )
 
 
 
   
 
   
 
 
 
Net cash (used in) provided by financing activities
    (19,274 )     62,235       128,896  
 
 
 
   
 
   
 
 
 
Increase in cash
    11,845       5,560       6,206  
 
Cash at beginning of year
    23,123       17,563       11,357  
 
 
 
   
 
   
 
 
 
Cash at end of year
  $ 34,968     $ 23,123     $ 17,563  
 
 
 
   
 
   
 
 

The accompanying notes are an integral part of these consolidated statements.

-F6-


Table of Contents

Federal Realty Investment Trust
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS
December 31, 2003, 2002 and 2001

NOTE 1. SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES

     Federal Realty Investment Trust (the “Trust”) is an equity real estate investment trust specializing in the ownership, management, development and redevelopment of high quality community and neighborhood shopping centers and main street mixed-use properties located in densely developed urban and suburban areas in strategic metropolitan markets in the Mid-Atlantic and Northeast regions and California.

     We operate in a manner intended to enable us to qualify as a real estate investment trust for federal income tax purposes. A trust which distributes at least 90% of its real estate investment trust taxable income to its shareholders each year and which meets certain other conditions will not be taxed on that portion of its taxable income which is distributed to its shareholders. Therefore, Federal income taxes have been and are generally expected to be immaterial. We are obligated for state taxes, generally consisting of franchise or gross receipts taxes in certain states. Such state taxes have not been material.

     Our consolidated financial statements include the accounts of the Trust, its corporate subsidiaries, and numerous partnerships and limited liability companies, all of which we control. The equity interests of other investors are reflected as investors’ interest in consolidated assets. All significant intercompany transactions and balances are eliminated in consolidation. We account for our interests in joint ventures which we do not control or manage using the equity method of accounting.

     The preparation of financial statements in conformity with accounting principles generally accepted in the United States of America, which we refer to as GAAP, requires management to make estimates and assumptions that in certain circumstances affect the reported amounts of assets and liabilities, disclosure of contingent assets and liabilities, and revenues and expenses. These estimates are prepared using management’s best judgment, after considering past and current events and economic conditions. Actual results could differ from these estimates.

Revenue Recognition and Accounts Receivable. Leases with tenants are classified as operating leases. Minimum rents are recognized on a straight-line basis over the terms of the related leases net of valuation adjustments based on management’s assessment of credit, collection and other business risk. Percentage rents, which represent additional rents based on gross tenant sales, are recognized at the end of the lease year or other period in which tenant sales’ thresholds have been reached and the percentage rents are due. Real estate tax and other cost reimbursements are recognized on an accrual basis over the periods in which the expenditures occurred. We make estimates of the collectibility of our accounts receivable related to base rents, including straight line rentals, expense reimbursements and other revenue or income. In some cases the ultimate collectibility of these claims extends beyond one year. We generally reserve for straight-line rents due beyond ten years due to uncertainty of collection.

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Real Estate. Land, buildings and real estate under development are recorded at cost. Depreciation is computed using the straight-line method. Estimated useful lives range generally from 35 years to a maximum of 50 years on buildings and improvements. Maintenance and repair costs are charged to operations as incurred. Tenant work and other major improvements are capitalized and depreciated over the life of the lease or their estimated useful life, respectively. Upon termination of a lease, undepreciated tenant improvement costs are charged to operations if the assets are replaced and the asset and the corresponding accumulated depreciation are retired. Minor improvements, furniture and equipment are capitalized and depreciated over useful lives ranging from three to 15 years. In accordance with Statement of Financial Accounting Standard (“SFAS”) No. 66, “Accounting for Sales of Real Estate”, sales are recognized at closing only when sufficient down payments have been obtained, possession and other attributes of ownership have been transferred to the buyer and we have no significant continuing involvement. The gain or loss resulting from the sale of properties is included in net income at the time of sale.

     We evaluate the carrying value of our long-lived assets in accordance with SFAS No. 121, “Accounting for the Impairment of Long-Lived Assets and for Long-Lived Assets to Be Disposed Of”. In cases where particular assets are being held for sale, impairment is based on whether the fair value (estimated sales price less costs of disposal) of each individual property to be sold is less than the net book value. Otherwise, impairment is based on whether it is probable that undiscounted future cash flows from each property will be less than its net book value. If a property is impaired, its basis is adjusted to its estimated fair market value.

     In August 2001, the FASB issued SFAS No. 144, “Accounting for the Impairment or Disposal of Long-Lived Assets” (effective for us on January 1, 2002). SFAS No. 144 requires that one accounting model be used for long-lived assets to be disposed of by sale, whether previously held and used or newly-acquired, and broadens the presentation of discontinued operations to include components of an entity comprising operations and cash flows that can be distinguished, operationally and for financial reporting purposes from the rest of the entity.

     In June 2002, the FASB issued SFAS No. 146, “Accounting for Costs Associated with Exit or Disposal Activities,” which addresses accounting and processing for costs associated with exit or disposal activities. SFAS No. 146 requires the recognition of a liability for a cost associated with an exit or disposal activity when the liability is incurred versus the date the Trust commits to an exit plan. In addition, SFAS No. 146 states that the liability should be initially measured at fair value. The requirements of SFAS No. 146 are effective for exit or disposal activities that are initiated after December 31, 2002. This pronouncement has not had a material impact on our financial position or results of operations.

     When applicable as lessee, we classify our leases of land and buildings as operating or capital leases in accordance with the provisions of SFAS No. 13, “Accounting for Leases”.

     Certain external and internal costs directly related to the development, redevelopment and leasing of real estate including applicable salaries and their related direct costs are capitalized. The capitalized costs associated with developments, redevelopments and leasing are depreciated or amortized over the life of the improvement or lease, whichever is shorter. Unamortized leasing costs are charged to operations if the applicable tenant vacates before the expiration of its lease.

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     Interest costs on developments and major redevelopments are capitalized as part of the development and redevelopment until it is placed in service. Capitalization of interest commences when development activities and expenditures begin and end upon completion, i.e. when the asset is ready for its intended use. Generally rental property is considered substantially complete and ready for its intended use upon completion of tenant improvements, but no later than one year from the completion of major construction activity.

Debt Issue Costs. Costs related to the issuance of debt instruments are capitalized and are amortized as interest expense over the life of the related issue using the effective interest method. Upon conversion or in the event of early redemption, any unamortized costs are charged to operations.

Cash and Cash Equivalents. We define cash as cash on hand, demand deposits with financial institutions and short term liquid investments with an initial maturity under three months. Cash balances in individual banks may exceed insurable amounts.

Risk Management. We enter into derivative contracts, which qualify as cash flow hedges under SFAS No. 133 “Accounting for Derivative Instruments and Hedging Activities”, in order to manage interest rate risk. Derivatives are not purchased for speculation. During 2001, to hedge our exposure to interest rates on our $125 million term loan, we entered into interest rate swaps, which fixed the LIBOR interest rate on that term loan at 5.27%. The interest rate on this term loan was LIBOR plus 95 basis points, thus fixing the interest rate at 6.22% on notional amounts totaling $125 million. The swaps were documented as cash flow hedges and designated as effective at inception of the swap contract. Consequently, the unrealized gain or loss upon measuring the swaps at their fair market value is recorded as a component of other comprehensive income within shareholders’ equity and either a derivative instrument asset or liability is recorded on the balance sheet. At December 31, 2002, a cumulative unrealized loss of $4.6 million, representing the difference between the then current market value and the 6.22% fixed interest rate on the swap, was recorded in other comprehensive income with a corresponding derivative liability on the balance sheet. In October 2003, we unwound the interest rate swaps which were due to expire December 19, 2003 at a cost of approximately $1.1 million. There were no open derivative contracts at December 31, 2003. In January 2004, to hedge our exposure to interest rates on our $150 million term loan issued in October 2003, we entered into interest rate swaps, which fixed the LIBOR portion of the interest rate on the term loan at 2.40% through October 2006.

     In anticipation of a $150 million Senior Unsecured Note offering, on August 1, 2002, we entered into a treasury rate lock that fixed the benchmark five year treasury rate at 3.472% through August 19, 2002. The rate lock was documented as a cash flow hedge of a forecasted transaction and designated as effective at the inception of the contract. On August 16, 2002, we priced the Senior Unsecured Notes with a scheduled closing date of August 21, 2002 and closed out the associated rate lock. Five year treasury rates declined between the pricing period and the settlement of the hedge purchase; therefore, to settle the rate lock, we paid $1.5 million. As a result of the August 19, 2002 fire at Santana Row, we were not able to proceed with the note offering at that time. However, we consummated a $150 million Senior Unsecured Note offering on November 15, 2002, and thus, the hedge loss is being amortized into interest expense over the life of the related Notes.

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Acquisition, Development and Construction Loan Arrangements. We have made certain mortgage loans that, because of their nature, qualify as loan receivables. At the time the loans were made, we did not intend for the arrangement to be anything other than a financing and did not contemplate a real estate investment. Using guidance set forth in the Third Notice to Practitioners issued by the AICPA in February 1986 entitled “ADC Arrangements” (“the Third Notice”), we evaluate each investment to determine whether the loan arrangement qualifies under the Third Notice as a loan, joint venture or real estate investment and the appropriate accounting thereon. Such determination affects our balance sheet classification of these investments and the recognition of interest income derived therefrom. Generally, we receive additional interest on these loans, however we never receive in excess of 50% of the residual profit in the project (as defined in the Third Notice) and because the borrower has either a substantial investment in the project or has guaranteed all or a portion of our loan (or a combination thereof) the loans qualify for loan accounting. The amounts under ADC arrangements at December 31, 2003 and 2002 were $48.9 million and $35.6 million respectively and interest income recognized thereon was $3.7 million and $4.3 million, respectively.

Comprehensive Income. Our interest rate swaps were documented as cash flow hedges and designated as effective at inception of the swap contract, therefore, the unrealized gain or loss upon measuring the swaps at their fair market value is recorded as a component of other comprehensive income within shareholders’ equity. In accordance with SFAS No. 115, “Accounting for Certain Investments in Debt and Equity Securities”, investments purchased in connection with our nonqualified deferred compensation plan are classified as available for sale securities and reported at fair value. Unrealized gains or losses on these investments purchased to match our obligation to the participants is also recorded as a component of other comprehensive income. At December 31, 2003 these investments consisted of mutual funds and are stated at market value.

Earnings Per Share. We calculate basic and diluted earnings per share in accordance with SFAS No. 128, “Earnings Per Share”. Basic EPS excludes dilution and is computed by dividing net income available for common shareholders by the weighted average number of common shares outstanding for the period. Diluted EPS reflects the potential dilution that could occur if securities or other contracts to issue common shares were exercised or converted into common shares and then shared in our earnings.

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     The following table sets forth the reconciliation between basic and diluted EPS (in thousands, except per share data):

                         
    2003
    2002
    2001
 
Numerator
                       
Net income available for common shareholders — basic
  $ 75,990     $ 35,862     $ 59,722  
Income attributable to operating partnership units
    1,317       740       1,384  
 
 
 
   
 
   
 
 
Net income available for common shareholders — diluted
  $ 77,307     $ 36,602     $ 61,106  
 
 
 
   
 
   
 
 
 
Denominator
                       
Denominator for basic EPS- weighted average shares
    47,379       41,624       39,164  
Effect of dilutive securities, stock options and awards
    412       417       197  
Operating partnership units
    828       841       905  
 
 
 
   
 
   
 
 
 
Weighted average shares — diluted
    48,619       42,882       40,266  
 
 
 
   
 
   
 
 
Earnings per common share — basic
     $1.60        $0.86        $1.52  
 
 
 
   
 
   
 
 
Earnings per common share — diluted
     $1.59        $0.85        $1.52  
 
 
 
   
 
   
 
 

Stock-Based Compensation. In December 2002 the FASB issued SFAS No. 148, “Accounting for Stock Based Compensation-Transition and Disclosure” as an amendment of FASB Statement No. 123, “Accounting for Stock-Based Compensation”. SFAS No. 148 amends the disclosure provisions to require prominent disclosure about the effects on reported net income of an entity’s accounting policy decisions with respect to stock-based compensation. Stock options are accounted for using the intrinsic method in accordance with APB No. 25, “Accounting for Stock Issued to Employees,” as interpreted, whereby if options are priced at fair market value or above at the date of grant and the number of shares is fixed or certain, no compensation expense is recognized. In addition, certain of our stock-based compensation arrangements provide for performance-based vesting which calls for the use of “variable plan accounting” whereby compensation expense is periodically recorded for the intrinsic value of vested shares. Historically, compensation arising from such arrangements has not been material to operations. The pro forma information is as follows (in thousands except for earnings per share):

                         
    2003
  2002
  2001
Net income available to common shareholders
     $75,990        $35,862        $59,722  
 
Stock-based employee compensation cost included in
net income as reported
                 
Stock-based employee compensation cost under the fair
value method of SFAS No. 123
     $606        $432        $680  
 
Pro forma net income available to common shareholders
     $75,384        $35,430        $59,042  
 
Earnings per common share, basic
     $1.60        $0.86        $1.52  
Earnings per common share, diluted
     $1.59        $0.85        $1.52  
 
Pro forma earnings per common share, basic
     $1.59        $0.85        $1.51  
Pro forma earnings per common share, diluted
     $1.58        $0.84        $1.50  

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Reclassifications. Certain components of rental income, other property income, rental expense, real estate tax expense and depreciation and amortization on the December 31, 2002 and 2001 Consolidated Statements of Operations have been reclassified to Income from operations of discontinued assets to assure comparability of all periods presented. In addition, certain balance sheet accounts have been reclassified to assure comparability of all periods presented.

Redemption of preferred stock. On June 13, 2003, we redeemed our $100 million 7.95% Series A Cumulative Redeemable Preferred Shares at their face value. The original issuance costs of $3.4 million were charged to shareholders’ equity in 1997, when the shares were issued. On July 31, 2003, the Emerging Issues Task Force provided clarification on the treatment of the difference between the redemption value and the carrying value, adjusting for issuance costs, for GAAP financial reporting. In accordance with this clarification, we are required to make a change in accounting to retroactively reflect this difference as a reduction of net earnings to arrive at net earnings available to common shareholders. As a result of this change in accounting presentation, our Consolidated Statement of Operations for the year ended December 31, 2003 reflects a charge of $3.4 million in the line “Preferred stock redemption - excess of redemption cost over carrying value” as a reduction of net income in computing net income available for common shareholders.

Guarantor’s Accounting. In November 2002, the FASB issued FASB Interpretation No. 45, “Guarantor’s Accounting and Disclosure Requirements for Guarantees, Including Guarantees of Indebtedness of Others” (“FIN 45”). FIN 45 addresses the disclosure requirements of a guarantor in its interim and annual financial statements about its obligations under certain guarantees that it has issued. FIN 45 also requires a guarantor to recognize, at the inception of a guarantee, a liability for the fair value of the obligation undertaken in issuing the guarantee. The disclosure requirements of FIN 45 were effective for us on December 31, 2002. The liability recognition requirements are applicable prospectively to all guarantees issued or modified after December 31, 2002. The adoption of this pronouncement has not had a material impact on our financial position or results of operations.

Variable Interest Entities. On January 31, 2003, the FASB issued FASB Interpretation No. 46, “Consolidation of Variable Interest Entities” (“FIN 46”). FIN 46 clarifies existing accounting for whether interest entities should be consolidated in financial statements based upon the investees ability to finance its activities without additional financial support and whether investors possess characteristics of a controlling financial interest. We have evaluated the applicability of FIN 46 to our investments in certain restaurant joint ventures established in 2001 and 2002 at Santana Row and have determined that these joint ventures do not meet the definition of a Variable Interest Entity and therefore consolidation of these ventures is not required. Accordingly, these investments will continue to be accounted for using the equity method.

As of December 31, 2003, we have invested approximately $7.8 million in these ventures, principally to fund buildout costs of each restaurant. Of this amount, $6.5 million has been capitalized as an investment in these ventures and $1.3 million was expensed in 2002 to reflect our estimate of the permanent impairment of our investment in two of these ventures due principally to declining economic conditions. We are currently committed to invest a total of $8.0 million in these ventures and as such, our maximum exposure to further losses as a result of involvement in these ventures is $6.7 million at December 31, 2003.

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Statement of Financial Accounting Standards No. 149. In April 2003, the FASB issued SFAS No. 149, “Amendment of Statement 133 on Derivative Instruments and Hedging Activities” which clarifies the accounting and reporting for derivative instruments. The statement is effective for contracts entered into or modified after June 30, 2003. The adoption of SFAS 149 has not had a material effect on the Trust’s financial statements.

Statement of Financial Accounting Standards No. 150. In May 2003, the FASB issued SFAS No 150 “Accounting for Certain Financial Instruments with Characteristics of Both Liabilities and Equity.” SFAS No. 150 addresses the classification and measurement of freestanding financial instruments, including mandatorily redeemable preferred and common stock, and requires an issuer to classify certain instruments as liabilities. The adoption of SFAS No. 150 has not had a material effect on the Trust’s financial Statements.

NOTE 2: REAL ESTATE AND ENCUMBRANCES

     A summary of our properties at December 31, 2003 and 2002 is as follows (in thousands):

                         
            Accumulated    
            depreciation and    
2003   Cost   amortization   Encumbrances
   
 
Retail and mixed-use properties
     $2,197,276        $434,063        $254,871  
Retail properties under capital leases
    246,143       73,767       159,486  
Residential
    26,730       6,347        
   
 
 
     $2,470,149        $514,177        $414,357  
   
 
 
2002
                       
Retail and mixed-use properties
     $2,123,890        $378,148        $288,817  
Retail properties under capital leases
    176,253       66,538       104,395  
Residential
    6,683       6,011        
   
 
 
     $2,306,826        $450,697        $393,212  
   
 

     Retail and mixed-use properties includes the residential portion of our Santana Row development partner. The residential property investments comprised our investments in Rollingwood Apartments and Crest Apartments at Congressional Plaza.

     During 2003 we expended cash of $174.5 million to improve, redevelop and develop our existing real estate. Of the $174.5 million spent in 2003 on our existing real estate portfolio, approximately $123.9 million was invested in our Santana Row development project, located in San Jose, California. The remaining $50.6 million of capital expenditures relates to improvements to common areas, tenant work and various redevelopments, including the cost of Congressional Apartments in Rockville, Maryland, the redevelopment of retail buildings in San Antonio, Texas and the completion of tenant work at the Woodmont East development in Bethesda, Maryland.

     During 2003, we expended cash of $50.6 million acquiring four shopping centers and $55.4 million of assets were acquired through capital leases.

     On March 21, 2003, a partnership in which one of our wholly owned subsidiaries is the general partner, purchased the 214,000 square foot South Valley Shopping Center in Alexandria, Virginia for a purchase price of approximately $13.7 million in cash. All of the purchase price has been allocated to real estate assets except for approximately $125,000 which has been allocated to prepaid and other assets associated with the net fair value assigned to above-market leases assumed and $332,000 which has been allocated to other liabilities associated with the net fair value assigned to below-market leases assumed.

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     On March 31, 2003, the same partnership acquired the leasehold interest, which extends through December 31, 2077, in the 257,000 square foot Mount Vernon Plaza in Alexandria, Virginia, for aggregate consideration of approximately $17.5 million in the form of approximately $700,000 of cash, 120,000 partnership units valued at $3.5 million and the assumption of a $13.3 million mortgage. All of the purchase price has been allocated to real estate assets except for approximately $756,000 which has been allocated to prepaid and other assets associated with the net fair value assigned to above-market leases assumed and $1.75 million which has been allocated to other liabilities associated with the net fair value assigned to the assumed leases at the property assigned.

     On October 14, 2003, the Trust acquired the leasehold interest, which extends through September 30, 2028, in the 321,000 square foot Mercer Mall in Lawrenceville, New Jersey for $10.5 million paid out of proceeds from dispositions and from borrowings under our credit facility. The master lease includes a fixed purchase price option for $55 million in 2023. If we fail to exercise our purchase option, the owner of Mercer Mall has a put option which would require us to purchase Mercer Mall for $60 million in 2025. All of the purchase price has been allocated to real estate assets except for approximately $736,000 allocated to prepaid and other assets associated with the net fair value assigned to above-market leases assumed, and $2.4 million allocated to other liabilities associated with the net fair value assigned to below-market leases assumed.

     On October 31, 2003, FR Plaza del Mercado, LLC, a wholly owned subsidiary of the Trust, purchased the 96,000 square foot Plaza del Mercado shopping center located in Silver Spring, Maryland for a purchase price of approximately $20 million in cash. All of the purchase price has been allocated to real estate assets except for approximately $929,000 fair value assigned to above-market leases assumed and $962,000 allocated to other liabilities associated with the net fair value assigned to below-market leases assumed.

     On December 4, 2003, FR Mercer Mall, LLC, a wholly owned subsidiary of the Trust, purchased a 40,000 square foot out-parcel of Mercer Mall in Lawrenceville, New Jersey for a purchase price of approximately $6.5 million including the assumption. All of the purchase price has been allocated to real estate assets except for approximately $15,000 which has been allocated to prepaid and other assets associated with the net fair value assigned to above-market lease assumed.

     On June 16, 2003, we sold the street retail property located at 4929 Bethesda Avenue in Bethesda, Maryland for approximately $1.5 million resulting in a gain of $551,000.

     During the first quarter of 2003 an action was filed by a local governmental authority to condemn a shopping center in Rockville, Maryland, owned by one of our partnerships to facilitate the authority’s redevelopment of its town center. The shopping center has a cost basis of $10.5 million and contributes less than 1% to our rental income. We have agreed with the governmental authority on a condemnation value of $14.3 million, subject to certain terms, and anticipate closing of this transaction in mid-2004. Because the anticipated condemnation proceeds are in excess of our carrying value, we have not recorded any impairment in value of the property.

     On July 31, 2003 we sold the street retail property located at 4925 Bethesda Avenue in Bethesda, Maryland for approximately $1.1 million resulting in a gain of $157,000.

     On September 12, 2003 we sold the undeveloped land located in Washington County, Oregon for approximately $9.7 million resulting in a gain of $1.9 million.

     On September 15, 2003 we sold the street retail property located in Brookline, Massachusetts for approximately $8.2 million resulting in a gain of $4.3 million.

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     On September 22, 2003 we sold a street retail property located at 2106 Central Avenue in North Evanston, Illinois for approximately $1.8 million resulting in a gain of $780,000.

     On October 31, 2003 we sold a street retail property located at 234 Greenwich Avenue in Greenwich, Connecticut for approximately $8.0 million, resulting in a gain of $4.5 million.

     On December 18, 2003 we sold four street retail properties located in West Hartford, Connecticut for approximately $15.7 million, resulting in a gain of approximately $7.9 million.

     These property sales constitute discontinued operations and as such, the accompanying financial statements have been restated to reclassify the operations of these properties as discontinued operations. A summary of the financial information for the discontinued operations is as follows:

                         
    2003
  2002
  2001
Revenue from discontinued operations
     $2,792        $5,328        $10,917  
Income from operations of discontinued operations
     $1,422        $2,876       $  6,246  

     On February 1, 2002, we redeemed the minority partner’s interest in Santana Row in exchange for a $2.6 million investment in a partnership. We made a $5.9 million loan to the partnership in January 2001 that was due February 28, 2003 but was not repaid on the due date. The loan currently bears interest at 7.88% and is secured by an office building in San Francisco, California. We are currently negotiating with the borrower to extend the loan through March 31, 2005. When the loan modification is complete, the interest rate on the note will decrease to 6%, retroactive to July 1, 2003. Interest on the loan is current through December 31, 2003 and based in part on the value of the underlying collateral, we believe the loan is collectible and as such, no reserve has been established at this time.

     Our 111 retail properties at December 31, 2003 are located in 14 states and the District of Columbia. There are approximately 2,200 tenants providing a wide range of retail products and services. These tenants range from sole proprietorships to national retailers; no one tenant or corporate group of tenants accounts for more than 2.3% of annualized base rent.

     Mortgage notes receivable of $48.9 million are due over various terms from February 2003 to May 2021 and have a weighted average interest rate of 9.07%. Under the terms of certain of these mortgages, we will receive additional interest based upon the gross income of the secured properties and, upon sale of the properties, we will share in the appreciation of the properties.

     Mortgages payable and capital lease obligations are due in installments over various terms extending to 2028 and 2060, respectively, with interest rates ranging from 3.14% to 11.25%. Certain of the capital lease obligations require additional interest payments based upon property performance.

     On November 19, 2002 we used the proceeds from our $150 million public note offering, as well as $20 million of available insurance proceeds relating to the Santana Row fire and approximately $7.1 million in borrowings under our credit facility, to pay in full and retire the Santana Row construction loan.

     At December 31, 2002 there was $24.4 million borrowed under the construction loan for our Woodmont East development in Bethesda, Maryland. The loan had a floating interest rate of LIBOR plus 120 basis points. On February 11, 2003 the $24.4 million Woodmont East

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construction loan and the $17.0 million Friendship Center mortgage were paid off through borrowings under our revolving credit facility.

     Scheduled principal payments on mortgage and construction loan indebtedness as of December 31, 2003 are as follows (in thousands):

         
Year ending December 31,
       
2004
     $2,803  
2005
    3,229  
2006
    3,581  
2007
    3,858  
2008
    13,633  
Thereafter
    227,767  
 
   
 
 
 
     $254,871  
 
   
 
 

     Future minimum lease payments and their present value for property under capital leases as of December 31, 2003, are as follows (in thousands):

         
Year ending December 31,
       
2004
     $14,389  
2005
    15,637  
2006
    15,799  
2007
    15,911  
2008
    16,075  
Thereafter
    629,066  
 
   
 
 
 
    706,877  
Less amount representing interest
    (547,391 )
 
   
 
 
Present value
     $159,486  
 
   
 
 

Leasing Arrangements

     Our leases with commercial property and residential tenants are classified as operating leases. Leases on apartments are generally for a period of one year or less. Commercial property leases generally range from three to ten years (certain leases with anchor tenants may be longer), and in addition to minimum rents, usually provide for contingent rentals based on the tenant’s gross sales and sharing of certain operating costs.

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     Minimum future commercial property rentals on noncancelable operating leases, before any reserve for uncollectible amounts, on operating properties as of December 31, 2003 are as follows (in thousands):

         
Year ending December 31,
       
2004
     $263,004  
2005
    246,652  
2006
    223,276  
2007
    197,582  
2008
    168,818  
Thereafter
    1,225,755  
 
   
 
 
 
     $2,325,087  
 
   
 
 

Income Statement Components

The components of rental income are as follows (in thousands):

                         
    Year ended December 31,
    2003
  2002
  2001
Retail and mixed-use properties
                       
Minimum rents
     $262,525        $233,801        $214,492  
Cost reimbursements
    56,837       52,252       45,978  
Percentage rent
    6,184       5,635       5,833  
Residential — rents
    9,151       3,328       2,985  
 
   
 
     
 
     
 
 
 
     $334,697        $295,016        $269,288  
 
   
 
     
 
     
 
 

     The income statement adjustment recorded to recognize rent on a straight-line basis was an increase to minimum rents of $1.9 million, $1.7 million and $0.7 million for the year ended December 31, 2003, 2002 and 2001, respectively.

     The components of rental expense are as follows (in thousands):

                         
    Year ended December 31,
    2003
  2002
  2001
Repairs and maintenance
     $24,121        $18,632        $17,017  
Management fees and costs
    10,746       12,039       11,484  
Utilities
    12,930       8,939       7,995  
Payroll — properties
    7,915       5,878       4,499  
Ground rent
    5,052       4,904       3,317  
Insurance
    6,728       4,198       3,082  
Other operating
    15,955       18,400       14,225  
 
   
 
     
 
     
 
 
 
     $83,447        $72,990        $61,619  
 
   
 
     
 
     
 
 

NOTE 3. FAIR VALUE OF FINANCIAL INSTRUMENTS

     The following disclosure of estimated fair value was determined by us, using available market information and appropriate valuation methods. Considerable judgment is necessary to develop estimates of fair value. The estimates presented herein are not necessarily indicative of the amounts that could be realized upon disposition of the financial instruments.

     We estimate the fair value of our financial instruments using the following methods and assumptions: (1) quoted market prices, when available, are used to estimate the fair value of investments in marketable debt and equity securities; (2) quoted market prices were used to estimate the fair value of our marketable convertible subordinated debentures; (3) discounted

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cash flow analyses are used to estimate the fair value of mortgage notes receivable and payable, using our estimate of current interest rates for similar notes in 2003, the carrying amount on the balance sheet was used to approximate fair value for mortgage notes receivable since these notes are for specific deals, some contain participation provisions based on the property performance and also are convertible into ownership of the properties; (4) carrying amounts on the balance sheet approximate fair value for cash, accounts payable, accrued expenses and short term borrowings. Notes receivable from officers are excluded from fair value estimation since they have been issued in connection with employee stock ownership programs.

                                 
    December 31, 2003   December 31, 2002
    Carrying   Fair   Carrying   Fair
(in thousands)   Value
  Value
  Value
  Value
                                 
Cash & equivalents
     $34,968        $34,968        $23,123        $23,123  
Investments
    $8,919       $8,919       $5,929       $5,929  
Mortgage notes receivable
    $41,500       $41,500       $35,577       $35,577  
Mortgages and construction loans and notes payable
    $616,194       $640,957       $487,128       $543,535  
Convertible debentures
                $75,000       $75,103  
Senior notes
    $535,000       $592,300       $535,000       $581,293  

NOTE 4. NOTES PAYABLE

     Our notes payable consist of the following (in thousands):

                                 
    2003
  2002
       
                         
Revolving credit facilities
     $99,750        $71,000                  
Term notes with banks
    250,000       125,000                  
Other
    11,573       11,711                  
 
   
 
     
 
                 
 
     $361,323        $207,711                  
 
   
 
     
 
                 

     On October 8, 2003, we closed on a new $550 million unsecured credit facility which replaced our $300 million revolving credit facility and $125 million term loan, both of which were due to mature on December 19, 2003. The new credit facility consists of a $150 million five-year term loan, a $100 million three-year term loan, and a $300 million three-year revolving credit facility, with a one-year extension option. The term loans currently bear interest at LIBOR plus 95 basis points, while the revolving facility currently bears interest at LIBOR plus 75 basis points. The spread over LIBOR is subject to adjustment based on our credit rating. Covenants under the new credit facility are substantially the same type as were required under the previous facility. Concurrent with the replacement of our $125 million term loan with the new credit facility, we unwound the related interest rate swaps which were due to expire on December 19, 2003 at of cost of approximately $1.1 million.

     The maximum amount drawn under these revolving credit facilities during 2003, 2002 and 2001 was $215.0 million, $225.0 million and $308.5 million, respectively. In 2003, 2002 and 2001, the weighted average interest rate on borrowings was 3.4%, 5.0% and 5.6%, respectively,

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and the average amount outstanding was $96.9 million, $189.1 million and $269.7 million, respectively.

     In January 2004, we issued $75 million of fixed rate notes which mature in February 2011 and bear interest at 4.50%. The proceeds of this note offering were used to pay down our revolving credit facility.

NOTE 5. 5 1/4% CONVERTIBLE SUBORDINATED DEBENTURES

     In October 1993, we issued $75.0 million of 5 1/4% convertible subordinated debentures, realizing cash proceeds of approximately $73.0 million. The debentures which were convertible into shares of beneficial interest at $36 per share were not registered under the Securities Act of 1933 and were not publicly distributed within the United States. We redeemed and paid in full our $75.0 million debentures originally due to mature on October 28, 2003, on June 23, 2003.

NOTE 6. SENIOR NOTES AND DEBENTURES

     Unsecured senior notes and debentures at December 31, 2003 and 2002 consist of the following (in thousands):

                         
    2003
  2002
   
                     
6.74% Medium-Term Notes due March 10, 2004
    $39,500       $39,500          
6.625% Notes due December 1, 2005
    40,000       40,000          
6.99% Medium-Term Notes due March 10, 2006
    40,500       40,500          
6.82% Medium-Term Notes due August 1, 2027,
redeemable at par by holder August 1, 2007
    40,000       40,000          
6.125% Notes due November 15, 2007
    150,000       150,000          
7.48% Debentures due August 15, 2026, redeemable
at par by holder August 15, 2008
    50,000       50,000          
8.75% Notes due December 1, 2009
    175,000       175,000          
 
   
 
     
 
         
 
     $535,000        $535,000          
 
   
 
     
 
         

     On November 19, 2002, we completed the sale of $150 million of senior notes in an underwritten public offering under our shelf registration statement declared effective by the SEC on September 30, 1998. Net proceeds, after deducting the discounts and commissions to the underwriters and other expenses of this offering, totaled approximately $148.7 million. The net proceeds, together with $20 million in available insurance proceeds relating to the Santana Row fire, and approximately $7.1 million in borrowings under our credit facility, were used to pay in full and retire the Santana Row construction loan, including all interest owed on the loan.

     The loan agreements contain various covenants, including limitations on the amount of debt and minimum debt service coverage ratios. We are in compliance with all covenants. No principal is due on these notes prior to maturity.

     In October 2002, we filed a $500 million shelf registration statement, declared effective on November 6, 2002, with the Securities and Exchange Commission which allows the issuance of debt securities, preferred shares and common shares. As of December 31, 2003, $400 million was available under the shelf registration. Subsequent to December 31, 2003, the capacity was reduced by $75 million as a result of a note offering in January 2004.

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NOTE 7. DIVIDENDS

     On December 2, 2003 the Trustees declared a quarterly cash dividend of $0.49 per common share, payable January 15, 2004 to common shareholders of record January 2, 2004. The total dividend declared per common share for 2003 was $1.95.

     Also on December 2, 2003 the Trustees declared a quarterly cash dividend of $0.53125 per share on its Series B Cumulative Redeemable Preferred Shares, payable on January 30, 2004 to shareholders of record on January 15, 2004, respectively.

     For the year ended December 31, 2003, $0.29 of dividends paid per common share represent a capital gain. $0.36 of dividends paid per Series B preferred share represent a capital gain. $0.21 dividends paid per Series A preferred share represent a capital gain. For the year ended December 31, 2002, $0.37 of dividends paid per common share and per Series B preferred share represent a capital gain. $0.38 of dividends paid per Series A preferred share represent a capital gain.

NOTE 8. COMMITMENTS AND CONTINGENCIES

     We are involved in various lawsuits and environmental matters arising in the normal course of business. Management believes that such matters will not have a material effect on our financial condition or results of operations.

     As detailed at Note 1, “Summary of Significant Accounting Policies — Investment in Restaurant Joint Ventures at Santana Row,” we are currently committed to invest approximately $8.0 million in these joint ventures. As of December 31, 2003 we have invested approximately $7.8 million.

     Under the terms of the Congressional Plaza partnership agreement, from and after January 1, 1986, an unaffiliated third party, has the right to require us and the two other minority partners to purchase from half to all of its 37.5% interest in Congressional Plaza at the interest’s then-current fair market value. Based on management’s current estimate of fair market value, our estimated liability upon exercise of the put option is approximately $28.0 million. In conjunction with the construction of apartments at the property completed in 2003, we have agreed to acquire 7.5% of the third party’s interest in Congressional Plaza, thereby lowering its ownership percentage to 30%, in exchange for our funding approximately $7 million of its share of the redevelopment cost. The development funding has taken place in 2003 and the acquisition of the third party’s 7.5% interest is anticipated to be completed in 2004. After the completion of this transaction, our estimated liability upon the exercise of the put option will be approximately $21 million.

     Under the terms of various other partnerships which own shopping center properties with a cost of approximately $88.5 million, the partners may exchange their 852,222 operating units for cash or the same number of our common shares, at our option. On February 14, 2003 we paid $333,000 to redeem 12,000 operating units. On March 31, 2003 in connection with the acquisition of Mount Vernon Plaza we issued approximately 120,000 operating units. On April 3, 2003 we issued 64,952 of our common shares valued at $1.9 million in exchange for 64,952

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operating units. On January 5, 2004 we paid $199,000 to redeem an additional 5,100 operating units.

     Under the terms of four other partnerships which own street retail properties in southern California with a cost of approximately $61 million, if certain leasing and revenue levels are obtained for the properties owned by the partnerships, the other partners may require us to purchase their partnership interests at a formula price based upon net operating income. The purchase price may be paid in cash or for two of the partnerships, a limited number of our common shares at the election of the other partners. In these partnerships, if the other partners do not redeem their interest, we may choose to purchase the limited partnership interests upon the same terms.

     Street Retail San Antonio LP, a wholly-owned subsidiary of the Trust, entered into a Development Agreement (the “Agreement”) on March 13, 2000 with the City of San Antonio, Texas (the “City”) related to the redevelopment of land and buildings that we own along Houston Street in the City. Houston Street and the surrounding area have been designated by the City as a Reinvestment Zone (the “Zone”). The City has agreed to facilitate redevelopment of the Zone by undertaking and financing certain public improvements based on our agreement to redevelop our properties in the Zone. Under the terms of the Agreement, the City issued debt to fund specific public improvements within the Zone. The initial and primary source of funding to the City for repayment of the debt and debt service is the incremental tax revenue that accretes to the City as the taxable value of the redeveloped properties within the Zone increase. We are required to issue an annual letter of credit, commencing on October 1, 2002 through September 30, 2014, that covers our designated portion of the debt service should the incremental tax revenue generated in the Zone not cover the debt service. We posted a letter of credit with the City on September 25, 2002 for $795,000. Our obligation under this Agreement is estimated to range from $1.6 million to $3.0 million of which approximately $360,000 has been funded in 2003. We were not required to provide any funding in 2002 or for the semi-annual payment due March 15, 2003. We have accrued for additional payments of $1.2 million as of September 30, 2003 as part of the project costs due to the estimated shortfall of incremental tax revenues to the City. We could be required to provide funding beyond the $1.2 million currently accrued under the Agreement prior to its expiration on September 30, 2014. We do not anticipate that such obligation would exceed $600,000 in any year nor exceed $3 million in total. If the Zone creates sufficient tax increment funding to repay the City’s debt prior to the expiration of the Agreement, we will be eligible to receive reimbursement of amounts paid for debt service shortfalls together with interest thereon.

     As of December 31, 2003 in connection with renovation and development projects, the Trust has contractual obligations of approximately $79 million.

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     We are obligated under ground lease agreements on several shopping centers requiring minimum annual payments as follows (in thousands):

         
2004
     $4,320  
2005
    4,329  
2006
    4,376  
2007
    4,423  
2008
    4,409  
Thereafter
    269,474  
 
   
 
 
 
     $291,331  
 
   
 
 

NOTE 9. SHAREHOLDERS’ EQUITY

     In May 1999, we reorganized as a Maryland real estate investment trust by amending and restating our declaration of trust and bylaws. The Amended Declaration of Trust changed the number of authorized shares of common and preferred shares from unlimited to 100,000,000 and 15,000,000, respectively. In addition, all common shares of beneficial interest, no par value, which were issued and outstanding were changed to common shares of beneficial interest, $0.01 par value per share and all Series A Cumulative Redeemable Preferred Shares of beneficial interest, no par value, which were issued and outstanding were changed to Series A Cumulative Redeemable Preferred Shares of beneficial interest, $0.01 par value per share.

     On October 6, 1997 we issued four million 7.95% Series A Cumulative Redeemable Preferred Shares at $25 per share in a public offering, realizing cash proceeds of approximately $96.6 million after costs of $3.4 million. The Series A Preferred Shares were not redeemable prior to October 6, 2002. On June 13, 2003, we redeemed these Preferred Shares using the proceeds from the May 14, 2003 common stock offering and available funds. Dividends on the Preferred Shares were payable quarterly in arrears on the last day of January, April, July and October.

     On November 19, 2001 we issued 5.4 million 8.5% Series B Cumulative Redeemable Preferred Shares at $25 per share in a public offering, realizing cash proceeds of approximately $130.2 million after costs of $4.8 million. The Series B Preferred Shares are not redeemable prior to November 27, 2006. On or after that date, the Preferred Shares may be redeemed, in whole or in part, at our option, at a redemption price of $25 per share plus all accrued and unpaid dividends. Dividends on the Preferred Shares are payable quarterly in arrears on the last day of January, April, July and October.

     On June 12, 2002, we issued 2.2 million common shares at $25.9825 per share ($27.35 gross, before a 5.00% underwriters discount and selling concession) netting $56.6 million in cash proceeds after all expenses of the offering.

     On May 14, 2003, we issued 3.2 million common shares at $30.457 per share ($31.48 gross, before an aggregate 3.25% underwriters discount and selling concession) netting $98.4 million in cash proceeds, after all expenses of the offering.

     We have a Dividend Reinvestment Plan, whereby shareholders may use their dividends and optional cash payments to purchase shares. In 2003, 2002 and 2001, 109,835 shares, 134,247 shares and 159,234 shares, respectively, were issued under the Plan.

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     In December 1999, the Trustees authorized a share repurchase program for calendar year 2000 of up to an aggregate of 4 million of our common shares. During 2000, a total of 1,325,900 shares were repurchased, at a cost of $25.2 million. We did not repurchase shares in 2003, 2002 or 2001.

     In 2003, 2002 and 2001, 138,568 common shares, 98,092 common shares and 96,657 common shares, respectively, were awarded to key employees, including our former Chief Executive Officer, under various incentive compensation programs designed to directly link a significant portion of their current and long term compensation to the prosperity of the Trust and its shareholders. The shares vest over terms from 3 to 5 years. Vesting of common shares awarded to the former Chief Executive Officer was accelerated pursuant to his contractual arrangement.

     On January 26, 1998, we granted 75,000 Performance Shares to an employee for which vesting was tied to leasing performance as it relates to Santana Row and other projects. Performance was to be measured at three separate dates extending to 2003. By December 31, 2002, the first two performance measures had been met. In connection with the restructuring (See Note 13) the 2003 performance measure was accelerated and granted as of December 31, 2002. We applied variable accounting to these awards by valuing the shares at each date the performance measures were either met or accelerated and recorded a charge of $712,000 as part of the restructuring charge.

     In February 2002 and February 2003, we granted Performance Awards of 30,000 and 120,000, respectively, to certain officers and employees of the Trust. Pursuant to the terms of these awards, 20% of the Performance Shares will vest for any calendar year in which we exceed certain performance targets for the same period. Any performance awards which remain

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unvested after 2011 and 2012, respectively, will be forfeited. We employ variable accounting for these Performance Awards. Compensation expense resulting from this accounting was not material in 2002 or 2003.

     Tax loans with a balance of $300,000 in 2003, $1.8 million in 2002 and $3.1 million in 2001 have been made in connection with restricted share grants to certain of our officers and in connection with the Share Purchase Plans. The loans, which bear interest ranging from 1.95% to 6.54%, are due over periods ranging from 8 to 13 years from the date of the loan. During 2003 tax loans in the amount of $1.5 million were repaid.

     On April 13, 1999, the Shareholder Rights Plan adopted in 1989 expired. On March 11, 1999 we entered into an Amended and Restated Rights Agreement with American Stock Transfer and Trust Company, pursuant to which (i) the expiration date of our shareholder rights plan was extended for an additional ten years to April 24, 2009, (ii) the beneficial ownership percentage at which a person becomes an “Acquiring Person” under the plan was reduced from 20% to 15%, and (iii) certain other amendments were made. On October 29, 2003, we further amended the Amended and Restated Rights Agreement to increase the beneficial ownership percentage at which a person becomes an “Acquiring Person” under the plan from 15% to 20% and to require that the Trust’s Board of Trustees review the plan on a periodic basis.

NOTE 10. STOCK OPTION PLAN

     The 1993 Long Term Incentive Plan (“Plan”) authorizes the grant of options and other stock based awards for up to 5.5 million shares. Options granted under the Plan have ten year terms and vest in one to five years. The Plan expired in May 2003.

     In May 2001 our shareholders’ approved the 2001 Long Term Incentive Plan (“2001 Plan”) which authorized an additional 1,750,000 shares for future option and other stock based awards.

     The option price to acquire shares under the 2001 Plan and previous plans is required to be at least the fair market value at the date of grant. As a result of the exercise of options, we had outstanding from our officers and employees notes for $3.3 million, $2.5 million and $2.5 million at December 31, 2003, 2002 and 2001, respectively. Notes issued after 2001 bear interest at LIBOR plus a market-rate spread with the rate adjusted annually. Notes issued prior to 2002 bear interest at the lesser of (i) our borrowing rate on the date of exercise or (ii) the dividend rate on the date of exercise divided by the purchase price of such shares. The notes issued under the previous plans bear interest at the lesser of (i) our borrowing rate or (ii) the current indicated annual dividend rate on the shares acquired pursuant to the option, divided by the purchase price of such shares. The notes are collateralized by the shares with recourse to the borrower and have five-year terms. Option awards made in 2001 and later do not provide for employees to be able to exercise their options with a loan from the Trust.

     SFAS No. 123, “Accounting for Stock-Based Compensation” requires pro forma information regarding net income and earnings per share as if we accounted for our stock options under the fair value method of that Statement. Where at the date of grant, either the number of shares or exercise price are not known, we record compensation expense in accordance with variable accounting. The fair value for options issued in 2003, 2002 and 2001 has been estimated as $582,000, $536,000 and $350,000, respectively, as of the date of grant, using a

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Black Scholes model with the following weighted-average assumptions for 2003, 2002 and 2001, respectively: risk-free interest rates of 3.2%, 4.5% and 4.9%; volatility factors of the expected market price of our shares of 20%, 16% and 20%; and a weighted average expected life of the option of 6.0 years, 6.9 years and 6.9 years. Our assumed weighted average dividend yield used to estimate the fair value of the options issued was 8.85% in 2003.

     Because option valuation models require the input of highly subjective assumptions, such as the expected stock price volatility, and because changes in these subjective input assumptions can materially affect the fair value estimate, the existing model may not necessarily provide a reliable single measure of the fair value of its stock options.

     A summary of our stock option activity for the years ended December 31, is as follows:

                         
    Shares Under   Weighted Average    
    Option
  Exercise Price
   
                     
Outstanding at January 1, 2001
    3,718,281        $23.46          
Options granted 2001
    417,500       19.80          
Options exercised 2001
    (27,566 )     20.81          
Options forfeited 2001
    (351,834 )     22.88          
 
   
 
                 
Outstanding at December 31, 2001
    3,756,381       23.12          
 
Options granted 2002
    435,500       25.26          
Options exercised 2002
    (951,971 )     21.92          
Options forfeited 2002
    (19,168 )     23.95          
 
   
 
                 
Outstanding at December 31, 2002
    3,220,742       23.76          
 
Options granted 2003
    419,500       28.30          
Options exercised 2003
    (2,124,869 )     23.89          
Options forfeited 2003
    (53,333 )     25.00          
 
   
 
                 
Outstanding at December 31, 2003
    1,462,040       24.86          
 
   
 
                 

     At December 31, 2003, 2002 and 2001, options for 900,000, 2.5 million shares and 2.7 million shares, respectively, were exercisable. The average remaining contractual life of options outstanding at December 31, 2003, 2002 and 2001 was 6.3 years, 5.4 years and 5.8 years, respectively. The weighted average grant date fair value per option for options granted in 2003, 2002 and 2001 was $1.32, $1.23 and $1.04, respectively. The exercise price of options outstanding at December 31, 2003 ranged from $18.00 per share to $35.91 per share.

NOTE 11. SAVINGS AND RETIREMENT PLANS

     We have a savings and retirement plan in accordance with the provisions of Section 401(k) of the Internal Revenue Code. For employees who choose to contribute, their contributions range, at their discretion, from 1% to 20% of compensation up to a maximum of $11,000. Under the plan, we contribute out of our current net income, 50% of each employee’s first 5% of contributions. In addition, we may make discretionary contributions within the limits of deductibility set forth by the Code. Our employees are immediately eligible to become plan participants. Employees are not eligible to receive matching contributions until their first

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anniversary of employment. Our expense for the years ended December 31, 2003, 2002 and 2001 was $255,000, $271,000 and $243,000, respectively.

     A nonqualified deferred compensation plan for our officers and certain other employees was established in 1994. The plan allows the participants to defer future income until the earlier of age 65 or termination of employment. As of December 31, 2003, we are liable to participants for approximately $3.2 million under this plan. Although this is an unfunded plan, we have purchased certain investments with which to match this obligation. Our obligation under this plan and the related investments are both included in the accompanying financial statements.

NOTE 12. INTEREST EXPENSE

     We incurred interest totaling $88.7 million, $88.6 million and $87.1 million in 2003, 2002 and 2001, respectively, of which $13.5 million, $23.5 million, and $17.8 million respectively, was capitalized. Interest paid was $85.7 million in 2003, $86.2 million in 2002 and $84.1 million in 2001.

NOTE 13. CHANGE IN BUSINESS PLAN

     On February 28, 2002, we adopted a new business plan which returned our primary focus to our traditional business of acquiring and redeveloping community and neighborhood shopping centers that are anchored by supermarkets, drug stores, or high volume, value oriented retailers that provide consumer necessities. We will complete Bethesda Row and Santana Row (Pentagon Row was completed in 2002) but do not plan to develop any new large-scale, mixed-use, ground-up development projects. Rather, we will seek to acquire income producing centers in and around our existing markets and will identify and execute redevelopment opportunities in our existing portfolio. Concurrent with the adoption of the business plan, we adopted a management succession plan and restructured our management team.

     In connection with this change in our business plan, we recorded a charge of $18.2 million. This charge included a reserve for a restructuring charge of $8.5 million made up of $6.9 million of severance and other compensation costs for several of our senior officers related to the management restructuring, as well as the write-off of $1.6 million of our development costs. All charges against the reserve, totaling $8.5 million, were expended during 2002. An additional component of the restructuring charge is an impairment loss of $9.7 million representing the estimated loss on the abandonment of development projects held for sale, primarily the Tanasbourne development project located in Washington County, Oregon, thereby adjusting the value of these assets to their estimated fair value. The Tanasbourne land was sold in 2003 for approximately $9.7 million resulting in a gain of $1.9 million.

     On December 20, 2002, we announced the resignation of Steven J. Guttman as Trustee, Chief Executive Officer and Chairman of the Board of Trustees effective January 1, 2003. Donald C. Wood, our then President and Chief Operating Officer, was named Chief Executive Officer and a member of the Board of Trustees. Mark Ordan, a member of the Board of Trustees since 1996, was named non-executive chairman of the board. As a result of this transition, we recorded a charge of $13.8 million in the fourth quarter of 2002 for payments and benefits to Mr. Guttman pursuant to his contractual arrangements with the Trust and for other transition related costs. Of this amount, $7.9 million had not been paid as of December 31, 2002 and $0.8 million remains to be expended as of December 31, 2003.

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NOTE 14. SUBSEQUENT EVENTS (UNAUDITED)

     Pursuant to the 2003 Incentive Bonus Plan, vice presidents and certain key employees receive part of their 2003 bonus in our common shares which vest over three years. Consequently, on February 12, 2004, 9,025 shares were awarded under this plan. In addition, on February 12, 2004, 75,522 restricted shares which will vest over three years were awarded to the Trust’s officers. All of the restricted share awards were made under the 2001 Plan.

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NOTE 15. SEGMENT INFORMATION

     We operate our portfolio of properties in three geographic operating regions: Northeast, Mid-Atlantic and West, which constitutes our segments under Statement of Financial Accounting Standard No. 131, “Disclosures about Segments of an Enterprise and Related Information”.

     A summary of our operations by geographic region is presented below (in thousands):

                                         
2003   Northeast   Mid Atlantic   West   Other   Total
   
 
Rental income
     $121,325        $151,206        $62,166        $0        $334,697  
Other property income
    5,063       7,525       5,212             17,800  
Interest and other income
    3,409       309       1,661             5,379  
Rental expense
    (24,519)        (33,168)        (25,760)              (83,447)   
Real estate tax
    (16,881)        (13,119)        (4,596)              (34,596)   
   
 
 
Property operating income
    88,397       112,753       38,683             239,833  
Interest expense
                      (75,232)        (75,232)   
Administrative expense
                      (11,820)        (11,820)   
Depreciation and amortization
    (27,732)        (29,533)        (16,814)        (1,010)        (75,089)   
   
 
Income before minority interests and discontinued operations
     $60,665        $83,220        $21,869       ($88,062)         $77,692  
   
 
 
Capital expenditures
     $82,944        $81,165        $124,122                $288,231  
   
 
 
Real estate assets
     $813,617        $903,878        $752,654                $2,470,149  
   
 
                                         
2002   Northeast   Mid Atlantic   West   Other   Total
   
 
Rental income
     $120,302        $139,487        $35,227        $0        $295,016  
Other property income
    5,480       7,509       2,479             15,468  
Interest and other income
    3,736       937       483             5,156  
Rental expense
    (22,751)        (31,872)        (18,367)              (72,990)   
Real estate tax
    (15,746)        (11,757)        (3,184)              (30,687)   
   
 
 
Property operating income
    91,021       104,304       16,638             211,963  
Interest expense
                      (65,058)        (65,058)   
Administrative expense
                      (13,790)        (13,790)   
Restructuring expense
                      (22,269)        (22,269)   
Depreciation and amortization
    (27,338)        (27,045)        (8,583)        (811)        (63,777)   
   
 
Income before minority interests and discontinued operations
     $63,683        $77,259        $8,055       ($101,928)         $47,069  
   
 
 
Capital expenditures
     $10,539        $34,265        $220,539                $265,343  
   
 
 
Real estate assets
     $747,778        $827,090        $731,958                $2,306,826  
   
 
                                         
2001   Northeast   Mid Atlantic   West   Other   Total
   
 
Rental income
     $111,083        $123,932        $34,273        $0        $269,288  
Other property income
    5,430       5,697       2,580             13,707  
Interest and other income
    4,379       1,434       777             6,590  
Rental expense
    (22,676)        (28,239)        (10,704)              (61,619)   
Real estate tax
    (14,959)        (9,941)        (2,746)              (27,646)   
   
 
Property operating income
    83,257       92,883       24,180             200,320  
Interest expense
                      (69,313)        (69,313)   
Administrative expense
                      (14,281)        (14,281)   
Depreciation and amortization
    (26,475)        (23,736)        (6,986)        (1,034)        (58,231)   
   
 
Income before minority interests and discontinued operations
     $56,782        $69,147        $17,194       ($84,628)         $58,495  
   
 
 
Capital expenditures
     $15,386        $87,706        $169,278                $272,370  
   
 
 
Real estate assets
     $760,849        $793,566        $549,889                $2,104,304  
   
 

     There are no transactions between geographic areas.

-F28-


Table of Contents

NOTE 16. QUARTERLY DATA (UNAUDITED)

     The following summary represents the results of operations for each quarter in 2003 and 2002 (in thousands, except per share data):

                                 
    First   Second   Third   Fourth
    Quarter
  Quarter
  Quarter
  Quarter
2003
                               
Revenue (1)
     $84,091        $84,745        $85,836        $97,825  
Net income (loss) available for common shares
    11,520       10,213       21,726       31,998  
Earnings (loss) per common share — basic
    0.26       0.22       0.44       0.66  
Earnings (loss) per common share — diluted
    0.26       0.21       0.43       0.64  
                                 
    First   Second   Third   Fourth
    Quarter
  Quarter
  Quarter
  Quarter
2002
                               
Revenue (1)
     $73,975        $74,939        $76,010        $90,716  
Net income available for common shares
    (6,187 )     30,479       13,648       (2,078 )
Earnings per common share — basic
    (0.15 )     0.75       0.32       (0.05 )
Earnings per common share — diluted
    (0.15 )     0.74       0.31       (0.05 )
     
(1)
  As required by SFAS No. 144 revenue has been reduced to reflect the discontinued assets sold. Total revenue from these discontinued assets, by quarter, is summarized as follows (in thousands):
                                   
      First   Second   Third   Fourth
      Quarter
  Quarter
  Quarter
  Quarter
 
2003 Revenue from discontinued assets
          (9 )     (180 )     2,565  
 
2002 Revenue from discontinued assets
    1,219       624       590       3,137  

-F29-


Table of Contents

FEDERAL REALTY INVESTMENT TRUST
SCHEDULE III
SUMMARY OF REAL ESTATE AND ACCUMULATED DEPRECIATION
DECEMBER 31, 2003

                                                                         
COLUMN A
  COLUMN B
  COLUMN C
  COLUMN D
  COLUMN E
                Initial cost to company               Gross amount at which carried at close of period
                                             
                                             
                        Cost Capitalized                    
                    Building and   Subsequent to               Building and    
Descriptions
  Encumbrance
          Land
  Improvements
  Acquisition
          Land
  Improvements
  Total
ALLWOOD (New Jersey)
  $ 3,501,000     $               $ 3,920,000     $ 376,465     $               $ 4,296,465     $ 4,296,465  
ANDORRA (Pennsylvania)
                    2,432,000       12,346,000       4,538,531               2,432,107       16,884,531       19,316,638  
ARIZONA BUILDINGS (2)
                    1,334,000       9,104,000       629,481               1,334,085       9,733,481       11,067,566  
BALA CYNWYD (Pennsylvania)
                    3,565,000       14,466,000       5,967,942               3,565,000       20,433,942       23,998,942  
BARRACKS ROAD (Virginia)
    44,222,000               4,363,000       16,459,000       18,749,106               4,362,713       35,208,106       39,570,819  
BETHESDA ROW (Maryland)
    12,576,000               9,114,000       20,821,000       51,277,294               7,415,873       72,085,294       79,501,167  
BLUESTAR (New Jersey)
    26,724,000                       29,922,000       9,598,204                       39,520,204       39,520,204  
BRICK PLAZA (New Jersey)
    32,936,000                       24,715,000       29,154,110               3,788,189       50,081,110       53,869,299  
BRISTOL (Connecticut)
                    3,856,000       15,959,000       2,517,080               3,856,302       18,476,080       22,332,382  
BRUNSWICK (New Jersey)
    11,125,000                       12,456,000       8,878,078                       21,334,078       21,334,078  
CALIFORNIA RETAIL BUILDINGS
                                                                       
SANTA MONICA (9)
                    22,645,000       12,709,000       36,912,290               22,644,437       49,621,290       72,265,727  
SAN DIEGO (4)
                    3,844,000       1,352,000       6,930,285               3,843,617       8,282,285       12,125,902  
150 POST STREET (San Francisco)
                    11,685,000       9,181,000       9,159,102               11,685,000       18,340,102       30,025,102  
OTHER (5)
                    19,496,000       25,752,000       8,151,018               11,830,439       33,903,018       45,733,457  
CLIFTON (New Jersey)
    3,556,000                       3,646,000       1,305,420                       4,951,420       4,951,420  
CONGRESSIONAL PLAZA (Maryland)
                    2,793,000       7,424,000       58,026,387               1,019,875       65,450,387       66,470,262  
CONNECTICUT RETAIL BUILDINGS (5)
                    25,061,000       27,739,000       (14,656,484 )             10,912,328       13,082,516       23,994,844  
COURTHOUSE CENTER (Maryland)
                    1,750,000       1,869,000       675,890               1,750,000       2,544,890       4,294,890  
CROSSROADS (Illinois)
                    4,635,000       11,611,000       5,566,137               4,634,570       17,177,137       21,811,707  
DEDHAM PLAZA (Massachusetts)
                    12,369,000       12,918,000       4,363,599               12,368,893       17,281,599       29,650,492  
EASTGATE (North Carolina)
                    1,608,000       5,775,000       9,153,550               1,607,610       14,928,550       16,536,160  
ELLISBURG CIRCLE (New Jersey)
                    4,028,000       11,309,000       12,706,821               4,012,782       24,015,821       28,028,603  
ESCONDIDO PROMENADE (California)
                    11,505,000       12,147,000       1,201,619               11,504,980       13,348,619       24,853,599  
FALLS PLAZA (Virginia)
                    1,260,000       735,000       6,199,419               1,260,216       6,934,419       8,194,635  
FALLS PLAZA — East (Virginia)
                    538,000       535,000       2,282,313               559,252       2,796,061       3,355,313  
FEASTERVILLE (Pennsylvania)
                    1,431,000       1,600,000       8,618,959               1,430,781       10,218,959       11,649,740  
FEDERAL PLAZA (Maryland)
    35,543,000               10,216,000       17,895,000       33,813,475               10,216,206       51,708,475       61,924,681  
FINLEY SQUARE (Illinois)
                    9,252,000       9,544,000       9,563,089               9,251,776       19,107,089       28,358,865  
FLORIDA RETAIL BUILDINGS (2)
                    5,206,000       1,631,000       39,862               5,206,073       1,670,862       6,876,935  
FLOURTOWN (Pennsylvania)
                    1,345,000       3,943,000       3,467,840               1,345,075       7,410,840       8,755,915  
FRESH MEADOWS (New York)
                    24,625,000       25,255,000       14,764,654               24,626,889       40,019,654       64,646,543  
FRIENDSHIP CTR (District of Columbia)
                    12,696,000       20,803,000       (190,317 )             12,696,367       20,612,683       33,309,050  
GAITHERSBURG SQUARE (Maryland)
                    7,701,000       5,271,000       10,933,112               6,012,077       17,893,035       23,905,112  
GARDEN MARKET (Illinois)
                    2,677,000       4,829,000       3,632,391               2,677,200       8,461,391       11,138,591  
GOVERNOR PLAZA (Maryland)
                    2,068,000       4,905,000       11,667,108               2,068,227       16,572,108       18,640,335  
GRATIOT PLAZA (Michigan)
                    525,000       1,601,000       14,510,795               525,316       16,111,795       16,637,111  
GREENLAWN (New York)
                    2,294,000       3,864,000       4,881,221               2,294,400       8,745,221       11,039,621  
HAMILTON (New Jersey)
    4,827,000                       5,405,000       2,682,120                       8,087,120       8,087,120  
HAUPPAUGE (New York)
    16,670,000               8,791,000       15,262,000       2,266,896               8,791,315       17,528,896       26,320,211  
HUNTINGTON (New York)
    14,297,000                       16,008,000       6,424,765                       22,432,765       22,432,765  
IDYLWOOD PLAZA (Virginia)
                    4,308,000       10,026,000       580,431               4,307,775       10,606,431       14,914,206  
ILLINOIS RETAIL BUILDINGS (1)
                    1,291,000       2,325,000       (48,646 )             943,500       2,276,354       3,219,854  
KINGS COURT (California)
                            10,714,000       695,069                       11,409,069       11,409,069  
LANCASTER (Pennsylvania)
    4,907,000                       2,103,000       7,907,845                       10,010,845       10,010,845  
LANGHORNE SQUARE (Pennsylvania)
                    720,000       2,974,000       13,942,533               720,000       16,916,533       17,636,533  
LAUREL (Maryland)
                    7,458,000       22,525,000       15,674,386               7,458,514       38,199,386       45,657,900  
LAWRENCE PARK (Pennsylvania)
    31,344,000               5,723,000       7,160,000       12,938,579               5,734,209       20,087,579       25,821,788  
LEESBURG PLAZA (Virginia)
    9,900,000               8,184,000       10,722,000       1,609,710               8,184,400       12,331,710       20,516,110  
LOEHMANN’S PLAZA (Virginia)
                    1,237,000       15,096,000       9,060,647               1,248,000       24,145,647       25,393,647  

     

[Additional columns below]

[Continued from above table, first column(s) repeated]

                                 
COLUMN A

  COLUMN F
  COLUMN G
  COLUMN H
  COLUMN I
                         
                     
                Life on which
    Accumulated   Date       depreciation in latest
    Depreciation and   of   Date   income statements
Descriptions

  Amortization
  Construction
  Acquired
  is computed
ALLWOOD (New Jersey)
  $ 1,933,125       1958       12/12/88     35 years
ANDORRA (Pennsylvania)
    8,898,022       1953       01/12/88     35 years
ARIZONA BUILDINGS (2)
    1,570,087       1995-1998       05/07/98     35 years
BALA CYNWYD (Pennsylvania)
    6,615,057       1955       09/22/93     35 years
BARRACKS ROAD (Virginia)
    21,565,644       1958       12/31/85     35 years
BETHESDA ROW (Maryland)
    14,301,523       1945-2000       12/31/93     35 - 50 years
BLUESTAR (New Jersey)
    16,443,014       1959       12/12/88     35 years
BRICK PLAZA (New Jersey)
    20,717,524       1958       12/28/89     35 years
BRISTOL (Connecticut)
    4,825,019       1959       9/22/95     35 years
BRUNSWICK (New Jersey)
    8,042,794       1957       12/12/88     35 years
CALIFORNIA RETAIL BUILDINGS
                               
SANTA MONICA (9)
    8,152,631       1888-2000       1996-2000     35 years
SAN DIEGO (4)
    1,152,489       1888-1995       1996-1997     35 years
150 POST STREET (San Francisco)
    3,203,171       1908       10/23/97     35 years
OTHER (5)
    3,694,367     var     1996-1999     35 years
CLIFTON (New Jersey)
    2,259,063       1959       12/12/88     35 years
CONGRESSIONAL PLAZA (Maryland)
    20,992,104       1965       04/01/65     35 years
CONNECTICUT RETAIL BUILDINGS (5)
    2,552,271       1900-1991       1994-1996     35 years
COURTHOUSE CENTER (Maryland)
    393,826       1975       12/17/97     35 years
CROSSROADS (Illinois)
    5,968,446       1959       07/19/93     35 years
DEDHAM PLAZA (Massachusetts)
    5,384,800       1959       12/31/93     35 years
EASTGATE (North Carolina)
    6,749,644       1963       12/18/86     35 years
ELLISBURG CIRCLE (New Jersey)
    10,974,900       1959       10/16/92     35 years
ESCONDIDO PROMENADE (California)
    2,782,374       1987       12/31/96     35 years
FALLS PLAZA (Virginia)
    2,556,176       1962       09/30/67     22 3/4 years
FALLS PLAZA — East (Virginia)
    2,693,618       1960       10/05/72     25 years
FEASTERVILLE (Pennsylvania)
    5,418,488       1958       07/23/80     20 years
FEDERAL PLAZA (Maryland)
    19,826,810       1970       06/29/89     35 years
FINLEY SQUARE (Illinois)
    5,806,120       1974       04/27/95     35 years
FLORIDA RETAIL BUILDINGS (2)
    377,495       1920       02/28/96     35 years
FLOURTOWN (Pennsylvania)
    4,065,261       1957       04/25/80     35 years
FRESH MEADOWS (New York)
    7,973,500       1946-1949       12/05/97     35 years
FRIENDSHIP CTR (District of Columbia)
    1,384,762       1998       09/21/01     35 years
GAITHERSBURG SQUARE (Maryland)
    7,438,264       1966       04/22/93     35 years
GARDEN MARKET (Illinois)
    2,210,595       1958       07/28/94     35 years
GOVERNOR PLAZA (Maryland)
    9,841,899       1963       10/01/85     35 years
GRATIOT PLAZA (Michigan)
    5,685,297       1964       03/29/73     25 3/4 years
GREENLAWN (New York)
    1,210,900       1975       01/05/00     35 years
HAMILTON (New Jersey)
    4,194,263       1961       12/12/88     35 years
HAUPPAUGE (New York)
    2,747,127       1963       08/06/98     35 years
HUNTINGTON (New York)
    10,877,818       1962       12/12/88     35 years
IDYLWOOD PLAZA (Virginia)
    3,081,516       1991       04/15/94     35 years
ILLINOIS RETAIL BUILDINGS (1)
    676,410       1900-1927       1995-1997     35 years
KINGS COURT (California)
    2,320,554       1960       08/24/98     26 years
LANCASTER (Pennsylvania)
    4,383,241       1958       04/24/80     22 years
LANGHORNE SQUARE (Pennsylvania)
    6,917,094       1966       01/31/85     35 years
LAUREL (Maryland)
    20,213,360       1956       08/15/86     35 years
LAWRENCE PARK (Pennsylvania)
    15,299,908       1972       07/23/80     22 years
LEESBURG PLAZA (Virginia)
    2,083,698       1967       09/15/98     35 years
LOEHMANN’S PLAZA (Virginia)
    4,007,035       1971       07/21/83     35 years

-F30-


Table of Contents

                                                         
COLUMN A

  COLUMN B
  COLUMN C
  COLUMN D
  COLUMN E
        Initial cost to company       Gross amount at which carried at close of period
                Cost Capitalized            
            Building and   Subsequent to       Building and    
Descriptions

  Encumbrance
  Land
  Improvements
  Acquisition
  Land
  Improvements
  Total
MAGRUDERS (Maryland)
            4,554,000       4,859,000       1,612,568       4,553,875       6,471,693       11,025,568  
MERCER MALL (New Jersey)
    60,039,000       4,488,340       70,076,308       2,018,015      
4,488,340
      72,094,323       76,582,663  
MID PIKE PLAZA (Maryland)
    10,041,000             10,335,000       6,945,454               17,280,454       17,280,454  
MOUNT VERNON PLAZA (Virginia)
    13,086,000            
19,400,134
      389,568      
12,026,646
      19,790,302       19,790,302  
NEW YORK RETAIL BUILDINGS (3)
            5,891,000       6,051,000       12,026,646       6,196,618       17,772,028       23,968,646  
NORTHEAST (Pennsylvania)
            1,152,000       10,596,000       10,082,356       1,152,825       20,677,531       21,830,356  
NORTH LAKE COMMONS (Illinois)
            2,782,000       8,604,000       1,606,300       2,782,495       10,210,300       12,992,795  
OLD KEENE MILL (Virginia)
            638,000       998,000       3,515,685       638,234       4,513,685       5,151,919  
OLD TOWN CENTER (California)
            3,420,000       2,765,000       27,322,592       3,420,000       30,087,592       33,507,592  
PAN AM SHOPPING CENTER (Virginia)
            8,694,000       12,929,000       3,454,960       8,694,500       16,383,460       25,077,960  
PENTAGON ROW (Virginia)
                    2,955,000       84,582,651               87,537,651       87,537,651  
PERRING PLAZA (Maryland)
            2,800,000       6,461,000       14,728,058       2,800,000       21,189,058       23,989,058  
PIKE 7 (Virginia)
            9,709,000       22,799,000       924,287       9,708,997       23,723,290       33,432,287  
FR PLAZA DEL MERCADO, LLC (Maryland)
            1,580,999       18,984,476       787,590       1,580,999       19,001,066       20,582,065  
QUEEN ANNE PLAZA (Massachusetts)
            3,319,000       8,457,000       3,000,898       3,319,148       11,457,898       14,777,046  
QUINCE ORCHARD PLAZA (Maryland)
            3,197,000       7,949,000       7,966,391       2,928,242       16,184,149       19,112,391  
ROLLINGWOOD APTS. (Maryland)
            552,000       2,246,000       3,889,931       572,160       6,115,771       6,687,931  
RUTGERS (New Jersey)
    12,887,000               14,429,000       1,495,622               15,924,622       15,924,622  
SAM’S PARK & SHOP (District of Columbia)
            4,840,000       6,319,000       626,900       4,840,000       6,945,900       11,785,900  
SAUGUS (Massachusetts)
            4,383,000       8,291,000       509,805       4,383,000       8,800,805       13,183,805  
SHIRLINGTON (Virginia)
            9,761,000       14,808,000       8,693,336       9,815,093       23,447,243       33,262,336  
SOUTH VALLEY SHOPPING CENTER (Virginia)
            9,043,035       5,082,062       168,404       9,043,035       5,250,466       14,293,501  
SANTANA ROW (California)
            41,969,000       1,161,000      
376,732,114
      41,968,500       334,763,614       376,732,114  
TEXAS RETAIL BUILDINGS (9)
    230,000       14,680,000       1,976,000       43,693,746       14,679,954       45,669,792       60,349,746  
TOWER (Virginia)
            7,170,000       10,518,000       767,369       7,128,653       11,326,716       18,455,369  
TROY (New Jersey)
            3,126,000       5,193,000       12,193,796       3,125,728       17,386,796       20,512,524  
TYSONS STATION (Virginia)
    6,752,000       388,000       453,000       2,510,443       474,542       2,876,901       3,351,443  
WILDWOOD (Maryland)
    27,551,000       9,111,000       1,061,000       6,411,780       9,110,822       7,472,780       16,583,602  
WILLOW GROVE (Pennsylvania)
            1,499,000       6,643,000       18,119,984       1,498,560       24,762,984       26,261,544  
WILLOW LAWN (Virginia)
            3,192,000       7,723,000       49,975,061       7,790,283       53,099,778       60,890,061  
WYNNEWOOD (Pennsylvania)
    31,943,000       8,055,000       13,759,000       13,436,507       8,055,000       27,195,507       35,250,507  
DEVELOPMENT PROJECTS:
                                                       
SANTANA ROW (California)
                            73,411,286       0       74,572,286       74,572,286  
Adj in consolidation trust acq cost Misc.
                                                    11,552  
 
   
 
     
 
     
 
     
 
     
 
     
 
     
 
 
TOTALS
  $ 414,357,000     $ 435,623,374     $ 840,212,580     $ 1,361,930,013     $ 416,875,971     $ 2,053,262,293     $ 2,470,149,816  
 
   
 
     
 
     
 
     
 
     
 
     
 
     
 
 

     

[Additional columns below]

[Continued from above table, first column(s) repeated]

                                 
COLUMN A

  COLUMN F
  COLUMN G
  COLUMN H
  COLUMN I
                Life on which
    Accumulated   Date       depreciation in latest
    Depreciation and   of   Date   income statements
Descriptions

  Amortization
  Construction
  Acquired
  is computed
MAGRUDERS (Maryland)
    1,037,021       1955       12/17/97     35 years
MERCER MALL (New Jersey)
    611,396       2,003       12/4/03    
35 years-50 years
MID PIKE PLAZA (Maryland)
    9,733,402       1963       05/18/82     50 years
MOUNT VERNON PLAZA
    420,357       2,003       3/31/03     35 years
NEW YORK RETAIL BUILDINGS (3)
    2,534,887       1937 - 1987       12/16/97     35 years
NORTHEAST (Pennsylvania)
    11,565,958       1959       08/30/83     35 years
NORTH LAKE COMMONS (Illinois)
    2,927,225       1989       04/27/94     35 years
OLD KEENE MILL (Virginia)
    3,624,104       1968       06/15/76     33 1/3 years
OLD TOWN CENTER (California)
    5,425,367       1997-1998       10/22/97     35 years
PAN AM SHOPPING CENTER (Virginia)
    6,392,970       1979       02/05/93     35 years
PENTAGON ROW (Virginia)
    6,673,815       1999 - 2002       1998     35 years
PERRING PLAZA (Maryland)
    11,624,174       1963       10/01/85     35 years
PIKE 7 (Virginia)
    5,012,239       1968       03/31/97     35 years
FR PLAZA DEL MERCADO, LLC (Maryland)
    45,095       2,003       10/31/03    
35 years
QUEEN ANNE PLAZA (Massachusetts)
    4,101,476       1967       12/23/94     35 years
QUINCE ORCHARD PLAZA (Maryland)
    6,696,268       1975       04/22/93     35 years
ROLLINGWOOD APTS. (Maryland)
    6,052,622       1960       01/15/71     25 years
RUTGERS (New Jersey)
    7,030,201       1973       12/12/88     35 years
SAM’S PARK & SHOP (District of Columbia)
    1,864,897       1930       12/01/95     35 years
SAUGUS (Massachusetts)
    1,953,413       1976       10/01/96     35 years
SHIRLINGTON (Virginia)
    5,061,861       1940       12/21/95     35 years
SOUTH VALLEY SHOPPING CENTER
(Virginia)
    109,139       2,003       3/21/03    
35 years
SANTANA ROW (California)
    8,776,675       1999 - 2002       03/05/97    
50 years
TEXAS RETAIL BUILDINGS (9)
    2,631,199     var     1998-1999     35 years
TOWER (Virginia)
    1,811,294       1953-1960       08/24/98     35 years
TROY (New Jersey)
    12,197,111       1966       07/23/80     22 years
TYSONS STATION (Virginia)
    2,511,561       1954       01/17/78     17 years
WILDWOOD (Maryland)
    6,217,473       1958       05/05/69     33 1/3 years
WILLOW GROVE (Pennsylvania)
    12,954,406       1953       11/20/84     35 years
WILLOW LAWN (Virginia)
    27,707,691       1957       12/05/83     35 years
WYNNEWOOD (Pennsylvania)
    6,375,843       1948       10/29/96     35 years
DEVELOPMENT PROJECTS:
                               
SANTANA ROW (California)
    23,537       1999 - 2002       03/05/97     50 years
Adj in consolidation trust acq cost Misc.
                               
 
   
 
                         
TOTALS
  $ 514,176,448                          
 
   
 
                         

    

     1. Update encumbrances

     2. Do nitial costs rollforward for 2003 acquisitions and dispositions’

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Table of Contents

FEDERAL REALTY INVESTMENT TRUST
SCHEDULE III
SUMMARY OF REAL ESTATE AND ACCUMULATED
DEPRECIATION — CONTINUED
Three Years Ended December 31, 2003

Reconciliation of Total Cost

         
Balance, December 31, 2000
    1,854,913,000  
Additions during period
       
Acquisitions
    52,820,000  
Improvements
    219,549,000  
Deduction during period — disposition
of property and miscellaneous retirements
    (22,978,000 )
 
   
 
 
Balance, December 31, 2001
    2,104,304,000  
Additions during period
       
Acquisitions
     
Improvements
    265,531,000  
Deduction during period — disposition
of property and miscellaneous retirements
    (63,009,000 )
 
   
 
 
Balance, December 31, 2002
  $ 2,306,826,000  
Additions during period
       
Acquisitions
    127,489,000  
Improvements
    64,848,000  
Deduction during period — disposition of property and miscellaneous retirements
    (29,014,000 )
 
   
 
 
Balance, December 31, 2003
  $ 2,470,149,000  
 
   
 
 
     
(A)
  For Federal tax purposes, the aggregate cost basis is approximately $2,194,269,000 as of December 31, 2003.

-F32-

 


Table of Contents

FEDERAL REALTY INVESTMENT TRUST
SCHEDULE III
SUMMARY OF REAL ESTATE AND ACCUMULATED
DEPRECIATION — CONTINUED
Three Years Ended December 31, 2003

Reconciliation of Accumulated
Depreciation and Amortization

         
Balance, December 31, 2000
    351,258,000  
Additions during period
       
Depreciation and amortization expense
    55,048,000  
Deductions during period — disposition of property, miscellaneous retirements and acquisition of minority interest
    (10,539,000 )
 
   
 
 
Balance, December 31, 2001
    395,767,000  
Additions during period
       
Depreciation and amortization expense
    59,296,000  
Deductions during period — disposition of property, miscellaneous retirements and acquisition of minority interest
    (4,366,000 )
 
   
 
 
Balance, December 31, 2002
  $ 450,697,000  
Additions during period
       
Depreciation and amortization expense
    68,125,000  
Deductions during period — disposition of property, miscellaneous retirements and acquisition of minority interest
    (4,645,000 )
 
   
 
 
Balance, December 31, 2003
  $ 514,177,000  
 
   
 
 

-F33-


Table of Contents

FEDERAL REALTY INVESTMENT TRUST
SCHEDULE IV
MORTGAGE LOANS ON REAL ESTATE
Year Ended December 31, 2003

                                                         
Column A

  Column B
  Column C
  Column D
  Column E
  Column F
  Column G
   
                                            Carrying    
                    Periodic Payment           Face Amount   Amount of    
Description of Lien

  Interest Rate
  Maturity Date
  Terms
  Prior Liens
  of Mortgages
  Mortgages (1)
 
Leasehold mortgage
 
6.00
%
March 2005
 
Interest only
 
    $ 5,618,000     $ 5,876,000       (2 )
on office building
 
     
monthly; ballon payment
   
                         
in San Francisco, CA
 
     
due at maturity
   
                         
 
 
     
   
                         
Mortgage on Hotel
 
12% to 15%
January 2012
 
(3
)
 
      10,600,000       10,600,000          
in San Jose, CA
 
     
   
                         
 
 
     
   
                         
Mortgage on retail
 
Greater of prime plus
May 2021
 
Interest only
 
      25,000,000       15,774,000       (4 )
buildings in Philadelphia, PA
 
2% or 10%
     
monthly; balloon payment
   
                         
 
 
     
due at maturity
   
                         
 
 
     
   
                         
Mortgage on retail
 
10% plus participation
May 2021
 
Interest only; balloon
 
      9,250,000       9,250,000          
buildings in Philadelphia, PA
 
     
payment due at maturity
   
                         
 
 
     
   
                         
                   
   
   

         
 
 
     
 
    $ 50,468,000     $ 41,500,000          
                           
   
   
         
   
1)   For Federal tax purposes, the aggregate tax basis is approximately $41,500,000 as of December 31, 2003. No payments are delinquent on these mortgages.
 
2)   A $5.9 million loan receivable, which currently bears interest at 7.88% and is secured by an office building in San Francisco, California, was due February 28, 2003 but was not repaid on the due date. We are currently negotiating with the borrower to extend the loan until March 31, 2005. When the loan modification is complete, the interest rate on the note will decrease to 6% retroactive to July 1, 2003. Interest on the loan is current through December 31, 2003 and based in part on the value of the underlying collateral, we believe that the loan is collectible and as such, no reserve has been established at this time.
 
3)   For the first five years interest is payable from cash flow, if available. If cash flow is not sufficient to pay interest in full, the unpaid amount will accrue and bear interest at the same rate as the principal. After year five, current interest payments are required. After year seven, mortgagee is required to apply 50% of all available cash flow to repayment of principal. In March 2004, an additional $900,000 advance was made on this loan.
 
4)   This mortgage is available for up to $25,000,000.

-F34-


Table of Contents

FEDERAL REALTY INVESTMENT TRUST
SCHEDULE IV
MORTGAGE LOANS ON REAL ESTATE — CONTINUED
Three Years Ended December 31, 2003

Reconciliation of Carrying Amount

         
Balance, December 31, 2000
    47,360,000  
Additions during period
       
Issuance of loans
    925,000  
Deductions during period
       
Collection and satisfaction of loans
    (12,678,000 )
 
   
 
 
Balance, December 31, 2001
    35,607,000  
Additions during period
       
Issuance of loans
    14,362,000  
Deductions during period
       
Collection and satisfaction of loans
    (14,392,000 )
 
   
 
 
Balance, December 31, 2002
  $ 35,577,000  
Additions during period
       
Issuance of loans
    5,923,000  
Deductions during period
       
Collection and satisfaction of loans
     
 
   
 
 
Balance, December 31, 2003
  $ 41,500,000  
 
   
 
 

-F35-

 


Table of Contents

Item 9. Changes In and Disagreements with Accountants on Accounting and Financial Disclosure

     Grant Thornton LLP has been selected as our independent public accountants for the current year and examined our financial statements for the year ended December 31, 2003. On June 4, 2002, Arthur Andersen LLP was dismissed and Grant Thornton LLP was engaged as our principal independent public accountants. The decision to change accountants was approved by the Board of Trustees upon the recommendation of the Audit Committee. The reports of Arthur Andersen LLP for the year ended December 31, 2001 and the subsequent interim period through June 4, 2002 did not contain any adverse opinion or disclaimer of opinion, nor were they qualified as to uncertainty, audit scope or accounting principles. During our fiscal year ended December 31, 2001 and the subsequent interim period through June 4, 2002, there were no disagreements with Arthur Andersen LLP on any matter of accounting principles or practices, financial statement disclosure, or auditing scope or procedures, which disagreements, if not resolved to the satisfaction of Arthur Andersen LLP, would have caused them to make reference thereto in their reports on the financial statements for those periods.

Item 9A. Controls and Procedures

     We maintain disclosure controls and procedures that are designed to ensure that information required to be disclosed in our Exchange Act reports is recorded, processed, summarized and reported within the time periods specified in the SEC’s rules and forms, and that such information is accumulated and communicated to our management, including our President and Chief Executive Officer and Senior Vice President and Chief Financial Officer, as appropriate, to allow timely decisions regarding required disclosure based closely on the definition of “disclosure controls and procedures” in Rule 13a-15(e) promulgated under the Exchange Act. In designing and evaluating the disclosure controls and procedures, management recognized that any controls and procedures, no matter how well designed and operated, can provide only reasonable assurance of achieving the desired control objectives, and management necessarily was required to apply its judgment in evaluating the cost-benefit relationship of possible controls and procedures.

     Our Chief Executive Officer and Chief Financial Officer have conducted an evaluation of the effectiveness of our disclosure controls and procedures as of the end of the period covered by this annual report. Based on that evaluation, the Chief Executive Officer and Chief Financial Officer concluded that such controls and procedures were effective as of the end of the period covered by this report.

     There was no change in our internal control over financial reporting during the period covered by this report that materially affected, or is reasonably likely to materially affect, our internal control over financial reporting.

PART III

     Certain information required in Part III is omitted from this Report but is incorporated herein by reference from our Proxy Statement for the 2004 Annual Meeting of Shareholders (the “Proxy Statement”).

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Table of Contents

Item 10. Trustees and Executive Officers

     a.) The table identifying our Trustees under the caption “Election of Trustees” and the section entitled “Executive Officers” of the Proxy Statement is incorporated herein by reference.

     b.) The information required by this item is included in this report at Item 1 under the caption “Executive Officers of the Registrant”. The information contained in the Proxy Statement under the captions “Election of Trustees” and “Executive Officers” is incorporated herein by reference.

Item 11. Executive Compensation

     The sections entitled “Summary Compensation Table” and “Aggregated Option Exercises in 2003 and December 31, 2003 Option Values” of the Proxy Statement are incorporated herein by reference.

Item 12. Security Ownership of Certain Beneficial Owners and Management and Related Shareholder Matters

     The sections entitled “Share Ownership” and “Equity Compensation Plan Information” of the Proxy Statement are incorporated herein by reference.

Item 13. Certain Relationships and Related Transactions

     The section entitled “Certain Relationship and Related Transactions” of the Proxy Statement is incorporated herein by reference.

Item 14. Principal Accountant Fees and Services

     The section entitled “Relationship with Independent Public Accountants” of the Proxy Statement is incorporated herein by reference.

PART IV

Item 15. Exhibits, Financial Statement Schedules, and Reports on Form 8-K

(a)(1) Financial Statements

     
  Report of Independent Public Accountants — Grant Thornton LLP
 
   
  Report of Independent Public Accountants — Arthur Andersen LLP
 
   
  Consolidated Balance Sheets — December 31, 2003 and 2002
 
   
  Consolidated Statements of Operations — Years Ended December 31, 2003, 2002 and 2001

-55-


Table of Contents

     
  Consolidated Statements of Common Shareholders’ Equity — Years Ended December 31, 2003, 2002 and 2001
 
   
  Consolidated Statements of Cash Flows — Years Ended December 31, 2003, 2002 and 2001
 
   
  Notes to Consolidated Financial Statements (including selected quarterly data)

(2) Financial Statement Schedules

     
  Schedule III. Schedule of Real Estate and Accumulated Depreciation
 
   
  Schedule IV. Mortgage Loans on Real Estate

(3) Exhibits

     
Exhibit    
No.
  Description
 
3.1
  Declaration of Trust of Federal Realty Investment Trust dated May 5, 1999 (previously filed as Exhibit 3.2 to the Trust’s Current Report on Form 8-K filed on May 25, 1999 (File No. 1-07533) and incorporated herein by reference)
 
   
3.2
  Amended and Restated Bylaws of Federal Realty Investment Trust last amended October 29, 2003 (filed herewith)
 
   
4.1
  Specimen Common Share certificate (previously filed as Exhibit 4(i) to the Trust’s Annual Report on Form 10-K for the year ended December 31, 1999 (File No. 1-07533) (the “1999 Form 10-K”) and incorporated herein by reference)
 
   
4.2
  Articles Supplementary relating to the 8 1/2% Series B Cumulative Redeemable Preferred Shares (previously filed as Exhibit 4.1 to the Trust’s Registration Statement on Form 8-A filed on November 26, 2001 (File No. 1-07533) (the “2001 Form 8-A”) and incorporated by reference)
 
   
4.3
  Specimen 8 1/2% Series B Cumulative Redeemable Preferred Share certificate (previously filed as Exhibit 4.2 to the 2001 Form 8-A and incorporated herein by reference)
 
   
4.4  

Amended and Restated Rights Agreement, dated March 11, 1999, between the Trust and American Stock Transfer & Trust Company (previously filed as Exhibit 1 to the Trust’s Registration Statement on Form 8-A/A filed on March 11, 1999
(File No. 1-07533) and incorporated herein by reference)

     
4.5
  First Amendment to Amended and Restated Rights Agreement, dated as of November _, 2003, between the Trust and American Stock Transfer & Trust Company (filed herewith)
 
   
4.6
  Indenture dated December 13, 1993 related to the Trust’s 7.48% Debentures due August 15, 2026; 6 5/8% Notes due 2005; 6.82% Medium Term Notes due August 1, 2027; and 6.99% Medium Term Notes due March 10, 2006 (previously filed as Exhibit 4(a) to the Trust’s Registration Statement on Form S-3 (File No. 33-51029), and amended on Form S-3 (File No. 33-63687), filed on December 13, 1993 is incorporated herein by reference)
 
   
4.7
  Indenture dated September 1, 1998 related to the Trust’s 8.75% Notes due December 1, 2009 and the Trust’s 6 1/8% Notes due November 15, 2007 and the Trust’s 4.50% Notes due 2011 (previously filed as Exhibit 4(a) to the Trust’s Registration Statement on Form S-3 (File No. 333-63619) filed on September 17, 1998 is incorporated herein by reference)
     
4.8
  Pursuant to Regulation S-K Item 601(b)(4)(iii), the Trust by this filing agrees, upon request, to furnish to the Securities and Exchange Commission a copy of other instruments defining the rights of holders of long-term debt of the Trust
     
10.1
  Amended and Restated 1983 Stock Option Plan and 1985 Non-Qualified Stock Option Plan of Federal Realty Investment Trust (previously filed as exhibits to the Trust’s Registration Statement in Form S-8 (File No. 33-55111), filed on August 17, 1994 and incorporated herein by reference)

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Table of Contents

     
Exhibit    
No.
  Description
 
10.2
  1985 Non-Qualified Stock Option Plan (previously filed as a portion of Exhibit 10 to the Trust’s Annual Report on Form 10-K for the year ended December 31, 1985 (File No. 1-07533) and incorporated herein by reference)
 
   
10.3
  1991 Share Purchase Plan (previously filed as a portion of Exhibit 10 to the Trust’s Annual Report on Form 10-K for the year ended December 31, 1990 (File No. 1-07533) and incorporated herein by reference)
 
   
10.4
  Amendment dated October 1, 1992 to Voting Trust Agreement dated as of March 3, 1989 by and between I. Wolford Berman and Dennis L. Berman (previously filed as an exhibit to the Trust’s Annual Report on Form 10-K for the year ended December 31, 1992 (File No. 1-07533) and incorporated herein by reference)
 
   
10.5
  Amended and Restated 1993 Long-Term Incentive Plan, as amended on October 6, 1997 and further amended on May 6, 1998 (previously filed as a portion of Exhibit 10 to the Trust’s Annual Report on Form 10-K for the year ended December 31, 1998 (File No. 1-07533) and incorporated herein by reference)
 
   
10.6
  Fiscal Agency Agreement dated as of October 28, 1993 between the Trust and Citibank, N.A. (previously filed as an exhibit to the Trust’s Quarterly Report on Form 10-Q for the quarter ended September 30, 1993 (File No. 1-07533) (the “1993 Form 10-Q”) and incorporated herein by reference)
 
   
10.7
  Form of Severance Agreement between the Trust and Certain of its Officers dated December 31, 1994 (previously filed as a portion of Exhibit 10 to the Trust’s Annual Report on Form 10-K for the year ended December 31, 1994 (File No. 1-07533) and incorporated herein by reference)
 
   
10.8
  * Performance Share Award Agreement dated as of February 9, 2000 between the Trust and Donald C. Wood (previously filed as a portion of Exhibit 10 to the Trust’s Annual Report on Form 10-K for the year ended December 31, 1999 (File No. 1-07533) (the “1999 Form 10-K”) and incorporated herein by reference)
 
   
10.9
  * Restricted Share Award Agreement dated as of February 9, 2000 between the Trust and Donald C. Wood (previously filed as a portion of Exhibit 10 to the 1999 Form 10-K and incorporated herein by reference)
 
   
10.10
  * Severance Agreement between the Trust and Donald C. Wood dated February 22, 1999 (previously filed as a portion of Exhibit 10 to the 1999 Form 10-K and incorporated herein by reference)
 
   
10.11
  * Executive Agreement between Federal Realty Investment Trust and Donald C. Wood dated February 22, 1999 (previously filed as a portion of Exhibit 10 to the 1999 Form 10-K and incorporated herein by reference)
 
   
10.12
  * Amendment to Restricted Share Award Agreement dated December 8, 2000 the Trust and Donald C. Wood (previously filed as a portion of Exhibit 10 to the Trust’s Annual Report on Form 10-K for the year ended December 31, 2000 (File No. 1-07533) (the “2000 Form 10-K”) and incorporated herein by reference)
 
   
10.13
  * Split Dollar Life Insurance Agreement dated August 12, 1998 between the Trust and Donald C. Wood (previously filed as a portion of Exhibit 10 to the 2000 Form 10-K and incorporated herein by reference)
 
   
10.14
  * Restricted Share Award Agreement dated as of February 15, 2000 between the Trust and Jeffrey S. Berkes (previously filed as a portion of Exhibit 10 to the Trust’s Annual Report on Form 10-K for the year ended December 31, 2001 (File No. 1-07533) (the “2001 Form 10-K”) and incorporated herein by reference)
 
   
10.15
  * Severance Agreement between the Trust and Jeffrey S. Berkes dated March 1, 2000 (previously filed as a portion of Exhibit 10 to the 2001 Form 10-K and incorporated herein by reference)
 
   
10.16
  * Severance Agreement dated March 1, 2002 between the Trust and Larry E. Finger (previously filed as a portion of Exhibit 10 to the Trust’s Annual Report on Form 10-K for the year ended December 31, 2002 (File No. 1-07533) (the “2002 Form 10-K”) and incorporated herein by reference)
 
   
10.17
  * Combined Incentive and Non-Qualified Stock Option Agreement dated February 28, 2002 between the Trust and Larry E. Finger (previously filed as a portion of Exhibit 10 to the 2002 Form 10-K and incorporated herein by reference)
 
   
10.18
  * Performance Share Award Agreement between the Trust and Donald C. Wood dated February 28, 2002 (previously filed as a portion of Exhibit 10 to the 2002 Form 10-K and incorporated herein by reference)
 
   
10.19
  * Performance Share Award Agreement between the Trust and Jeffrey S. Berkes dated February 28, 2002 (previously filed as a portion of Exhibit 10 to the 2002 Form 10-K and incorporated herein by reference)
 
   
10.20
  * Amendment to Stock Option Agreement dated August 15, 2002 between the Trust and Dawn M. Becker (previously filed as a portion of Exhibit 10 to the 2002 Form 10-K and incorporated herein by reference)

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Table of Contents

     
Exhibit    
No.
  Description
 
10.21
  * Amendment to Stock Option Agreement dated August 15, 2002 between Federal Realty Investment Trust and Jeffrey S. Berkes (previously filed as Exhibit 10.31 to the 2002 Form 10-K and incorporated herein by reference)
 
   
10.22
  2001 Long-Term Incentive Plan (previously file as Exhibit 99.1 to the Trust’s S-8 Registration Number 333-60364 filed on May 7, 2001 and incorporated herein by reference)
 
   
23.1
  Consent of Grant Thornton LLP (filed herewith)
 
   
25.1
  Power of Attorney (included on signature page)
 
   
31.1
  Rule 13a-14(a) Certification of Chief Executive Officer
 
   
31.2
  Rule 13a-14(a) Certification of Chief Financial Officer
 
   
32.1
  Section 1350 Certification of Chief Executive Officer
 
   
32.2
  Section 1350 Certification of Chief Financial Officer

(b) Reports on Form 8-K

     Not applicable

(c) Exhibits

     See Item 15(a)(3) above

* Management contract or compensatory plan to be filed under item 15(c) of Form 10-K.

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Table of Contents

SIGNATURES

     Pursuant to the requirements of the Securities Exchange Act of 1934, as amended, the Registrant has duly caused this Report to be signed on its behalf by the undersigned thereunto duly authorized this 12th day of March, 2004.

     
  Federal Realty Investment Trust
 
 
  By: /s/ DONALD C. WOOD
Donald C. Wood
Chief Executive Officer

Pursuant to the requirements of the Securities Exchange Act of 1934, as amended, this Report has been signed below by the following persons in the capacities indicated. Each person whose signature appears below hereby constitutes and appoints each of Donald C. Wood and Dawn M. Becker as his or her attorney-in-fact and agent, with full power of substitution and resubstitution for him or her in any and all capacities, to sign any or all amendments to this Report and to file same, with exhibits thereto and other documents in connection therewith, granting unto such attorney-in-fact and agent full power and authority to do and perform each and every act and thing requisite and necessary in connection with such matters and hereby ratifying and confirming all that such attorney-in-fact and agent or his or her substitutes may do or cause to be done by virtue hereof.

         
Signature
  Title
  Date
 
/S/ DONALD C. WOOD
Donald C. Wood
  Chief Executive Officer
(Principal Executive Officer)
  March 12, 2004
 
       
/S/ LARRY E. FINGER
Larry E. Finger
  Senior Vice President, Chief Financial Officer and Treasurer (principal financial and accounting officer)   March 12, 2004
 
       
/S/ MARK S. ORDAN
 Mark S. Ordan
  Non-Executive Chairman   March 12, 2004
 
       
/S/ DENNIS L. BERMAN
 Dennis L. Berman
  Trustee   March 12, 2004
 
       
/S/ DAVID W. FAEDER
 David W. Faeder
  Trustee   March 12, 2004
 
       
/S/ KRISTIN GAMBLE
 Kristin Gamble
  Trustee   March 12, 2004
 
       
/S/ AMY B. LANE
 Amy B. Lane
  Trustee   March 12, 2004
 
       
/S/ WALTER F. LOEB
 Walter F. Loeb
  Trustee   March 12, 2004
 
       
/S/ JOSEPH S. VASSALLUZZO
 Joseph S. Vassalluzzo
  Trustee   March 12, 2004

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