PSA 10-K Annual Report Dec. 31, 2019 | Alphaminr
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PSA 10-K Fiscal year ended Dec. 31, 2019

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TABLE OF CONTENTS
Part IItem 1. BusinessItem 1a, "risk Factors"Item 1A. Risk FactorsItem 1B. Unresolved Staff CommentsItem 2. PropertiesItem 3. Legal ProceedingsItem 4. Mine Safety DisclosuresPart IIItem 5. Market For Registrant S Common Equity, Related Shareholder Matters and Issuer Purchases Of Equity SecuritiesItem 6. Selected Financial DataItem 7. Management S Discussion and Analysis Of Financial Condition and Results Of OperationsItem 7A. Quantitative and Qualitative Disclosures About Market RiskItem 9A. Controls and ProceduresItem 9B. Other Information NoneItem 9B. Other InformationPart IIIItem 10. Trustees, Executive Officers and Corporate GovernanceItem 11. Executive CompensationItem 12. Security Ownership Of Certain Beneficial Owners and Management and Related Shareholder MattersItem 13. Certain Relationships and Related Transactions and Trustee IndependenceItem 14. Principal Accountant Fees and ServicesPart IVItem 15. Exhibits and Financial Statement Schedules

Exhibits

3.1 Articles of Amendment and Restatement of Declaration of Trust of Public Storage, a Maryland real estate investment trust, filed with the Maryland State Department of Assessments and Taxation on May 4, 2018. Filed with the Registrants Current Report on Form 8-K dated May 8, 2018 and incorporated by reference herein. 3.2 Amended and Restated Bylaws of Public Storage, a Maryland real estate investment trust, dated May 4, 2018. Filed with the Registrants Current Report on Form 8-K dated May 8, 2018 and incorporated by reference herein. 3.3 Articles Supplementary for Public Storage 5.375% Cumulative Preferred Shares, Series V. Filed with the Registrants Current Report on Form 8-K dated September 11, 2012 and incorporated by reference herein. 3.4 Articles Supplementary for Public Storage 5.20% Cumulative Preferred Shares, Series W. Filed with the Registrants Current Report on Form 8-K dated January 7, 2013 and incorporated by reference herein. 3.5 Articles Supplementary for Public Storage 5.20% Cumulative Preferred Shares, Series X. Filed with the Registrants Current Report on Form 8-K dated March 4, 2013 and incorporated by reference herein. 3.6 Articles Supplementary for Public Storage 5.400% Cumulative Preferred Shares, Series B. Filed with the Registrants Current Report on Form 8-K dated January 12, 2016 and incorporated by reference herein. 3.7 Articles Supplementary for Public Storage 5.125% Cumulative Preferred Shares, Series C. Filed with the Registrants Current Report on Form 8-K dated May 10, 2016 and incorporated by reference herein. 3.8 Articles Supplementary for Public Storage 4.950% Cumulative Preferred Shares, Series D. Filed with the Registrants Current Report on Form 8-K dated July 13, 2016 and incorporated by reference herein. 3.9 Articles Supplementary for Public Storage 4.900% Cumulative Preferred Shares, Series E. Filed with the Registrants Current Report on Form 8-K dated October 6, 2016 and incorporated by reference herein. 3.10 Articles Supplementary for Public Storage 5.150% Cumulative Preferred Shares, Series F. Filed with the Registrants Current Report on Form 8-K dated May 23, 2017 and incorporated by reference herein. 3.11 Articles Supplementary for Public Storage 5.050% Cumulative Preferred Shares, Series G. Filed with the Registrants Current Report on Form 8-K dated July 31, 2017 and incorporated by reference herein. 3.12 Articles Supplementary for Public Storage 5.600% Cumulative Preferred Shares, Series H. Filed with the Registrants Current Report on Form 8-K dated February 28, 2019 and incorporated by reference herein. 3.13 Articles Supplementary for Public Storage 4.875% Cumulative Preferred Shares, Series I. Filed with the Registrants Current Report on Form 8-K dated September 5, 2019 and incorporated by reference herein. 3.14 Articles Supplementary for Public Storage 4.700% Cumulative Preferred Shares, Series J. Filed with the Registrants Current Report on Form 8-K dated November 5, 2019 and incorporated by reference herein. 3.15 Articles Supplementary for Public Storage 4.750% Cumulative Preferred Shares, Series K. Filed with the Registrants Current Report on Form 8-K dated December 11, 2019 and incorporated by reference herein. 4.1 Master Deposit Agreement, dated as of May 31, 2007. Filed with the Registrants Current Report on Form 8-K dated June 6, 2007 and incorporated by reference herein. 4.2 Description of Registrants Securities Registered Pursuant to Section 12 of the Securities Exchange Act of 1934. Filed herewith. 10.3 Second Amended and Restated Credit Agreement, dated April 19, 2019, by and among Public Storage, the lenders party thereto, Wells Fargo Bank, National Association, as administrative agent, Wells Fargo Securities LLC and Merrill Lynch, Pierce, Fenner & Smith Incorporation, as joint lead arrangers and as joint bookrunners, Bank of America, N.A., as syndication agent, and Citibank, N.A., as documentation agent. Filed as Exhibit 10.1 to the Companys Current Report on Form 8-K dated April 19, 2019 and incorporated herein by reference. 10.4* Form of 2007 Plan Restricted Stock Unit Agreement. Filed as Exhibit 10.11 to the Companys Annual Report on Form 10-K for the year ended December 31, 2015 and incorporated herein by reference. 10.5* Form of 2007 Plan Restricted Stock Unit Agreement deferral of receipt of shares. Filed as Exhibit10.12 to the Companys Annual Report on Form 10-K for the year ended December 31, 2015 and incorporated herein by reference. 10.6* Form of 2007 Plan Stock Option Agreement. Filed as Exhibit 10.13 to the Companys Annual Report on Form 10-K for the year ended December 31, 2015 and incorporated herein by reference. 10.7* Form of 2007 Plan Trustee Stock Option Agreement. Filed as Exhibit 10.14 to the Companys Annual Report on Form 10-K for the year ended December 31, 2015 and incorporated herein by reference. 10.8* Form of 2016 Plan Restricted Stock Unit Agreement. Filed as Exhibit 10.15 to the Companys Annual Report on Form 10-K for the year ended December 31, 2016 and incorporated herein by reference. 10.9* Form of 2016 Plan Restricted Stock Unit Agreement deferral of receipt of shares. Filed as Exhibit 10.16 to the Companys Annual Report on Form 10-K for the year ended December 31, 2016 and incorporated herein by reference. 10.10* Form of 2016 Plan Non-Qualified Stock Option Agreement. Filed as Exhibit 10.17 to the Companys Annual Report on Form 10-K for the year ended December 31, 2016 and incorporated herein by reference. 10.11* Form of 2016 Plan Trustee Non-Qualified Stock Option Agreement. Filed as Exhibit 10.18 to the Companys Annual Report on Form 10-K for the year ended December 31, 2016 and incorporated herein by reference. 10.12 Form of Trustee and Officer Indemnification Agreement. Filed as Exhibit 10.19 to the Companys Annual Report on Form 10-K for the year ended December 31, 2016 and incorporated herein by reference. 10.13 Term Loan Agreement, by and among Public Storage, Wells Fargo Securities, LLC as Lead Arranger and Wells Fargo National Bank N.A. as Administrative Agent, dated as of December 2, 2013. Filed with Registrants Current Report on Form 8-K dated December 2, 2013 and incorporated herein by reference. 10.14* Public Storage 2007 Equity and Performance-Based Incentive Compensation Plan, as Amended. Filed with Registrants Current Report on Form 8-K dated May 1, 2014 and incorporated herein by reference. 10.15* Public Storage 2016 Equity and Performance-Based Incentive Compensation Plan. Filed as Appendix A to the Companys 2016 Proxy Statement dated March 16, 2016 and incorporated herein by reference. 10.16 Note Purchase Agreement, dated as of November 3, 2015, by and among Public Storage and the signatories thereto. Filed with Registrants Current Report on Form 8-K dated November 3, 2015 and incorporated herein by reference. 10.17 Note Purchase Agreement, dated as of April 12, 2016, by and among Public Storage and the signatories thereto. Filed with Registrants Current Report on Form 8-K dated April 12, 2016 and incorporated herein by reference. 10.18 Indenture, dated as of September 18, 2017, between Public Storage and Wells Fargo Bank, National Association, as trustee. Filed as Exhibit 4.1 to the Companys Current Report on Form 8-K dated September 18, 2017 and incorporated herein by reference. 10.19 First Supplemental Indenture, dated as of September 18, 2017, between Public Storage and Wells Fargo Bank, National Association, as trustee, including the form of Global Note representing the 2022 Notes and the form of Global Note representing the 2027 Notes. Filed as Exhibit 4.2 to the Companys Current Report on Form 8-K dated September 18, 2017 and incorporated herein by reference. 10.20 Second Supplemental Indenture, dated as of April 12, 2019, between Public Storage and Wells Fargo Bank, National Association, as trustee, including the form of Global Note representing the 2029 Notes. Filed as Exhibit 4.2 to the Companys Current Report on Form 8-K dated April 12, 2019 and incorporated herein by reference. 10.21 Third Supplemental Indenture, dated as of January 24, 2020, between Public Storage and Wells Fargo Bank, National Association, as trustee. Filed as Exhibit 4.2 to the Companys Current Report on Form 8-K dated January 24, 2020 and incorporated herein by reference. 10.22 Amendment to Amended Agreement of Limited Partnership of PS Business Parks, L.P. to Authorize Special Allocations, dated as of January 1, 2017. Filed as Exhibit 10.1 to the Companys Quarterly Report on Form 10-Q for the quarterly period ended March 31, 2018 (SEC File No. 001-33519) and incorporated herein by reference. 10.23* Form of 2016 Plan Restricted Stock Unit Agreement (2018). Filed as Exhibit 10.25 to the Companys Annual Report on Form 10-K for the year ended December 31, 2018 and incorporated herein by reference. 10.24* Form of 2016 Plan Restricted Stock Unit Agreement deferral of receipt of shares (2018). Filed as Exhibit 10.26 to the Companys Annual Report on Form 10-K for the year ended December 31, 2018 and incorporated herein by reference. 10.25* Form of 2016 Plan Non-Qualified Stock Option Agreement (2018). Filed as Exhibit 10.27 to the Companys Annual Report on Form 10-K for the year ended December 31, 2018 and incorporated herein by reference. 10.26* Form of 2016 Plan Trustee Non-Qualified Stock Option Agreement (2018). Filed as Exhibit 10.28 to the Companys Annual Report on Form 10-K for the year ended December 31, 2018 and incorporated herein by reference. 10.27* Form of 2016 Plan Trustee Deferred Stock Unit Agreement (2018). Filed as Exhibit 10.29 to the Companys Annual Report on Form 10-K for the year ended December 31, 2018 and incorporated herein by reference. 10.28* Form of 2016 Plan Executive Restricted Stock Unit Agreement (2018). Filed as Exhibit 10.30 to the Companys Annual Report on Form 10-K for the year ended December 31, 2018 and incorporated herein by reference. 21 Listing of Subsidiaries. Filed herewith. 23.1 Consent of Ernst & Young LLP. Filed herewith. 31.1 Rule 13a 14(a) Certification. Filed herewith. 31.2 Rule 13a 14(a) Certification. Filed herewith. 32 Section 1350 Certifications. Filed herewith.