EXHIBIT 10.60

                               Surrender Agreement
                            dated December 30, 1999,
                                     between
                          Empire State Building Company
                                       and
                             New York Skyline, Inc.


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                               SURRENDER AGREEMENT

                  SURRENDER  AGREEMENT,  made  this 30th day of  December,  1999
between Empire State Building Company ("Landlord"),  a corporation organized and
existing  under  the laws of the  State of New York  having  an  office  for the
conducting  of business at 350 Fifth  Avenue,  New York,  New York 10118 and New
York Skyline,  Inc. ("Tenant"),  a corporation  organized and existing under the
laws of the State of New York,  having an office at 350 Fifth Avenue,  New York,
New York 10118.

                               W I T N E S S E T H

                  Landlord  and Tenant  entered  into that  certain  Lease dated
March,  1996,  covering  rooms  209-214,   233-250  and  340-346  (the  "Demised
Premises") in the building  known as 350 Fifth Avenue,  New York, New York 10118
(the "Lease") (A copy of the Lease is annexed hereto).

                  Tenant  desires  to  terminate  the  Lease and  surrender  the
premises  demised  thereunder  to Landlord and Landlord is willing to accept the
surrender of the Demised Premises.

                  NOW,  THEREFORE,  in  consideration of the mutual agreement of
the parties  hereto and other good and valuable  consideration,  the receipt and
sufficiency of which are hereby acknowledged by each party hereto,  Landlord and
Tenant agree as follows:

                  1.       Surrender of the Demised Premises.

                         1.1      Effective as of August 1, 1999 (the "Surrender
Date")  Tenant has  surrendered  to  Landlord,  and  Landlord  has  accepted the
surrender of, the Lease and the term and estate thereby  granted,  together with
the Demised Premises thereby demised,  to the intent and purpose that the estate
of Tenant in and to the Demised  Premises shall be wholly  extinguished and that
the term of the Lease expired on the Surrender  Date in the same manner and with
the same  effect  as if such  date  were the date set forth in the Lease for the
expiration of the term thereof.

                           1.2      Landlord shall deliver to Tenant a check
simultaneously  with  Landlord's  execution  of this  Agreement in the amount of
$100,000.00  representing  the security deposit held by Landlord under the Lease
(collectively, the "Security Deposit"). Landlord shall further deliver to Tenant
a second check representing the interest on such Security Deposit (the "Interest
Check"). If Landlord fails to so deliver good and available funds to Tenant upon
Landlord's execution of this Agreement, then Tenant may offset the amount of the
Security Deposit and the Interest Check amount from any amounts that Tenant owes
Landlord pursuant to any other agreement between Landlord and Tenant.

                                       -1-


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                         1.3      There is no consideration specifically related
to the surrender of the Demised Premises and termination of the Lease.  Landlord
and  Tenant  acknowledge  and agree  that (i)  neither  party has  received,  is
receiving   or  is   entitled  to  receive   any   consideration,   by  payment,
extinguishment  of debt or otherwise,  in connection  with this  transaction and
(ii)  Tenant has paid in full any and all fixed  rent,  additional  rent and any
other amounts due in connection  with the Lease.  Landlord  represents to Tenant
that as of the date hereof the Lease is in full force and effect without default
by Tenant  thereunder  and Landlord  does not have any claims or rights  against
Tenant.  Tenant  shall pay any State or  municipal  transfer  taxes  that may be
payable in  connection  with the surrender of the Demised  Premises  pursuant to
this Agreement.  The covenant  contained in the immediately  preceding  sentence
shall  survive the  termination  of the Lease and the  surrender  of the Demised
Premises.

                           1.4      Notwithstanding anything to the contrary
contained  in the  Lease or this  Agreement,  Tenant  shall not be  required  to
restore the Demised  Premises  or perform  any other work  whatsoever  in, on or
about the Demised Premises.

                  2.       Broker.

                         2.1      Landlord and Tenant each covenants, represents
and warrants to the other that it has had no dealings or communications with any
broker  or agent in  connection  herewith.  Landlord  and  Tenant  agree to hold
harmless and indemnify each other from and against any and all reasonable costs,
expenses  (including,  without  limitation,  attorney fees and disbursements) or
liabilities  for any  compensation,  commission  or other charge  claimed by any
broker or agent claiming to have dealt with the indemnifying party.

                  3.       Notices.

                           3.1      Any notice, request or demand permitted or
required to be given by the terms and  provisions  of this  Agreement  by either
party  herein  to the  other  party  herein,  shall  be in  writing  and sent by
reputable overnight courier or by United States Postal Service,  certified mail,
return receipt  requested to the parties at the addresses first set forth above.
Unless  otherwise  required by law any such  notice,  request or demand shall be
given and shall be deemed to have been served and given by Landlord on the first
day following  deposit with such  overnight  courier or the United States Postal
Service.  Notices to Landlord  shall be in duplicate  and the second such notice
each shall be  addressed to Landlord c/o Wien & Malkin LLP, 60 East 42nd Street,
New York, New York 10165, Attention: Jack K. Feirman, Esq.


                           3.2      Either party may, by notice as aforesaid,
designate a different address or addresses for notices, requests or


                                       -2-


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demands to it, and may also  instruct  that its attorneys be given copies of all
notices. Any notice, request or demand proposed to be given by such party may be
given by such party's attorneys,  or in the case of Landlord, the managing agent
of the Building.

                  4.       Miscellaneous.

                        4.1      Article headings are for convenience only and
shall not be  considered  with  respect  to or form a part of the  making of any
interpretation of any term or provision hereof.

                        4.2      This Agreement contains the entire agreement of
both of the parties with respect to the matters contained herein. This Agreement
may not be modified, amended or otherwise changed except by a written instrument
signed by both parties.

                        4.3      This Agreement shall be governed by and
construed under the laws of the State of New York without regard to conflicts of
laws  principles  and shall be binding upon and inure to the benefit of Landlord
and Tenant and their respective successors and assigns.

                        4.4      No partner, member, shareholder, director,
officer,  manager,  principal,  employee or agent,  directly and indirectly,  of
Tenant  (collectively,  the  "Parties")  shall  be  personally  liable  for  the
performance of Tenant's  obligations  under this Agreement.  Landlord shall look
solely to Tenant to enforce  Tenant's  obligations  hereunder and shall not seek
any damages against any of the Parties.

                        4.5      Landlord and Tenant represent, warrant,
covenant  and agree with each  other that the  execution  and  delivery  of this
Agreement  by  Landlord  and Tenant are  within  its power and  authority.  Such
execution and delivery (i) does not conflict  with,  violate,  breach or cause a
default  under  any  agreement  or  instrument  to  which  Landlord  or  Tenant,
respectively,  is a party  and  (ii)  such  party  has  obtained  all  consents,
approvals or  authorizations  necessary  for the  execution and delivery of this
Agreement. As of the execution date, Landlord and Tenant each represents that it
has unrestricted  full right,  power and lawful authority to execute and perform
this  Agreement and to terminate and accept the surrender of the estate  demised
herein.  The  provisions of this Section  shall  survive the  expiration of this
Agreement.

                                       -3-


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     IN WITNESS WHEREOF,  each of the undersigned has executed this Agreement as
of the day and year first above written.

EMPIRE STATE BUILDING COMPANY



By: /s/ John B. Trainor, Jr.
-------------------------
John B. Trainor, Jr.
Senior Vice President


NEW YORK SKYLINE, INC.



By: /s/ Robert Brenner
Name: Robert Brenner
Title: President