Exhibit 10.4

CERTIFICATE OF LEASE TERMINATION

This Certificate of Lease Termination is being executed by Pizzagalli
Properties, LLC, as landlord (the "Landlord"), and Cloverleaf Properties, Inc.,
as tenant (the "Tenant"), as of the 10th day of November, 2004.

Background

A.    The Landlord and the Tenant have previously entered into a certain Lease
by and between Pizzagalli Property Company (predecessor in interest to Landlord)
and Cloverleaf Properties, Inc., dated December 11, 1989, as amended by a First
Amendment, also dated December 11, 1989, and by a Second Amendment, dated April
16, 1993 (as amended, the “Lease”).

B.    The Lease is evidenced by a certain Short Form Lease With Option To
Purchase, dated December 11, 1989, and recorded in Volume 128, Page 273 of the
Town of Shelburne land records.

C.    The Landlord and the Tenant have entered into that certain Lease
Termination Agreement, dated November 10, 2004 (the "Lease Termination
Agreement").

D.    The Landlord and the Tenant desire to provide notice of the termination of
the Lease by executing this Certificate of Lease Termination for recording in
the Town of Shelburne land records.

Notice of Termination

The Landlord and the Tenant hereby give notice of the termination of the Lease.

1.    Termination. The Landlord and the Tenant hereby confirm that the Lease has
been terminated in accordance with the terms and conditions of the Lease
Termination Agreement. The effective date of the termination is November 10th,
2004. The Tenant hereby acknowledges that the Option to Purchase set forth in
the Lease was not exercised within the time period provided in the Lease and has
expired and is void and of no further force and effect.

2.    Effect. This Certificate of Lease Termination is intended to confirm the
effective date of termination of the Lease and for purposes of giving notice of
the termination of the Lease. It is not intended to amend, modify, or otherwise
alter the terms and conditions of the Lease Termination Agreement. In the event
of any inconsistency between the terms of this Certificate of Lease Termination
and the terms of the Lease Termination Agreement, the terms of the Lease
Termination Agreement shall control.

        

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IN WITNESS WHEREOF, the Landlord and the Tenant have caused this instrument to
be executed as of the date set forth above.

IN THE PRESENCE OF:   TENANT     Cloverleaf Properties, Inc.       Martin
Lindsay_____________________   By: /s/ Timothy J. FitzGerald Witness   Its Vice
President and Duly Authorized Agent

            

               
STATE OF _________________
COUNTY OF _________________, SS.

At ______________, in said County, this ___ day of November, 2004,
_____________________, duly authorized agent of Cloverleaf Properties, Inc.,
personally appeared, and he/she acknowledged this instrument, by him/her
subscribed, to be his/her free act and deed and the free act and deed of
Cloverleaf Properties, Inc.
 

 
Before me: _______________________________________________
Notary Public
My Commission Expires: 2/10/07

LANDLORD
PIZZAGALLI PROPERTIES, LLC

______________________________    By: __ /s/ James Pizzagalli___________
Witness                 Its President Duly Authorized Agent

STATE OF VERMONT
COUNTY OF CHITTENDEN, SS.

At ___________, in said County, this ___ day of November, 2004,
___________________, duly authorized agent of Pizzagalli Properties, LLC,
personally appeared, and he acknowledged this instrument, by him subscribed, to
be his free act and deed and the free act and deed of Pizzagalli Properties,
LLC.

Before me: ______________________________________________
Notary Public
My Commission Expires: 2/10/07

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