UNITED STATES
SECURITIES AND EXCHANGE COMMISSION
Washington, DC 20549
FORM N-PX
ANNUAL REPORT OF PROXY VOTING RECORD OF REGISTERED MANAGEMENT INVESTMENT
COMPANY
Investment Company Act file number 811-10481
Cohen & Steers Quality Income Realty Fund, Inc.
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(Exact name of registrant as specified in charter)
757 Third Avenue
New York, NY 10017
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(Address of principal executive offices) (Zip code)
Lawrence B. Stoller
757 Third Avenue
New York, NY 10017
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(Name and address of agent for service)
Registrant's telephone number, including area code: 212-832-3232
Date of fiscal year end: 12/31
Date of reporting period: 07/01/2003 - 06/30/2004
ITEM 1. PROXY VOTING RECORD
The information contained herein discloses the following information for each
matter relating to a portfolio security considered at any shareholder meeting
held during the period covered by the report and with respect to which the
registrant was entitled to vote:
(a) The name of the issuer of the portfolio security;
(b) The exchange ticker symbol of the portfolio security;
(c) The Council on Uniform Securities Identification Procedures ("CUSIP")
number for the portfolio security;
(d) The shareholder meeting date;
(e) A brief identification of the matter voted on;
(f) Whether the matter was proposed by the issuer or by a security holder;
(g) Whether the registrant cast its vote on the matter;
(h) How the registrant cast its vote (e.g., for or against proposal, or abstain;
for or withhold regarding election of directors); and
(i) Whether the registrant cast its vote for or against management.
Cohen & Steers Quality Income Realty Fund
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AMLI RESIDENTIAL PROPERTIES TRUST Agenda: 932111913
CUSIP: 001735109 Meeting Type: Annual
Ticker: AML Meeting Date: 4/26/2004 ISIN:
For/Against
Proposal Type Vote Management
-------------------------------------------------------------------------------------------------------
01 PHILIP N. TAGUE Mgmt For For
ADAM S. METZ Mgmt For For
JOHN E. ALLEN Mgmt For For
02 TO RATIFY THE APPOINTMENT OF KPMG LLP Mgmt For For
AS THE COMPANY S INDEPENDENT AUDITORS
FOR THE FISCAL YEAR ENDING DECEMBER
31, 2004.
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ARCHSTONE-SMITH TRUST Agenda: 932122574
CUSIP: 039583109 Meeting Type: Annual
Ticker: ASN Meeting Date: 5/20/2004 ISIN:
For/Against
Proposal Type Vote Management
-------------------------------------------------------------------------------------------------------
01 RUTH ANN M. GILLIS Mgmt For For
NED S. HOLMES Mgmt For For
ERNEST A. GERARDI, JR. Mgmt For For
R. SCOT SELLERS Mgmt For For
02 RATIFICATION OF APPOINTMENT OF KPMG Mgmt For For
LLP AS AUDITORS FOR CURRENT FISCAL
YEAR.
03 SHAREHOLDER PROPOSAL REGARDING Shr For Against
SEVERANCE AGREEMENTS.
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ARDEN REALTY, INC. Agenda: 932140320
CUSIP: 039793104 Meeting Type: Annual
Ticker: ARI Meeting Date: 5/11/2004 ISIN:
For/Against
Proposal Type Vote Management
-------------------------------------------------------------------------------------------------------
01 LESLIE E. BIDER Mgmt For For
STEVEN C. GOOD Mgmt For For
ALAN I. ROTHENBERG Mgmt For For
02 STOCKHOLDER PROPOSAL REGARDING Shr For Against
SEVERANCE AGREEMENTS FOR SENIOR
EXECUTIVES.
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AVALONBAY COMMUNITIES, INC. Agenda: 932103562
CUSIP: 053484101 Meeting Type: Annual
Ticker: AVB Meeting Date: 5/5/2004 ISIN:
For/Against
Proposal Type Vote Management
-------------------------------------------------------------------------------------------------------
01 BRYCE BLAIR Mgmt For For
AMY P. WILLIAMS Mgmt For For
ALLAN D. SCHUSTER Mgmt For For
LANCE R. PRIMIS Mgmt For For
CHARLES D. PEEBLER, JR. Mgmt Withheld Against
GILBERT M. MEYER Mgmt For For
BRUCE A. CHOATE Mgmt For For
JOHN J. HEALY, JR. Mgmt For For
02 TO CONSIDER AND ACT UPON A STOCKHOLDER Shr Against For
PROPOSAL DESCRIBED IN THE PROXY
STATEMENT IF PROPERLY PRESENTED AT THE
ANNUAL MEETING.
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BRANDYWINE REALTY TRUST Agenda: 932125796
CUSIP: 105368203 Meeting Type: Annual
Ticker: BDN Meeting Date: 5/3/2004 ISIN:
For/Against
Proposal Type Vote Management
-------------------------------------------------------------------------------------------------------
01 ANTHONY A. NICHOLS, SR. Mgmt For For
ROBERT C. LARSON Mgmt For For
DONALD E. AXINN Mgmt For For
CHARLES P. PIZZI Mgmt For For
D. PIKE ALOIAN Mgmt For For
GERARD H. SWEENEY Mgmt For For
WALTER D'ALESSIO Mgmt For For
02 SHAREHOLDER PROPOSAL REGARDING Shr For Against
SEVERANCE AGREEMENTS
-------------------------------------------------------------------------------------------------------
CAMDEN PROPERTY TRUST Agenda: 932112042
CUSIP: 133131102 Meeting Type: Annual
Ticker: CPT Meeting Date: 5/5/2004 ISIN:
For/Against
Proposal Type Vote Management
-------------------------------------------------------------------------------------------------------
01 RICHARD J. CAMPO Mgmt For For
STEVEN A. WEBSTER Mgmt For For
LEWIS A. LEVEY Mgmt For For
01 GEORGE A. HRDLICKA Mgmt For For
F. GARDNER PARKER Mgmt For For
D. KEITH ODEN Mgmt For For
SCOTT S. INGRAHAM Mgmt For For
WILLIAM R. COOPER Mgmt For For
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CARRAMERICA REALTY CORPORATION Agenda: 932124035
CUSIP: 144418100 Meeting Type: Annual
Ticker: CRE Meeting Date: 4/29/2004 ISIN:
For/Against
Proposal Type Vote Management
-------------------------------------------------------------------------------------------------------
01 TIMOTHY HOWARD Mgmt For For
PHILIP L. HAWKINS Mgmt For For
THOMAS A. CARR Mgmt For For
JOAN CARTER Mgmt For For
ROBERT E. TORRAY Mgmt For For
WESLEY S. WILLIAMS, JR. Mgmt For For
ANDREW F. BRIMMER Mgmt For For
02 TO LIMIT THE LENGTH OF SERVICE OF THE Shr Against For
MEMBERS OF THE BOARD OF DIRECTORS TO
SIX YEARS
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CEDAR SHOPPING CENTERS, INC. Agenda: 932166588
CUSIP: 150602209 Meeting Type: Annual
Ticker: CDR Meeting Date: 6/29/2004 ISIN:
For/Against
Proposal Type Vote Management
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01 LEO S. ULLMAN Mgmt For For
BRENDA J. WALKER Mgmt For For
EVERETT B. MILLER, III Mgmt For For
RICHARD HOMBURG Mgmt For For
JAMES J. BURNS Mgmt For For
ROGER M. WIDMANN Mgmt For For
02 TO APPROVE THE 2004 STOCK INCENTIVE Mgmt Against Against
PLAN.
03 TO RATIFY THE APPOINTMENT OF ERNST & Mgmt For For
YOUNG LLP AS INDEPENDENT AUDITORS FOR
THE FISCAL YEAR ENDING DECEMBER 31,
2004.
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COLONIAL PROPERTIES TRUST Agenda: 932107279
CUSIP: 195872106 Meeting Type: Annual
Ticker: CLP Meeting Date: 4/21/2004 ISIN:
For/Against
Proposal Type Vote Management
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01 JOHN W. SPIEGEL Mgmt For For
M. MILLER GORRIE Mgmt For For
JAMES K. LOWDER Mgmt For For
HERBERT A. MEISLER Mgmt For For
02 TO RATIFY THE APPOINTMENT OF Mgmt For For
PRICEWATERHOUSECOOPERS LLP, AS
INDEPENDENT AUDITORS OF THE COMPANY
FOR THE FISCAL YEAR ENDING DECEMBER
31, 2004.
03 TO APPROVE AN AMENDMENT TO OUR Mgmt For For
DECLARATION OF TRUST TO PROVIDE FOR
THE ANNUAL ELECTION OF TRUSTEES.
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CRESCENT REAL ESTATE EQUITIES COMPAN Agenda: 932193597
CUSIP: 225756105 Meeting Type: Annual
Ticker: CEI Meeting Date: 6/28/2004 ISIN:
For/Against
Proposal Type Vote Management
-------------------------------------------------------------------------------------------------------
01 DENNIS H. ALBERTS Mgmt For For
TERRY N. WORRELL Mgmt For For
02 TO APPROVE THE APPOINTMENT OF ERNST & Mgmt For For
YOUNG LLP AS THE INDEPENDENT AUDITORS
OF THE COMPANY FOR THE FISCAL YEAR
ENDING DECEMBER 31, 2004
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EQUITY OFFICE PROPERTIES TRUST Agenda: 932130886
CUSIP: 294741103 Meeting Type: Annual
Ticker: EOP Meeting Date: 5/19/2004 ISIN:
For/Against
Proposal Type Vote Management
-------------------------------------------------------------------------------------------------------
01 DAVID K. MCKOWN Mgmt For For
SAMUEL ZELL Mgmt For For
J. H.W.R. VAN DER VLIST Mgmt For For
THOMAS E. DOBROWSKI Mgmt For For
SHELI Z. ROSENBERG Mgmt For For
RICHARD D. KINCAID Mgmt For For
JAMES D. HARPER, JR. Mgmt For For
WILLIAM M. GOODYEAR Mgmt For For
01 EDWIN N. SIDMAN Mgmt For For
02 RATIFICATION OF THE AUDIT COMMITTEE S Mgmt For For
APPOINTMENT OF ERNST & YOUNG LLP AS
INDEPENDENT AUDITORS.
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FIRST INDUSTRIAL REALTY TRUST, INC. Agenda: 932139428
CUSIP: 32054K103 Meeting Type: Annual
Ticker: FR Meeting Date: 5/12/2004 ISIN:
For/Against
Proposal Type Vote Management
-------------------------------------------------------------------------------------------------------
01 J. STEVEN WILSON Mgmt For For
JAY H. SHIDLER Mgmt For For
02 RATIFICATION OF THE SELECTION OF Mgmt For For
PRICEWATERHOUSECOOPERS LLP AS THE
COMPANY S INDEPENDENT AUDITORS.
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GABLES RESIDENTIAL TRUST Agenda: 932125859
CUSIP: 362418105 Meeting Type: Annual
Ticker: GBP Meeting Date: 5/21/2004 ISIN:
For/Against
Proposal Type Vote Management
-------------------------------------------------------------------------------------------------------
01 CHRIS C. STROUP Mgmt For For
JAMES D. MOTTA Mgmt For For
MARCUS E. BROMLEY Mgmt For For
02 TO APPROVE THE GABLES RESIDENTIAL Mgmt For For
TRUST 2004 EQUITY INCENTIVE PLAN
AUTHORIZING THE ISSUANCE OF UP TO
1,250,000 COMMON SHARES OF BENEFICIAL
INTEREST.
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GLIMCHER REALTY TRUST Agenda: 932117941
CUSIP: 379302102 Meeting Type: Annual
Ticker: GRT Meeting Date: 5/7/2004 ISIN:
For/Against
Proposal Type Vote Management
-------------------------------------------------------------------------------------------------------
01 NILES C. OVERLY Mgmt For For
PHILIP G. BARACH Mgmt For For
WILLIAM S. WILLIAMS Mgmt For For
02 RATIFICATION OF THE APPOINTMENT OF Mgmt For For
PRICEWATERHOUSECOOPERS LLP AS THE
COMPANY S INDEPENDENT PUBLIC
ACCOUNTANTS FOR THE FISCAL YEAR ENDING
DECEMBER 31, 2004.
03 APPROVAL OF THE 2004 INCENTIVE Mgmt For For
COMPENSATION PLAN.
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HRPT PROPERTIES TRUST Agenda: 932130975
CUSIP: 40426W101 Meeting Type: Annual
Ticker: HRP Meeting Date: 5/11/2004 ISIN:
For/Against
Proposal Type Vote Management
-------------------------------------------------------------------------------------------------------
01 PATRICK F. DONELAN Mgmt For For
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HEALTH CARE PROPERTY INVESTORS, INC. Agenda: 932127815
CUSIP: 421915109 Meeting Type: Annual
Ticker: HCP Meeting Date: 5/7/2004 ISIN:
For/Against
Proposal Type Vote Management
-------------------------------------------------------------------------------------------------------
01 KENNETH B. ROATH Mgmt For For
HAROLD M. MESSMER, JR. Mgmt For For
MICHAEL D. MCKEE Mgmt For For
DAVID B. HENRY Mgmt For For
JAMES F. FLAHERTY III Mgmt For For
JOSEPH P. SULLIVAN Mgmt For For
MARY A. CIRILLO Mgmt For For
RICHARD M. ROSENBERG Mgmt For For
ROBERT R. FANNING, JR. Mgmt For For
PETER L. RHEIN Mgmt For For
02 APPROVAL OF THE AMENDMENT TO THE Mgmt Against Against
CHARTER TO INCREASE THE COMPANY S
AUTHORIZED COMMON STOCK TO
750,000,000.
03 APPROVAL OF THE AMENDMENT TO THE Mgmt For For
CHARTER TO DECLASSIFY THE BOARD.
04 RATIFICATION OF ERNST & YOUNG LLP AS Mgmt For For
INDEPENDENT AUDITORS FOR THE YEAR
ENDING DECEMBER 31, 2004.
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HEALTH CARE REIT, INC. Agenda: 932120607
CUSIP: 42217K106 Meeting Type: Annual
Ticker: HCN Meeting Date: 5/6/2004 ISIN:
For/Against
Proposal Type Vote Management
-------------------------------------------------------------------------------------------------------
01 JEFFREY H. DONAHUE Mgmt For For
BRUCE G. THOMPSON Mgmt For For
THOMAS J. DEROSA Mgmt For For
02 RATIFICATION OF THE APPOINTMENT OF Mgmt For For
ERNST & YOUNG LLP AS INDEPENDENT
AUDITORS FOR THE FISCAL YEAR 2004.
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HERITAGE PROPERTY INVESTMENT TRUST, Agenda: 932141601
CUSIP: 42725M107 Meeting Type: Annual
Ticker: HTG Meeting Date: 5/7/2004 ISIN:
For/Against
Proposal Type Vote Management
-------------------------------------------------------------------------------------------------------
01 KEVIN C. PHELAN Mgmt Withheld Against
JOSEPH L. BARRY Mgmt For For
DAVID W. LAUGHTON Mgmt For For
RICHARD C. GARRISON Mgmt For For
02 TO VOTE AND ACT WITH DISCRETIONARY Mgmt Against Against
AUTHORITY UPON, OR IN REGARD TO, ANY
OTHER MATTERS WHICH MAY PROPERLY COME
BEFORE THE ANNUAL MEETING OR ANY
ADJOURNED OR POSTPONED SESSION
THEREOF.
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HIGHWOODS PROPERTIES, INC. Agenda: 932103954
CUSIP: 431284108 Meeting Type: Annual
Ticker: HIW Meeting Date: 5/18/2004 ISIN:
For/Against
Proposal Type Vote Management
-------------------------------------------------------------------------------------------------------
01 EDWARD J. FRITSCH Mgmt For For
LAWRENCE S. KAPLAN Mgmt For For
L. GLENN ORR, JR. Mgmt For For
WILLIAM E. GRAHAM, JR. Mgmt For For
02 RATIFICATION OF THE APPOINTMENT OF Mgmt For For
ERNST & YOUNG LLP AS INDEPENDENT
AUDITORS FOR THE FISCAL YEAR ENDING
DECEMBER 31, 2004.
03 OTHER BUSINESS: IN HIS DISCRETION, THE Mgmt Against Against
PROXY IS AUTHORIZED TO VOTE UPON SUCH
OTHER BUSINESS AS MAY PROPERLY COME
BEFORE THE MEETING OR ANY ADJOURNMENTS
THEREOF.
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HOME PROPERTIES, INC. Agenda: 932116583
CUSIP: 437306103 Meeting Type: Annual
Ticker: HME Meeting Date: 5/4/2004 ISIN:
For/Against
Proposal Type Vote Management
-------------------------------------------------------------------------------------------------------
01 AMY L. TAIT Mgmt For For
ALAN L. GOSULE Mgmt For For
PAUL L. SMITH Mgmt For For
CLIFFORD W. SMITH, JR. Mgmt For For
01 ROGER W. KOBER Mgmt For For
LEONARD F. HELBIG, III Mgmt For For
NORMAN P. LEENHOUTS Mgmt For For
NELSON B. LEENHOUTS Mgmt For For
EDWARD J. PETTINELLA Mgmt For For
WILLIAM BALDERSTON, III Mgmt For For
02 TO RATIFY THE APPOINTMENT OF Mgmt For For
PRICEWATERHOUSECOOPERS LLP AS
INDEPENDENT AUDITORS FOR 2004.
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HOSPITALITY PROPERTIES TRUST Agenda: 932136371
CUSIP: 44106M102 Meeting Type: Annual
Ticker: HPT Meeting Date: 5/11/2004 ISIN:
For/Against
Proposal Type Vote Management
-------------------------------------------------------------------------------------------------------
01 ARTHUR G. KOUMANTZELIS Mgmt Withheld Against
-------------------------------------------------------------------------------------------------------
ISTAR FINANCIAL INC. Agenda: 932143821
CUSIP: 45031U101 Meeting Type: Annual
Ticker: SFI Meeting Date: 5/25/2004 ISIN:
For/Against
Proposal Type Vote Management
-------------------------------------------------------------------------------------------------------
01 WILLIS ANDERSEN, JR. Mgmt For For
JEFFREY A. WEBER Mgmt For For
ROBERT W. HOLMAN, JR. Mgmt For For
ROBIN JOSEPHS Mgmt For For
JAY SUGARMAN Mgmt For For
JOHN G. MCDONALD Mgmt For For
GEORGE R. PUSKAR Mgmt For For
02 AUTHORIZATION OF ISSUANCE OF COMMON Mgmt For For
STOCK EQUIVALENTS TO DIRECTORS UNDER A
NON-EMPLOYEE DIRECTORS DEFERRAL
PROGRAM.
03 APPROVAL OF EXTENDING THE ISTAR Mgmt For For
FINANCIAL INC. HIGH PERFORMANCE UNIT
PROGRAM TO ADD 2007 HPU PLAN AND 2008
HPU PLAN.
04 RATIFICATION OF THE APPOINTMENT OF Mgmt For For
PRICEWATERHOUSECOOPERS LLP AS THE
COMPANY S INDEPENDENT ACCOUNTANTS FOR
THE FISCAL YEAR ENDING DECEMBER 31,
2004.
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KEYSTONE PROPERTY TRUST Agenda: 932169445
CUSIP: 493596100 Meeting Type: Annual
Ticker: KTR Meeting Date: 6/3/2004 ISIN:
For/Against
Proposal Type Vote Management
-------------------------------------------------------------------------------------------------------
01 DONALD E. CALLAGHAN Mgmt For For
JONATHAN D. EILIAN Mgmt For For
JOHN S. MOODY Mgmt For For
02 APPROVAL OF AMENDMENT TO THE COMPANY S Mgmt For For
DECLARATION OF TRUST TO DECLASSIFY THE
BOARD OF TRUSTEES OVER A THREE- YEAR
PERIOD.
-------------------------------------------------------------------------------------------------------
KILROY REALTY CORPORATION Agenda: 932125392
CUSIP: 49427F108 Meeting Type: Annual
Ticker: KRC Meeting Date: 5/18/2004 ISIN:
For/Against
Proposal Type Vote Management
-------------------------------------------------------------------------------------------------------
01 WILLIAM P. DICKEY Mgmt Withheld Against
E. F. BRENNAN, PH.D. Mgmt For For
JOHN R. D'EATHE Mgmt Withheld Against
-------------------------------------------------------------------------------------------------------
KRAMONT REALTY TRUST Agenda: 932161057
CUSIP: 50075Q107 Meeting Type: Annual
Ticker: KRT Meeting Date: 6/10/2004 ISIN:
For/Against
Proposal Type Vote Management
-------------------------------------------------------------------------------------------------------
01 BERNARD J. KORMAN Mgmt For For
LAURENCE GERBER Mgmt For For
02 THE RATIFICATION OF THE APPOINTMENT OF Mgmt For For
BDO SEIDMAN LLP AS THE COMPANY S
INDEPENDENT PUBLIC ACCOUNTANTS FOR THE
FISCAL YEAR ENDING DECEMBER 31, 2004.
03 TO VOTE AND OTHERWISE REPRESENT THE Mgmt For For
UNDERSIGNED ON ANY OTHER MATTERS WHICH
MAY PROPERLY COME BEFORE THE MEETING
OR ANY ADJOURNMENT(S) OR
POSTPONEMENT(S) THEREOF, IN THEIR
DISCRETION.
-------------------------------------------------------------------------------------------------------
LIBERTY PROPERTY TRUST Agenda: 932118690
CUSIP: 531172104 Meeting Type: Annual
Ticker: LRY Meeting Date: 5/5/2004 ISIN:
For/Against
Proposal Type Vote Management
-------------------------------------------------------------------------------------------------------
01 M. LEANNE LACHMAN Mgmt For For
J. ANTHONY HAYDEN Mgmt For For
02 APPROVAL OF THE PROPOSAL TO AMEND THE Mgmt For For
DECLARATION OF TRUST OF THE TRUST TO
AMEND AND RESTATE IN ITS ENTIRETY
ARTICLE VII OF THE DECLARATION OF
TRUST.
03 APPROVAL OF THE PROPOSAL TO AMEND THE Mgmt Against Against
DECLARATION OF TRUST TO AMEND SECTIONS
6.2, 6.3 AND 10.1 (D) OF THE
DECLARATION OF TRUST.
04 APPROVAL OF THE PROPOSAL TO AMEND THE Mgmt For For
TRUST S AMENDED AND RESTATED SHARE
INCENTIVE PLAN, INCLUDING AN AMENDMENT
TO INCREASE THE NUMBER OF SHARES
AVAILABLE FOR AWARDS THEREUNDER BY
1,500,000 SHARES TO 11,426,256 SHARES.
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THE MACERICH COMPANY Agenda: 932141396
CUSIP: 554382101 Meeting Type: Annual
Ticker: MAC Meeting Date: 5/28/2004 ISIN:
For/Against
Proposal Type Vote Management
-------------------------------------------------------------------------------------------------------
01 DR. WILLIAM P. SEXTON Mgmt For For
FRED S. HUBBELL Mgmt For For
EDWARD C. COPPOLA Mgmt For For
DIANA M. LAING Mgmt For For
02 RATIFICATION OF THE APPOINTMENT OF Mgmt For For
PRICEWATERHOUSECOOPERS LLP AS THE
COMPANY S INDEPENDENT ACCOUNTANTS FOR
THE YEAR ENDING DECEMBER 31, 2004.
-------------------------------------------------------------------------------------------------------
MACK-CALI REALTY CORPORATION Agenda: 932143934
CUSIP: 554489104 Meeting Type: Annual
Ticker: CLI Meeting Date: 5/20/2004 ISIN:
For/Against
Proposal Type Vote Management
-------------------------------------------------------------------------------------------------------
01 ROY J. ZUCKERBERG Mgmt For For
VINCENT TESE Mgmt For For
ALAN S. BERNIKOW Mgmt For For
01 MARTIN D. GRUSS Mgmt For For
02 RATIFICATION OF THE APPOINTMENT OF Mgmt For For
PRICEWATERHOUSECOOPERS LLP AS THE
INDEPENDENT AUDITORS OF THE COMPANY
FOR THE FISCAL YEAR ENDING
DECEMBER 31, 2004.
03 APPROVAL AND ADOPTION OF THE MACK-CALI Mgmt For For
REALTY CORPORATION 2004 INCENTIVE
STOCK PLAN.
04 APPROVAL AND ADOPTION OF A SHAREHOLDER Shr Against For
PROPOSAL, IF PRESENTED AT THE ANNUAL
MEETING, REQUESTING THAT THE COMPANY
IMPLEMENT A COMPREHENSIVE POLICY
GOVERNING RELATED PARTY TRANSACTIONS.
-------------------------------------------------------------------------------------------------------
MAGUIRE PROPERTIES INC. Agenda: 932166552
CUSIP: 559775101 Meeting Type: Annual
Ticker: MPG Meeting Date: 6/3/2004 ISIN:
For/Against
Proposal Type Vote Management
-------------------------------------------------------------------------------------------------------
01 WALTER L. WEISMAN Mgmt For For
ROBERT F. MAGUIRE III Mgmt For For
RICHARD I. GILCHRIST Mgmt For For
LAWRENCE S. KAPLAN Mgmt For For
ANDREA L. VAN DE KAMP Mgmt For For
CAROLINE S. MCBRIDE Mgmt For For
02 RATIFICATION OF THE SELECTION OF KPMG Mgmt For For
LLP AS THE COMPANY S INDEPENDENT
AUDITORS FOR THE YEAR ENDED
DECEMBER 31, 2004.
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MID-AMERICA APARTMENT COMMUNITIES, I Agenda: 932146891
CUSIP: 59522J103 Meeting Type: Annual
Ticker: MAA Meeting Date: 5/24/2004 ISIN:
For/Against
Proposal Type Vote Management
-------------------------------------------------------------------------------------------------------
01 JOHN F. FLOURNOY Mgmt For For
MICHAEL S. STARNES Mgmt For For
ROBERT F. FOGELMAN Mgmt For For
02 RATIFICATION OF KPMG LLP AS THE Mgmt For For
COMPANY S INDEPENDENT AUDITORS FOR
2004.
03 APPROVAL OF THE AMENDED AND RESTATED Mgmt Against Against
CHARTER.
04 APPROVAL OF THE 2004 STOCK PLAN. Mgmt For For
-------------------------------------------------------------------------------------------------------
THE MILLS CORPORATION Agenda: 932165699
CUSIP: 601148109 Meeting Type: Annual
Ticker: MLS Meeting Date: 6/10/2004 ISIN:
For/Against
Proposal Type Vote Management
-------------------------------------------------------------------------------------------------------
01 ROBERT P. PINCUS Mgmt For For
JAMES C. BRAITHWAITE Mgmt For For
HON JOSEPH B GILDENHORN Mgmt For For
HARRY H. NICK Mgmt For For
02 PROPOSAL TO RATIFY THE APPOINTMENT OF Mgmt For For
ERNST & YOUNG LLP AS AUDITORS FOR
2004.
03 PROPOSAL TO APPROVE THE AMENDMENT TO Mgmt For For
THE MILLS CORPORATION S CERTIFICATE OF
INCORPORATION TO INCREASE THE TOTAL
NUMBER OF AUTHORIZED SHARES OF CAPITAL
STOCK FROM 170,000,000 TO 190,000,000
AND THE NUMBER OF AUTHORIZED SHARES OF
PREFERRED STOCK FROM 20,000
04 PROPOSAL TO APPROVE THE MILLS Mgmt For For
CORPORATION S 2004 STOCK INCENTIVE
PLAN.
05 PROPOSAL TO APPROVE THE EXECUTIVE HIGH Mgmt For For
PERFORMANCE PROGRAM.
-------------------------------------------------------------------------------------------------------
NATIONWIDE HEALTH PROPERTIES, INC. Agenda: 932110822
CUSIP: 638620104 Meeting Type: Annual
Ticker: NHP Meeting Date: 4/16/2004 ISIN:
For/Against
Proposal Type Vote Management
-------------------------------------------------------------------------------------------------------
01 DAVID R. BANKS Mgmt For For
JACK D. SAMUELSON Mgmt For For
DOUGLAS M. PASQUALE Mgmt For For
-------------------------------------------------------------------------------------------------------
NEW PLAN EXCEL REALTY TRUST, INC. Agenda: 932099129
CUSIP: 648053106 Meeting Type: Annual
Ticker: NXL Meeting Date: 5/12/2004 ISIN:
For/Against
Proposal Type Vote Management
-------------------------------------------------------------------------------------------------------
01 WILLIAM NEWMAN Mgmt For For
NINA MATIS Mgmt For For
GEORGE PUSKAR Mgmt For For
NORMAN GOLD Mgmt For For
-------------------------------------------------------------------------------------------------------
NEWCASTLE INVESTMENT CORP. Agenda: 932170335
CUSIP: 65105M108 Meeting Type: Annual
Ticker: NCT Meeting Date: 5/27/2004 ISIN:
For/Against
Proposal Type Vote Management
-------------------------------------------------------------------------------------------------------
01 DAVID J. GRAIN Mgmt For For
02 PROPOSAL TO APPROVE THE APPOINTMENT OF Mgmt For For
ERNST & YOUNG LLP AS THE COMPANY S
INDEPENDENT AUDITORS FOR THE FISCAL
YEAR 2004.
-------------------------------------------------------------------------------------------------------
NEWCASTLE INVESTMENT CORP. Agenda: 932170335
CUSIP: 65105M207 Meeting Type: Annual
Ticker: NCTPRB Meeting Date: 5/27/2004 ISIN:
For/Against
Proposal Type Vote Management
-------------------------------------------------------------------------------------------------------
01 DAVID J. GRAIN Mgmt
02 PROPOSAL TO APPROVE THE APPOINTMENT OF Mgmt
ERNST & YOUNG LLP AS THE COMPANY S
INDEPENDENT AUDITORS FOR THE FISCAL
YEAR 2004.
-------------------------------------------------------------------------------------------------------
PRENTISS PROPERTIES TRUST Agenda: 932125354
CUSIP: 740706106 Meeting Type: Annual
Ticker: PP Meeting Date: 5/5/2004 ISIN:
For/Against
Proposal Type Vote Management
-------------------------------------------------------------------------------------------------------
01 RONALD G. STEINHART Mgmt For For
DR. L. M. RIGGS, JR. Mgmt For For
02 RATIFICATION OF THE APPOINTMENT OF Mgmt For For
PRICEWATERHOUSECOOPERS LLP AS THE
COMPANY S INDEPENDENT ACCOUNTANTS FOR
2004.
03 APPROVAL OF AN AMENDMENT TO THE Mgmt For For
COMPANY S AMENDED AND RESTATED
TRUSTEES SHARE INCENTIVE PLAN, AS
AMENDED (THE TRUSTEES PLAN) TO
INCREASE THE AGGREGATE NUMBER OF THE
COMPANY S COMMON SHARES OF BENEFICIAL
INTEREST, PAR VALUE $0.01 PER SHARE
(THE COMMON
04 APPROVAL OF AN AMENDMENT TO THE Mgmt For For
COMPANY S 1996 SHARE INCENTIVE PLAN,
AS AMENDED (THE 1996 PLAN), TO
INCREASE THE AGGREGATE NUMBER OF THE
COMPANY S COMMON SHARES THAT MAY BE
ISSUED UNDER THE 1996 PLAN BY
1,500,000 COMMON SHARES.
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RECKSON ASSOCIATES REALTY CORP. Agenda: 932145988
CUSIP: 75621K106 Meeting Type: Annual
Ticker: RA Meeting Date: 6/2/2004 ISIN:
For/Against
Proposal Type Vote Management
-------------------------------------------------------------------------------------------------------
01 TO AMEND THE ARTICLES OF INCORPORATION Mgmt For For
OF THE COMPANY TO ELIMINATE THE
CLASSIFICATION OF THE BOARD OF
DIRECTORS.
02 TO AMEND THE ARTICLES OF INCORPORATION Mgmt For For
TO AMEND THE PROVISION REGARDING THE
COMPANY S COMMON STOCK OWNERSHIP
LIMIT.
03 SCOTT H. RECHLER Mgmt For For
DONALD J. RECHLER Mgmt For For
STANLEY STEINBERG* Mgmt For For
DOUGLAS CROCKER II*** Mgmt For For
ELIZABETH MCCAUL** Mgmt For For
LEWIS S. RANIERI Mgmt For For
JOHN RUFFLE* Mgmt For For
PETER QUICK* Mgmt For For
RONALD H. MENAKER Mgmt For For
04 TO RATIFY THE SELECTION OF ERNST & Mgmt For For
YOUNG LLP AS THE INDEPENDENT AUDITORS
OF THE COMPANY FOR THE FISCAL YEAR
ENDING DECEMBER 31, 2004.
-------------------------------------------------------------------------------------------------------
SIMON PROPERTY GROUP, INC. Agenda: 932130204
CUSIP: 828806604 Meeting Type: Annual
Ticker: SPGPRF Meeting Date: 5/5/2004 ISIN:
For/Against
Proposal Type Vote Management
-------------------------------------------------------------------------------------------------------
01 PIETER S. VAN DEN BERG Mgmt
BIRCH BAYH Mgmt
LINDA WALKER BYNOE Mgmt
KAREN N. HORN Mgmt
MELVYN E. BERGSTEIN Mgmt
J. ALBERT SMITH, JR. Mgmt
01 G. WILLIAM MILLER Mgmt
-------------------------------------------------------------------------------------------------------
SOVRAN SELF STORAGE, INC. Agenda: 932138325
CUSIP: 84610H108 Meeting Type: Annual
Ticker: SSS Meeting Date: 5/13/2004 ISIN:
For/Against
Proposal Type Vote Management
-------------------------------------------------------------------------------------------------------
01 ROBERT J. ATTEA Mgmt For For
KENNETH F. MYSZKA Mgmt For For
JOHN E. BURNS Mgmt For For
CHARLES E. LANNON Mgmt For For
ANTHONY P. GAMMIE Mgmt For For
MICHAEL A. ELIA Mgmt For For
02 APPROVAL OF AMENDMENTS TO THE 1995 Mgmt For For
OUTSIDE DIRECTORS STOCK OPTION PLAN.
03 APPROVAL OF AMENDMENT TO THE DEFERRED Mgmt For For
COMPENSATION PLAN FOR DIRECTORS.
04 RATIFICATION OF THE APPOINTMENT OF Mgmt For For
ERNST & YOUNG LLP AS INDEPENDENT
AUDITORS FOR FISCAL YEAR 2004.
-------------------------------------------------------------------------------------------------------
TOWN & COUNTRY TRUST Agenda: 932129097
CUSIP: 892081100 Meeting Type: Annual
Ticker: TCT Meeting Date: 5/5/2004 ISIN:
For/Against
Proposal Type Vote Management
-------------------------------------------------------------------------------------------------------
01 NANCY LERNER BECK Mgmt For For
JAMES H. BERICK Mgmt For For
H. GRANT HATHAWAY Mgmt For For
HARVEY SCHULWEIS Mgmt For For
MILTON A. WOLF Mgmt For For
-------------------------------------------------------------------------------------------------------
URSTADT BIDDLE PROPERTIES INC. Agenda: 932092834
CUSIP: 917286205 Meeting Type: Annual
Ticker: UBA Meeting Date: 3/10/2004 ISIN:
For/Against
Proposal Type Vote Management
-------------------------------------------------------------------------------------------------------
01 CHARLES D. URSTADT* Mgmt For For
ROBERT J. MUELLER** Mgmt For For
WILLING L. BIDDLE** Mgmt For For
E. VIRGIL CONWAY** Mgmt For For
02 TO RATIFY THE APPOINTMENT OF ERNST & Mgmt For For
YOUNG LLP AS THE INDEPENDENT AUDITORS
OF THE COMPANY FOR ONE YEAR.
03 TO AMEND THE COMPANY S DIVIDEND Mgmt For For
REINVESTMENT AND SHARE PURCHASE PLAN.
04 TO AMEND THE COMPANY S RESTRICTED Mgmt For For
STOCK AWARD PLAN.
-------------------------------------------------------------------------------------------------------
VENTAS, INC. Agenda: 932118208
CUSIP: 92276F100 Meeting Type: Annual
Ticker: VTR Meeting Date: 5/21/2004 ISIN:
For/Against
Proposal Type Vote Management
-------------------------------------------------------------------------------------------------------
01 JAY M. GELLERT Mgmt For For
THOMAS C. THEOBALD Mgmt For For
DEBRA A. CAFARO Mgmt For For
SHELI Z. ROSENBERG Mgmt For For
RONALD G. GEARY Mgmt For For
DOUGLAS CROCKER II Mgmt For For
02 TO RATIFY THE SELECTION OF ERNST & Mgmt For For
YOUNG LLP AS THE COMPANY S INDEPENDENT
AUDITORS FOR FISCAL YEAR 2004.
03 TO ADOPT THE COMPANY S 2004 STOCK PLAN Mgmt For For
FOR DIRECTORS WHICH AMENDS AND
RESTATES THE COMPANY S 2000 STOCK
OPTION PLAN FOR DIRECTORS.
-------------------------------------------------------------------------------------------------------
VORNADO REALTY TRUST Agenda: 932169154
CUSIP: 929042109 Meeting Type: Annual
Ticker: VNO Meeting Date: 5/27/2004 ISIN:
For/Against
Proposal Type Vote Management
-------------------------------------------------------------------------------------------------------
01 DR. RICHARD R. WEST Mgmt For For
ROBERT P. KOGOD Mgmt For For
DAVID MANDELBAUM Mgmt For For
02 RATIFICATION OF SELECTION OF Mgmt For For
INDEPENDENT AUDITORS.
SIGNATURES
Pursuant to the requirements of the Investment Company Act of 1940, the
registrant has duly caused this report to be signed on its behalf by the
undersigned, thereunto duly authorized.
(Registrant) Cohen & Steers Quality Income Realty Fund, Inc.
By (Signature) /S/ Adam M. Derechin
-----------------------------------------------
Name Adam M. Derechin
Title Vice President
Date 08-31-2004