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Exhibit 10.27


FIRST MODIFICATION OF AGREEMENT OF LEASE




W I T N E S S E T H:










| |                                                                                                                                                                                                                                      
| | -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
| | 1. Term. Section 3 of the Lease is hereby
    amended by replacing January  15, 2005
    throughout the first paragraph of Section 3 with
    February 28, 2005 and by replacing
    January 15th
    with
    February 28th.
|
| | 2. Base Rent. Section 4(c) of the Lease is
    hereby deleted in its entirety and shall be replaced with the
    following:                                                                                                          



| |                                                                                                                                                                                                                                                 
| | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
| | (c) The Rent Start Date shall be August 1, 2005,
    provided, however, in the event the vote by the Rockaway
    Planning Board on the Approvals is delayed to February 28,
    2005, then the Rent Start Date will be September 1,
    2005.



| |                                                                                                                                                               
| | --------------------------------------------------------------------------------------------------------------------------------------------------------------
| | 3. Improvement Allowance. The
    10th
    sentence of Section 38 of the Lease is hereby deleted in
    its entirety and shall be replaced with the following:



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| | -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
| | After Tenant pays the initial $2,000,000 towards the cost of the
    Tenants Work of the Tenant Allowance total of a maximum of
    $7,000,000, which payment will be verified by delivery to
    Landlord of satisfactory proof thereof, Landlord shall pay
    directly to Tenants contractors all sums required to be
    paid for Tenants Work up to the remaining $5,000,000 of
    the Tenant Allowance total of a maximum of $7,000,000, which
    payments shall be made as Tenants Work progresses, but not
    more than once in any calendar month. Landlord shall pay such
    requests for payment within thirty (30) days following the
    date that Tenant delivers to Landlord (i) a statement
    certified by the chief financial officer of Tenant or
    Tenants Director of Construction showing in reasonable
    detail the actual amount spent for the performance of the
    Tenants Work that is included in such request for payment
    and (ii) a description of the work performed.
    Simultaneously upon payment from Landlord to Tenants
    contractor, Tenant shall coordinate the delivery to Landlord of
    partial lien waivers for Tenants Work covered by such
    payments from Tenants general contractor and all
    subcontractors for such work performed.
|
| | Upon the completion of Tenants Work, Landlord shall
    reimburse Tenant to the extent applicable, for the initial
    $2,000,000 of the Tenant Allowance total of a maximum of
    $7,000,000 advanced by Tenant towards the cost of Tenants
    Work. Such payment shall be made by Landlord to Tenant within
    thirty (30) days following the date that (a) Tenant
    obtains a certificate of occupancy for all of Tenants
    Work, and (b) Tenant delivers to Landlord (i) a
    statement certified by the chief financial officer of Tenant
    showing in reasonable detail the actual amount spent for the
    performance of Tenants Work; (ii) a description of
    the work performed; and (iii) a lien waiver from
    tenants                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               



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| |                                                                                                           
| | ----------------------------------------------------------------------------------------------------------
| | general contractor and all subcontractors for such work
    performed (the Reimbursement Documentation).



| |                                                                                                                                                                                                                                                                                                                                                                       
| | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
| | 4. Security Deposit. Section 1(g) and
    Section 35 are hereby amended by deleting all references
    therein to a letter of credit in lieu of a cash
    security deposit, it being the intent of the parties that Tenant
    shall deposit with Landlord, upon Tenants execution of
    this Agreement, the sum of $344,500 in cash as the Security
    Deposit.
|
| | 5. Rent Rider. Paragraph 2 of the Rent Rider is
    hereby amended by adding the following at the end thereof:                                                                                                                                                                                                                                                        



| |                                                                                                                                                                                                                                                                                                                     
| | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
| | In the event Tenant fails to deliver, prior to the Rent
    Start Date, a notice of the actual amount of the Tenant
    Allowance to be utilized by Tenant, then any reduction to Base
    Rent as set forth herein shall commence on the first day of the
    month following receipt by Landlord of such notice.



| |                                                                                                                                                                                                                                                                                                  
| | -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
| | 6. Defined Terms. The terms used in this Agreement
    and not defined herein shall have the respective meanings
    indicated in the Lease, unless the context requires otherwise.                                                                                                              
|
| | 7. No Other Changes. The intent of this Agreement is
    only to modify and amend those provisions of the Lease as herein
    specified. Except as herein specifically modified, changed and
    amended, all of the terms and conditions of the Lease shall
    remain in full force and effect.

THE SIGNATURE PAGE IMMEDIATELY FOLLOWS




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| |                                       
| | --------------------------------------
| | NORTH JERSEY GREEN 501 LLC,           
| | a New Jersey limited liability company



| |     |                                   
| | --- | ----------------------------------
| | By: | North Jersey Green Associates LLC,

| |                                            
| | -------------------------------------------
| | a New Jersey limited liability company, its
| | Sole Member                                








|    |                              
|--- | -----------------------------
|By: | North Jersey Green Pond, LLC,







| |     |                 
| | --- | ----------------
| | By: | /s/ Daniel Cohen

| |                     
| | --------------------
| |                     
| | Daniel Cohen, Member





|    |                   
|--- | ------------------
|By: | /s/ Joseph J. Zepf






|       |                               
|------ | ------------------------------
|Title: | VP General Counsel & Secretary





|    |                      
|--- | ---------------------
|By: | /s/ Richard H. Griner






|       |                        
|------ | -----------------------
|Title: | Chief Operating Officer