EXHIBIT 99.6

                                 PROMISSORY NOTE
January 5, 2001                                                 US $2,881,454.55

         For value received, the undersigned, CSI/Frigo LLC, a Delaware limited
liability company, or its assigns (herein the "PAYOR"), promises to pay to the
order of ProLogis Trust, a Maryland real estate investment trust, TWO MILLION
EIGHT HUNDRED EIGHTY-ONE THOUSAND FOUR HUNDRED FIFTY-FOUR and 55/100 DOLLARS (US
$2,881,454.55), plus interest on the unpaid principal amount hereof outstanding
from time to time at the applicable Rate of Interest (as defined below) and the
Participation Interest (as defined below), at such times and on such terms as
described below.

         1. Repayment of Principal. The aggregate principal amount of this
Promissory Note shall be payable in whole on the tenth anniversary of the date
hereof, such date being referred to as the Final Maturity Date.

         2. Payment of Interest. Interest will be payable at maturity, whether
by optional prepayment or on the Final Maturity Date. All interest will be
calculated for the actual number of days elapsed on the basis of a 365-day year.
The Rate of Interest shall be eight percent (8%) per annum. In the event of any
default in the payment of interest or principal hereunder, the Rate of Interest
shall be ten percent (10%) for such period as the PAYOR shall be in default.

         3. Additional Payments. At maturity, whether by optional prepayment or
on the Final Maturity Date, PAYOR shall pay to the holder of this Note, an
additional amount equal to the Participation Interest. The "Participation
Interest" shall accrue annually and shall be equal to six percent (6%) of the
sum of (i) the annual net earnings or loss of Frigoscandia S.A., a Luxembourg
corporation, allocable to holders of Ordinary Shares of Frigoscandia S.A. and
(ii) the annual net earnings or loss of ProLogis Logistics Services
Incorporated, a Delaware corporation, allocable to holders of Common Stock of
ProLogis Logistics Services Incorporated.

         4. Optional Prepayment. The PAYOR, at his/its option, may prepay this
Promissory Note, together with all accrued interest on the principal balance
prepaid and full payment of the Participation Interest through the date of
prepayment, in whole or in part at any time prior to the Final Maturity Date.

         In addition to, and not in limitation of, the foregoing, the
undersigned further agrees, subject only to any limitation imposed by applicable
law, to pay all expenses, including reasonable attorneys' fees and expenses,
incurred by the holder of this Promissory Note in seeking to collect any amounts
payable hereunder which are not paid when due.

         All parties hereto, whether as makers, endorsers, or otherwise,
severally waive presentment for payment, protest, and notice of dishonor.

         This Promissory Note may not be changed or modified orally.

         THIS PROMISSORY NOTE SHALL BE GOVERNED BY THE LAWS OF THE STATE OF
DELAWARE.



         IN WITNESS WHEREOF, the undersigned has executed this Promissory Note
as of the date first above written.

                                           CSI/FRIGO LLC


                                           By: /s/ K. Dane Brooksher
                                               ---------------------------------
                                                   K. Dane Brooksher, Manager