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<P style="font-size: 14pt" align="center"><B>UNITED STATES<BR>
SECURITIES AND
EXCHANGE COMMISSION<BR>
<FONT style="font-size: 12pt">Washington, D.C. 20549
</FONT></B>

<P style="font-size: 18pt" align="center"><B>FORM 8-K</B>

<P style="font-size: 12pt" align="center"><B>CURRENT REPORT<BR>
Pursuant to
Section 13 or 15(d) of the Securities Exchange Act of 1934</B>

<P style="font-size: 10pt" align="center"><B>Date of Report (Date of earliest
event reported): February 23, 2009</B>

<P style="font-size: 24pt" align="center"><B>PS BUSINESS PARKS,
INC.<BR>
</B><FONT style="font-size: 10pt">(Exact name of registrant as
specified in its charter) </FONT>
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cellpadding="0" width="100%" border="0">

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  <TD width="32%">&nbsp;</TD>
  <TD width="1%">&nbsp;</TD>
  <TD width="33%">&nbsp;</TD>
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  <TD width="32%">&nbsp;</TD>
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  <TD style="border-bottom: #000000 1px solid"><B>California</B></TD>
  <TD>&nbsp;</TD>
  <TD style="border-bottom: #000000 1px solid"><B>1-10709</B></TD>
  <TD>&nbsp;</TD>
  <TD style="border-bottom: #000000 1px solid"><B>95-4300881</B></TD>
 </TR>
 <TR valign="top">
  <TD>(State or other Jurisdiction of Incorporation)</TD>
  <TD>&nbsp;</TD>
  <TD>(Commission File Number)</TD>
  <TD>&nbsp;</TD>
  <TD>(IRS Employer Identification No.)</TD>
 </TR>

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cellpadding="0" width="100%" border="0">

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  <TD width="49%">&nbsp;</TD>
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  <TD width="49%">&nbsp;</TD>
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  <TD style="border-bottom: #000000 1px solid"><B>701 Western Avenue, Glendale,
California<BR>
</B></TD>
  <TD>&nbsp;</TD>
  <TD style="border-bottom: #000000 1px solid"><B>91201-2397</B></TD>
 </TR>
 <TR valign="top">
  <TD>(Address of Principal Executive Offices)</TD>
  <TD>&nbsp;</TD>
  <TD>(Zip Code)</TD>
 </TR>

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<P style="font-size: 10pt" align="center">Registrant&#8217;s telephone number,
including area code: <B>(818) 244-8080</B>
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cellpadding="0" width="30%" border="0">

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  <TD width="100%">&nbsp;</TD>
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  <TD style="border-bottom: #000000 1px solid" nowrap><B>N/A<BR>
</B></TD>
 </TR>
 <TR>
  <TD nowrap>(Former name or former address if changed since last report.)</TD>
 </TR>

</TABLE>


<P style="font-size: 10pt" align="left">Check the appropriate box below if the
Form 8-K filing is intended to simultaneously satisfy the filing obligation of
the registrant under any of the following provisions:

<P style="font-size: 10pt" align="left"><FONT face="Wingdings">o</FONT> Written
communications pursuant to Rule 425 under the Securities Act (17 CFR
230.425)<BR>
<BR>
<FONT face="Wingdings">o</FONT> Soliciting material pursuant
to Rule 14a-12 under the Exchange Act (17 CFR 240.14a-12)<BR>
<BR>
<FONT
face="Wingdings">o</FONT> Pre-commencement communications pursuant to Rule
14d-2(b) under the Exchange Act (17 CFR 240.14d-2(b))<BR>
<BR>
<FONT
face="Wingdings">o</FONT> Pre-commencement communications pursuant to Rule
13e-4(c) under the Exchange Act (17 CFR 240.13e-4(c))<BR>



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<P style="display: none; font-size: 10pt" align="center">1
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<P style="font-size: 10pt" align="left"><B>Item&nbsp;2.02. Results of
Operations and Financial Conditions and Exhibits</B>

<P style="font-size: 10pt" align="left">On February&nbsp;23, 2009 PS Business
Parks reported its results of operations and financial condition for the
quarter ended December&nbsp;31, 2008. The full text of the press release issued
is furnished as Exhibit&nbsp;99.1 to this Current Report on Form 8-K. The
information in this Item&nbsp;2.02 and Exhibit&nbsp;99.1 are being
&#8220;furnished&#8221; in accordance with General Instruction B.2. of Form 8-K
and shall not be deemed &#8220;filed&#8221; for purposes of Section&nbsp;18 of
the Securities Exchange Act of 1934, as amended (the &#8220;Exchange
Act&#8221;) or otherwise subject to the liabilities of that section, nor shall
they be deemed incorporated by reference in any filing under the Securities Act
of 1933 or the Exchange Act, except as expressly set forth by specific
reference in such a filing. <BR>
&nbsp; <BR>
<B>Item&nbsp;9.01 Financial
Statements and Exhibits.</B> <BR>
&nbsp; <BR>
(d)&nbsp;Exhibits <BR>
&nbsp;
<BR>
Exhibit&nbsp;99.1: Press release dated February&nbsp;23, 2009

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<P style="font-size: 10pt" align="center"><B>SIGNATURES</B>

<P style="font-size: 10pt" align="left">Pursuant to the requirements of the
Securities Exchange Act of 1934, the registrant has duly caused this report to
be signed on its behalf by the undersigned thereunto duly authorized. &nbsp;

<P style="font-size: 10pt; margin-left: 46%" align="left">PS BUSINESS PARKS,
INC. &nbsp;

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  <TD nowrap colspan="3" align="left" width="3%">Date: February&nbsp;23, 2009</TD>
  <TD width="1%">&nbsp;</TD>
  <TD>&nbsp;</TD>
 </TR>

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<P style="margin-top: -11pt; font-size: 10pt; margin-left: 46%"
align="left">By: <U>/s/ Edward A.
Stokx&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;</U><br>Name: Edward A. Stokx<BR>
Title: Chief Financial Officer

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<P style="display: none; font-size: 10pt" align="center">3
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<P style="font-size: 10pt" align="center"><B>EXHIBIT INDEX</B>
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  <TD width="8%">&nbsp;</TD>
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  <TD style="border-bottom: #000000 0px solid" nowrap align="left"
colspan="1"><B>Exhibit</B></TD>
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  <TD style="border-bottom: #000000 1px solid" nowrap
align="left"><B>Index</B></TD>
  <TD>&nbsp;</TD>
  <TD style="border-bottom: #000000 1px solid" nowrap
align="center"><B>Description</B></TD>
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<DIV style="margin-left: 0px; text-indent: 0px">99.1 </DIV>
</TD>
  <TD>&nbsp;</TD>
  <TD valign="top" align="left">Press release dated February&nbsp;23, 2009</TD>
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<P style="font-size: 10pt" align="center">&nbsp;

<P style="display: none; font-size: 10pt" align="center">4
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{"company-data": {"conformed-name": "PS BUSINESS PARKS INC/CA", "cik": "0000866368", "assigned-sic": "6798", "irs-number": "954300881", "state-of-incorporation": "CA", "fiscal-year-end": "0308"}, "filing-values": {"form-type": "8-K", "act": "34", "file-number": "001-10709", "film-number": "09629168"}, "business-address": {"street1": "701 WESTERN AVE", "street2": "SUITE 200", "city": "GLENDALE", "state": "CA", "zip": "91201-2397", "phone": "(818) 244-8080"}, "mail-address": {"street1": "701 WESTERN AVE", "street2": "SUITE 200", "city": "GLENDALE", "state": "CA", "zip": "91201"}, "former-company": {"former-conformed-name": "PUBLIC STORAGE PROPERTIES XI INC", "date-changed": "19930328"}}
8-K
UNITED STATES
SECURITIES AND
EXCHANGE COMMISSION
Washington, D.C. 20549
FORM 8-K
CURRENT REPORT
Pursuant to
Section 13 or 15(d) of the Securities Exchange Act of 1934
Date of Report (Date of earliest
event reported): February 23, 2009
PS BUSINESS PARKS,
INC.
(Exact name of registrant as
specified in its charter)
California
1-10709
95-4300881
(State or other Jurisdiction of Incorporation)
(Commission File Number)
(IRS Employer Identification No.)
701 Western Avenue, Glendale,
California
91201-2397
(Address of Principal Executive Offices)
(Zip Code)
Registrant's telephone number,
including area code:
(818) 244-8080
N/A
(Former name or former address if changed since last report.)
Check the appropriate box below if the
Form 8-K filing is intended to simultaneously satisfy the filing obligation of
the registrant under any of the following provisions:
o
Written
communications pursuant to Rule 425 under the Securities Act (17 CFR
230.425)
o
Soliciting material pursuant
to Rule 14a-12 under the Exchange Act (17 CFR 240.14a-12)
o
Pre-commencement communications pursuant to Rule
14d-2(b) under the Exchange Act (17 CFR 240.14d-2(b))
o
Pre-commencement communications pursuant to Rule
13e-4(c) under the Exchange Act (17 CFR 240.13e-4(c))
Item 2.02. Results of
Operations and Financial Conditions and Exhibits
On February 23, 2009 PS Business
Parks reported its results of operations and financial condition for the
quarter ended December 31, 2008. The full text of the press release issued
is furnished as Exhibit 99.1 to this Current Report on Form 8-K. The
information in this Item 2.02 and Exhibit 99.1 are being
"furnished" in accordance with General Instruction B.2. of Form 8-K
and shall not be deemed "filed" for purposes of Section 18 of
the Securities Exchange Act of 1934, as amended (the "Exchange
Act") or otherwise subject to the liabilities of that section, nor shall
they be deemed incorporated by reference in any filing under the Securities Act
of 1933 or the Exchange Act, except as expressly set forth by specific
reference in such a filing.
Item 9.01 Financial
Statements and Exhibits.
(d) Exhibits
Exhibit 99.1: Press release dated February 23, 2009
SIGNATURES
Pursuant to the requirements of the
Securities Exchange Act of 1934, the registrant has duly caused this report to
be signed on its behalf by the undersigned thereunto duly authorized.
PS BUSINESS PARKS,
INC.
Date: February 23, 2009
By:
/s/ Edward A.
Stokx
Name: Edward A. Stokx
Title: Chief Financial Officer
EXHIBIT INDEX
Exhibit
Index
Description
99.1
Press release dated February 23, 2009