Dream-Office-2016-AI..

111 Pages·2016·1.76 MB·English

DREAM OFFICE REAL ESTATE INVESTMENT TRUST

Annual Information Form

March 28, 2016
TABLE OF CONTENTS
Page
GLOSSARY OF TERMS............................................................................................................................................ 1
GENERAL ................................................................................................................................................................... 7
FORWARD-LOOKING INFORMATION ............................................................................................................... 7
NON-GAAP MEASURES........................................................................................................................................... 8
OUR STRUCTURE ..................................................................................................................................................... 9
GENERAL DEVELOPMENT OF THE BUSINESS ............................................................................................. 11
Acquisitions and Dispositions ................................................................................................................................. 11
Development Properties .......................................................................................................................................... 12
2015 Reorganization ............................................................................................................................................... 12
Normal Course Issuer Bid ....................................................................................................................................... 14
Appointment of Chief Financial Officer ................................................................................................................. 14
Equity and Debt Offerings ...................................................................................................................................... 14
RECENT DEVELOPMENTS .................................................................................................................................. 15
Strategic Plan .......................................................................................................................................................... 15
$800 Million Revolving Credit Facility .................................................................................................................. 15
Redemption of 5.50% Series H Debentures ............................................................................................................ 15
Current Discussions Regarding Acquisitions and Dispositions .............................................................................. 16
DESCRIPTION OF THE BUSINESS ..................................................................................................................... 16
Objectives ................................................................................................................................................................ 16
Strategy ................................................................................................................................................................... 16
Competitive Conditions........................................................................................................................................... 16
REAL ESTATE PORTFOLIO ................................................................................................................................ 19
Our Properties ......................................................................................................................................................... 19
ASSESSMENTS OF THE PROPERTIES .............................................................................................................. 20
Environmental Site Assessments ............................................................................................................................. 20
Building Condition Assessments............................................................................................................................. 21
INDEBTEDNESS ...................................................................................................................................................... 21
Mortgage Financing ................................................................................................................................................ 23
Convertible Debentures ........................................................................................................................................... 23
Non-Convertible Debentures ................................................................................................................................... 24
Demand Revolving Credit Facilities ....................................................................................................................... 24
Term Loan Facility .................................................................................................................................................. 25
Additional Financing ............................................................................................................................................... 25
TRUSTEES AND OFFICERS .................................................................................................................................. 25
Committees ............................................................................................................................................................. 26
Audit Committee ..................................................................................................................................................... 27
Term of Office ......................................................................................................................................................... 29
Independent Trustee Matters ................................................................................................................................... 29
Management of Dream Office REIT ....................................................................................................................... 30
Conflict of Interest Restrictions and Provisions ...................................................................................................... 30
Individual Non-Competition Agreements ............................................................................................................... 31
Governance of Dream Office REIT ........................................................................................................................ 32
REAL ESTATE MANAGEMENT AND ADVISORY SERVICES ...................................................................... 32
Asset Management Agreement ............................................................................................................................... 32
Management Services Agreement ........................................................................................................................... 32
Property Management ............................................................................................................................................. 34
Shared Services and Cost Sharing Agreement ........................................................................................................ 35
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TABLE OF CONTENTS
Page
License Agreement with Dream Technology Ventures LP ..................................................................................... 35
Dream Non-Competition Agreement ...................................................................................................................... 35
EMPLOYEES ............................................................................................................................................................ 36
INVESTMENT GUIDELINES AND OPERATING POLICIES .......................................................................... 36
Investment Guidelines of Dream Office REIT ........................................................................................................ 36
Investment Guidelines of Dream Office LP ............................................................................................................ 37
Operating Policies of Dream Office REIT .............................................................................................................. 38
Operating Policies of Dream Office LP .................................................................................................................. 38
DISTRIBUTION POLICY ....................................................................................................................................... 40
General .................................................................................................................................................................... 40
DRIP........................................................................................................................................................................ 42
DECLARATION OF TRUST AND DESCRIPTION OF REIT UNITS .............................................................. 42
REIT A Units and REIT B Units............................................................................................................................. 43
Special Trust Units .................................................................................................................................................. 43
Issuance of REIT Units ........................................................................................................................................... 44
Purchase of REIT Units........................................................................................................................................... 44
REIT Unit Redemption Right.................................................................................................................................. 44
Meetings of Unitholders .......................................................................................................................................... 46
Limitation on Non-Resident Ownership ................................................................................................................. 47
Amendments to the Declaration of Trust and Other Documents ............................................................................ 47
Effect of Termination .............................................................................................................................................. 48
Take-Over Bids ....................................................................................................................................................... 49
Information and Reports .......................................................................................................................................... 49
DESCRIPTION OF DEBENTURES ....................................................................................................................... 49
Description of 3.424% Series A Debentures, Series B Debentures and 4.074% Series C Debentures ................... 50
Description of Series H, Series K and Series L Debentures .................................................................................... 60
CREDIT RATINGS .................................................................................................................................................. 75
DESCRIPTION OF DREAM OFFICE LP ............................................................................................................. 76
General .................................................................................................................................................................... 76
Dream Office General Partner ................................................................................................................................. 76
Partnership Units ..................................................................................................................................................... 76
Amendments to Dream Office LP Limited Partnership Agreement........................................................................ 77
Distributions ............................................................................................................................................................ 78
Allocation of Net Income and Losses ..................................................................................................................... 78
Functions and Powers of Dream Office General Partner ........................................................................................ 78
Restrictions on the Authority of Dream Office General Partner ............................................................................. 79
Reimbursement of Dream Office General Partner .................................................................................................. 79
Limited Liability ..................................................................................................................................................... 79
RISK FACTORS ....................................................................................................................................................... 79
MARKET FOR SECURITIES ................................................................................................................................. 91
Trading Price and Volume ...................................................................................................................................... 91
Prior Sales of Unlisted Securities ............................................................................................................................ 92
INTEREST OF MANAGEMENT AND OTHERS IN MATERIAL TRANSACTIONS.................................... 92
MATERIAL CONTRACTS ..................................................................................................................................... 92
LEGAL PROCEEDINGS ......................................................................................................................................... 93
INTEREST OF EXPERTS ....................................................................................................................................... 93
TRANSFER AGENT AND REGISTRAR .............................................................................................................. 94
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TABLE OF CONTENTS
Page
ADDITIONAL INFORMATION ............................................................................................................................. 94
SCHEDULE A AUDIT COMMITTEE CHARTER .......................................................................................... A-1
SCHEDULE B LIST OF PROPERTIES .............................................................................................................. B-1
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GLOSSARY OF TERMS
When used in this annual information form, the following terms have the meanings set forth below unless
expressly indicated otherwise:
“2003 Reorganization” means the reorganization of the business of DAM on June 30, 2003 pursuant to
which substantially all of the commercial real estate division of DAM was transferred to Dream Office
REIT.
“2015 Reorganization” has the meaning given to it in “General Development of the Business – 2015
Reorganization”.
“2015 MD&A” means the management’s discussion and analysis of Dream Office REIT in respect of our
2015 financial year filed on SEDAR on February 18, 2016.
“3 Month CDOR” has the meaning given to it in “Description of Debentures – Description of Series A,
Series B and Series C Debentures”.
“3.424% Series A Debentures” means the 3.424% Series A senior unsecured debentures of Dream
Office REIT due June 13, 2018.
“4.074% Series C Debentures” means the 4.074% Series C senior unsecured debentures of Dream
Office REIT due January 21, 2020.
“5.50% Series H Debentures” means the 5.50% Series H convertible unsecured subordinated debentures
of Whiterock REIT due March 31, 2017 assumed by Dream Office REIT.
“5.95% Series K Debentures” means the 5.95% senior unsecured debentures, Series K of Whiterock
REIT due April 26, 2016 assumed by Dream Office REIT.
“5.95% Series L Debentures” means the 5.95% senior unsecured debentures, Series L of Whiterock
REIT due September 30, 2016 assumed by Dream Office REIT.
“Adjusted Unitholders’ Equity” means, at any time, the aggregate of: (i) the amount of unitholders’
equity; and (ii) the amount of accumulated depreciation and amortization recorded on the books and
records of Dream Office REIT and its Subsidiaries in respect of their properties, in each case calculated in
accordance with GAAP.
“Affiliate” means an affiliate within the meaning of National Instrument 45-106 - Prospectus
Exemptions.
“AFFO” means adjusted funds from operations. Management believes AFFO is an important measure of
our economic performance and is indicative of our ability to pay distributions; however, it does not
represent cash generated from operating activities, as defined by IFRS, and is not necessarily indicative of
cash available to fund Dream Office REIT’s needs, does not have a standard meaning and may not be
comparable with similar measures presented by other real estate investment trusts. See our 2015 MD&A
for description of our calculation of AFFO and a reconciliation of AFFO to cash generated from operating
activities for the three month periods and years ended December 31, 2015 and December 31, 2014.
“AIF” means this annual information form of Dream Office REIT.
“Asset Management Agreement” means the amended and restated asset management agreement dated
December 31, 2007 between Dream Office REIT, Partnership A, Partnership B, Dream Office LP and
DAM, as amended by the amending agreement dated April 2, 2015 between Dream Office REIT,
Partnership A, Partnership B, Dream Office LP, Dundee Real Estate Asset Management Limited
Partnership and DAM.
“Board” or “Board of trustees” means the board of trustees of Dream Office REIT.
“BNY” means BNY Trust Company of Canada.
“Business Day” means any day other than a Saturday or a Sunday on which Schedule I Canadian
chartered banks are open for business in Toronto, Ontario.
“CIBC Mellon” means CIBC Mellon Trust Company.
“Core Assets” has the meaning given to it in “Description of the Business – Strategy – 2016 Strategy
Update”.
“DAM” means Dream Asset Management Corporation, a corporation governed by the laws of the
Province of British Columbia and a Subsidiary of Dream.
“DAM Administrative Services Agreement” means the administrative services agreement dated April
2, 2015 between DAM and Dream Office Management.
“DAM Master Asset Transfer Agreement” means the agreement dated June 30, 2003 between DAM
and Dream Office LP pursuant to which all of the Properties held directly or indirectly by DAM were
transferred to Dream Office LP.
“DBRS” means DBRS and any entity providing ratings under such business name or its successor.
“Debentures” means, collectively, the 3.424% Series A Debentures, the Series B Debentures, the
4.074% Series C Debentures, the 5.50% Series H Debentures, the 5.95% Series K Debentures and the
5.95% Series L Debentures.
“Declaration of Trust” means the amended and restated declaration of trust of Dream Office REIT dated
May 8, 2014, as amended or amended and restated from time to time.
“Deferred Unit Incentive Plan” means the deferred unit incentive plan of Dream Office REIT.
“Distributable Income” means, for any period, the net income of Dream Office REIT and its applicable
consolidated Subsidiaries for such period set out in its consolidated financial statements prepared as if
Dream Office REIT’s only assets are units and notes of Partnership A and all amounts on deposit in the
bank account maintained for the REIT A Units, as determined in accordance with GAAP, adjusted as
follows: (i) depreciation and amortization (except for amortization of deferred financing costs and non-
recoverable deferred maintenance, all as incurred after the formation of Dream Office REIT on June 30,
2003) and amortization of fair value debt adjustments shall be excluded; (ii) costs incurred with respect to
distribution reinvestment plans, unit purchase plans, unit option plans, deferred unit plans or any other
unit compensation incentive plan or similar plan shall be added back; (iii) any gains or losses on the
disposition of any real property, any future income tax expenses or benefits and non-cash rental revenues
recognized on a straight line basis or recognized as a result of the amortization of above or below market
in-place leases recorded on an acquisition of a rental property shall be excluded, and (iv) to reflect any
other adjustments determined to be appropriate by a majority of the trustees in their discretion.
“Distributable Series B Income” means, for any period, the net income of Dream Office REIT and its
applicable consolidated Subsidiaries for such period set out in its consolidated financial statements
prepared as if Dream Office REIT’s only assets are units and notes of Partnership B and all amounts on
deposit in the bank account maintained for the REIT B Units, as determined in accordance with GAAP,
adjusted as follows: (i) depreciation and amortization (except for amortization of deferred financing costs
and non-recoverable deferred maintenance, all as incurred after the formation of Dream Office REIT on
June 30, 2003) and amortization of fair value debt adjustments shall be excluded; (ii) costs incurred with
respect to distribution reinvestment plans, unit purchase plans, unit option plans, deferred unit plans or
any other unit compensation incentive plan or similar plan shall be added back; (iii) any gains or losses on
the disposition of any real property, any future income tax expenses or benefits and non-cash rental
revenues recognized on a straight line basis or recognized as a result of the amortization of above or
below market in-place leases recorded on an acquisition of a rental property shall be excluded, and (iv) to
reflect any other adjustments determined to be appropriate by a majority of the trustees in their discretion.
“Distribution Date” means with respect to a distribution of Distributable Income or Distributable Series
B Income by us, a Business Day determined by our trustees for any calendar month to be on or about the
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15th day of the following month or such other date as may be determined from time to time by our
trustees or otherwise in accordance with our Declaration of Trust with respect to all distributions.
“Distribution Record Date” means, until otherwise determined by our trustees, the last Business Day of
each month of each year, except for the month of December where the Distribution Record Date shall be
December 31.
“Dream” means Dream Unlimited Corp., a corporation governed by the laws of the Province of Ontario.
“Dream Global REIT” means Dream Global Real Estate Investment Trust, an open-ended real estate
investment trust formed under the laws of the Province of Ontario.
“Dream Industrial REIT” means Dream Industrial Real Estate Investment Trust, an open-ended real
estate investment trust formed under the laws of the Province of Ontario.
“Dream Non-Competition Agreement” means the amended and restated agreement dated April 2, 2015
between Dream, DAM, Dream Office LP and Dream Office REIT pursuant to which DAM and Dream
agreed to certain non-competition arrangements with Dream Office REIT and Dream Office LP, as
amended or amended and restated from time to time.
“Dream Office General Partner” means Dream Office (GP) Inc. a corporation incorporated under the
laws of the Province of Ontario that is wholly-owned by Dream Office REIT and is the general partner of
Dream Office LP.
“Dream Office LP” means Dream Office LP, a limited partnership formed under the laws of the
Province of Ontario of which Office General Partner is the general partner and Partnership A, Partnership
B and certain other persons are the sole limited partners.
“Dream Office LP Limited Partnership Agreement” means the amended and restated limited
partnership agreement of Dream Office LP dated July 21, 2014, as it may be amended or amended and
restated from time to time.
“Dream Office Management” means Dream Office Management Corp., a wholly-owned Subsidiary of
Dream Office Management LP existing under the laws of the Province of Ontario.
“Dream Office Management LP” means Dream Office Management LP, a limited partnership formed
under the laws of the Province of Ontario of which Dream Office Management (GP) Inc. (a corporation
owned by Dream Office LP) is the sole general partner and Dream Office LP is the sole limited partner.
“Dream Office Management LP Limited Partnership Agreement” means the amended and restated
limited partnership agreement of Dream Office Management LP dated July 2, 2014.
“Dream Office REIT” means Dream Office Real Estate Investment Trust, an open-ended real estate
investment trust formed under the laws of the Province of Ontario.
“Dream Office REIT Administrative Services Agreement” means the amended and restated
administrative services agreement dated December 31, 2007 between Dream Office REIT, Dream Office
LP, Partnership A, Partnership B and Dream Office Management LP.
“DRIP” means our distribution reinvestment and unit purchase plan pursuant to which holders of REIT A
Units and REIT B Units were entitled to elect to have cash distributions in respect of such units
automatically reinvested in additional REIT A Units and to make optional cash purchases of additional
REIT A Units, which was suspended in February 2016.
“DTV LP” means Dream Technology Ventures LP, a limited partnership formed under the laws of the
Province of Ontario of which a wholly-owned Subsidiary of DAM is the sole general partner and DAM,
Dream Office LP, Dream Global REIT, Dream Industrial LP and Dream Alternatives Master LP are the
limited partners.
“Dundee Consolidated Properties Master Asset Transfer Agreement” means the agreement dated
June 30, 2003 between Dundee Consolidated Properties (a limited partnership wholly-owned by DAM)
and Dream Office LP setting out the terms and conditions pursuant to which Dundee Consolidated
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Properties transferred or caused to be transferred to Dream Office LP all of the Properties held directly or
indirectly by Dundee Consolidated Properties.
“Exchange and Support Agreement” means the amended and restated exchange and support agreement
dated December 31, 2007 between Dream Office REIT, Partnership A, Partnership B, Dream Office LP
and holders of exchangeable units of Dream Office LP, as amended by amendment no. 1 dated April 2,
2015, as it may be further amended or amended and restated from time to time.
“GAAP” or “IFRS” means International Financial Reporting Standards as issued by the International
Accounting Standards Board and as adopted by the Canadian Professional Accountants of Canada in Part
I of The Canadian Professional Accountants of Canada Handbook – Accounting, as amended from time to
time.
“GLA” means gross leasable area.
“Governance Agreement” means the amended and restated governance agreement dated April 2, 2015
between Dream Office REIT, Dream Office General Partner and Dundee Corporation, as amended or
amended and restated from time to time.
“GP A Co.” means Dream Office OTA (GP) Inc., a corporation governed by the laws of Ontario that is a
wholly owned Subsidiary of Dream Office REIT.
“GP B Co.” means Dream Office OTB (GP) Inc., a corporation governed by the laws of Ontario that is a
wholly owned Subsidiary of Dream Office REIT.
“Indentures” means, collectively, the trust indentures and supplemental indentures governing the
Debentures, as amended, supplemented or restated from time to time.
“Independent Trustee” means an independent trustee for the purposes of the Declaration of Trust.
“Individual Non-Competition Agreements” means the agreements between Dream Office REIT,
Dream Office LP and each of our trustees and officers pursuant to which such trustees and officers have
agreed to certain non-competition arrangements with Dream Office REIT and Dream Office LP.
“interest coverage ratio” means our net rental income plus interest and fee income, less general and
administrative expenses, all divided by interest expense on total debt. The components used in the
determination of interest coverage ratio include our share from investment in joint ventures. Management
believes our interest coverage ratio is an important measure in determining our ability to cover interest
expense based on our operating performance; however, it is not defined by IFRS, does not have a
standard meaning and may not be comparable with similar measures presented by other real estate
investment trusts. See our 2015 MD&A for a calculation of our interest coverage ratio for the years ended
December 31, 2015 and December 31, 2014.
“Interest Period” has the meaning given to it in “Description of Debentures—Description of Series A,
Series B and Series C Debentures”.
“Interest Reset Date” has the meaning given to it in “Description of Debentures—Description of Series
A, Series B and Series C Debentures”.
“Licensed Technology” has the meaning given to it in “Real Estate Management and Advisory Services
–License Agreement with Dream Technology Ventures LP”.
“LP Class A Units” means the LP Class A limited partnership units of Dream Office LP.
“LP B Units” or “LP Class B Units, Series 1” means the LP Class B, Series 1 limited partnership units
of Dream Office LP.
“LP Class B Units, Series 2” means the LP Class B, Series 2 limited partnership units of Dream Office
LP.
“LP Class B Units” means, collectively, the LP B Units and the LP Class B Units, Series 2.
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“Management Services Agreement” means the management services agreement dated April 2, 2015
between Dream Office REIT, DAM and Dream Office LP, as amended or amended and restated from
time to time.
“Master Asset Transfer Agreements” means the Dundee Consolidated Properties Master Asset
Transfer Agreement and the DAM Master Asset Transfer Agreement and any other agreement entered
into between affiliates of DAM and Dream Office LP for the purposes of transferring the Properties to
Dream Office LP in connection with the 2003 Reorganization.
“Master Property Management Agreement” means the master property management agreement dated
June 30, 2003 between Dream Office REIT, Dream Office Management LP, Dream Office LP and DAM.
“Minister” means the Minister of Finance (Canada).
“New Licence Agreement” has the meaning given to it in “Real Estate Management and Advisory
Services –License Agreement with Dream Technology Ventures LP”.
“NI 52-109” means National Instrument 52-109 – Certification of Disclosure in Issuers’ Annual and
Interim Filings.
“NI 52-110” means National Instrument 52-110 – Audit Committees.
“NOI” means the total investment property revenue less investment property operating expenses,
including the share of net rental income from investment in joint ventures and property management
income, excluding net rental income from properties sold and properties held for sale. NOI is an
important measure of performance used by management in evaluating property operation however, it is
not defined by IFRS, does not have a standard meaning and may not be comparable with similar measures
presented by other investment trusts. See our 2015 MD&A for a reconciliation of NOI to net rental
income.
“Non-Resident” means a non-resident of Canada within the meaning of the Tax Act.
“OBCA” means the Business Corporations Act (Ontario), as amended.
“Partnership A” means Dream Office OTA LP, a limited partnership formed under the laws of the
Province of Ontario of which GP A Co. is the general partner and Dream Office REIT is the sole limited
partner.
“Partnership B” means Dream Office OTB LP, a limited partnership formed under the laws of the
Province of Ontario of which GP B Co. is the general partner and Dream Office REIT is the sole limited
partner.
“Plans” means trusts governed by registered retirement savings plans, registered retirement income funds
and deferred profit sharing plans under the Tax Act.
“Private Market Assets” has the meaning given to it in “Description of the Business – Strategy – 2016
Strategy Update”.
“Properties” means the commercial revenue producing properties listed under “Real Estate Portfolio”
held indirectly by Dream Office REIT through Dream Office Properties LP and its Subsidiaries.
“REIT” means real estate investment trust.
“REIT A Units” means the REIT Units, Series A of Dream Office REIT, each representing an undivided
beneficial interest in any distributions from Dream Office REIT derived from Dream Office REIT’s
investment in securities of Partnership A.
“REIT B Units” means the REIT Units, Series B of Dream Office REIT, each representing an undivided
beneficial interest in any distributions from Dream Office REIT derived from Dream Office REIT’s
investment in securities of Partnership B.
“REIT Exception” means the exception under the SIFT Rules applicable to certain real estate investment
trusts that satisfy certain specified conditions relating to the nature of their income and investments.
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“REIT Units” means, collectively, the REIT A Units, the REIT B Units and the Special Trust Units, but
“REIT units”, when units is used in lower case type, means, collectively, the REIT A Units and the
REIT B Units.
“Related Party” means, with respect to any person, a person who is a “related party”, as that term is
defined in Multilateral Instrument 61-101 – Take-Over Bids and Special Transactions, as such rule may
be amended from time to time (and including any successor rule or policy thereto).
“RESPs” means trusts governed by registered education savings plans under the Tax Act.
“Series B Debentures” means the Series B floating rate senior unsecured debentures of Dream Office
REIT due January 9, 2017.
“Shared Services and Cost Sharing Agreement” means the amended and restated agreement dated
April 2, 2015 between Dream Office REIT, Dream Office LP and DAM, as amended by the amending
agreement dated January 1, 2016 between Dream Office REIT, Dream Office LP and DAM.
“SIFT” means a specified investment flow-through trust or partnership for purposes of the Tax Act.
“SIFT Rules” means the amendments to the Tax Act enacted on June 22, 2007 which modify the tax
treatment of certain publicly traded trusts and partnerships that are SIFTs and their beneficiaries and
partners.
“Special Trust Units” means the Special Trust Units of Dream Office REIT issued to the holders of LP
B Units providing rights to vote (and only a nominal economic interest) as a unitholder of Dream Office
REIT.
“Strategic Plan” has the meaning given to it in “Recent Developments – Strategic Plan”.
“Subsidiary” means, with respect to any person (other than an individual), any other person that is
controlled, directly or indirectly, by the person and, in addition to the foregoing, with respect to Dream
Office REIT shall include GP A Co., GP B Co., Partnership A, Partnership B, Dream Office General
Partner, Dream Office LP, Dream Office Management (GP) Inc. and Dream Office Management LP.
“Subsidiary Security” means securities of a Subsidiary of Dream Office REIT.
“Tax Act” means the Income Tax Act (Canada) and the regulations thereunder, as amended.
“Transition Fund Unit” means a unit of interest in Dream Office REIT designated as a “Transition Fund
Unit” and includes a fraction of a Transition Fund Unit.
“TSX” means the Toronto Stock Exchange.
“Value-Add Assets” has the meaning given to it in “Description of the Business – Strategy – 2016
Strategy Update”.
“Whiterock REIT” means Whiterock Real Estate Investment Trust, an open-ended real estate
investment trust formed under the laws of the Province of Manitoba.
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