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HUNTON & WILLIAMS LLP |
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RIVERFRONT PLAZA, EAST TOWER |
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951 EAST BYRD STREET |
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RICHMOND, VIRGINIA 23219-4074 |
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TEL 804 788 8200
FAX 804 788 8218 |
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FILE NO: 75392.3 |
February 12, 2010
VIA EDGAR
Ms. Sonia Gupta Barros
Special Counsel
United States Securities and Exchange Commission
Division of Corporation Finance
100 F Street, N.E.
Washington, D.C. 20549
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RE:
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Chatham Lodging Trust |
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Amendment No. 4 to Registration Statement on Form S-11 |
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(Registration No. 333-162889) |
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Filed February 12, 2010 |
Dear Ms. Barros:
As counsel to Chatham Lodging Trust, a Maryland real estate investment trust (the Company), we
are transmitting for filing pursuant to the Securities Act of 1933, as amended (the Securities
Act), Pre-Effective Amendment No. 4 (Amendment No. 4) to the Companys Registration Statement on
Form S-11 (Registration No. 333-162889) (the Registration Statement) and the Companys responses
to the comments of the Staff (the Staff) of the Securities and Exchange Commission (the
Commission) to the initial filing of the Registration Statement contained in your letter dated
January 29, 2010.
For convenience of reference, each Staff comment contained in your January 29, 2010 comment letter
is reprinted below in italics, is numbered to correspond with the paragraph numbers assigned in
your letter, and is followed by the corresponding response of the Company.
We have provided to each of you, Kristi Marrone, Dan Gordon, and Jerard Gibson, a courtesy copy of
this letter and two courtesy copies of Amendment No. 4, one copy of which has been marked to
reflect changes made to Amendment No. 3 to the Registration Statement filed with the Commission on
January 15, 2009 (the Blackline). The changes reflected in Amendment No. 4 have been made in
response to the Staffs comments and for the purpose of updating and revising certain information
in the Registration Statement. All page references in our responses are to the pages of the
Blackline. Capitalized terms used and not otherwise defined in this response letter
Ms. Sonia Gupta Barros
February 12, 2010
Page 2
that are defined in the Registration Statement shall have the meanings set forth in the
Registration Statement.
General
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We note in your revised disclosure in response to prior comment 1 that Mr. Fisher may be
deemed to be one of your promoters. Please revise to clearly state that Mr. Fisher is your
promoter. See Item 11(d) of Form S-11 and Item 404(c) of Regulation S-K. Please confirm, if
true, that Mr. Fisher is your only promoter. Revise your disclosure to identify any
additional promoters. |
RESPONSE: The Company has revised its disclosure on Page 56 of the
Registration Statement in response to the Staffs comment. The Company confirms
that Mr. Fisher is its only promoter.
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In response to prior comment 3, you state that your conflicts policy will include certain
restrictions and procedures regarding managements abilities to engage separately in
activities similar to your own. Please revise to expand your discussion of these restrictions
in this section. Refer to Item 25 of Form S-11. |
RESPONSE: The Company has revised its disclosure on page 67 of the
Registration Statement in response to the Staffs comment.
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We note your responses to prior comments 5 and 9 and your disclosure throughout the
prospectus regarding managements experience with Innkeepers. If you choose to retain this
performance information, please expand the disclosure to provide a more complete discussion of
the performance of Innkeepers and the prior experience of management. Please balance your
disclosure with a discussion of any major adverse business developments attributable to
Innkeepers or the prior experience of management. |
RESPONSE: The Company has revised its disclosure on page 44 of the
Registration Statement in response to the Staffs comment.
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Please explain further why enterprise value is an appropriate measure and how this amount
was determined. For example, explain what you mean by net debt and explain how the value of
the preferred equity was determined. Please also disclose the acquisition price that you
have used to calculate equity market capitalization. |
RESPONSE: The Company has revised the definition of Innkeepers total
enterprise value on page 43 of the Registration Statement in response to the
Staffs comment. The Company believes that the total enterprise value of
Ms. Sonia Gupta Barros
February 12, 2010
Page 3
Innkeepers provides an accurate market valuation of Innkeepers total assets at the
time of its sale and is intended to supplement the disclosure regarding the compound
total return to Innkeepers shareholders.
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Please explain why you believe compound total return is an appropriate measure of
performance. Discuss the differences between the portfolio of Innkeepers and the investment
strategies of companies that comprise the FTSE NAREIT Equity Lodging/Resorts Index. In
addition, please balance this disclosure with a discussion of any major adverse business
developments with respect to Innkeepers and whether the return may have been impacted by
general market trends or other external factors unrelated to management action. Please also
revise your disclosure to explain the total return methodology in plain English. We may
have further comment. |
RESPONSE: The Company believes that Innkeepers compound total return to
shareholders is a commonly used performance metric upon which many investors focus.
Further, the calculation provides a reasonable and practical measure of the overall
return on Innkeepers common shares from the date of its initial public offering
until its sale. The Company believes that Innkeepers overall business results are
best illustrated by a combination of its total enterprise value at the time of its
sale and the compound total return metric. The Company has revised its disclosure
on page 44 of the Registration Statement to clarify that other companies comprising
the FTSE NAREIT Equity Lodging/Resorts Index may have owned different types of
hotels and pursued different investment strategies than Innkeepers. Additionally,
the Company has revised its disclosure on pages 43 and 44 of the Registration
Statement to address the Staffs comments with respect to balancing its disclosure
regarding Innkeepers, the impact of market trends on Innkeepers return metrics and
the calculation of compound total return.
If you have any questions or comments regarding the foregoing, or have additional questions or
comments, please contact the undersigned at (804) 788-7336 or Amos Barclay at (212) 309-1061.
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Very truly yours,
/s/ Edward W. Elmore, Jr.
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cc:
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Mr. Jerard Gibson |
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Mr. Dan Gordon |
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Ms. Kristi Marrone |
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Mr. Jeffrey Fisher |
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Julian T. H. Kleindorfer, Esq. |
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David C. Wright, Esq. |
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Amos W. Barclay, Esq. |