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                                  EXHIBIT 10.15
                                 PROMISSORY NOTE

Date of Note:           July 10, 1998

Amount of Note:         Ten Million and 00/100 Dollars ($10,000,000.00)

Maturity Date:          July 10, 2001


Interest Rate: The "Interest Rate" shall be two and one-quarter percent(2-1/4%)
in excess of the Libor Rate (as defined below) computed on a three hundred sixty
(360) day year charged daily for the actual number of days elapsed. Any change
in the Interest Rate due to a change in the Libor Rate shall be effective
immediately upon and after the date of each change in the Libor Rate.

Interest Period: The "Interest Period" means the period commencing on the
Closing Date and ending one month thereafter, provided that:

                  (i) any Interest Period which would otherwise end on a day
which is not a Business Day shall be extended to the next succeeding Business
Day unless such Business Day falls in another calendar month, in which case such
Interest Period shall end on the next preceding Business Day;

                  (ii) any Interest Period which begins on the last Business Day
of a calendar month (or on a day for which there is no numerically corresponding
day in the calendar month at the end of such Interest Period) shall end on the
last Business Day of a calendar month; and

                  (iii) any Interest Period which begins before the Termination
Date and would otherwise end after the Termination Date shall end on the
Termination Date.

Libor Rate: The "Libor Rate" means the rate (rounded upward to the next highest
1/100 of 1%) obtained by dividing (x) the rate of interest per annum determined
by Lender equal to the offered rates for deposits in U.S. Dollars for thirty
(30) day periods commencing of the first date of the applicable Interest Period
for which the rate is determined as the rate appears on the Telerate system as
of 11:00 a.m. (London, England time) on the date which is two (2) Business Days
preceding the first day of the Interest Period, for a period comparable to the
duration of the Interest Period and in an amount comparable to the amount of the
Loan to be outstanding during the Interest Period, by (y) a percentage equal to
100% minus the stated maximum rate of all reserves required to be maintained
against "Libor Rate liabilities" as specified in Regulation D (or against any
other category of liabilities which includes deposits by reference to which the
interest rate on Libor Rate loans is determined or any category of extensions of
credit or other assets which includes loans by a non-United States office of a
bank to United States residents) on such date to any member bank of the Federal
Reserve System.





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Capitalized Terms: Capitalized terms used herein not otherwise defined shall
have the meanings assigned to them in the Loan Agreement of even date herewith
between Lender and Borrower ("Loan Agreement").

         FOR VALUE RECEIVED, the undersigned ("Borrower"), does hereby covenant
and promise to pay to the order of THE PROVIDENT BANK, an Ohio banking
corporation, or its successors or assigns, at its principal office located at
One East Fourth Street, Cincinnati, Ohio, 45202 ("Lender"), or at such other
place as the Lender may designate to Borrower in writing from time to time, in
legal tender of the United States, the sum of Ten Million and 00/100 Dollars
($10,000,000.00), or so much thereof as shall be advanced by the Lender to
Borrower ("Principal Amount") pursuant to the Loan Agreement between Borrower
and Lender, together with interest at the Interest Rate, as set forth on the
first page hereof, on the Principal Amount until this Note is paid in full.
Borrower shall pay a late payment premium of five percent (5%) of any principal
or interest payment made more than ten (10) days after the due date which shall
be due with any such late payment.

         All accrued and unpaid interest under this Note shall be payable in
arrears commencing on August 1, 1998, and on the first day of each calendar
month thereafter until this Note is paid in full.

         The Principal Amount, together with all accrued and unpaid Interest,
shall be due and payable on the Maturity Date.

         Payments under this Note shall be applied first to the payment of sums
advanced by the Lender, if any, as provided in this Note, the Loan Agreement,
the Mortgages or in any other document executed as collateral security for the
Note ("Loan Documents"); second, to interest which became due previously; third,
to interest which became due for the month for which payment is being made;
fourth, to the payment of late charges provided herein; and the balance to
principal, until the full amount of principal and interest has been paid, or
until the unpaid balance of this Note matures, if sooner.

         This Note is executed in connection with the Loan Agreement and is
secured by the Mortgages and the other Loan Documents, which Loan Agreement,
Mortgages and other Loan Documents specify various defaults (each, a "Default").
Upon Borrower's failure to pay any interest or principal payment when due under
this Note or upon the occurrence of a Default, all sums owing on this Note may,
at the Lender's option, be declared immediately due and payable without demand
or notice. It shall also be a Default under this Note in the event of the
dissolution of the Borrower or the death of any guarantor of the indebtedness
evidenced hereby.

         During the continuance of a Default, the Principal Amount outstanding
shall bear interest at three percent (3%) per annum in excess of the Interest
Rate in effect from time to time ("Default Rate").


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         Should the indebtedness represented by this Note or any part thereof be
collected at law or in equity, or in bankruptcy, receivership or any other court
proceedings (whether at the trial or appellate level), or should this Note be
placed in the hands of attorneys for collection upon the occurrence of a
Default, Borrower agrees to pay, in addition to the principal, premium and
interest due and payable hereon, all costs of collection, including reasonable
attorneys' fees and expenses.

         All parties to this Note, whether Borrower, principal, surety,
guarantor or endorser, hereby jointly and severally waive presentment for
payment, demand, protest, notice of protest, notice of dishonor and any other
notice required to be given by law in connection with the delivery, acceptance,
performance, default or enforcement of this Note or any endorsement or guaranty
of this Note, except as provided in the Mortgages, and consent to all
forbearance or waiver of any term hereof or release or discharge by the holder
hereof of any of the Borrower, guarantors, endorsers or sureties or the release,
substitution or exchange of any security for the payment hereof or the failure
to act on the part of the holder or any other indulgence shown by the holder
from time to time, in one or more instances (without notice to or further assent
from the Borrower, guarantors, endorsers or sureties) and the Borrower,
guarantors, endorsers or sureties agree that no such action, failure to act or
failure to exercise any right or remedy on the part of the holder shall in any
way affect or impair the obligations of the Borrower hereunder or of any
guarantors, endorsers or sureties or be construed as a waiver by the holder of
or otherwise affect any of the holder's rights under this Note, under any
endorsement or guaranty of this Note or under any document or instrument
evidencing any security for payment of this Note.

         This Note may not be changed orally, but only by an agreement in
writing, signed by the party against whom enforcement of any change or
modification is sought.

         Anything herein to the contrary notwithstanding, the obligations of
Borrower under this Note, the Loan Agreement, the Mortgages or other Loan
Documents shall be subject to the limitation that payments of interest shall not
be required to the extent that receipt of any such payment by the Lender would
be contrary to provisions of law applicable to the Lender limiting the maximum
rate of interest that may be charged or collected by the Lender.

         The Borrower shall have the right to prepay, in whole or in part, the
Principal Amount outstanding and all accrued interest thereon without penalty.

         This Note shall be governed by, and shall be construed and enforced in
accordance with, the laws of the State of Ohio.

         AS A SPECIFICALLY BARGAINED INDUCEMENT FOR LENDER TO EXTEND CREDIT TO
BORROWER, THE BORROWER HEREBY EXPRESSLY WAIVES THE RIGHT TO TRIAL BY JURY IN ANY
LAWSUIT OR PROCEEDING RELATED TO THIS NOTE OR ARISING IN ANY WAY FROM THE
INDEBTEDNESS OR TRANSACTIONS INVOLVING THE LENDER AND THE BORROWER.



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         The Borrower and all endorsers authorize any attorney-at-law, including
an attorney engaged by Lender or any holder of this Note, to appear in any court
of record in Hamilton County, Ohio, or in any court of record in the
jurisdiction in which the Borrower or any endorser against which or whom a
judgment is then sought may then reside, or in any court of record in the
jurisdiction in which the property described in the Mortgages is located, after
the indebtedness evidenced hereby, or any part thereof, becomes due, and waive
the issuance and service of process and confess judgment against the Borrower or
any endorser in favor of the Lender for the amount then appearing due, together
with costs of suit and thereupon to release all errors and waive all rights of
appeal and stay of execution, but no such judgment or judgments against any one
of the undersigned shall be a bar to a subsequent judgment or judgments against
any one or more than one of such persons or entities against whom judgment has
not been obtained thereon. This warrant of attorney to confess judgment is a
joint and several warrant of attorney. The foregoing warrant of attorney shall
survive any judgment; and if any judgment be vacated for any reason, the Lender
or any holder hereof nevertheless may hereafter use the foregoing warrant of
attorney to obtain an additional judgment or judgments against the Borrower and
all endorsers or any one or more of them. The borrower hereby expressly waives
any conflict of interest that the holder's attorney may have in confessing such
judgment against Borrower and expressly consents to the confessing attorney
receiving a legal fee from the holder for confessing such judgment against
Borrower.

      [Remainder of page intentionally left blank. Signature page follows.]





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"WARNING - BY SIGNING THIS PAPER YOU GIVE UP YOUR RIGHT TO NOTICE AND COURT
TRIAL. IF YOU DO NOT PAY ON TIME, A COURT JUDGMENT MAY BE TAKEN AGAINST YOU
WITHOUT YOUR PRIOR KNOWLEDGE AND THE POWERS OF A COURT CAN BE USED TO COLLECT
FROM YOU REGARDLESS OF ANY CLAIMS YOU MAY HAVE AGAINST THE CREDITOR WHETHER FOR
RETURNED GOODS, FAULTY GOODS, FAILURE ON HIS PART TO COMPLY WITH THE AGREEMENT
OR ANY OTHER CAUSE."

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         IN WITNESS WHEREOF, Borrower has executed and delivered this Note on
the day and year first above written.



                                           BORROWER:

                                           FIRST CINCINNATI LAND LLC



                                           By:    /s/ ALLEN G. ZARING, III
                                              ---------------------------------
                                           Name:  Allen G. Zaring, III
                                           Its:   Member

         This is to certify that this Note was executed in my presence on the
date hereof by Borrower whose signature appears above in the capacity indicated.

                                           /s/ MARSHA L. (WARD) TODD
                                           ---------------------------------

                                           My commission expires:


                                           1/14/02
                                           ---------------------------------

                                           Marsha L. Todd
                                           Notary Public, State of Ohio
                                           My commission expires Jan. 14, 2002

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