EXHIBIT 10.7

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LOAN AND SECURITY
AGREEMENT

Dated August 15, 2006

Among

SOVEREIGN BANK

And

LEHIGH COUNTY INDUSTRIAL
DEVELOPMENT AUTHORITY

And

RHETECH, INC.

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Table of Contents

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|ARTICLE I
           
           
           
ARTICLE II
           
           
           
           
           
           
ARTICLE III
           
           
           
           
           
           
           
           
ARTICLE IV
           
           
           
           
           
           
           
           
           
           
           
           
ARTICLE V | DEFINITIONS
Section 1.01.  Definitions
Section 1.02.  Interpretation
THE LOAN; USE OF PROCEEDS; BANK LOAN
Section 2.01.  Loan of Funds; Creation of Project Account
Section 2.02.  Use of Proceeds; Loan Advances
Section 2.03.  Borrower's Note
Section 2.04.  Covenants for Benefit of Bank
Section 2.05.  Maximum Legal Rate
DISBURSEMENTS
Section 3.01.  Method of Disbursement
Section 3.02.  Disbursement Requests; Disbursement Schedule, Etc
Section 3.03.  Lien Waivers
Section 3.04.  Material Damage
Section 3.05.  Other Disbursement Contingencies
Section 3.06.  Right to Stop Work; Correction of Defective Work
Section 3.07.  In Balance
PAYMENT PROVISIONS
Section 4.01.  Loan Payments
Section 4.02.  Time of Loan Payments on Borrower's Note
Section 4.03.  Additional Payments; Taxes; Utility Charges
Section 4.04.  Acceleration of Payment to Prepay Authority Note
Section 4.05.  No Defense or Set-Off
Section 4.06.  Termination Upon Payment of Notes
Section 4.07.  Assignment of Authority's Rights
Section 4.08.  Assignment by Borrower
Section 4.09.  Indemnity Against Claims
Section 4.10.  Authority is Conduit Issuer; Borrower is Real Party in
                    Interest; Covenant Not to Sue
BORROWER'S OBLIGATIONS; ASSIGNMENT TO BANK
Section 5.01.  General Obligation of the Borrower
Section 5.02.  Assignment to Bank | Page 2
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|ARTICLE VI | REPRESENTATIONS AND WARRANTIES
Section 6.01.  Organization and Qualification
Section 6.02.  Power and Authority
Section 6.03.  Enforceability
Section 6.04.  Conflict with Other Instruments
Section 6.05.  Litigation
Section 6.06.  Properties
Section 6.07.  Default
Section 6.08.  Taxes
Section 6.09.  Financial Condition
Section 6.10.  ERISA
Section 6.11.  Contractor
Section 6.12.  Construction Contract
Section 6.13.  Plans and Specifications; Change Orders
Section 6.14.  Budgets
Section 6.15.  Use of Proceeds
Section 6.16.  Regulation U
Section 6.17.  Permits
Section 6.18.  Contracts
Section 6.19.  Construction
Section 6.20.  Additional Funds
Section 6.21.  Workmanship
Section 6.22.  Notice to Subcontractors
Section 6.23.  Compliance with Laws
Section 6.24.  Materials Annexed
Section 6.25.  Title to Materials
Section 6.26.  Operations of Borrower
Section 6.27.  Labor
Section 6.28.  Group Health Plans
Section 6.29.  Fictitious Names
Section 6.30.  Environmental Matters
Section 6.31.  Compliance Matters
Section 6.32.  Zoning
Section 6.33.  Documents
Section 6.34.  No Eminent Domain
Section 6.35.  No Casualty Damage
Section 6.36.  Access | Page
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|ARTICLE VII
            
            
            
ARTICLE VIII | Section 6.37.  Utilities
Section 6.38.  Flood Areas
Section 6.39.  Erection of Sign
Section 6.40.  Warranties
Section 6.41.  Inspections
Section 6.42.  Release of Liens
Section 6.43.  Future Appraisals
Section 6.44.  Additional Information
Section 6.45.  Mechanics' Liens
Section 6.46.  No Omissions
Section 6.47.  Disclosure
Section 6.48.  Organization and Qualification of Guarantor
Section 6.49.  Power and Authority of Guarantor
Section 6.50.  Enforceability Against Guarantor
Section 6.51.  Conflict with Other Instruments of Guarantor
Section 6.52.  Litigation Against Guarantor
Section 6.53.  Default of Guarantor
Section 6.54.  Financial Condition of Guarantor
Section 6.55.  Operations of Guarantor
Section 6.56.  Fictitious Names of Guarantor
CONDITIONS OF DISBURSEMENT
Section 7.01.  Advances of Loan
Section 7.02.  Loan Advances of Loan
CONDITIONS OF BORROWING
Section 8.01.  Loan Documents
Section 8.02.  Financing Statements
Section 8.03.  Certificate of Incumbency
Section 8.04.  Legal Opinions
Section 8.05.  Representations and Warranties
Section 8.06.  Legal Matters
Section 8.07.  Title Insurance
Section 8.08.  Guaranty
Section 8.09.  Organizational Documents
Section 8.10.  Flood Zone Certification
Section 8.11.  Occupancy Permits | Page
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|ARTICLE IX
          
          
          
          
          
          
          
          
          
          
          
          
          
          
          
          
          
          
          
          
          
          
          
          
          
          
ARTICLE X | Section 8.12.  Insurance
Section 8.13.  Opinion of Bond Counsel
Section 8.14.  Other Documents
Section 8.15.  Appraisal
Section 8.16.  Loan Advance
AFFIRMATIVE COVENANTS
Section 9.01.  Financial Statements
Section 9.02.  Liabilities
Section 9.03.  ERISA
Section 9.04.  Notice of Default, Labor Troubles, Litigation
Section 9.05.  Existence, Properties
Section 9.06.  Insurance
Section 9.07.  Books and Records
Section 9.08.  Location of Business
Section 9.09.  Group Health Plans
Section 9.10.  Environmental Matters; Compliance with Laws
Section 9.11.  Deposit Accounts
Section 9.12.  Mechanic's Liens
Section 9.13.  Workmanship
Section 9.14.  Compliance with Law
Section 9.15.  Materials Annexed
Section 9.16.  Title to Materials
Section 9.17.  Trust Fund
Section 9.18.  Additional Information
Section 9.19.  Loan Advances
Section 9.20.  Signage
Section 9.21.  Additional Covenants of the Borrower and Guarantor
Section 9.22.  Taxes and Claims
Section 9.23.  Cross Default
Section 9.24.  Debt Service Coverage Ratio
Section 9.25.  Net Worth Covenant
NEGATIVE COVENANTS
Section 10.01.  Indebtedness
Section 10.02.  Liens
Section 10.03.  Mergers, Consolidations | Page
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|ARTICLE XI
            
            
ARTICLE XII
            
            
            
            
ARTICLE XIII
            
            
            
            
            
ARTICLE XIV | Section 10.04.  Disposition of Assets; Transfer of Title
Section 10.05.  Disposition of Accounts
Section 10.06.  Sales and Lease-Backs
Section 10.07.  Contingent Liabilities
Section 10.08.  Voluntary Prepayments, Modification of Debt Instruments
Section 10.09.  Removal and Protection of Property
Section 10.10.  Handling of Hazardous Substances
Section 10.11.  Fiscal Year
THE PROJECT FACILITY
Section 11.01.  Prohibited Uses
INSURANCE; DESTRUCTION, DAMAGE, EMINENT DOMAIN
Section 12.01.  Insurance to be Maintained
Section 12.02.  Destruction, Damage and Eminent Domain
Section 12.03.  Notice of Property Loss
ADDITIONAL COVENANTS OF THE BORROWER AND GUARANTOR
Section 13.01.  Compliance with Laws
Section 13.02.  Right to Reappraise
Section 13.03.  Environmental Reassessments
Section 13.04.  Nondiscrimination
EVENTS OF DEFAULT AND REMEDIES
Section 14.01.  Events of Default
Section 14.02.  Payment of Loan Payments on Default; Suit Therefor
Section 14.03.  Right of Setoff
Section 14.04.  No Marshalling, Etc. Required
Section 14.05.  Site Assessments
Section 14.06.  Waiver
Section 14.07.  Cumulative Rights
Section 14.08.  No Exercise of Remedies Without Consent of Bank | Page
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|ARTICLE XV | MISCELLANEOUS
Section 15.01.  Limitation of Liability of the Authority
Section 15.02.  No Recourse as to the Authority
Section 15.03.  Reference to Statute or Regulation
Section 15.04.  Notices
Section 15.05.  Amendments
Section 15.06.  Term of Agreement
Section 15.07.  Reimbursement of Bank
Section 15.08.  Payment of Expenses and Taxes
Section 15.09.  Survival of Representations and Warranties
Section 15.10.  Participations
Section 15.11.  Successors
Section 15.12.  Construction
Section 15.13.  Severability
Section 15.14.  No Waiver
Section 15.15.  Waiver of Trial by Jury; Jurisdiction
Section 15.16.  Actions Against Bank; Release
Section 15.17.  Performance by Bank
Section 15.18.  Arbitration
Section 15.19.  Entire Agreement
Section 15.20.  Multiple Counterparts
Section 15.21.  Consent | Page
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# LOAN AND SECURITY
AGREEMENT

THIS
LOAN AND SECURITY AGREEMENT dated August 15, 2006, is by and among LEHIGH COUNTY
INDUSTRIAL DEVELOPMENT AUTHORITY (the Authority), a body politic and a public
instrumentality of the Commonwealth of Pennsylvania, SOVEREIGN BANK, a federal savings
bank (the Bank) and RHETECH, INC., a Delaware corporation (the
Borrower).

W I T N E S S E T H :

WHEREAS,
the Authority was organized and is existing under the Act, and is authorized under the Act
to acquire, hold, construct, improve, maintain, own, finance, lease, in the capacity of
lessor or lessee, projects for the public purpose of alleviating unemployment, maintaining
employment at a high level and creating and developing business opportunities in the
County of Lehigh, Pennsylvania; and

WHEREAS,
the Borrower has requested the Authority to undertake a project (the Project)
for its benefit that consists of (i) the expansion of its manufacturing facility by
adding an addition to the property located at 416 South 4th Street in
Coopersburg, Pennsylvania, and (ii) the payment of a portion of the costs of issuing
the Authority Note (hereinafter defined); and

WHEREAS,
in order to provide funds for and toward the payment of a portion of the costs of the
Project, the Authority has authorized the issuance of its Industrial Revenue Note
(Rhetech, Inc. Project), Series of 2006 (the Authority Note) in an aggregate
principal amount of $1,851,000 and the sale thereof to the Bank; and

WHEREAS,
the Authority Note is to be issued pursuant to the Authoritys resolution dated July
13, 2006 (the Authorizing Resolution) and secured by this Agreement; and

WHEREAS,
this Agreement provides that the Bank will loan the proceeds of the Authority Note to the
Authority, the Authority will in turn loan the proceeds of the Authority Note to the
Borrower to finance the Project and the Borrower will agree, among other things, to repay
the Loan in installments equal to payments of debt service on the Authority Note when due;
and

WHEREAS,
the execution and delivery of this Agreement and the issuance hereunder and under the Act
of the Authority Note have been duly and validly authorized in all respects by the
Authorizing Resolution of the Board of the Authority, which Authorizing Resolution was
duly adopted prior to such execution and delivery; and

WHEREAS,
as security for the full and prompt payment and performance of all its obligations under
the Authority Note including, without limitation, its obligation to make payment of
principal of, premium, if any, and interest on the Authority Note, when due, the Authority
has assigned to the Bank all of its right, title and interest in, to and under this
Agreement (except its right to indemnification and to receive its fees and expenses
hereunder) including, without limitation, the right to receive Loan payments payable by
the Borrower hereunder; and

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NOW,
THEREFORE, THIS AGREEMENT WITNESSETH:

That the
parties hereto, intending to be legally bound hereby and in consideration of the mutual
covenants hereinafter contained, DO HEREBY AGREE to all the terms and conditions set forth
in this Agreement.

ARTICLE IDEFINITIONS

Section
1.01   Definitions. Any capitalized terms used as defined terms in the recitals
hereto shall have the same meanings throughout this Agreement and, in addition thereto,
capitalized terms used herein or in the recitals hereto shall have the meanings indicated
in this Section 1.01 unless the context clearly indicates otherwise:

Accumulated
Funding Deficiency means any accumulated funding deficiency as defined in ERISA
Section 302(a).

Act
means the Act of August 23, 1967, P.L. 251 known as the Economic Development
Financing Law, as amended.

Additional
Payments shall have the meaning given to that term in Section 4.03.

Agreement
means this Loan and Security Agreement and any future amendments, modifications or
supplements hereto.

Assignment
means the Assignment of Loan and Security Agreement and Borrowers Note dated the
date hereof from the Authority to the Bank.

Assignment
of Agreements Affecting Real Estate shall mean the Assignment of Agreements
Affecting Real Estate dated the date hereof executed by Borrower in favor of Bank,
pursuant to which Borrower, as security for the Obligations, has assigned to Bank all of
its right, title, and interest (but none of its duties, obligations, or liabilities) in,
to, and under the Construction Contract,together with any and all licenses,
permits, contracts, commitments, and other rights described therein relating to the
Premises, and any future amendments, restatements, modifications or supplements thereof or
thereto.

Assignment
of Construction Documents shall mean the Assignment of Construction Documents dated
the date hereof among Borrower, the Contractor, and Bank, pursuant to which, among other
things, Borrower, as security for the Obligations, has assigned to Bank all of its right,
title and interest (but none of its duties, obligations, or liabilities) in, to and under
the Construction Contract, and any future amendments, restatements, modifications or
supplements thereof or thereto.

Assignment
of Leases and Rents shall mean the Assignment of Leases and Rents dated the date
hereof executed by Borrower in favor of Bank, pursuant to which Borrower, as security for
the Obligations, has assigned to Bank all of its right, title and interest (but none of
its duties, obligations, or liabilities) in and to in and to all leases covering all or
any part of those certain premises located at 416 South 4th Street, in the Borough of
Coopersburg, County of Lehigh, Pennsylvania, and covering all or any part of the
improvements now or hereafter located thereon, together with all the rents due and to
become due to Assignor, and together with all rights of Assignor to amend, modify,
terminate, extend, or renew the leases or to waive the rents or the terms of the leases.

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Borrowers
Note means the promissory note dated the date hereof from the Borrower, as maker, to
the Authority, as payee, in the same principal amount as the Authority Note, evidencing
the Borrowers obligations under this Agreement required to be performed for the
benefit of the Bank as a result of the assignment described in Section 5.02.

Budget
shall mean the budget attached hereto as Exhibit A and made a part
hereof setting forth, among other things, the manner in which the Loan will be used by
Borrower.

Business
Day means a day other than a Saturday, Sunday or legal holiday under the laws of the
Commonwealth of Pennsylvania.

Closing
Date shall mean the date hereof.

COBRA
Continuation Coverage means those provisions of the Consolidated Omnibus Budget
Reconciliation Act of 1985, as amended, found in Section 4980B(f) of the Code, which
impose certain continuation coverage requirements upon group health plans in order for
such plans to retain certain tax advantages.

Code
means the Internal Revenue Code of 1986, as amended, and any regulations issued
thereunder.

Collateral
means, collectively, (i) the Mortgaged Property, the Project Account and all other
property in which a lien, security interest, assignment, the Assignment of Leases and
Rents, pledge, or similar right or interest is granted in favor of the Bank under or
pursuant to the Collateral Security Documents, and (ii) any other real or personal
property, rights, and interests now or hereafter pledged, mortgaged, or assigned to the
Bank, or in which the Bank has or is granted a lien, security interest, or similar right,
to secure the Notes.

Collateral
Security Documents means, collectively, the Mortgage, the Assignment, the UCC-1
financing statements and any other documents, instruments or agreements pursuant to which
the Borrower has granted, pledged, assigned, transferred, mortgaged, pledged or otherwise
conveyed a security interest in any of its property rights or interests to the Bank as
additional security for its Obligations.

Construction
Contract shall mean the Construction Contract dated March 8, 2006, as amended,
between Borrower and the Contractor relating to the construction of the Project Facility,
and any future amendments, modifications or supplements thereto or restatements thereof
which have been approved in writing by Bank.

Contamination
shall mean the presence of any Hazardous Substance which may require Remedial Actions
under applicable law.

Contractor
shall mean any contractor approved by Bank who provides construction goods and/or services
with respect to the Project Facility.

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Controlled
Group Member means (i) any corporation included with the Borrower in a
controlled group of corporations within the meaning of Code Section 414(b),
(ii) any trade or business (whether or not incorporated) which is under common
control with the Borrower within the meaning of Code Section 414(c), and
(iii) any member of an affiliated service group of which the Borrower is a member
within the meaning of Code Section 414(m).

Credit
Documents shall have the meaning given to that term in Section 9.23.

Debt
means (i) all items of indebtedness or liability which, in accordance with Generally
Accepted Accounting Principles, would be included in determining total liabilities as
shown on the liabilities side of a balance sheet as of the date as of which Debt is to be
determined, (ii) all indebtedness secured by any mortgage, pledge, lien or security
interest existing on property owned by the Person whose Debt is being determined,
regardless whether the indebtedness secured thereby is a recourse or nonrecourse
obligation of that Person or any Subsidiaries, and (iii) guaranties, endorsements
(other than for purposes of collection in the ordinary course of business), other
contingent obligations in respect of, or to purchase or to otherwise acquire indebtedness
of others, and other contingent obligations of a type described in Section 10.07
hereof.

Default
means any event specified in Section 14.01 hereof, whether or not any requirement for
notice or lapse of time or any other condition has been satisfied.

Default
Rate shall mean an annual rate per annum equal to (i) four percent (4.0%),
plus (ii) the Banks Prime Rate (as in effect from time to time).

DEP
shall mean the Pennsylvania Department of Environmental Protection, or any successor
agency.

Disputes
shall have the meaning ascribed to it in Section 15.18(a).

Employee
Pension Plan means any pension plan which (i) is maintained by the Borrower or
any Controlled Group Member, and (ii) is qualified under Code Section 401.

ERISA
means the Employee Retirement Income Security Act of 1974, as amended, and any regulations
issued thereunder by the Department of Labor or the PBGC.

Event
of Default means any event specified in Section 14.01 hereof, provided that any
requirement for notice or lapse of time or any other condition has been satisfied.

Financial
Covenants means, collectively, those financial covenants more particularly described
on Exhibit B attached hereto and made a part hereof, as modified,
amended, supplemented and restated from time to time.

Generally
Accepted Accounting Principles means, at any particular time, generally accepted
accounting principles as in effect at such time; provided, however, that, if employment of
more than one principle shall be permissible at such time in respect of a particular
accounting matter, Generally Accepted Accounting Principles shall refer to the
principle which is then employed by the Borrower with the agreement of its independent
certified public accountants.

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Guarantor
means Semitool, Inc., a Montana corporation.

Hazardous
Substances means any chemical, solid, liquid, gas, or other substance having the
characteristics identified in, listed under, or designated pursuant to:

| | (a)       the
Comprehensive Environmental Response, Compensation and Liability Act of           1980,
as amended, 42 U.S.C. §9601(14), as a hazardous           substance;
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| | (b)       the
Clean Water Act, 33 U.S.C. §1321(b)(2)(A), as a hazardous
          substance;
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| | (c)       the
Clean Water Act, 33 U.S.C. §§1317(a) and 1362(13), as a           toxic
pollutant;
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| | (d)       Table 1
of Committee Print Numbered 95-30 of the Committee on Public           Works and
Transportation of the United States House of Representatives, as a           toxic
pollutant;
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| | (e)       the
Clean Air Act, 42 U.S.C. §7412(a)(1), as a hazardous air
          pollutant;
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| | (f)       the
Toxic Substances Control Act, 15 U.S.C. §2606(f), as an           imminently
hazardous chemical substance or mixture;
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| | (g)       the
Resource, Conservation and Recovery Act, 42 U.S.C. §§6903(5)           and
6921, as a hazardous waste; or
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| | (h)       any
other laws, regulations or governmental publications, as presenting an           imminent
and substantial danger to the public health or welfare or to the           environment,
or as otherwise requiring special handling, collection, storage,           treatment,
disposal, or transportation.
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The term Hazardous
Substances shall also include: (w) petroleum, crude oil, gasoline, natural gas,
liquefied natural gas, synthetic fuel, and all other petroleum, oil, or gas based
products; (x) nuclear, radioactive, or atomic substances, mixtures, wastes,
compounds, materials, elements, products or matters; (y) asbestos,
asbestos-containing materials, polychlorinated biphenyls, and (z) any other
substance, mixture, waste, compound, material, element, product or matter that presents an
imminent and substantial danger to the public health or welfare or to the environment upon
its Release.

Improvements
shall mean, collectively, the construction of the Project Facility, as more particularly
described in the Plans and Specifications.

Loan
means the loan described in Article II.

Loan
Advance or Loan Advances shall mean, individually or collectively, as
appropriate, any or all advances of the proceeds of the Authority Note made by the Bank
from the Project Account.

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Loan
Documents means, collectively, this Agreement, the Collateral Security Documents,
the Authority Note, the Borrowers Note, and any and all other documents executed and
delivered by the Borrower, the Guarantor or any other Person to evidence, secure or assure
payment of the Loan or any other obligation of the Borrower to the Authority or the Bank,
and any and all amendments or supplements to, restatements of or substitutions for any of
the foregoing.

Maturity
Date shall have the meaning given to that term in Section 4.02(a)(i).

Mortgage
means the Open-End Mortgage and Security Agreement dated the date hereof, pursuant to
which the Borrower, as mortgagor, granted a mortgage lien on and security interest in the
Mortgaged Property to the Bank, as mortgagee.

Mortgaged
Property shall have the meaning given to such phrase in the Mortgage.

Multiemployer
Plan means a multiemployer pension plan as defined in ERISA Section 3(37) to
which the Borrower or any Controlled Group Member is or has been required to contribute
subsequent to September 25, 1980.

Nonarbitrage
Certificate and Compliance Agreement means the Nonarbitrage and Compliance Agreement
dated the Closing Date containing certain representations, warranties and agreements of
the Borrower designed to comply with applicable federal tax laws and regulations
pertaining to the Authority Note.

Notes
shall mean collectively, the Authority Note and the Borrowers Note.

Obligations
shall mean, collectively, all liabilities, duties and obligations of the Borrower to the
Bank with respect to any covenants, representations, or warranties herein or in the Loan
Documents to which it is a party, and all other present and future fixed and/or contingent
obligations of the Borrower to the Bank hereunder or under the Loan Documents or
otherwise, including, without limitation, obligations with respect to interest accruing
(or which would accrue but for §502 of the Bankruptcy Code) after the date of any
filing by the Borrower of any petition in bankruptcy or the commencement of any
bankruptcy, insolvency or similar proceedings with respect to the Borrower and all
obligations under any swap agreements as defined in 11 U.S.C. § 101 between
Borrower and Bank whenever executed.

Other
Obligated Party shall have the meaning ascribed to it in Section 14.02.

PBGC
means the Pension Benefit Guaranty Corporation.

Person
shall mean an individual, a corporation, a partnership, a joint venture, a trust or
unincorporated organization, a joint stock company or other similar organization, a
government or any political subdivision thereof, or any other legal entity.

Plans
and Specifications shall have the meaning ascribed to it in Section 6.13.

6

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Premises
means, collectively, any and all real properties, improvements, buildings, and fixtures
thereon in which the Borrower has any right, title, or interest, whether as owner, lessee,
occupant, or otherwise.

Prime
Rate means a floating rate of interest that is designated from time to time by Bank
as the Prime Rate and is used by Bank from time to time as a reference base
with respect to different interest rates charged to borrowers. The rate of interest
payable hereunder shall change simultaneously and automatically upon Banks
designation of any change in such referenced rate, and Banks determination and
designation from time to time of the referenced rates shall not preclude Bank from making
loans to other borrowers at a rate which is higher or lower than or different from or does
not refer to the referenced rate. The Prime Rate shall change automatically as of the
opening of business on the effective date of each change in the Prime Rate, which (unless
otherwise designated) shall be the date on which the Bank announces the change in the
Prime Rate. When the Prime Rate changes on a day other than the first day of a calendar
month, interest for the month in which such change or changes are made shall be calculated
on a per diem basis with the various Prime Rates in effect for that month.

Project
Account shall have the meaning given to that term in Section 2.01.

Project Facility
means the facility located at 416 South 4th Street, Coopersburg, Lehigh County,
Pennsylvania, as more particularly described on Exhibit C attached
hereto and made a part hereof.

Release
means any spilling, leaking, pumping, pouring, emitting, emptying, discharging, injecting,
escaping, leaching, or dumping.

Remedial
Actions means:

| | (A)       
               clean-up or removal of Hazardous Substances;
| | ----------------------------------------------------------------------

| | (B)       
               such actions as may be necessary to monitor, assess, or evaluate the Release or
               threatened Release of Hazardous Substances;
| | --------------------------------------------------------------------------------------------------------------------------------------------------------------------

| | (C)       
               proper disposal or removal of Hazardous Substances;
| | -----------------------------------------------------------------------------

| | (D)       
               the taking of such other actions as may be necessary to prevent, minimize, or
               mitigate the damages caused by a Release or threatened Release of Hazardous
               Substances to the public health or welfare or to the environment; and
| | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

| | (E)       
               the providing of emergency assistance after a Release.
| | --------------------------------------------------------------------------------

Remedial
Actions include, but are not limited to, such actions at the location of a Release as:
storage; confinement; perimeter protection using dikes, trenches, or ditches; clay cover;
neutralization; clean-up of Hazardous Substances or contaminated materials; recycling or
reuse; diversion; destruction; segregation of reactive wastes; dredging or excavations;
repair or replacement of leaking containers; collection of leachate and runoff; onsite
treatment or incineration; providing alternative water supplies; and any monitoring
reasonably required to assure that such actions protect the public health and welfare and
the environment.

7

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Reorganization
means reorganization as defined in ERISA Section 4241(a).

Reportable
Event means, with respect to any Employee Pension Plan, an event described in ERISA
Section 4043(b).

Site
Assessments shall have the meaning given to that term in Section 14.05.

Site Reviewers
shall have the meaning given to that term in Section 14.05.

Soft
Costs shall mean, collectively, soft costs to be incurred by the Borrower in
connection with the Project and issuance of the Authority Note including, without
limitation, legal, accounting, and engineering fees.

Subordinated
Indebtedness means all Debt of the Borrower, Guarantorand their Subsidiaries
for money borrowed, whether now existing or hereafter incurred, and which is subordinated
in right of payment of principal and interest to the Borrowers Note, either
absolutely or upon the occurrence of and during the continuance of a Default or Event of
Default, provided that, with regard to all Subordinated Indebtedness, the Bank shall have
approved the same before it was incurred by the Borrower and such Subordinated
Indebtedness shall be subject to the terms and the conditions of a subordination agreement
which is satisfactory, in form and substance, to the Bank.

Subsidiary
means any corporation more than 50% of the shares of capital stock of which (except for
directors qualifying shares, if required by law) are at the time owned by the
Guarantor and/or one or more Subsidiaries.

Withdrawal
Liability means any withdrawal liability as defined in ERISA Section 4201.

Section
1.02   Interpretation.

| | (a)       Unless
the context otherwise indicates, words expressed in the singular shall           include
the plural and viceversa and the use of the neuter,           masculine, or
feminine gender is for convenience only and shall be deemed to           mean and include
the neuter, masculine or feminine gender, as appropriate.
| | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

| | (b)       Headings
of articles and sections herein and the table of contents hereof are           solely for
convenience of reference, do not constitute a part hereof and shall           not affect
the meaning, construction or effect hereof.
| | -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

| | (c)       All
references herein to Articles, Sections and other
          subdivisions are to the corresponding Articles, Sections or subdivisions of
this           Agreement; the words herein, hereof, hereby,          hereunder and
other words of similar import refer to this Agreement           as a whole and not to any
particular Article, Section or subdivision hereof.
| | -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

| | (d)       All
accounting terms used herein and in the Loan Documents shall have the           meanings
given to them in accordance with Generally Accepted Accounting           Principles.
| | -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

8

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ARTICLE IITHE LOAN; USE OF PROCEEDS; BANK LOAN

Section
2.01   Loan of Funds; Creation of Project Account.

| | (a)       Under
the terms and conditions set forth in this Agreement, the Bank agrees to           make a
loan to the Authority in the amount of One Million Eight Hundred Fifty           One
Thousand Dollars ($1,851,000). The Authoritys obligations to the Bank
          will be evidenced by the Authority Note.
| | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

| | (b)       The
Authority hereby agrees that, simultaneously with the execution and delivery           of
this Agreement, it will loan to the Borrower, upon the terms and conditions
          specified herein, the proceeds of the sale of the Authority Note in an amount
          equal to the principal amount thereof, and the Borrower agrees to receive such
          Loan from the Authority, for the purposes provided herein. The Borrower hereby
          directs the Authority to deliver the proceeds of the Loan to the Bank which
          shall deposit such proceeds in an account separate and apart from any other
          account of the Bank or the Borrower, which account shall be designated as the
          Project Account. Loan Advances will be made by the Borrower from
the           Project Account upon satisfaction of all conditions contained in this
Agreement.
| | -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

Section
2.02   Use of Proceeds; Loan Advances.

| | (a)       
The proceeds of the Authority Note shall be applied as provided in this Agreement to
finance the Project. Upon satisfaction of all conditions contained in this Agreement, but
subject to the provisions of this Agreement, the Bank agrees to consent to the making of
the following Loan Advances to the Borrower:
| | -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

| | (i)       Loan
Advances may be used for the construction of the Improvements.
| | -----------------------------------------------------------------------------

| | (ii)       Loan
Advances may also be used for Soft Costs, to the extent permitted under the
          Code.
| | -----------------------------------------------------------------------------------------------------------

| | (b)       The
proceeds of the Bank Loan Note shall be applied as provided in this           Agreement
to finance a portion of the Improvements. Upon satisfaction of all           conditions
contained in this Agreement, but subject to the provisions of this           Agreement,
the Bank agrees to consent to the making of the following Loan           Advances to the
Borrower:
| | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

| | (i)       Bank
Loan Advances may be used for the construction of the Improvements.
| | ----------------------------------------------------------------------------------

| | (ii)       Bank
Loan Advances may also be used for soft costs incurred with respect to the           Bank
Loan.
| | ---------------------------------------------------------------------------------------------------------------

| | (c)       Bank
shall record in one or more loan accounts, the Loan, all Loan Advances to           and
all payments made by Borrower on account of the Loan, and all other           appropriate
debits and credits. Each month Bank shall render to Borrower a           statement
setting forth the debit balance of the Loan Account as of the close of           the
preceding month, together with a statement of the amount of interest and           other
charges due Bank as of that time. Each statement shall be considered           correct
and accepted by Borrower and presumptively binding upon Borrower unless
          Borrower notifies Bank to the contrary in writing within ten (10) days from
          Borrowers receipt of the statement.
| | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

9

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Section
2.03   Borrowers Note. To evidence its obligations hereunder, the Borrower
shall execute and deliver to the Authority the Borrowers Note, which shall:

| | (a)       be
dated the Closing Date and be payable to the Authoritys order in the
          principal amount of One Million Eight Hundred Fifty One Thousand Dollars
          ($1,851,000);
| | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

| | (b)       bear
interest on the unpaid principal amount thereof from the date advanced to           the
Maturity Date (defined below) at the Bank tax exempt rate of four and           one-half
percent (4.5%) per annum;
| | -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

| | (c)       be
payable as to principal and interest monthly as provided in           Sections 4.01
and 4.02 hereof; and
| | ---------------------------------------------------------------------------------------------------------------------

| | (d)       be
secured (and payment thereof shall be assured, as the case may be) by the
          Collateral Security Documents.
| | -------------------------------------------------------------------------------------------------------------------------------

Section
2.04   Covenants for Benefit of Bank. This Agreement is executed in part to
induce the purchase of the Authority Note by the Bank for the benefit of the Borrower.
Accordingly, all covenants and agreements on the part of the Borrower and the Authority,
as set forth in this Agreement, are hereby declared to be for the benefit of the Bank.

Section
2.05   Maximum Legal Rate. Borrower shall not be obligated to pay and Bank shall
not collect interest on any Obligation at a rate in excess of the maximum permitted by law
or the maximum that will not subject Bank to any civil or criminal penalties. If, because
of the acceleration of maturity, the payment of interest in advance or any other reason,
Borrower is required, under the provisions of any Loan Document or otherwise, to pay
interest at a rate in excess of such maximum rate, the rate of interest under such
provisions shall immediately and automatically be reduced to such maximum rate, and any
payment made in excess of such maximum rate, together with interest thereon at the rate
provided herein from the date of such payment, shall be immediately and automatically
applied to the reduction of the unpaid principal balance of the applicable Note as of the
date on which such excess payment was made. If the amount to be so applied to reduction of
the unpaid principal balance exceeds the unpaid principal balance, the amount of such
excess shall be refunded by Bank to Borrower.

ARTICLE IIIDISBURSEMENTS

Section
3.01   Method of Disbursement.

| | (a)       Upon
satisfaction of all conditions contained in this Agreement, but subject to           the
provisions of this Agreement, Bank agrees to advance the amounts to or for           the
benefit of Borrower under the Loan in accordance with the Budget attached
          hereto as Exhibit A and the Settlement Statement dated
          August 15, 2006 attached hereto as Exhibit D and
          incorporated herein by reference.
| | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

10

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| | (b)       Loan
Advances under the Loan for Soft Costs incurred by Borrower will be made           upon
presentation of documentation satisfactory to Bank, but only to the extent           the
Soft Costs are described and itemized in the Budget.
| | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

| | (c)       All
Loan Advances shall be evidenced by the applicable Notes. Loan Advances may           be
used by the Borrower only to pay for those costs and expenses referred to and
          described in the Budget.
| | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

| | (d)       Notwithstanding
anything contained herein to the contrary, in no event shall           Bank be required
to approve any Loan Advance, or portion thereof, for any line           item or cost
category in excess of the amount budgeted therefor in the Budget,           nor shall
Bank be obligated to approve any Loan Advance, or portion thereof, in           respect
of any line item if the unadvanced portion of the Loan as budgeted in           the
Budget for such item shall be less than the amount which will be required           for
the completion of such item pursuant to the Plans and Specifications.           Borrower
may not, without the written approval of Bank, reallocate any funds           remaining
unused for any line item to other line items in the Budget.
| | -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

| | (e)       Upon
completion of any line item or cost category, if any budgeted amount           remains
undisbursed in such line item or cost category, Borrower may, with           Banks
written consent, reallocate such undisbursed portion to the           Unallocated
Contingencies category, if any, of the Budget. If, at           any time, Borrower
requests Bank to make an Advance for any line item or cost           category which, when
combined with all prior Advances in such line item or cost           category, shall
exceed the amount budgeted therefor in the Budget, Borrower may,           with Banks
written consent, use a portion of the funds allocated under the           Unallocated
Contingencies category of the Budget, if available.
| | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

| | (f)       Advances
for construction of the Project Facility will be made only after the
          presentation of vouchers of the Contractor for labor, materials incorporated
          into on-site improvements, work completed, and other costs provided for in the
          Budget, but only after the Project Facility for which a Loan Advance is
          requested is inspected by the Bank to verify completion, quality of
workmanship,           and adherence to the presented vouchers and the Plans and
Specifications, as           more fully set forth in Section 6.13. No Loan Advances
shall be made for           any materials delivered but not yet incorporated into on-site
improvements.           Borrower shall pay the Bank an inspection fee for each inspection
made by           Banks inspecting engineer.
| | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

Section
3.02.   Disbursement Requests; Disbursement Schedule, Etc.

| | (a)       Each
request for a Loan Advance shall be (i) submitted on a written form
          approved by Bank; and (ii) accompanied by those documents and subject to
          the satisfaction by the Borrower of those conditions more fully set forth in
          Section 7.01, as appropriate.
| | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

| | (b)       At
Banks option, Loan Advances may be made by (i) the issuance of
          co-payable treasurers checks to Borrower and the Contractor,
          subcontractors and/or suppliers, as appropriate, or (ii) by reimbursing
          Borrower through Borrowers regular checking account with Bank, or
          (iii) directly to the Contractor, subcontractors, and suppliers.
| | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

| | (c)       Final
payment of each contract shall not be made until all conditions set forth           in
Sections 7.01 and 7.02 have been satisfied.
| | --------------------------------------------------------------------------------------------------------------------------------------------------

11

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| | (d)       Bank
reserves the right to require seven (7) Business Days notice in           writing
from Borrower before each Loan Advance in order for the Bank to arrange           for the
Loan Advance and schedule any inspection required in connection           therewith. All
Loan Advances under this Agreement shall be made at the office of           Bank or at
such other place as Bank shall designate.
| | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

Section
3.03.   Lien Waivers. If requested by Bank, Borrower shall furnish Bank with a
schedule from Borrower in a form satisfactory to Bank identifying all Contractors and
subcontractors who have performed work or furnished materials in connection with the
Project Facility, together with lien waivers from the Contractor and all subcontractors
who have performed work or furnished materials in connection with the Project Facility,
current through the period covered by such request for funds.

Section
3.04.   Material Damage. Notwithstanding any provision of this Agreement to the
contrary, if the Project Facility or the Premises shall have suffered any material damage
or destruction prior to any disbursement, such damaged or destroyed portion shall be
restored or replaced in a manner acceptable to Bank without cost to Bank prior to any
further disbursement by Bank.

Section
3.05.   Other Disbursement Contingencies. Bank shall not be obligated to make any
disbursement hereunder or to take any action hereunder or under the Loan Documents if, on
the date of a proposed disbursement or the date of a proposed action, (i) a Default
or Event of Default has occurred, (ii) any representation or warranty made by
Borrower herein or in any of the other Loan Documents proves to be untrue in any material
respect, or (iii) Bank determines, at any time, that the Project Facility will not be
approved by the Borough of Coopersburg or other appropriate governmental regulatory
authorities.

Section
3.06.   Right to Stop Work; Correction of Defective Work. If Bank determines that any
work or material does not comply with the Plans and Specifications or sound building
practice or otherwise departs from the requirements of this Agreement or the Construction
Contract, then Bank may require the work to be stopped and may withhold disbursements
until the matter is corrected to Banks satisfaction. Bank shall also have the right
to require that the work be stopped upon the occurrence of a Default or Event of Default.
Borrower shall promptly correct any non-conforming work or materials. No such action by
Bank will affect Borrowers obligation to complete the Project Facility construction
as provided herein. Bank shall be under no duty to examine, supervise or inspect the Plans
and Specifications or the construction of the Project Facility. Any inspection or
examination by Bank or Banks inspecting engineer (or other qualified Person selected
by Bank) is for the sole benefit of Bank and shall not be relied upon by Borrower.

Section
3.07.   In Balance. Anything contained in this Agreement to the contrary
notwithstanding, it is expressly understood and agreed that the Loan shall at all times be
in balance. The Loan shall be deemed to be in balance only at such
time and from time to time as Bank or Banks inspecting engineer may determine in its
sole discretion that the then undisbursed portion of the Loan equals or exceeds the amount
necessary for the timely and full payment of (i) all work done and not theretofor
paid for or to be done in connection with the completion of the construction of the
Project Facility in accordance with the Plans and Specifications, and (ii) all other
costs incurred and not theretofor paid for or to be incurred in connection with the
Project. Borrower agrees that if any Loan is deemed not to be in balance,
Borrower shall, within ten (10) days after written request by Bank, deposit the deficiency
with Bank, which deficiency deposit shall first be exhausted before any further
disbursement of any Loan is made. Bank shall not be obligated to make any Loan Advances if
the Loan is not in balance.

12

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ARTICLE IVPAYMENT PROVISIONS

Section
4.01.   Loan Payments.

| | (a)       The
Borrower hereby agrees to duly and punctually pay (i) the principal,
          premium, if any, and interest due and payable on the Borrowers Note, and
          (ii) any other amounts due and payable by the Borrower under this
          Agreement. Any other amounts required to be paid under this Agreement shall be
          paid by the Borrower to the party entitled to receive same hereunder and in the
          manner provided for herein. Loan payments shall be made by the Borrower with
the           Borrowers funds. It is the intention of the Authority and the
Borrower           that, notwithstanding any other provision of this Agreement, the
Authority shall           receive funds from the Borrower under this Agreement with
respect to payments           due on the Borrowers Note at such times and in such
amounts as will enable           the Authority to timely meet all of its obligations
under the Authority Note,           including any such obligations surviving the payment
of the Authority Note.
| | -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

| | (b)       All
Loan payments and other sums due and payable to the Authority or the Bank           under
this Agreement shall be absolutely net to the Authority or the Bank, as
          applicable, free of any taxes, costs, liabilities or other deductions
whatsoever           with respect to the Project Facility and the maintenance, repair,
rebuilding,           use or occupation thereof or any portion thereof, so that this
Agreement shall           yield all amounts due hereunder net to the Authority or the
Bank throughout the           term hereof.
| | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

Section
4.02.   Time of Loan Payments on Borrower's Note.

| | (a)       The
Borrower shall pay to the Bank, as assignee of the Authority, on the dates           and
times hereinafter set forth, the sums set forth in clause (i) below:
| | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------

| | (i)       Interest
only at the Bank tax exempt rate of four and one-half percent (4.5%)           shall be
due and payable in arrears on the 15th day of each month commencing on the 15th day of September, 2006 and
continuing until August 15, 2007. Commencing September 15, 2007 and continuing on the 15th
day of each month thereafter until August 15, 2021, there shall be equal payments of
principal and interest at the interest rate set forth above. The entire unpaid principal
amount hereof, together with accrued and unpaid interest thereon and all other amounts
payable hereunder shall be due and payable on August 15, 2021 (the Maturity
Date). See the amortization schedule attached hereto as Exhibit E
and incorporated herein by reference.
| | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

| | (ii)       It
is understood and agreed that all payments payable by the Borrower under Section 4.02(a)(i) are
assigned by the Authority to the Bank as the owner of the Authority Note. The Borrower
consents to and approves of such assignment. The Authority hereby directs the Borrower and
the Borrower hereby agrees to pay to the Bank at the office of the Bank or such other
place as the Bank may direct, all payments payable by the Borrower pursuant to this
Section 4.02(a)(ii).
| | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

13

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Section
4.03.   Additional Payments; Taxes; Utility Charges. As additional payments hereunder
(collectively, the Additional Payments), the Borrower, during the term of this
Agreement, shall pay, or cause to be paid, the following:

| | (a)       To
the public officers charged with the collection thereof, promptly as the same
          become due, all taxes (or contributions or payments in lieu thereof), including
          but not limited to, income, profits or property taxes, which may now or
          hereafter be imposed by the United States of America, any state or municipality
          or any political subdivision or subdivisions thereof, and all assessments for
          public improvements or other assessments, levies, license fees, charges for
          publicly supplied water or sewer services, excises, franchises, imposts and
          charges, general and special, ordinary and extraordinary (including interest,
          penalties and all costs resulting from delayed payment of any of the foregoing)
          of whatever name, nature and kind and whether or not now within the
          contemplation of the parties hereto and which are now or may hereafter be
          levied, assessed, charged or imposed or which are or may become a lien upon the
          payments due under this Agreement, the Project Facility or the use or
occupation           thereof, or upon the Borrower, the Authority or the Bank, or upon
any           franchises, businesses, transactions, income, earnings and receipts (gross,
net           or otherwise) of the Borrower in connection with the Project Facility, or
its           earnings, profits or receipts from, or its subleasing of, the Project
Facility           provided, however, that the Borrower shall not be required to pay or
discharge,           or cause to be paid or discharged, any tax, assessment, lien or
other matter           hereunder so long as the validity thereof is being contested in
good faith and           by appropriate legal proceedings diligently pursued, so long as
the operation of           the Project Facility or the receipt of income therefrom is not
adversely           affected by reason thereof;
| | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

| | (b)       All
reasonable fees, charges and expenses of the Bank (including, without
          limitation, counsel fees), as and when the same become due and payable;
| | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------

| | (c)       The
reasonable fees and expenses of such accountants, consultants, attorneys and
          other experts as may be engaged by the Authority or the Bank to prepare audits,
          financial statements, reports, opinions or provide such other services required
          under this Agreement; and
| | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

| | (d)       The
reasonable fees and expenses of the Authority in connection with this           Agreement
or the Authority Note and any and all other expenses incurred in           connection
with the authorization, issuance, sale and delivery of the Authority           Note or
incurred by the Authority in connection with any litigation which may at           any
time be instituted involving this Agreement, the Authority Note or any of           the
other documents contemplated thereby, or incurred in connection with the
          administration of this Agreement, or otherwise in connection with this
          Agreement, or any of the other documents, instruments or agreements in
          connection therewith.
| | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

Such
Additional Payments shall be billed to the Borrower, from time to time, by the Authority
or the Bank, as the case may be, together with a statement certifying that the amount
billed has been paid or incurred and attaching reasonable supporting documentation
indicating that the amount billed has been paid or incurred for one or more of the above
items. After such a demand, amounts so billed shall be paid by the Borrower within ten
(10) days after receipt of the bill by the Borrower.

14

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Section
4.04.   Acceleration of Payment to Prepay Authority Note. Whenever the Authority Note
is subject to prepayment pursuant to its terms and the provisions hereof, the Authority
will, upon request of the Borrower, direct the Bank to call the same for redemption as
provided in the Authority Note or herein. In the event of any prepayment of the Authority
Note, the Borrower will pay, or cause to be paid, to the Bank an amount equal to the
applicable prepayment price as a prepayment of that portion of the Loan payment
corresponding to that portion of the Authority Note to be redeemed, together with interest
accrued to the date of redemption, and will also pay all fees and expenses of the
Authority and the Bank arising with respect to such redemption or otherwise due and owing
hereunder at such times and in such amounts as are required to effect the optional
redemption of the Authority Note.

Section
4.05.   No Defense or Set-Off. The obligations of the Borrower to make Loan payments
shall be absolute and unconditional without any defense or set-off for any reason,
including, without limitation, any acts or circumstances that may constitute failure of
consideration, destruction of or damage to the Project Facility, invalidity or
unenforceability of the Notes, commercial frustration of purpose or failure of the
Authority to perform and observe any agreement, whether express or implied, or any duty,
liability or obligation arising out of or in connection with this Agreement, it being the
intention of the parties that the payments required of the Borrower hereunder will be paid
in full when due without any delay or diminution whatsoever.

Section
4.06.   Termination Upon Payment of Notes. When interest on, and principal, premium,
if any, on the Notes, together with all other amounts due and payable by the Borrower
hereunder, shall have been irrevocably paid and satisfied in full, this Agreement shall
automatically terminate (other than with respect to those matters set forth in
Section 4.09 below).

Section
4.07.   Assignment of Authoritys Rights. As security for the payment of the
Authority Note, the Authority will assign to the Bank all the Authoritys rights
under this Agreement. Without limiting the generality of the provisions of Article V,
the Borrower consents to such assignment and agrees to make the Loan payments under
Section 4.01 directly to the Bank, as assignee of the Authority, without defense or
set-off by reason of any dispute between the Borrower and the Authority. Whenever the
Borrower is required to obtain the consent of the Authority hereunder, the Borrower shall
also be required to obtain the consent of the Bank by reason of the above-described
assignment of rights.

Section
4.08.   Assignment by Borrower. This Agreement may not be assigned in whole or in
part by the Borrower without the prior written consent of the Bank and the Authority; and
further provided that no assignment pursuant to this Section 4.08 shall be made otherwise
than in accordance with the Act and the Code. The Borrower shall, concurrently with the
execution thereof, furnish or cause to be furnished to the Authority and the Bank a true
and complete copy of each such assignment, together with any instrument of assumption.

15

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Section
4.09.   Indemnity Against Claims.

| | (a)       The
Borrower and Guarantor agree that at all times they will protect and hold           the
Authority and the Bank, and the respective officers, members, directors,
          officials, employees and agents of each of them harmless and indemnified from
          and against all claims for losses, damages or injuries to others, including
          death, personal injury and property damage or loss, arising during the term
          hereof or during any other period arising out of the acquisition and
          construction of the Project Facility; and the Authority shall not be liable for
          any loss, damage or injury to the Person or property of the Borrower or their
          agents, servants or employees or any other Person who or which may be upon the
          Project Facility or damaged or injured as a result of any condition existing or
          activity occurring upon the Project Facility or any other matter connected
          directly or indirectly therewith due to any act or negligence of any Person,
          excepting only willful misconduct of the Authority and the Bank, and the
          respective officers, agents, members or employees of each of them. The
indemnity           provided for in this Section 4.09(a) shall be effective only to
the extent           that any loss sustained by the Authority and the Bank, and the
respective           officers, members, employees and agents of each of them shall be in
excess of           the net proceeds actually recovered and received by the Authority
from any           insurance carried with respect to the loss sustained.
| | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

| | (b)       The
Borrower and Guarantor will indemnify, hold harmless and defend the           Authority
and the Bank and the respective officers, members, directors,           officials and
employees of each of them against all losses, costs, damages,           expenses, suits,
judgments, actions and liabilities of whatever nature           (including, but not
limited to, reasonable attorneys fees, litigation and           court costs,
amounts paid in settlement and amounts paid to discharge judgments)           directly or
indirectly resulting from or arising out of or related to:           (i) the design,
construction, installation, operation, use, occupancy,           maintenance or ownership
of the Project Facility (including compliance with           laws, ordinances and rules
and regulations of public authorities relating           thereto); or (ii) any
statements or representations with respect to the           Borrower, the Project
Facility, this Agreement, the Authority Note, or any other           documents or
instruments delivered at or in connection with the closing held on           the Closing
Date (including any statements or representations made in connection           with the
offer or sale thereof) made or given to the Authority or the Bank by           the
Borrower or Guarantor or any of their officers, agents or employees,           including,
but not limited to, statements or representations of facts, financial
          information or Borrowers affairs. The Borrower also will pay and
discharge           and indemnify and hold harmless the Authority and the Bank from (x) any
          lien or charge upon payments by the Borrower to the Authority and the Bank
under           this Agreement and (y) any taxes (including, without limitation, any
ad           valorem taxes and sales taxes, assessments, impositions and other charges in
          respect of any portion of the Project Facility). If any such claim is asserted,
          or any such lien or charge upon payments, or any such taxes, assessments,
          impositions or other charges are sought to be imposed, the Authority or the
Bank           will give prompt notice to the Borrower, and the Borrower will have the
sole           right and duty to assume, and will assume, the defense thereof, with full
power           to litigate, compromise or settle the same in its sole discretion. The
          Borrowers obligations, liabilities and duties hereunder shall not be
          diminished or altered (i) by reason of the assumption of any defense
          required hereby or (ii) by the outcome of any proceeding, investigation or
          litigation with respect to any matters described in this Section 4.09(b).
| | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

| | (c)       If
the indemnification provided herein is for any reason determined to be
          unavailable to the Authority or the Bank, then, with respect to any such loss,
          claim, demand or liability, including expenses in connection therewith, the
          Authority and the Bank, as appropriate, shall be entitled as a matter of right
          to contribution by the Borrower. The amount of such contribution shall be in
          such proportion as is appropriate to reflect relative culpability of the
          parties.
| | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

16

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Section
4.10.   Authority is Conduit Issuer; Borrower is Real Party in Interest; Covenant Not
to Sue.

| | (a)       The
Borrower hereby expressly acknowledges that the Authority is a conduit           issuer
and that all of the right, title and interest of the Authority in and to           this
Agreement, but not the obligations of the Authority, are to be assigned to           the
Bank (except for the right of the Authority to receive its reasonable fees           and
expenses and to indemnification), naming the Bank its true and lawful           attorney
for and in its name to enforce the terms and conditions of this           Agreement.
| | -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

| | (b)       The
Borrower covenants and agrees that it shall neither sue the Authority, or           any
of its board members, officers, agents or employees, past, present or           future,
for any claim, loss, demand, action or nonaction based upon the           financing
contemplated hereby, nor ever raise as a defense in any proceedings           whatsoever
that the Authority is the true party in interest. Notwithstanding the
          provisions of the foregoing sentence, the Borrower shall be entitled to
          (i) bring an action of specific performance against the Authority to
compel           any action required to be taken by the Authority hereunder or an action
to           enjoin the Authority from performing any action prohibited hereunder or
under           any other documents, by this instrument or any other agreement executed
and           delivered in connection with the issuance of the Authority Note, but no
such           action shall in any way impose pecuniary liability upon the Authority or
any of           its board members, officers, agents or employees, and (ii) join the
          Authority in any litigation if such joinder is necessary to pursue any of the
          Borrowers rights, provided that, prior to such joinder, the Borrower
shall           post such security as the Authority may reasonably require to protect
further           the Authority from loss with respect thereto.
| | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

ARTICLE VBORROWERS
OBLIGATIONS; ASSIGNMENT TO BANK

Section
5.01.   General Obligation of the Borrower. This Agreement constitutes a general
obligation of the Borrower and the full faith and credit of the Borrower is pledged to the
payment of all amounts due hereunder.

Section
5.02.   Assignment to Bank. Immediately following execution and delivery hereof, the
Authority shall assign this Agreement and the Borrowers Note and all Loan payments
payable hereunder and under the Borrowers Note (except its right to receive its fees
and expenses and indemnification) to the Bank. The Borrower: (1) consents to such
assignment and accepts notice thereof with the same legal effect as though such acceptance
were embodied in separate instruments, separately executed after execution of such
assignments; (2) agrees to pay directly to the Bank all payments payable hereunder
for application to amounts then due and payable or to become due and payable under the
Authority Note, such payments to be paid by the Borrower to the Bank without any defense,
set-off or counterclaim arising out of any default on the part of the Authority under the
Agreement or any transaction between the Borrower and the Authority; and (3) agrees
that the Bank may exercise any and all rights and pursue any and all remedies granted the
Authority hereunder.

17

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ARTICLE VIREPRESENTATIONS AND
WARRANTIES

In
order to induce the Authority to enter into this Agreement and to make the Loan and to
induce the Bank to purchase the Authority Note from the Authority, the Borrower and
Guarantor represent and warrant to the Authority and to the Bank that:

Section
6.01.   Organization and Qualification. The Borrower is a Delaware corporation duly
organized, validly existing and in good standing under the laws of the State of Delaware.

Section
6.02.   Power and Authority. The Borrower has all requisite power and authority to
execute, deliver and perform this Agreement, the Borrowers Note, and the Loan
Documents, to borrow under this Agreement and to create the collateral security interests
for which the Collateral Security Documents provide, and has taken all necessary action to
authorize the borrowings hereunder on the terms and conditions of this Agreement and the
execution, delivery and performance of this Agreement and the Loan Documents. No consent
of any other party and no consent, license, approval or authorization of, or registration
or declaration with, any governmental authority, bureau or agency is required in
connection with the execution, delivery, performance, validity or enforceability of the
Loan Documents.

Section
6.03.   Enforceability. This Agreement constitutes, and the Loan Documents, when
executed and delivered to Bank pursuant to the provisions of this Agreement, will
constitute valid obligations of the Borrower and Guarantor legally binding upon them and
enforceable in accordance with their respective terms, except as enforceability of the
foregoing may be limited by bankruptcy, insolvency or other laws of general application
relating to or affecting the enforcement of creditors rights.

Section
6.04.   Conflict with Other Instruments. The execution, delivery and performance of
this Agreement and the Loan Documents will not violate or contravene any provision of any
existing law or regulation or decree of any court, governmental authority, bureau or
agency having jurisdiction in the premises or of any mortgage, indenture, security
agreement, contract, undertaking or other agreement to which the Borrower is a party or
which purports to be binding upon it or any of its properties or assets, and will not
result in the creation or imposition of any lien, charge, encumbrance on, or security
interest in, any of its properties or assets pursuant to the provisions of any such
mortgage, indenture, security agreement, contract, undertaking or other agreement.

Section
6.05.   Litigation. There are no actions, suits or proceedings before any court or
governmental department or agency (whether or not purportedly on behalf of the Borrower)
pending or, to the knowledge of the Borrower, threatened (a) with respect to any of
the transactions contemplated by this Agreement or (b) against or affecting the
Borrower or any of its properties which, if adversely determined, could have a material
adverse effect upon the financial condition, business or operations of the Borrower or its
ability to repay the Borrowers Note.

18

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Section
6.06.   Properties. The Borrower has legally enforceable leases of, or good and
marketable title to, all its properties and assets, real and personal, except for defects
of title to real property which do not affect the marketability thereof and which do not
materially impair the value or usefulness thereof. Such properties and assets are subject
to no mortgage, security interest, pledge, lien, charge, encumbrance or title retention or
other security agreement or arrangement of any nature whatsoever, except as permitted by
subsection 10.02 hereof.

Section
6.07.   Default. The Borrower is not in default under any material existing
agreement, and no Default hereunder has occurred and is continuing.

Section
6.08.   Taxes. The Borrower has filed or caused to be filed all tax returns
(including, without limitation, those relating to Federal and state income taxes) required
to be filed and has paid all taxes shown to be due and payable on said returns or on any
assessments made against it (other than those being contested in good faith by appropriate
proceedings for which adequate reserves have been provided on its books). No tax liens
have been filed against the property or assets of the Borrower, and no claims are being
asserted with respect to such taxes which, if adversely determined, could have a material
adverse effect upon the financial condition, business or operations of the Borrower.

Section
6.09.   Financial Condition. All balance sheets, profit and loss statements, and
other financial statements of the Borrower which will hereafter be furnished to Bank, will
be (when furnished) true and correct and will (when furnished) present fairly, accurately
and completely the consolidated financial position of the Borrower and the results of its
operations as of the dates and for the periods for which the same are furnished. All such
financial statements have been prepared in accordance with Generally Accepted Accounting
Principles applied on a consistent basis. The Borrower does not possess any loss
contingency (as that term is defined in Financial Accounting Standards Board,
Statement of Financial Accounting Standards No. 5 - FASB 5)
which is not accrued, reflected, or reserved against in its balance sheet or disclosed in
the footnotes to such balance sheet. There has been no material adverse change in the
business, properties, operations or condition (financial or otherwise) of the Borrower
since the date of the financial statements which were most recently furnished by the
Borrower to Bank. No event has occurred which could reasonably be expected to interfere
substantially with the normal business operations of the Borrower, except as disclosed in
writing to Bank heretofore or concurrently herewith.

Section
6.10.   ERISA.

| | (a)       Except
as specifically disclosed to the Bank in writing prior to the date of           this
Agreement:
| | ----------------------------------------------------------------------------------------------------------------

| | (i)       there
is no Accumulated Funding Deficiency with respect to any Employee Pension           Plan;
| | ---------------------------------------------------------------------------------------------------------

| | (ii)       no
Reportable Event has occurred with respect to any Employee Pension Plan;
| | --------------------------------------------------------------------------------------

| | (iii)       no
violations of the Code have occurred that could potentially cause the loss of
          the tax qualified status of any Employee Pension Plan;
| | -------------------------------------------------------------------------------------------------------------------------------------------------------------

19

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| | (iv)       neither
the Borrower nor any Controlled Group Member has incurred Withdrawal           Liability
with respect to any Multiemployer Plan; and
| | -------------------------------------------------------------------------------------------------------------------------------------------------------

| | (v)       no
Multiemployer Plan is in Reorganization.
| | -----------------------------------------------------

| | (b)       No
liability (whether or not such liability is being litigated) has been           asserted
against any of the Borrower or any Controlled Group Member in           connection with
any Employee Pension Plan or any Multiemployer Plan by the PBGC,           by the trustee
of a trust established pursuant to ERISA §4049, by a trustee           appointed
pursuant to ERISA §4042(b) or (c), or by a sponsor or an agent of           a
sponsor of a Multiemployer Plan, and no lien has been attached and no person
          has threatened to attach a lien on the Borrower or its Controlled Group
          Members property as a result of failure to comply with ERISA or as a
          result of the termination of any Employee Pension Plan.
| | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

| | (c)       Each
Employee Pension Plan, as most recently amended, including amendments to           any
trust agreement, group annuity or insurance contract, or other governing
          instrument, is the subject of a favorable determination letter by the Internal
          Revenue Service with respect to its qualifications under Code §401(a) and
          such Employee Pension Plans related trusts are exempt from taxation under
          Code §501(a). The Borrower has furnished Bank with a copy of the most
          recent actuarial report for each Employee Pension Plan which is a defined
          benefit pension plan and each such report is accurate in all material respects.
          Neither the Borrower nor any Controlled Group Member has an unfulfilled
          obligation to contribute to any Multiemployer Plan.
| | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

Section
6.11.   Contractor. Borrower shall notify the Bank promptly of any contemplated
change in the Contractor, which change shall be subject to the approval of the Bank.
Borrower shall cause each contractor to provide Bank upon request with copies of its most
recent annual financial statements.

Section
6.12.   Construction Contract. Borrower shall, on or before the date(s) required
hereunder, but not later than three (3) days before Closing, execute and deliver the
Construction Contract, which shall be subject to the review and approval by the Bank,
which review and approval shall not be considered a substitute for Borrowers review
and approval.

Section
6.13.   Plans and Specifications; Change Orders. Borrower shall provide to the Bank
complete plans and specifications (collectively, the Plans and Specifications)
for the construction of the Project Facility on or before the date required hereunder,
signed by Borrower and the Contractor, and which Plans and Specifications shall set forth
the layout, design, and dimensions of the Project Facility and be subject to review and
approval by the Bank. Any such review and approval by the Bank shall be for the
Banks purposes only and shall not be considered a substitute for Borrowers
review and approval. All change orders in the Plans and Specifications increasing or
decreasing costs equal to or in excess of five percent (5%) of the amount of construction
costs, under any contract or in the aggregate, or any change in specifications or
materials used which significantly alters the construction of the Project Facility as
first presented, must first receive written approval from the Bank before implementation,
which approval may be withheld in the Banks sole discretion.

20

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Section
6.14.   Budgets. The Budget attached hereto as Exhibit A is
complete and accurate, and contains a detailed itemization of all construction costs and
Soft Costs to be incurred in connection with the construction of the Project Facility,
which Budget shall be subject to review and approval by the Bank. Any such review and
approval by the Bank shall be for the Banks purposes only and shall not be
considered a substitute for the Borrowers review and approval. Any change to any
Budget item increasing or decreasing the cost thereof equal to or in excess of five
percent (5%)must first receive the written approval of the Bank before
implementation, which approval may be withheld in the Banks sole discretion.

Section
6.15.   Use of Proceeds. The proceeds of the Loan shall be used by the Borrower
solely for the purpose of completing the Project.

Section
6.16.   Regulation. The Borrower is not engaged in the business of extending credit
for the purpose of purchasing or carrying margin stock (within the meaning of
Regulation U of the Board of Governors of the Federal Reserve System), and no part of
the proceeds of the Loan will be used by the Borrower to purchase or carry any margin
stock or to reduce or retire any indebtedness incurred for such purpose or to extend
credit to others for such purpose.

Section
6.17.   Permits. On or before the Closing Date, Borrower will obtain a validly issued
building permit and such other permits as may be required by law for the construction of
the Project Facility in accordance with the Plans and Specifications.

Section
6.18.   Contracts. On or before the Closing Date, all contracts affecting or relating
to the management or operation of the Project, including, without limitation, the
Construction Contract, will be delivered to Bank for Banks review and approval or
rejection.

Section
6.19.   Construction. Within thirty (30) days after receiving a building permit
therefor, Borrower shall commence construction of the Project Facility and shall
thereafter diligently proceed to complete such construction in accordance with the
provisions of the Plans and Specifications, and in the case of the Project Facility,
employing sufficient workmen and supplying sufficient materials for that purpose. Borrower
shall substantially complete, or cause the completion of, the Project Facility with any
sewers, laterals, water and all other public utility connections, grading, paving, curbing
and all other improvements, as may be required. If the Plans and Specifications do not
fully provide for the completed Project Facility or do not fully provide for all labor and
materials necessary to provide for the completed Project Facility, or should the Plans and
Specifications be inadequate in any respect, Borrower shall provide without delay all
labor, materials, and whatever else is necessary to fully complete the Project Facility.

Section
6.20.   Additional Funds. Borrower shall provide, from sources other than the Loan,
the funds necessary to pay all other indebtedness secured by the Premises, and to pay the
total construction costs of the Project Facility in excess of the amounts available to
Borrower under the Loan. If, at any time, the Bank shall determine that the undisbursed
balance of the proceeds of the Loan will be insufficient to pay in full the foregoing
obligations, Borrower shall promptly provide the Bank with evidence satisfactory to the
Bank that Borrower has sufficient funds available to pay the excess costs as they are
incurred, and the Bank reserves the right to require Borrower to deposit with the Bank,
within ten (10) days after any request by the Bank, sufficient funds to pay the foregoing
obligations in full, prior to making any further Loan Advances.

21

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Section
6.21.   Workmanship. All work performed to construct the Project Facility shall be
performed in a good and workmanlike manner utilizing materials which are free from
defects. Upon written notice from the Bank, Borrower shall proceed with due diligence, at
Borrowers expense, properly to replace or cause the replacement of any defective
material and to perform or cause the performance of any labor necessary to correct any
defect in the work. If Borrower fails, within ten (10) days after written notice from the
Bank, to replace or begin to replace defective materials or perform any labor required
under this Section 6.21, the Bank may furnish such material and labor as are
necessary to correct the work, and Borrower shall immediately reimburse the Bank therefor,
together with interest thereon at the Default Rate under the Notes.

Section
6.22.   Notice to Subcontractors. Borrower shall cause the Contractor and all other
general contractors hired in connection with the Project to give their subcontractors
written notice of the payment terms of the Construction Contract and all other contracts
with Borrower in accordance with the provisions of the Contractor and Subcontractor
Payment Act.

Section
6.23.   Compliance with Laws. In the performance of all construction contemplated
hereunder, Borrower shall comply with the laws of the Commonwealth of Pennsylvania and the
ordinances, regulations, and rules of any Federal or State agency and of any municipal or
public authority of the Borough of Coopersburg and its various boards and departments
which apply to or affect the Project Facility, even though the particulars may not be set
forth in the Plans and Specifications. Borrower shall save the Bank harmless from all
fines, shall give the proper authorities all requisite notice relative to the work, and
shall procure and pay for all necessary licenses and permits with respect thereto.

Section
6.24.   Materials Annexed. All materials delivered upon the Premises or upon the land
or highways nearby for the purpose of being used in the construction of the Project
Facility shall be considered annexed thereto and shall become a part of the Premises as if
actually incorporated therein, and shall be subject, as against Borrower and all Persons
acting or claiming under it, to the rights, conditions, and covenants to which the
Premises are subject under this Agreement and the other Loan Documents. Nothing herein
contained shall be construed to make the Bank responsible for any loss of or damage or
injury to such materials nor for payment for the same.

Section
6.25.   Title to Materials. Without the written consent of the Bank, Borrower shall
not make or cause to be made or permit any contract for materials or equipment of any kind
or nature whatsoever to be incorporated in or to become part of the Project Facility, the
title to which is reserved under conditional sale, chattel mortgage, bailment lease,
secured transaction, or otherwise in favor of a third person.

Section
6.26.   Operations of Borrower. All operations of the Borrower have been carried on
in accordance with all applicable laws, statutes, ordinances, rules and regulations.No investigation by any governmental authority, federal, state or local, is pending or
threatened against the Borrower.

22

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Section
6.27.   Labor. As of the date hereof, the Borrower is not involved in any strike,
lock-out, boycott or any other labor trouble, similar or dissimilar, nor is it involved in
labor negotiations.

Section
6.28.   Group Health Plans. The Borrower and each Subsidiary (a) provide COBRA
Continuation Coverage under group health plans for separating employees in accordance with
the provisions of Section 4980B(f) of the Code and (b) are in compliance with
the provisions of Section 1862(b)(1) of the Social Security Act.

Section
6.29.   Fictitious Names. The Borrower does not operate or do business under any
assumed, trade or fictitious names.

Section
6.30.   Environmental Matters.

| | (a)       To
the best of the Borrowers and Guarantors knowledge, the Premises
          have never been and are not being used to make, store, handle, treat, dispose
          of, generate, or transport Hazardous Substances in violation of any applicable
          law. There has never been a Release of Hazardous Substances on, from, or near
          the Premises or any other property owned or used by the Borrower or the
          Guarantor in violation of any applicable law or that caused or might cause
          Contamination, and no Contamination exists on any such property.
| | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

| | (b)       Neither
the Borrower nor Guarantor nor any Subsidiary has ever received any
          notification, citation, complaint, violation, or notice of any kind from any
          Person relating or pertaining to the making, storing, handling, treating,
          disposing, generating, transporting, or Release of any Hazardous Substances,
and           neither the Borrower nor the Guarantor nor any Subsidiary nor any property
owned           or used by the Borrower, the Guarantor or any Subsidiary is under any
          investigation with respect to any such matters.
| | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

Section
6.31.   Compliance Matters. The Project Facility complies with all requirements of
law including those relating to building, zoning, subdivision, and environmental
protection.

Section
6.32.   Zoning. The Improvements, when constructed, and the use thereof as a
manufacturing facility, will comply with all applicable zoning ordinances and
requirements, and all other applicable statutes, ordinances and codes (including, without
limitation, building, health, and safety). There is no legal action pending or, to the
best of the Borrowers knowledge, threatened with respect to, or any proposed changes
in, any zoning or other ordinances which, if determined adversely to the interests of the
Borrower, could have a material adverse impact on the Borrowers ability to complete
the Improvements or use the Improvements in the manner proposed to be used by the
Borrower.

Section
6.33.   Documents. Copies of the documents delivered to Bank pursuant to
Article VIII are or will be, when furnished, true, correct, and complete copies of
the final documents executed (or to be executed) by the parties thereto.

Section
6.34.   No Eminent Domain. No part of the Project Facility has been damaged or taken
by, or is under cloud of, eminent domain proceedings.

23

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Section
6.35.   No Casualty Damage. The Project Facility is not now damaged or injured as a
result of any fire, explosion, accident, flood, or other casualty.

Section
6.36.   Access.  The Project Facility has unqualified access to and from a public road.

Section
6.37.   Utilities. Electricity, potable water, sanitary sewer collection and
treatment facilities, storm water facilities, and fuel are available at or to the Premises
and are sufficient to service all parts of the Improvements (when constructed).

Section
6.38.   Flood Areas. No part of the Premises is in an area of special flood
hazard, as that term is defined in the National Flood Insurance Act of 1968 (as
amended and supplemented by the Flood Disaster Protection Act of 1973).

Section
6.39.   Erection of Sign. Borrower shall, during the construction of the Project
Facility, permit the Bank to advertise in print media and to erect a sign at the Premises
to identify the Bank as the lender, which sign shall be erected and maintained by Borrower
at Borrowers expense in a visible location mutually agreeable to Borrower and the
Bank.

Section
6.40.   Warranties. Borrower shall, upon completion of the Project Facility, furnish
Bank copies of all warranties received by Borrower, the Contractor or subcontractors for
materials or equipment incorporated in the work.

Section
6.41.   Inspections. Borrower acknowledges and agrees that the Bank, the Banks
inspecting engineer (or other Person selected by the Bank) and other agents of the Bank
are permitted, at all times, the right of entry and free access to the Premises and the
right to inspect all work done, labor performed and material furnished or to be furnished
in furtherance of the Project Facility. Borrower agrees to pay any and all standard and
customary inspection fees charged by the Bank in connection with the foregoing.

Section
6.42.   Release of Liens. Borrower shall, upon completion of the Project Facility,
furnish Bank or its counsel a complete release of liens by the Contractor and all
subcontractors and materialmen.

Section
6.43.   Future Appraisals. Upon the occurrence of an Event of Default, the Bank shall
have the right to obtain an additional appraisal of the Project Facility at
Borrowers expense.

Section
6.44.   Additional Information. Borrower shall disclose to the Bank, within ten (10)
days of demand therefor, the names of all Persons with whom Borrower has contracted or
intends to contract in connection with the construction of the Project Facility or the
furnishing of any labor, materials, or services in connection therewith.

Section
6.45.   Mechanics Liens. Borrower shall fully pay and discharge all claims for
labor done and material and services furnished and shall take all other steps to forestall
the assertion of claims of liens against the Premises. If any mechanics lien or
security interest shall be filed against the Premises or any part thereof, or any interest
therein, by reason of work, labor, services or materials supplied or claimed to have been
supplied, or any municipal lien or other lien or encumbrance is recorded or filed and is
not discharged within fifteen (15) days after the filing or recording thereof and the
Bank is not satisfied with the reasons for which such lien or encumbrance has not been
paid or dismissed, then the Bank may, at its option, pay and discharge said lien or
encumbrance, in which case the sum which Bank shall have so paid shall be considered as
part of the Loan Advances made under the Loan designated by the Bank, shall bear interest
at the Default Rate under the Notes from the date of payment by the Bank until the date of
repayment, shall be evidenced by the Notes, and shall be secured or assured, as
appropriate, by the Collateral Security Documents.

24

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Section
6.46.   No Omissions. Neither this Agreement nor any Loan Document required to be
delivered pursuant to this Agreement contains or will contain any untrue statement of
material fact or omits or will omit to state a material fact required to be stated in
order to make such statement, document or other instrument not misleading.

Section
6.47.   Disclosure. None of the Loan Documents contains or will contain any untrue
statement of material fact or omits or will omit to state a material fact necessary in
order to make the statements contained in this Agreement or the Loan Documents not
misleading. There is no fact known to Borrower which materially adversely affects or, so
far as Borrower can now foresee, might materially adversely affect the business, assets,
operations, financial condition or results of operation of Borrower and which has not
otherwise been fully set forth in this Agreement or in the Loan Documents.

Section
6.48.   Organization and Qualification of Guarantor. The Guarantor is a corporation
duly organized, validly existing and in good standing under the laws of the State of
Montana.

Section
6.49.   Power and Authority of Guarantor. The Guarantor has the power to execute,
deliver and perform its Guaranty, and has taken all necessary action to authorize the
Guaranty and the execution, delivery and performance of its Guaranty. No consent of any
other party and no consent, license, approval or authorization of, or registration or
declaration with, any governmental authority, bureau or agency is required in connection
with the execution, delivery, performance, validity or enforceability of its Guaranty.

Section
6.50.   Enforceability Against Guarantor. The Guaranty, when executed and delivered
to Bank pursuant to the provisions of this Agreement, will constitute valid obligations of
the Guarantor legally binding upon it and enforceable in accordance with its terms, except
as enforceability of the foregoing may be limited by bankruptcy, insolvency or other laws
of general application relating to or affecting the enforcement of creditors rights.

Section
6.51.   Conflict with Other Instruments of Guarantor. The execution, delivery and
performance of the Guaranty by the Guarantor will not violate or contravene any provision
of any existing law or regulation or decree of any court, governmental authority, bureau
or agency having jurisdiction in the premises or of the organizational and related
documents of the Guarantor or of any mortgage, indenture, security agreement, contract,
undertaking or other agreement to which the Guarantor is a party or which purports to be
binding upon it or any of its properties or assets, and will not result in the creation or
imposition of any lien, charge, encumbrance on, or security interest in, any of its
properties or assets pursuant to the provisions of any such mortgage, indenture, security
agreement, contract, undertaking or other agreement.

25

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Section
6.52.   Litigation Against Guarantor. There are no actions, suits or proceedings
before any court or governmental department or agency (whether or not purportedly on
behalf of the Guarantor) pending or, to the knowledge of the Guarantor, threatened
(a) with respect to any of the transactions contemplated by this Agreement or
(b) against or affecting the Guarantor or any of its properties which, if adversely
determined, could have a material adverse effect upon the financial condition, business or
operations of the Guarantor or its ability to repay the Borrowers Note.

Section
6.53.   Default of Guarantor. The Guarantor is not in default under any material
existing agreement, and no Default hereunder has occurred and is continuing.

Section
6.54.   Financial Condition of Guarantor. All balance sheets, profit and loss
statements, and other financial statements of the Guarantor which will hereafter be
furnished to Bank, will be (when furnished) true and correct and will (when furnished)
present fairly, accurately and completely the consolidated financial position of the
Guarantor and the results of its operations as of the dates and for the periods for which
the same are furnished. All such financial statements have been prepared in accordance
with Generally Accepted Accounting Principles applied on a consistent basis. Neither the
Guarantor nor any Subsidiary possesses any loss contingency (as that term is
defined in Financial Accounting Standards Board, Statement of Financial Accounting
Standards No. 5 - FASB 5) which is not accrued, reflected, or
reserved against in its balance sheet or disclosed in the footnotes to such balance sheet.
There has been no material adverse change in the business, properties, operations or
condition (financial or otherwise) of the Guarantor or any Subsidiary since the date of
the financial statements which were most recently furnished by the Guarantor to Bank. No
event has occurred which could reasonably be expected to interfere substantially with the
normal business operations of the Guarantor, except as disclosed in writing to Bank
heretofore or concurrently herewith.

Section
6.55.   Operations of Guarantor. All operations of the Guarantor have been carried on
in accordance with all applicable laws, statutes, ordinances, rules and regulations. No
investigation by any governmental authority, federal, state or local, is pending or
threatened against the Guarantor.

Section
6.56.   Fictitious Names of Guarantor. The Guarantor does not operate or do business
under any assumed, trade or fictitious names.

ARTICLE VIICONDITIONS OF
DISBURSEMENT

Section
7.01.   Advances of Loan. The obligation of the Bank to make the Loan Advances of the
Loan described in Article II is subject to the conditions set forth in this Article VII as
follows:

| | (a)       Representations;
No Default. The representations and warranties contained           in Article 6
shall be true and correct on and as of the date of the such           Loan Advances with
the same effect as if made on and as of such date, and no           Default or Event of
Default shall be in existence on the date of the making of           such Loan Advances
or shall occur as a result thereof.
| | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

26

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| | (b)       Budget.
The Borrower shall have submitted the Budget for the Loan to the           Bank and the
Bank shall have approved the same and all changes thereto. The           Budget shall
include a detailed itemization, on forms acceptable to the Bank, of           all
construction costs to be incurred in connection with the Project Facility,
          including (without limitation) all engineering and consulting fees, initialed
by           the Borrower and the Contractor, and a detailed itemization, on forms
acceptable           to the Bank, of all non-construction costs to be incurred by the
Borrower in           connection therewith, including, without limitation, all Soft
Costs.
| | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

| | (c)       Plans
and Specifications. Borrower shall have submitted complete Plans           and
Specifications for the Project Facility to the Bank and the Bank shall have
          approved the Plans and Specifications.
| | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

| | (d)       Environmental
Matters. Borrower shall have provided the Bank with           evidence satisfactory
to the Bank that the current and past practices at the           Premises with respect to
the discharge, emission, handling, disposal or           existence of Hazardous
Substances have been and continue to be in compliance           with all federal, state
and local laws, rules, and regulations. In connection           with the foregoing, prior
to the Closing Date, Borrower shall furnish to the           Bank a Phase I
environmental audit of the Premises and a transaction screen           questionnaire
which shall be satisfactory, in form and substance, to the Bank.           Based upon Banks
review of the aforesaid Phase I environmental audit           and transaction screen
questionnaire, the Bank reserves the right to require           additional testing and
review of the Premises with the results thereof being           satisfactory to the Bank,
before making any Loan Advance. All Hazardous           Substances identified in such
Phase I environmental audit shall have been           removed from the Premises in
compliance with all federal, state and local laws,           rules, and regulations.
| | -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

| | (e)       Legal
Opinion. Borrower and Guarantor shall cause to be submitted to the           Bank the
opinion of their counsel relating to Borrower, Guarantor and the Loan
          Documents, which shall be satisfactory, in form and substance, to the Bank and
          its counsel.
| | -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

| | (f)       Loan
Documents, Collateral, Etc. (i) Borrower and Guarantor shall           have
delivered, or caused to be delivered, to Bank duly executed original
          counterparts of each of the Loan Documents to which each is a party;
          (ii) financing statements describing the Collateral shall have been filed
          in each such jurisdiction and in each such office as shall have been required
by           the Bank; (iii) the Mortgage shall have been recorded with the Lehigh
          County Recorders Office; and (iv) all other documents shall have
been           executed and delivered to the Bank.
| | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

| | (g)       Soil
Condition. Borrower shall have submitted to the Bank evidence,           satisfactory
to the Bank, that the soil condition at the Premises is suitable           for the
construction of the Project Facility and does not contain any hydric           soils.
| | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

| | (h)       Borrowers
and Guarantors Authorizations. Borrower and           Guarantor, as applicable,
shall have delivered to the Bank:
| | ---------------------------------------------------------------------------------------------------------------------------------------

| | (i)       a copy,
certified by the Secretary of Borrower and Guarantor, of the resolutions           of the
Board of Directors of Borrower and Guarantor authorizing and approving (i) its
execution and delivery of and performance under this Agreement and the other Loan
Documents, (ii) the borrowings provided for hereunder, and (iii) the creation
of the collateral security interests for which the Collateral Security Documents provide;
| | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

27

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| | (ii)       Borrowers
articles or certificate of incorporation, certified by the           Secretary of the
State of Delaware as of a recent date;
| | --------------------------------------------------------------------------------------------------------------------------------------------------

| | (iii)       Guarantors
articles or certificate of incorporation, certified by the           Secretary of the
State of Montana as of a recent date;
| | ---------------------------------------------------------------------------------------------------------------------------------------------------

| | (iv)       a
good standing or subsistence certificate with respect to Borrower certified by
          the Secretary of the State of Delaware as of a date within ten (10) days of the
Closing Date;
| | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

| | (v)       a
good standing or subsistence certificate with respect to Guarantor certified           by
the Secretary of the State of Montana as of a date within ten (10) days of the Closing
Date;
| | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

| | (vi)       a
copy of its By-Laws, as currently in effect, certified by Borrowers and
          Guarantors Secretary; and
| | --------------------------------------------------------------------------------------------------------------------------

| | (vii)       the
President and Secretary of Borrower and Guarantor shall have duly executed           and
delivered to the Bank an incumbency certificate, in form and substance satisfactory to
the Bank, with           respect to those officers of Borrower and Guarantor who have
executed or will execute the           Loan Documents.
| | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

| | (i)       Insurance.
Borrower shall have satisfied all insurance requirements           described herein with respect to the Project Facility.
| | ----------------------------------------------------------------------------------------------------------------------------------------------

| | (j)       Title
Policy; Lien Searches. Borrower shall furnish to Bank a policy of           title
insurance (which shall include, without limitation, endorsement numbers           100,
300, 710 and 1010, and such other endorsements which Bank may request) in           an
amount which is satisfactory to Bank insuring the Mortgage as a first           mortgage
lien, free and clear of survey and bankruptcy exceptions and all liens
          (including, without limitation, mechanics liens and mechanics liens
          claims), charges and encumbrances except as otherwise agreed to by Bank, which
          policy shall not require an updated or bringdown title examination or
          endorsement before any future Loan Advance is insured thereby. Bank shall have
          also received current lien, secured transaction, judgment and docket searches
          with respect to Borrower and Guarantor, the results of which shall be
          satisfactory, in form and substance, to Bank.
| | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

| | (k)       Initial
Conditions Satisfied. All conditions precedent described in           Section 7.01
shall have been satisfied.
| | -------------------------------------------------------------------------------------------------------------------------------

| | (l)       Affidavit
of Pending Lawsuits. Borrower shall have delivered to the Bank           an affidavit
signed by Borrower and Guarantor, dated the Closing Date, addressed           to the Bank
and satisfactory, in form and substance, to the Bank and its           counsel,
describing each lawsuit then pending against Borrower and/or Guarantor,           and the
status thereof, and stating that there is no action or proceeding           pending or
threatened against or affecting Borrower or Guarantor which would           adversely
affect the validity or enforceability of the Loan Documents, or would           have a
material adverse effect on the financial position of Borrower or           Guarantor, or
the value of the Premises.
| | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

28

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| | (m)       Details,
Proceedings and Documents. All legal details and proceedings in           connection
with the transactions contemplated by this Agreement shall be           satisfactory to
the Bank, and the Bank shall have received all such counterpart           originals or
certified or other copies of such documents and proceedings in           connection with
such transactions, in form and substance satisfactory to the           Bank, as the Bank
may from time to time request.
| | -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

Section
7.02.   Loan Advances of Loan. The obligation of the Bank to make the Loan Advances
of the Loan described in Article II is subject to the conditions set forth in this
Section 7.02.

| | (a)       Prior
Conditions Satisfied. All conditions precedent described in           Section 7.01,
with respect to Loan Advances of the Loan, shall also have           been satisfied with
respect to subsequent Loan Advances subject to this           Section 7.02.
| | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

| | (b)       Construction
Contract. Borrower shall have delivered to Bank a fully           executed copy of
the Construction Contract for the Project Facility, which shall           be
satisfactory, in form and substance, to the Bank, and shall have executed and
          shall have caused the contractor to execute any modification thereto required
by           the Bank based upon Banks review thereof. Borrower shall have also
          delivered to the Bank a copy of any agreement, contract, or arrangement entered
          into between Borrower or the Contractor and any engineer in connection with the
          Project Facility.
| | -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

| | (c)       Subcontracts.
Any contracts with Subcontractors relating to the Project           Facility which the
Bank deems material shall have been submitted to the Bank for           review and
approval.
| | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

| | (d)       Survey.
Borrower shall have submitted to the Bank a survey of the           Premises, together
with a metes and bounds description, which survey shall show           the dimensions and
locations of any improvements, easements, rights-of-way,           adjoining sites,
encroachments and the extent thereof, established building           lines and streets
lines, distance to and names of the nearest intersecting           streets, delineation
of all flood plains or wetlands areas located on or near           the Premises, and such
other details as the Bank may request, which survey shall           be satisfactory, in
form and substance, to the Bank.
| | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

| | (e)       Highway
Access. Borrower shall have submitted to the Bank evidence           satisfactory to
the Bank that the Premises have adequate access to a public           street.
| | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

| | (f)       Subdivision
Plan; Land Development Plan. Borrower shall have submitted to           Bank evidence
satisfactory to Bank that all necessary subdivision and land           development plans
with respect to the Project have been approved.
| | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

29

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| | (g)       Permits.
| | ------------------

| | (i)       Borrower
shall have submitted to the Bank evidence satisfactory to Bank that the           Project
Facility and its proposed use complies with all applicable laws and that Borrower has
validly and           irrevocably obtained without qualification a building permit,
zoning permit, and all other           required permits, licenses, consents and approvals
for the construction of the Project           Facility, as shown on the Plans and
Specifications, including, without limitation, (A)           permits required by DEP for
and in connection with the construction of the Project           Facility, and (B) those
permits, licenses, consents, and approvals required under all           applicable
building and zoning codes, subdivision regulations and other land use
          requirements, and all other governmental regulations, statutes or ordinances.
Such           permits, licenses, consents and approvals shall be final, nonappealable
and in full force           and effect prior to the Closing Date, and no notices of
violation or revocation with           respect thereto shall have been received by
Borrower.
| | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

| | (ii)       Borrower
shall have submitted to the Bank evidence satisfactory to Bank that no           payments
to public authorities are required which have not been made or appropriately provided for
and that           no construction of any facilities or items of any kind is required as
a condition of           obtaining any necessary permit, license, consent or approval
which has not been           appropriately provided for.
| | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

| | (h)       Utilities.
Borrower shall have submitted to the Bank evidence           satisfactory to the Bank
that electric, telephone, sewer, water and all other           necessary utility services
are available at the Premises to serve the Premises           adequately and efficiently
with sufficient capacity.
| | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

| | (i)       MechanicsLiens.
| | --------------------------

| | (i)       The
Construction Contract shall expressly contain a valid waiver by the           Contractor
of the right to file or maintain any mechanics lien or claim against the Premises
on behalf of the Contractor and all subcontractors and parties acting through or under
the Contractor. Such waiver shall be stipulated to operate and be effective to work and
labor done and materials furnished under any supplemental contract or contracts for extra
work, as well as to work and labor done and materials furnished as contemplated by the
terms and provisions of such Construction Contract. At or before the time of the
execution of the Construction Contract, a separate waiver of mechanics liens, in
form satisfactory to Bank and its counsel, shall also have been executed and delivered by
the Contractor.
| | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

| | (ii)       Prior
to the commencement of any work at the Premises or, at the Banks           request,
the delivery of any materials to the Premises in connection with the construction of the
Project Facility, separate waivers of liens, in form satisfactory to Bank and its
counsel, shall also have been executed by the Contractor, shall have been delivered to
Bank, and shall have been filed in the Prothonotarys Office of Lehigh County in
such manner as to comply with the provisions of the Act of Assembly relating thereto.
| | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

| | (j)       Appraisals.
Borrower shall have furnished the Bank with all the           appraisals required
hereunder, which appraisals shall be satisfactory in form           and substance to the
Bank.
| | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

30

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ARTICLE VIIICONDITIONS OF
BORROWING

Prior
to making the Loan hereunder, the following conditions precedent shall have been
satisfied:

Section
8.01.   Loan Documents. The Borrower shall have delivered or caused to be delivered
to Bank duly executed copies of this Agreement, the Collateral Security Documents, and all
other Loan Documents.

Section
8.02.   Financing Statements. A financing statement describing the Collateral shall
have been filed in each jurisdiction and in each office as shall have been required by the
Bank. The Collateral Security Documents shall have been recorded in each office as shall
have been required by the Bank.

Section
8.03.   Certificate of Incumbency. An authorized officer of the Borrower and
Guarantor shall have duly executed and delivered to Bank certificates of incumbency in a
form satisfactory to the Bank.

Section
8.04.   Legal Opinions. Counsel for the Borrower, the Guarantor, and the Authority
shall have delivered to Bank favorable opinions, dated the Closing Date, each addressed to
Bank and satisfactory in form and substance to Bank and its counsel.

Section
8.05.   Representations and Warranties. The representations and warranties contained
in Article VI shall be true and correct on and as of the date of the making of the
Loan, or any Loan Advance thereunder, with the same effect as if made on and as of such
date, and no Event of Default or Default shall be in existence on the date of the making
of the Loan, or any Loan Advance thereunder, or shall occur as a result of the Loan or any
Loan Advance thereunder.

Section
8.06.   Legal Matters. All legal matters incident to the transactions contemplated by
this Agreement shall be satisfactory to Stevens & Lee, counsel for Bank.

Section
8.07.   Title Insurance. The Borrower shall cause to be delivered a commitment from a
title insurance company (Title Insurer) acceptable to Bank, to issue a
standard ALTA mortgage title insurance policy (Title Policy) in form and
content satisfactory to the Bank, which shall insure the Mortgage as a valid first lien
for the full amount of the Loan, free and clear of all liens (including mechanics
liens) and encumbrances, whether of record or otherwise, and subject only to such
exclusions from coverage and such exceptions to title as may be approved by Bank, and
containing such endorsements as Bank may require (and, if required by Bank, with
co-insurance or reinsurance with direct access agreements issued by such title insurance
companies as are acceptable to Bank). The title commitment shall name Bank, its successors
and/or assigns, as the insured under the Loan Policy and shall include county and upper
court judgment and bankruptcy court searches, tax and assessment searches, and county and
state financing statement searches. Title to the Premises shall be good and marketable.

Section
8.08.   Guaranty. The Borrower shall cause to be delivered to the Bank an
unconditional guaranty (of all of Borrowers Obligations hereunder) of Guarantor in
form and substance satisfactory to the Bank.

31

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Section
8.09.   Organizational Documents.  Copies of the organizational documents of the
Borrower and Guarantor, as applicable, as amended to the Closing Date.

Section
8.10.   Flood Zone Certification. Satisfactory evidence that the Premises is not
located within an area that has been identified as a special flood hazard area
as that term is used in the Flood Disaster Protection Act of 1973 or the National Flood
Insurance Act of 1968, unless flood insurance will be provided.

Section
8.11.   Occupancy Permits. Evidence in the form of but not limited to, environmental
permits, use permits, zoning permits, certificates of occupancy and certificates of no
building violations, that the use and occupancy of the Premises is in compliance with all
laws, ordinances and regulations (including all applicable environmental, zoning,
building, use and subdivision laws, ordinances and regulations). All approvals and permits
must be legally valid and remain in full force and effect throughout the term of the Loan.

Section
8.12.   Insurance. The Borrower shall deliver to the Bank certificates or policies,
in form and substance satisfactory to the Bank and its counsel, evidencing the insurance
required to be maintained by the Borrower pursuant hereto.

Section
8.13.   Opinion of Bond Counsel. An opinion of Stevens & Lee, Lehigh Valley,
Pennsylvania, addressed to the Bank, as purchaser of the Authority Note, stating, among
other things, that interest on the Authority Note is not includable in gross income for
federal income tax purposes under Section 103(a) of the Code.

Section
8.14.   Other Documents. Such other documents, instruments and certificates
including, without limitation, proofs, opinions and other assurances, as the Bank or the
Banks counsel may reasonably require.

Section
8.15.   Appraisal. The Borrower shall have delivered to the Bank an appraisal in form
and substance satisfactory to the Bank demonstrating that the total amount of the Loan
does not exceed eighty percent (80%) of the appraised value of the Mortgaged Property or
the purchase price plus the cost of construction, whichever is less.

Section
8.16.   Loan Advance. The obligation of the Bank to consent to the Loan Advances for
construction of the Improvements is subject to the Banks reasonable satisfaction
that the Loan Advances will be used for the Project.

| | (a)       Zoning.
The Borrower shall have submitted to the Bank evidence           satisfactory to the Bank
that all required zoning approvals or variances           necessary for the construction,
use, and occupancy of the Improvements have been           obtained.
| | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

| | (b)       Mechanics Liens.
Prior to the commencement of any work at the           Project Facility with respect to
the Improvements or the delivery of any           materials to the Project Facility in
connection with the construction of the           Improvements, waivers of mechanics liens
and mechanics lien claims,           in form satisfactory to Bank and its counsel,
shall have been executed by the           Borrower and the Architect, shall have been
delivered to Bank, and shall have           been filed in the Prothonotarys Office
of Lehigh County in such manner as           to comply with the provisions of the Act of
the Pennsylvania General Assembly           relating thereto.
| | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

32

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ARTICLE IXAFFIRMATIVE COVENANTS

The
Borrower and Guarantor covenant and agree that from and after the Closing Date and so long
as the Borrowers Note, or any other obligations of the Borrower to Bank remain
outstanding and unpaid, in whole or in part, it will observe the following covenants
unless Bank shall otherwise consent in writing:

Section
9.01.   Financial Statements.  The Borrower and the Guarantor will furnish to Bank:

| | (a)       Annual
Reports: as soon as available, but in any event not later than one           hundred
twenty (120) days after the close of each fiscal year of the Borrower           and
Guarantor, the annual report of the Borrower and Guarantor, containing a
          balance sheet as at the end of such fiscal year, and related statements of
          income, shareholders equity and cash flows of the Borrower and Guarantor,
          for such fiscal year, together with supporting schedules, setting forth in each
          case in comparative form the corresponding figures for the preceding fiscal
          year, all in reasonable detail and compiled in accordance with Generally
          Accepted Accounting Principles (GAAP) applied on a consistent basis
          by independent public accountants selected by the Borrower and Guarantor and
          satisfactory to the Bank, and certified as to their correctness by the
          Borrowers and the Guarantors chief financial officers (and as to
the           Guarantor, otherwise publicly available information filed with the
Securities           and Exchange Commission (SEC));
| | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

| | (b)       Quarterly
Financial Reports: as soon as available, but in any event not           later than
forty-five (45) days after the close of each calendar quarter of the           Borrower
and Guarantor, unaudited management-prepared quarterly financial           statements,
including, without limitation, a balance sheet and profit and loss           statement,
with supporting schedules, including accounts receivable aging,           accounts
payable aging and work-in-process, all in reasonable detail and           compiled in
accordance with GAAP applied on a consistent basis by independent           public
accountants selected by the Borrower and Guarantor and satisfactory to           the
Bank, and certified as to their correctness by the Borrowers and the
          Guarantors chief financial officers (and as to the Guarantor, otherwise
          publicly available information filed with the SEC); and
| | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

| | (c)       from
time to time, such additional financial and other information as the Bank           may
reasonably
| | -----------------------------------------------------------------------------------------------------------------

request.

Section
9.02.   Liabilities. The Borrower and Guarantor, as applicable, will pay and
discharge, and cause each Subsidiary to pay and discharge, at or before their maturity,
all their respective obligations and liabilities (including, without limitation, tax
liabilities), except those which may be contested in good faith, and maintain in
accordance with Generally Accepted Accounting Principles and practices adequate reserves
for any of the same.

Section
9.03.   ERISA.

| | (a)       The
Borrower and Guarantor or either of them will furnish to Bank           (i) within
thirty (30) days after it has reason to know that it or any           Controlled Group
Member has incurred Withdrawal Liability, or that any           Multiemployer Plan is in
Reorganization or that any Reportable Event has           occurred with respect to any
Employee Pension Plan or that the PBGC has           instituted or will institute
proceedings under Title IV of ERISA to           terminate any Employee Pension Plan
or to appoint a trustee to administer any           Employee Pension Plan, a statement
setting forth the details as to such           Withdrawal Liability, Reorganization,
Reportable Event, termination or           appointment proceedings and the action which
it (or the Multiemployer Plan           sponsor or Employee Pension Plan sponsor other
than the Borrower) proposes to           take with respect thereto, together with a copy
of any notice of Withdrawal           Liability or Reorganization given to the Borrower
or Guarantor or any Controlled           Group Member and a copy of the notice of such
Reportable Event given to PBGC if           a copy of such notice is available to the
Borrower, Guarantor or any of its           Controlled Group Members and (ii) promptly
after receipt thereof, a copy of           any notice the Borrower or Guarantor or any of
its Controlled Group Members or           the sponsor of any Employee Pension Plan
received from PBGC or the Internal           Revenue Service which sets forth or proposes
any action or determination with           respect to such Employee Pension Plan.
| | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

33

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| | (b)       The
Borrower or Guarantor will notify Bank of (i) any excise taxes which           have
been assessed or which the Borrower, Guarantor or any of its Controlled           Group
Members have reason to believe may be assessed against the Borrower or
          Guarantor or any of its Controlled Group Members by the Internal Revenue
Service           with respect to any Employee Pension Plan or Multiemployer Plan, or
          (ii) any revocation of qualification under Code Section 401 which has
          occurred or which the Borrower or Guarantor or any of its Controlled Group
          Members have reason to believe may occur with respect to any Employee Pension
          Plan or Multiemployer Plan.
| | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

Section
9.04.   Notice of Default, Labor Troubles, Litigation. The Borrower and Guarantor, as
applicable, will promptly give notice in writing to Bank of the occurrence of (a) any
Event of Default or Default under this Agreement, (b) any event of default under any
instrument or other agreement of the Borrower, Guarantor or any Subsidiary, (c) the
occurrence of any strike, lock-out, boycott or any other labor trouble, (d) the
commencement of any litigation, proceeding or dispute affecting the Borrower, the
Guarantor, or any Subsidiary, or (e) any dispute between the Borrower, the Guarantor,
or any Subsidiary and any governmental regulatory body or any other party, if such
litigation, proceeding or dispute might substantially interfere with the normal business
operations of the Borrower, the Guarantor, or any Subsidiary or, if resolved other than in
the favor of the Borrower, the Guarantor, or any Subsidiary, such litigation, proceeding
or dispute could have a material adverse effect on the Borrowers or Guarantors
financial condition.

Section
9.05.   Existence, Properties. The Borrower and Guarantor will maintain, and cause
each Subsidiary to maintain, (a) its existence as a corporation or partnership (as
appropriate), its qualification to do business and its good standing in each jurisdiction
in which qualification is necessary for the proper conduct of its businesses, (b) all
licenses, permits and other authorizations necessary for the ownership and operation of
its properties and businesses, and (c) its properties in good repair, working order
and condition and to make all necessary or appropriate repairs, renewals, replacements and
substitutions, so that the efficiency of all such property shall at all times be properly
preserved and maintained.

Section
9.06.   Insurance. The Borrower and Guarantor will each maintain, and will cause each
Subsidiary to maintain, with respect to all its properties, assets and businesses,
insurance with financially sound and reputable insurers against loss or damage of the
kinds customarily insured against by corporations or other business entities of
established reputation engaged in the same or similar business and similarly constituted,
including the following: (i) All-Risk fire and extended coverage hazard
insurance (together with builders risk insurance and vandalism and malicious
mischief endorsements) covering the Mortgaged Property in an aggregate amount not less
than 100% of the full insurable replacement value of the Mortgaged Property, including
coverage for loss of contents owned by the Borrower, and providing the Bank as the first
mortgagee and loss payee under a standard mortgagee endorsement clause;
(ii) comprehensive general public liability insurance covering injury and damage to
persons and property with limits acceptable to the Bank and naming the Bank as a
certificate holder; (iii) if the Premises is located within a special flood
hazard area as identified by the Secretary of Housing and Urban Development under
the Flood Disaster Protection Act of 1973 or the National Flood Insurance Act of 1968,
flood insurance in the maximum available amount through the Federal Flood Insurance
Program and providing the Bank as the first mortgagee and loss payee under a standard
mortgagee endorsement clause; and (iv) such other insurance as the Bank may require
from time to time.

34

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All
such insurance policies shall (i) name the Bank as sole loss payee and as an additional
insured, as appropriate, (ii) provide that if the insurance covered thereby is proposed to
be canceled or materially changed for any reason, such insurer will promptly notify the
Bank and such cancellation or change shall not be effective, as to the Bank, for thirty
(30) days after receipt by the Bank of such notice, unless the effect of such change is to
extend or increase coverage under the policy, and (iii) provide that the Bank will have
the right, at its election, to remedy any default in the payment of premiums within thirty
(30) days of notice from the insurer of such default.

Section
9.07.   Books and Records. The Borrower and the Guarantor will each maintain, and
will cause each Subsidiary to maintain, accurate and complete records and books of account
with respect to all its operations in accordance with Generally Accepted Accounting
Principles, and will permit, and will cause each Subsidiary to permit, officers or
representatives of Bank to examine and make excerpts from such books and records and to
visit and inspect its properties, both real and personal, at all reasonable times. In
connection with any inspection and examination conducted by the Bank of the
Borrowers records, books, and properties pursuant to this Section 9.07, the
Borrower shall pay the Banks standard and customary field audit fee, determined by
reference to the Banks field audit fee schedule (as in effect from time to time).

Section
9.08.   Location of Business. The Borrower will provide the Bank with thirty (30)
days advance written notice of any change in the location of any place of business
of Borrower, Guarantor and each Subsidiary, whether the establishment of a new place of
business or the discontinuance of a present place of business.

Section
9.09.   Group Health Plans. The Borrower and Guarantor each will comply, and cause
each Subsidiary to comply in all material respects, with the group health plan COBRA
Continuation Coverage requirements of Section 4980B(f) of the Code and will comply
with all provisions of Section 1862(b)(1) of the Social Security Act. The Borrower
will furnish to Bank, as soon as possible and in any event within thirty (30) days after
the Borrower knows or has reason to know, notice that the Borrower, the Guarantor or any
Subsidiary is not in compliance with the provisions of Code Section 4980B(f) or
Section 1862(b)(1) of the Social Security Act.

35

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Section
9.10.   Environmental Matters; Compliance with Laws

| | (a)       The
Borrower, the Guarantor, and each of its Subsidiaries, shall:
| | ---------------------------------------------------------------------------

| | (i)       immediately
notify the Bank (and any other person that Borrower, any Guarantor           or any
Subsidiary is required to notify pursuant to any applicable laws) once it is aware of a
Release or threatened Release of Hazardous Substances on, from, or near any of the
Premises which might cause Contamination;
| | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

| | (ii)       immediately
notify the Bank once an environmental investigation or clean-up           proceeding is
instituted by any Person in connection with the Premises;
| | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------

| | (iii)       fully
comply with and assist with any such environmental investigation and           clean-up
proceeding;
| | ---------------------------------------------------------------------------------------------------------------------

| | (iv)       promptly
execute and complete any Remedial Actions necessary to ensure that the           Premises
are in compliance with all applicable laws and free from Contamination, and to ensure
that no environmental liens or encumbrances are levied against or exist with respect to
the Premises, and provide the Bank with a certification from each agency having
jurisdiction that such Remedial Actions have been completed to all such agencies satisfaction;
| | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

| | (v)       immediately
notify the Bank of any citation, notification, complaint, or           violation which
the Borrower, any Guarantor or any Subsidiary receives from any Person which relates to
or pertains to the making, storing, handling, treating, disposing, generating,
transporting or Release of any Hazardous Substances;
| | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

| | (vi)       promptly
upon the written request of the Bank, provide the Bank, from time to           time, with
an environmental site assessment or report, in form and substance satisfactory to the
Bank, or at the Banks option, permit the Bank, its agents, and other
representatives, to enter into any property owned or used by the Borrower in order to
make such report or assessment, and at such other times and as often as the Bank may
reasonably request, the Borrower will make available at its offices to the Bank or its
representatives such historical and operational information (including the results of all
samples sent for analysis), correspondence with official bodies, and environmental
reviews conducted prior to and after the Closing Date regarding the Premises as are
within the possession, custody or control of the Borrower, the Guarantor or any
Subsidiary or which are reasonably available to it, and will make appropriate personnel
employed by the Borrower having knowledge of such matters available for meetings with the
Bank or its representatives; and
| | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

| | (vii)       comply,
and cause all properties, assets, and operations owned or used by the           Borrower,
Guarantor and its Subsidiaries to comply, with all applicable federal, state, local and
other environmental, zoning, occupational safety, health, employment, discrimination,
labor and other laws and regulations.
| | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

36

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| | (b)       If
the Borrower or the Guarantor, as applicable, shall fail to fully execute and
          complete any requisite Remedial Action, the Bank may, but is not obligated to,
          make advances or payments toward performance or satisfaction of such Remedial
          Actions.
| | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

| | (c)       If
the Bank acquires equitable or legal title to any of the Premises hereunder           or
under the Loan Documents, the Bank does not accept and shall not bear (nor
          shall any assignee or transferee of the Bank accept or bear) any responsibility
          for any Hazardous Substances in or about the Premises or for the actual or
          threatened Release thereof from the Premises. No provisions of the Loan
          Documents shall be interpreted to absolve or release the Borrower, Guarantor or
          any Subsidiary from any liability or responsibility which they may have to any
          Person, under any local, state or federal statute or regulation, for Remedial
          Actions with respect to any such Hazardous Substances or for the actual or
          threatened Release of any such Hazardous Substances.
| | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

| | (d)       If
any action or claim is brought by the Environmental Protection Agency or any
          other regulatory agency against the Borrower, Guarantor, any Subsidiary or the
          Premises arising from the presence in, or about the Premises, of Hazardous
          Substances or from the actual or threatened Release of such Hazardous
          Substances, the Borrower shall immediately provide the Bank, as the Bank deems
          necessary, with a bond, in form and substance satisfactory to the Bank, against
          any and all damages or liabilities that may arise from any such action or
claim.
| | -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

| | (e)       The
Borrower shall defend, indemnify the Bank and hold the Bank harmless from           and
against all loss, liability, damage, cost, and expense, including without
          limitation, reasonable attorneys fees, fines, or other civil and criminal
          penalties or payments, for failure of the Premises, the Collateral or any other
          operations, assets or property owned or used by the Borrower, Guarantor or its
          Subsidiaries to comply in all respects with all environmental and other laws,
          caused, in whole or in part, regardless of fault, by the Borrower, by the
          Guarantor, by any Subsidiary, or by any past, present or future owner,
occupier,           tenant, subtenant, licensee, guest or other person. The provisions of
this           Section 9.10(e) shall survive payoff, release, foreclosure, or other
          disposition of this Agreement, the Premises, the Collateral, or such other
          properties hereunder or otherwise. The Borrower shall remain liable hereunder
          regardless of any other provisions hereof which may limit the Borrowers
          liability.
| | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

| | (f)       All
sums advanced or paid by the Bank under this Section 9.10, including           sums
so advanced or paid in connection with any judicial or administrative
          investigation or proceeding relating thereto, and including, without
limitation,           reasonable attorneys fees, fines, or other penalties or
payments, and all           of the Borrowers obligations to defend, indemnify and
hold harmless the           Bank, shall be deemed to be Advances under the Borrowers
Note and shall be           at once repayable. The Borrowers obligations with
respect thereto shall be           evidenced by, and shall bear interest at the highest
rate provided in, the           Borrowers Note and shall be secured and guaranteed,
as the case may be, by           the Collateral Security Documents.
| | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

Section
9.11.   Deposit Accounts. The Borrower shall not be required to maintain all or any
of its material deposit accounts with the Bank; however, the Borrower shall be required to
maintain a deposit account with the Bank in the amount of at least $50,000.

37

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Section
9.12.   Mechanics Liens. If any mechanics lien or security interest shall
be filed against the Project Facility or any part thereof, or any interest therein, by
reason of work, labor, services or materials supplied or claimed to have been supplied, or
any municipal lien or other lien or encumbrance is recorded or filed and is not discharged
(or if security therefor satisfactory to Bank has not been deposited with Bank) within
fifteen (15) days after the filing or recording thereof, then Bank may, at its option, pay
and discharge said lien or encumbrance, in which case the sum which Bank shall have so
paid shall be considered as part of the advances then due or thereafter to become due, as
Bank may elect, shall bear interest at the Default Rate from the date of payment by Bank
until the date of repayment, shall be evidenced by the Borrowers Note and shall be
secured by the Collateral Security Documents.

Section
9.13.   Workmanship. All work performed on or with respect to the Project Facility to
construct and equip the Improvements shall be performed in a good and workmanlike manner
utilizing materials which are free from defects. Upon written notice from the Bank, the
Borrower shall proceed with due diligence, at its own expense, properly to replace or
cause the replacement of any defective material and to perform or cause the performance of
any labor necessary to correct any defect in the work. If the Borrower fails, within
thirty (30) days after written notice from the Bank, to replace or begin to replace
defective materials or perform any labor required under this Section 9.13, the Bank
may furnish such material and labor as is necessary to correct the work and the Borrower
shall immediately reimburse the Bank therefor, together with interest thereon at the
Default Rate.

Section
9.14.   Compliance with Law. In the performance of all work contemplated hereunder,
the Borrower shall comply with the laws of the Commonwealth of Pennsylvania and the
ordinances, regulations, and rules of any Federal or State agency and of any municipal or
public authority of the municipality in which the Improvements may be erected and its
various boards and departments which apply to or affect the Improvements or the Project
Facility, even though the particulars may not be set forth in the Plans and Specifications
approved by Bank. The Borrower shall save the Bank harmless from all annoyances and fines,
shall give the proper authorities all requisite notice relative to the work, and shall
procure and pay for all necessary licenses and permits with respect thereto.

Section
9.15.   Materials Annexed. All materials delivered upon the Project Facility or upon
the lots or highways nearby for the purpose of being used in the erection of the
Improvements shall be considered annexed thereto and shall become a part of the Project
Facility as if actually incorporated therein, and shall (except for purposes of
Article II) be subject, as against the Borrower and all Persons acting or claiming
under it, to the rights, conditions, and covenants to which the Project Facility is
subject under this Agreement. Nothing herein contained shall be construed to make Bank
responsible for any loss, damage, or injury to the said materials nor for payment for the
same.

Section
9.16.   Title to Materials. Without the written consent of the Bank, the Borrower
shall not make or cause to be made or permit any materials or equipment of any kind or
nature whatsoever to be incorporated in or to become part of the Improvements, title to
which is reserved under conditional sale, chattel mortgage, bailment lease, secured
transaction, or otherwise in favor of a third Person.

38

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Section
9.17.   Trust Fund. To the extent applicable, the Borrower agrees to receive all Loan
Advances to be made hereunder as a trust fund to be applied to, or to reimburse the
Borrower for, the payment of the cost of constructing the Improvements as provided herein
together with interest, fees, and any other charges due to the Bank, and such Loan
Advances shall not be used for any other purpose.

Section
9.18.   Additional Information. The Borrower shall disclose to Bank, within one (1)
Business Day of demand therefor, the names of all Persons with whom the Borrower has
contracted or intends to contract in connection with the construction of the Improvements
or the furnishing of any labor, materials, or services in connection therewith.

Section
9.19.   Loan Advances. The Borrower shall not deliver a notice to the Lehigh County
Recorders Office to the effect that the Bank is released from its obligation to
honor disbursement requests under this Agreement as otherwise permitted under
42 Pa. Cons. Stat. Ann. §8143(c) (1990).

Section
9.20.   Signage. The Borrower shall permit the Bank to place signs upon the Project
Facility indicating the Bank as the construction lender for the Project.

Section
9.21.   Additional Covenants of the Borrower and Guarantor. So long as any amount is
due and owing to the Bank hereunder, under the Borrowers Note or the other Loan
Documents, the Borrower and Guarantor will, unless the Bank shall otherwise consent in
writing:

| | (a)       comply
with all of the covenants of the Borrower and Guarantor set forth herein;
| | ------------------------------------------------------------------------------------------

| | (b)       obtain
the consent of the Bank whenever the Borrower and Guarantor are required           to
obtain the consent of the Authority hereunder or under the other Loan
          Documents; and
| | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

| | (c)       not
permit, consent to or enter into any amendment of the Loan Documents.
| | -----------------------------------------------------------------------------------

Section
9.22.   Taxes and Claims. The Borrower and Guarantor will pay and discharge all
taxes, assessments and governmental charges or levies imposed upon them or upon their
income or profits, or upon any properties or assets belonging to them, prior to the date
on which penalties attach thereto, except for any such tax, assessment, charge, levy or
other claim the payment of which is being contested in good faith and by proper
proceedings and against which they maintain adequate reserves.

Section
9.23.   Cross Default. In connection with and as a condition to the Banks
agreement to make the Loan and complete the transactions contemplated hereby, the
Borrower, the Guarantor and the Bank covenant and agree that the Loan Documents, and all
other documents relating or pertaining to Debt of the Borrower to the Bank (collectively,
the Credit Documents) are hereby modified and amended to provide that the
occurrence of an Event of Default hereunder shall also constitute an Event of Default
under all the other Credit Documents which shall entitle the Bank to exercise all rights
and remedies under all the other Credit Documents as a result of such Event of Default
thereunder. The Borrower and Guarantor covenant and agree to execute and deliver to the
Bank any and all agreements, documents, and instruments which the Bank may require at any
time and from time to time after the date hereof to further evidence the modification and
amendment described in this Section 9.23.

39

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Section
9.24.   Debt Service Coverage Ratio. The Borrower shall maintain a minimum Debt
Service Coverage Ratio of 1.25:1.0 calculated as earnings before income, taxes,
depreciation and amortization minus taxes paid/total debt service (interest plus current
portion of long term debt)", calculated in accordance with GAAP.

Section
9.25.   Debt to Tangible Net Worth Covenant. Borrower shall maintain a maximum Debt
to Tangible Net Worth of 1.5:1.0 calculated as total liabilities divided by tangible
net worth, calculated in accordance with GAAP.

ARTICLE XNEGATIVE COVENANTS

The
Borrower covenants and agrees that from and after the Closing Date and so long as the
Borrowers Note, or any other Obligations of the Borrower to Bank remain outstanding
and unpaid, in whole or in part, it will observe the following covenants unless Bank shall
otherwise consent in writing:

Section
10.01.   Indebtedness. The Borrower will not create, incur, assume or suffer or
permit to exist any Debt, including indebtedness for borrowed money or any indebtedness
constituting the deferred portion of the purchase price of any property or assets, except:

| | (a)       any
Debt to Bank, whether evidenced by the Authority Note, the Borrowers
          Note, or other instruments;
| | -------------------------------------------------------------------------------------------------------------------------

| | (b)       debt
to suppliers and other trade creditors incurred in the ordinary course of
          business by the Borrower; and
| | --------------------------------------------------------------------------------------------------------------------------------

| | (c)       Subordinated
Indebtedness approved by the Bank (which approval shall not be           unreasonably
withheld).
| | -----------------------------------------------------------------------------------------------------------------------

Section
10.02.   Liens. The Borrower will not create, assume, or suffer to exist any
mortgage, lien, pledge, charge, security interest or encumbrance of any kind upon any of
its property or assets, whether now owned or hereafter acquired, except:

| | (a)       the
liens and security interests created by the Collateral Security Documents;
| | ----------------------------------------------------------------------------------------

| | (b)       purchase
money liens on and security interests in equipment hereafter acquired           which
constitutes the deferred portion of the purchase price thereof, to the           extent
that such acquisition is not prohibited under and pursuant to           Section 10.01
and provided that such liens and security interests attach           only to the
equipment so acquired and do not encumber any other property of the           Borrower;
| | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

40

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| | (c)       liens
for taxes not yet payable or being contested in good faith by appropriate
          proceedings and for which adequate reserves have been provided on the books of
          the Borrower;
| | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

| | (d)       mechanics,
materialmens, warehousemens, carriers or           other like liens
arising in the ordinary course of business of the Borrower           arising with respect
to obligations which are not overdue for a period longer           than thirty (30) days
or which are being contested in good faith by appropriate           proceedings and for
which adequate reserves have been provided on the books of           the Borrower;
| | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

| | (e)       deposits
or pledges to secure the performance of bids, tenders, contracts,           leases,
public or statutory obligations, surety or appeal bonds or other           deposits or
pledges for purposes of a like general nature or given in the           ordinary course
of business by the Borrower; and
| | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

| | (f)       other
encumbrances consisting of zoning restrictions, easements, restrictions on           the
use of real property or minor irregularities in the title thereto, which do           not
arise in connection with the borrowing of, or any obligation for the payment
          of, money and which, in the aggregate, do not materially detract from the value
          of the business, property or assets of the Borrower.
| | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

Section
10.03.   Mergers, Consolidations. The Borrower will not enter into any transaction of
merger or consolidation, without the prior written consent of the Bank, which consent
shall not be unreasonably withheld, delayed or conditioned.

Section
10.04.   Disposition of Assets; Transfer of Title. The Borrower will not liquidate or
dissolve itself (or suffer any liquidation or dissolution), or convey, sell, lease,
pledge, or otherwise transfer or dispose of all or any substantial part of its property,
assets or business. The Borrower shall not cause or permit any transfer of all or any
portion of the Collateral, whether voluntarily, involuntarily or by operation of law,
without the prior written consent of Bank. A transfer includes: (i) the
direct or indirect sale, transfer or conveyance of the Mortgaged Property or any portion
thereof or interest therein; (ii) the execution of an installment sale contract or
similar instrument affecting all or any portion of the Mortgaged Property; (iii) the
transfer (whether in one transaction or a series of transactions) of any stock,
partnership, or other ownership interests in the Borrower; and (iv) an agreement by
the owner of the Mortgaged Property leasing all or a substantial part of the Mortgaged
Property for other than actual occupancy by a space tenant thereunder or a sale,
assignment or other transfer of or the grant of a security interest in and to any leases.

Section
10.05.   Disposition of Accounts. The Borrower will not sell, discount or otherwise
dispose of its notes, accounts, chattel paper, documents, general intangibles or
instruments except to, or with, Bank hereunder.

Section
10.06.   Sales and Lease-Backs. The Borrower will not enter into any arrangement,
directly or indirectly, with any Person, whereby the Borrower shall sell or transfer any
property, real or personal, whether now owned or hereafter acquired, and thereafter rent
or lease such property or other property which the Borrower intends to use for
substantially the same purpose or purposes as the property being sold or transferred.

41

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Section
10.07.   Contingent Liabilities. The Borrower will not become or remain liable,
directly or indirectly, in connection with the obligations, stock or dividends of any
person, firm, corporation or other entity, whether by guarantee, endorsement, agreement to
supply or advance funds, agreement to maintain working capital or net worth, agreement to
purchase or repurchase goods or services, whether or not such goods or services are
actually acquired, or otherwise, except that the Borrower may endorse negotiable
instruments for collection in the ordinary course of their respective businesses.

Section
10.08.   Voluntary Prepayments, Modification of Debt Instruments. The Borrower will
not (a) prepay, purchase, redeem or otherwise acquire for value prior to the stated
maturity thereof all or any part of any Debt of the Borrower for borrowed money (other
than Debt evidenced by the Notes or any other Debt to Bank) or (b) amend, modify or
supplement in any way, or request any waiver of the provisions of, any instrument
providing for or evidencing any Debt of the Borrower for borrowed money or constituting
the deferred purchase price of property or assets.

Section
10.09.   Removal and Protection of Property. The Borrower will not remove (other than
in the ordinary course of business) any Collateral from the place of business where
presently located, nor permit the value of any Collateral to be impaired or to become a
fixture or an accession to other goods.

Section
10.10.   Handling of Hazardous Substances. The Borrower will not permit use in its
business or operations, or produce as a result or as a by-product of its business or
operations, or store or hold at any site or location at which it conducts its business or
operations, or at any other property, any Hazardous Substance unless the Borrower strictly
and fully complies with all requirements of any applicable law, regulation, decision or
edict relating to the special handling, collection, storage, treatment, disposal, or
transportation of such Hazardous Substance. The Borrower will not permit the Release or
threatened Release of any Hazardous Substance on, from, or near their respective
properties which might cause Contamination.

Section
10.11.   Fiscal Year. The Borrower and Guarantor may not change its fiscal year
without the prior written consent of the Bank.

ARTICLE XITHE PROJECT FACILITY

Section
11.01.   Prohibited Uses. The Borrower and Guarantor covenant and agree that they
will not use or permit the use by any Person of any of the funds provided by the Authority
hereunder or any other of its funds, directly or indirectly, in such manner as would, or
enter into, any arrangement, formal or informal, that would, or take or omit to take any
other action that would, cause the Authority Note to be an arbitrage bond
within the meaning of Section 148(a) of the Code or to fail to qualify as a qualified
small issue bond as defined in and for purposes of Section 144(a) of the Code. The
Borrower acknowledges having read the Nonarbitrage Certificate and Compliance Agreement
and agrees to perform all duties imposed upon it by the Nonarbitrage Certificate and
Compliance Agreement. Insofar as the Nonarbitrage Certificate and Compliance Certificate
imposes duties and responsibilities on the Borrower, they are specifically incorporated
herein by reference.

42

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ARTICLE XIIINSURANCE;
DESTRUCTION, DAMAGE, EMINENT DOMAIN

Section
12.01.   Insurance to be Maintained. The Borrower covenants to provide and maintain
continuously unless otherwise herein provided, adequate insurance on the Mortgaged
Property in compliance with Section 9.06 hereof. Each insurance policy with respect
to the Project Facility shall name the Bank as an additional insured and as Mortgagee/loss
payee as provided in said Section 9.06.

Section
12.02.   Destruction, Damage and Eminent Domain. If the Project Facility shall be
wholly or partially destroyed or damaged by fire or other casualty covered by insurance,
or shall be wholly or partially condemned, taken or injured by any Person, including any
Person possessing the right to exercise the power of or a power in the nature of eminent
domain or shall be transferred to such a Person by way of a conveyance in lieu of the
exercise of such a power by such a Person, the Borrower covenants that it will take all
actions and will do all things which may be necessary to enable recovery to be made upon
such policies of insurance or on account of such taking, condemnation, conveyance, damage
or injury. The Borrower is authorized, in its own name, as trustee of an express trust, to
demand, collect, sue, settle claims, receipt and release monies which may be due and
payable under policies of insurance covering such damage or destruction or on account of
such condemnations, damage or injury.

Section
12.03.   Notice of Property Loss. After the occurrence of loss or damage to, or after
receipt of notice of condemnation of, the Project Facility, the Borrower shall, within
five (5) Business Days thereof, notify the Authority and the Bank in writing of such loss
or damage.

ARTICLE XIIIADDITIONAL COVENANTS OF
THE BORROWER AND GUARANTOR

Section
13.01.   Compliance with Laws. The Borrower and Guarantor covenant that all actions
heretofor and hereafter taken by the Borrower or the Guarantor or by the Authority upon
the recommendation or request of any officer of the Borrower or Guarantor to carry out the
Project have been and will be in full compliance with all pertinent laws, ordinances,
rules, regulations and orders applicable to the Borrower and the Guarantor. In connection
with the operation, maintenance, repair and replacement of the Project Facility, the
Borrower and Guarantor covenant that they shall comply with all applicable ordinances,
laws, rules, regulations and orders of the government of the United States of America, the
Commonwealth of Pennsylvania, Lehigh County, and any other applicable government unit
having jurisdiction over the Project Facility, and any requirement of any board of fire
underwriters having jurisdiction or of any insurance company writing insurance on the
Project Facility; provided, however, that nothing herein shall prevent or prohibit the
Borrower or Guarantor from contesting in good faith and by appropriate proceedings the
legality or reasonableness of any such requirements, or the imposition of any such
requirements upon it with respect to the Project Facility so long as the operation of the
Project Facility or the receipt of income therefrom would not be adversely affected by
reason thereof. The Borrower and Guarantor further covenant and represent that the Project
Facility is in compliance with all applicable zoning, subdivision, building, land use and
similar laws and ordinances. The Borrower and Guarantor covenant that they shall not take
any action or request the Authority to execute any release which would cause the Project
Facility to be in violation of such laws or ordinances or such that a conveyance of the
Project Facility or of any portion of the Project Facility would create a violation of
such laws and ordinances. The Borrower and Guarantor acknowledge that any review by the
Authority or counsel to the Authority or the Bank or counsel to the Bank of any action
heretofor or hereafter taken by the Borrower or Guarantor has been or will be solely for
the protection of the Authority or the Bank, as the case may be. Such reviews shall not
prevent the Authority or the Bank from enforcing any of the covenants made by the Borrower
or Guarantor.

43

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Section
13.02.   Right to Reappraise. The Bank shall have the right during the term of the
Loan to conduct or have conducted, at the Borrowers expense, updated appraisals of
the Mortgaged Property in form and substance satisfactory to Bank.

Section
13.03.   Environmental Reassessments. The Bank reserves the right during the term of
the Loan to conduct or require the Borrower to conduct, at the Borrowers expense,
such environmental inspections, audits and tests as the Bank shall deem necessary or
advisable from time to time.

Section
13.04.   Nondiscrimination. During the term of this Agreement, the Borrower and
Guarantor agree, as to themselves, and as to each occupant of the Project Facility
controlling, controlled by or under common control with the Borrower as follows:

| | (a)       Borrowerand
Guarantor shall not discriminate against any employee,           applicant for employment
or any other Person because of race, color, religious           creed, handicap,
ancestry, national origin, age or sex. Borrower shall take           affirmative action
to insure that applicants are employed, and that employees or           agents are
treated during employment, without regard to their race, color,           religious
creed, handicap, ancestry, national origin, age or sex. Such           affirmative action
shall include, but is not limited to: employment, upgrading,           demotion or
transfer, recruitment or recruitment advertising; layoff or           termination; rates
of pay or other forms of compensation; and selection for           training. Borrowerand
Guarantor shall post in conspicuous places,           available to employees, agents,
applicants for employment and other persons, a           notice to be provided by the
contracting agency setting forth the provisions of           this Section 13.04.
| | -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

| | (b)       Borrower
and Guarantor shall in advertisements or requests for employment placed           by them
or on their behalf, state that all qualified applicants will receive
          consideration for employment without regard to race, color, religious creed,
          handicap, ancestry, national origin, age, or sex.
| | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

| | (c)       Borrower
and Guarantor shall send each labor union or workers          representative with
which they have a collective bargaining agreement or other           contract or
understanding, a notice advising said labor union or workers          representative
of its commitment to this nondiscrimination clause. Similar           notice shall be
sent to every other source of recruitment regularly utilized by           Borrower.
| | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

| | (d)       It
shall be no defense to a finding of noncompliance with this           Section 13.04
that Borrower or Guarantor had delegated some of its           employment practices to
any union, training program or other source of           recruitment which prevents it
from meeting its obligations. However, if the           evidence indicates that Borrower
or Guarantor was not on notice of the           third-party discrimination or made a good
faith effort to correct it, such           factor shall be considered in mitigation in
determining appropriate sanctions.
| | -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

44

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| | (e)       Where
the practices of a union or of any training program or other source of
          recruitment will result in the exclusion of minority group persons, so that
          Borrower and Guarantor will be unable to meet their obligations under this
          Section 13.04, Borrower and Guarantor shall then employ and fill vacancies
          through other nondiscriminatory employment procedures.
| | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

| | (f)       Borrower
and Guarantor shall comply with all state and federal laws prohibiting
          discrimination in hiring or employment opportunities. Noncompliance with this
          Section 13.04 will constitute an Event of Default under this Agreement.
| | -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

| | (g)       Borrowerand
Guarantor shall furnish all necessary employment documents           and records to, and
permit access to its books, records and accounts by, the           Authority for purposes
of investigation to ascertain compliance with the           provisions of this Section 13.04.
If Borrower or Guarantor does not possess           documents or records reflecting the
necessary information requested, it shall           furnish such information on reporting
forms supplied by the Authority.
| | -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

| | (h)       Borrowers
and Guarantors obligations under this Section 13.04           are limited to
Borrowers facilities within Pennsylvania or, where the           contract is for
purchase of goods manufactured outside of Pennsylvania, the           facilities at which
such goods are actually produced.
| | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

ARTICLE XIVEVENTS OF DEFAULT AND
REMEDIES

Section
14.01.   Events of Default.  The following events shall constitute "Events of Default"
under this Agreement:

| | (a)       if
the Borrower or Guarantor fails to make any payment when due to the Authority
          or the Bank required by any of the Loan Documents; or
| | ----------------------------------------------------------------------------------------------------------------------------------------------------------

| | (b)       a
breach of any covenant in the Loan Documents relating to the maintenance of
          insurance, the payment of taxes, the restrictions on transfer of title and
          creation of liens, the giving of required notices, the restrictions relating to
          leases and rents, the restrictions on organizational restructuring, the
          maintenance of business operations, and the Financial Covenants; or
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| | (c)       a
breach by the Borrower, Guarantor, or any other Person providing collateral
          pursuant to or obligated to perform under any Loan Document (Other
          Obligated Party) of any term, covenant, condition, obligation or
agreement           under any Loan Document, and the continuance of such breach for a
period of           fifteen (15) days after written notice; or
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| | (d)       any
representation or warranty made by the Borrower, Guarantor or any Other
          Obligated Party in any Loan Document or to induce the Bank to enter into the
          transactions contemplated hereunder proves to be false, incorrect or misleading
          in any material respect as of the date when made; or
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| | (e)       with
respect to the Borrower, Guarantor or any Other Obligated Party,           (i) the
commencement of a voluntary case under the federal bankruptcy laws,           as now
constituted or hereafter amended, or any other applicable federal or           state
bankruptcy, insolvency, reorganization, rehabilitation or other similar           law, or
the consent by it to the appointment of or taking possession by a           receiver,
liquidator, assignee, trustee, custodian, sequestrator (or other           similar
official) of the Borrower, Guarantor or any Other Obligated Party, as           the case
may be, or for any substantial part of its property, or the making by           it of any
assignment for the benefit of creditors, or the failure of the           Borrower,
Guarantor or any Other Obligated Party generally to pay its debts as           such debts
become due, or the taking of action by the Borrower, Guarantor or any           Other
Obligated Party in furtherance of any of the foregoing, or           (ii) the
entry of a decree or order for relief by a court having           jurisdiction in the
premises in respect of the Borrower, Guarantor or any Other           Obligated Party in
an involuntary case under the federal bankruptcy laws, as now           or hereafter
constituted, or any other applicable federal or state bankruptcy,           insolvency or
other similar law, or appointing a receiver, liquidator, assignee,           custodian,
trustee, sequestrator (or similar official) of the Borrower,           Guarantor or any
Other Obligated Party or for any substantial part of its           property, or ordering
the winding-up or liquidation of its affairs and the           continuance of any such
decree or order unstayed and in effect for a period of           sixty (60) consecutive
days; or
| | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

| | (f)       a
default under any other obligation by the Borrower, Guarantor or any Other
          Obligated Party in favor of the Bank, or under any document securing or
          evidencing such obligation, whether or not such obligation is secured by the
          Mortgaged Property; or
| | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

| | (g)       a
material adverse change in the financial condition of the Borrower, the
          Guarantor or any Other Obligated Party which substantially impairs the
financial           responsibility of the Borrower, the Guarantor or any Other Obligated
Party, as           the case may be, or its or their ability to repay the Loan; or
| | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

| | (h)       the
filing, entry or issuance of any judgment, execution, garnishment,           attachment,
distraint or lien against the Borrower, Guarantor or any Other           Obligated Party
or its or their property, which shall have a material adverse           affect upon the
Borrower, Guarantor or such Other Obligated Party, as the case           may be; or
| | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

| | (i)       a
default under any other obligation secured by the Mortgaged Property or any
          part thereof; or
| | ------------------------------------------------------------------------------------------------------------------

| | (j)       ERISA.
| | ----------------

| | (i)       (A)(1) Any
Employee Pension Plan is terminated within the meaning of           Title IV of
ERISA, or (2) a trustee is appointed by the appropriate United States District Court
to administer any Employee Pension Plan, or (3) the PBGC institutes proceedings to
terminate any Employee Pension Plan, or (4) any Reportable Event occurs which Bank
determines in good faith indicates a substantial likelihood that an event described in
(1), (2), or (3) above will occur, or (5) the Borrower, Guarantor or any of its
Controlled Group Members incurs any Withdrawal Liability with respect to any
Multiemployer Plan, or (6) any Multiemployer Plan enters Reorganization, and (B) with
respect to events described in (1)-(4) above, only, the benefit commitments (within the
meaning of Section 4001(a)(16) of ERISA) exceed the market value of the assets in
the fund under the Employee Pension Plan by five percent (5%) or more of the Borrowers,
Guarantors or its Controlled Group Members tangible net worth, or
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| | (ii)       there
occurs an Accumulated Funding Deficiency with respect to any Employee           Pension
Plan, or
| | -----------------------------------------------------------------------------------------------------------------

| | (iii)       there
occurs any Accumulated Funding Deficiency with respect to any Employee           Pension
Plan and Borrower, Guarantor or any of its Controlled Group Members fails to correct such
Accumulated Funding Deficiency prior to the end of the taxable period within the meaning
of Code Section 4971(c)(3), or
| | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

| | (iv)       any
Employee Pension Plan loses its tax-qualified status; or
| | -----------------------------------------------------------------------

| | (k)       Group
Health Plans. Failure by the Borrower, Guarantor or any Subsidiary           to
provide COBRA Continuation Coverage under group health plans for separating
          employees in accordance with Section 4980B(f) of the Code at the time
          continuation coverage is to be made available, or any failure by the Borrower,
          Guarantor or any Subsidiary to comply with Section 1862(b)(1) of the
Social           Security Act.
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Section
14.02.   Payment of Loan Payments on Default; Suit Therefor.

| | (a)       Upon
the occurrence of an Event of Default, then, upon demand of the Bank as the
          Authoritys assignee, the Borrower will pay to the Bank as assignee of the
          Authority the whole amount of the Loan payments that then shall have become due
          and payable hereunder and to the extent such Loan payments represent payments
          due on the Authority Note, such payments shall be applied to the payment of the
          Authority Note in accordance with the terms thereof; and, in addition thereto,
          such further amount as shall be sufficient to pay the costs and expenses of
          collection, including reasonable compensation based upon actual time expended
by           the Authority and the Bank and their respective agents and attorneys, and
any           expenses or liabilities incurred by the Authority or its assignee (other
than           through the Authoritys or the Banks own gross negligence or
bad           faith) and any prepayment penalties as set forth in Paragraph 5 of the
          Authority Note. In case the Borrower shall fail forthwith to pay such amounts
          upon such demand, the Bank shall be entitled and empowered to institute any
          actions or proceedings at law or in equity for the collection of the sums so
due           and unpaid, and may prosecute any such action or proceeding to judgment or
final           decree, and may enforce any such judgment or final decree against the
Borrower           and collect in the manner provided by law out of the property of the
Borrower           the money adjudged or decreed to be payable.
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| | (b)       In
case there shall be pending proceedings in bankruptcy or for the           Reorganization
of the Borrower or Guarantor, as applicable, under the United           States Bankruptcy
Code or any other applicable law, or in case a receiver or           trustee shall have
been appointed for the benefit of the creditors or the           property of the Borrower
or Guarantor, or in the case of any other similar           judicial proceedings relative
to the Borrower or Guarantor, the Bank shall be           entitled and empowered, by
intervention in such proceedings or otherwise, to           file and prove a claim or
claims for the whole amount of the Loan payments,           including interest owing and
unpaid in respect thereof, and, in case of any           judicial proceedings, to file
such proofs of claim and other papers or documents           as may be necessary or
advisable in order to have the claims of the Bank           allowed, and to collect and
receive any moneys or other property payable or           deliverable on any such claims,
and to distribute the same after the deduction           of its charges and expenses; and
any receiver, assignee or trustee in bankruptcy           or Reorganization is hereby
authorized to make such payments to the Bank, and to           pay to the Bank any amount
due it for compensation based upon actual time           expended and expenses, including
counsel fees incurred by it up to the date of           such distribution.
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Section
14.03.   Right of Setoff. Upon the occurrence of a Default or an Event of Default,
Bank shall have the right, in addition to all other rights and remedies available to it,
to set off against the unpaid balance of the Notes, any debt owing to the Borrower or
Guarantor by Bank and any funds in any deposit account maintained by the Borrower or the
Guarantor with Bank.

Section
14.04.   No Marshalling, Etc. Required. If an Event of Default shall have occurred,
Bank shall not be required to marshal any present or future security for, or guarantees
of, the Notes held by it or to resort to any such security or guarantee in any particular
order and the Borrower waives, to the fullest extent that it lawfully can, (i) any
right it might have to require Bank to pursue any particular remedy before proceeding
against it, and (ii) any right to the benefit of, or to direct the application of the
proceeds of any Collateral until the Notes have been paid in full.

Section
14.05.   Site Assessments. In connection with the Banks consideration of
enforcement or preservation of rights under any Loan Document, if an Event of Default
shall occur, the Borrower, Guarantor and their Subsidiaries shall permit such persons
(Site Reviewers) as the Bank may select to visit all properties owned or used
by the Borrower, Guarantor and their Subsidiaries and perform such environmental and other
site investigations and assessments thereof (Site Assessments) for the purpose
of determining whether such properties are subject to any Contamination or other condition
which could result in any liability, cost or expense to the owner or occupier thereof
relating to Hazardous Substances or otherwise. Such Site Assessments may include both
above- and below-the-ground sampling and/or testing for Contamination and such other tests
as may be necessary in the opinion of the Site Reviewers. The Borrower, Guarantor and
their Subsidiaries shall supply to the Site Reviewers such historical and operational
information, including the results of all samples sent for analysis, correspondence with
official bodies and previous environmental audits or environmental reviews regarding its
properties as are within its possession, custody or control or which are reasonably
available to it, and will make available for meetings with the Site Reviewers appropriate
personnel employed by the Borrower, Guarantor and their Subsidiaries having knowledge of
such matters. The cost of performing all Site Assessments shall be paid by the Borrower
within five (5) days after demand by the Bank, together with interest thereon at four
percent (4%) above the rate specified in the Borrowers Note from and after such
fifth day until paid. The provisions of this Section 14.05 are in addition to all
rights of the Bank under this Agreement and the other Loan Documents.

Section
14.06.   Waiver. The Borrower and Guarantor hereby waive and relinquish the benefits
of any present or future law exempting the Project Facility from attachment, levy or sale
on execution, or any part of the proceeds arising from the sale thereof, and all benefit
of stay of execution or other process.

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Section
14.07.   Cumulative Rights. No remedy conferred upon or reserved to the Authority or
the Bank by this Agreement is intended to be exclusive of any other available remedy or
remedies, but each and every such remedy shall be cumulative and shall be in addition to
every other remedy given under this Agreement or now or hereafter existing at law or in
equity or by statute. No waiver by the Authority or the Bank of any breach by the Borrower
of any of its obligations, agreements or covenants hereunder shall be a waiver of any
subsequent breach, and no delay or omission to exercise any right or power shall impair
any such right or power or shall be construed to be a waiver thereof, but any such right
and power may be exercised from time to time and as often as may be deemed expedient.

Section
14.08.   No Exercise of Remedies Without Consent of Bank. Notwithstanding anything to
the contrary contained in this Agreement, the Authority shall not exercise or pursue
remedies or declare an Event of Default or cause an acceleration of the Obligations
contained in this Agreement without the prior written consent of the Bank.

ARTICLE XVMISCELLANEOUS

Section
15.01.   Limitation of Liability of the Authority. In the event of any default by the
Authority hereunder, and notwithstanding any provision or obligation to the contrary
hereinbefore or hereinafter set forth, the liability of the Authority shall be limited to
its interest in the Project Facility, the Improvements, the rents, issues and profits
therefrom, and the lien of any judgment shall be restricted thereto. The Authority does
not assume general liability nor specific liability for the repayment of any mortgage or
other loan, or for the costs, fees, penalties, taxes, interest, commissions, charges,
insurance or any other payments therein recited or therein set forth, or incurred in any
way in connection therewith. Other than as set forth hereinabove in this
Section 15.01, there shall be no other recourse for damages of any kind or nature by
the Borrower or any other Person against the Authority, its incorporator, officers,
members, agents and employees, past, present or future, or any of the property or other
assets now or hereafter owned by it or them, either directly or indirectly; and all such
recourse or liability is hereby expressly waived and released as a condition of and in
consideration for execution and delivery of this Agreement by the Authority. In the event
of entry of judgment against the Authority by virtue of the power herein contained, the
Authority shall mark the judgment index to the effect that the judgment is limited as
aforesaid.

Section
15.02.   No Recourse as to the Authority. Except as expressly provided in
Section 15.01 above, no recourse under or upon any obligation, covenant or agreement
contained herein or in any Note shall be had against the Authority or any member, officer,
employee or agent, past, present or future, of the Authority or of any successor of the
Authority under this Agreement, any other agreement, any rule of law, statute or
constitutional provision, or by enforcement of any assessment or by any legal or equitable
proceeding or otherwise, it expressly being agreed and understood that the obligations of
the Authority hereunder, and under the Authority Note and elsewhere, are solely corporate
obligations of the Authority to the extent specifically limited in the Act and that no
personal liability whatsoever shall attach to or shall be incurred by the Authority or
such members, officers, employees or agents, past, present or future, of the Authority or
of any successor of the Authority, or any of them, because of such indebtedness or by
reason of any obligation, covenant or agreement contained herein, in the Authority Note or
implied therefrom.

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Section
15.03.   Reference to Statute or Regulation. A reference herein to a statute or to a
regulation issued by a governmental agency includes the statute or regulation in force as
of the date hereof, together with all amendments and supplements thereto and any statute
or regulation substituted for such statute or regulation, unless the specific language or
the context of the reference herein clearly includes only the statute or regulation in
force as of the date hereof.

A
reference herein to a governmental agency, department, board, commission or other public
body or to a public officer includes an entity or officer which or who succeeds to
substantially the same functions as those performed by such public body or officer as of
the date hereof, unless the specific language or the context of the reference herein
clearly includes only such public body or public officer as of the date hereof.

Section
15.04.   Notices. All notices required or authorized to be given by the Borrower, the
Authority or the Bank pursuant to this Agreement shall be in writing and shall be sent by
registered or certified mail, postage prepaid, to the following addresses:

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   
|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------- | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|to the Authority to:
                    
                    
                    
                    
with a copy to:
                    
                    
                    
                    
                    
to the Borrower to:
                    
                    
                    
                    
with a copy to:
                    
                    
                    
                    
                    
to the Guarantor to: | Lehigh County Industrial Development Authority
2158 Avenue C, Suite 200
Bethlehem, PA  18017
Attn:  Ms. Janet Smith
Tallman, Hudders & Sorrentino
The Paragon Centre, Suite 300
1611 Pond Road
Allentown, PA  18104
Attn:  John F. Lushis, Jr., Esquire
Rhetech, Inc.
416 South 4th Street
Coopersburg, PA  18036
Attn:  Vincent C. McGinty, President
Semitool, Inc.
655 West Reserve Drive
Kalispell, MT  59901
Attn:  Richard Hegger, Esquire
        General Counsel
Semitool, Inc.
655 West Reserve Drive
Kalispell, MT  59901
Attn:  Ray Thompson, President

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|                                                                                                                                                                                                                                                        |                                                                                                                                                                                                                                                                                                                                                                 
|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------- | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|with a copy to:
                   
                   
                   
                   
                   
to the Bank to:
                   
                   
                   
                   
                   
With a copy to: | Semitool, Inc.
655 West Reserve Drive
Kalispell, MT  59901
Attn:  Richard Hegger, Esquire
        General CounselSovereign Bank
2191 West Union Boulevard
Bethlehem, PA  18018
Attn:  Cheryl L. Davis, Vice President
Commercial Banking GroupStevens & Lee
190 Brodhead Road, Suite 200
P.O. Box 20830
Lehigh Valley, PA  18002
Attn:  Edward A. Fedok, Esquire

or to such other addresses as may from
time to time be furnished to the parties, effective upon the receipt of notice thereof
given as set forth above.

Section
15.05.   Amendments. This Agreement may not be amended except by an instrument in
writing signed by the parties hereto.

Section
15.06.   Term of Agreement. This Agreement and the respective obligations of the
parties hereto shall be in full force and effect from the date hereof until all principal
of, premium, if any, and interest on the Notes shall have been paid or provision for such
payment shall have been made pursuant to the terms and provisions of this Agreement.

Section
15.07.   Reimbursement of Bank. Borrower hereby agrees to pay all costs and fees
relating to the Loan, including without limitation, appraisal and appraisal review fees,
the costs of the environmental site assessment, premiums for title insurance, charges and
update fees, survey costs, all costs and expenses of the Banks inspecting engineer
(whether incurred prior to or during construction), recording fees, and all other lending
fees. Borrower hereby further agrees to reimburse the Bank for its out-of-pocket expenses,
including counsel fees, incurred by the Bank in connection with the development,
preparation, execution and enforcement of this Agreement and all the other Loan Documents,
including all counsel fees in connection with any bankruptcy or insolvency proceeding
involving Borrower, this Agreement or any of the other Loan Documents. All such expenses
and counsel fees incurred prior to the date of this Agreement shall be paid simultaneously
with the execution of this Agreement, and all such expenses hereafter incurred shall be
paid within ten (10) days after notice by the Bank, all of which the Bank is authorized to
advance from the Loan.

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Section
15.08.   Payment of Expenses and Taxes. In addition to payment of the expenses and
counsel fees provided for in Section 15.07, the Borrower agrees to pay, and to save
Bank harmless from any delay in paying, stamp and other similar taxes, if any, which may
be payable or determined to be payable in connection with the execution and delivery of
this Agreement and all Exhibits hereto or any modification of any thereof or any waiver or
consent under or in respect of any thereof.

Section
15.09.   Survival of Representations and Warranties. All representations, warranties,
covenants and agreements made in this Agreement and in any certificates delivered pursuant
hereto shall survive the execution and delivery of this Agreement, the making of the Loan
hereunder and the issuance of the Notes, and the provisions of Sections 4.09, 4.10,
15.07 and 15.08 shall survive payment of the Notes and all other instruments evidencing
obligations of the Borrower to Bank.

Section
15.10.   Participations. The Borrower agrees that Bank may grant participations to
others in the Loan.

Section
15.11.   Successors. This Agreement shall be binding upon and inure to the benefit of
the Borrower and Bank and their respective successors and assigns, except that the
Borrower may not assign or transfer its rights hereunder without the prior written consent
of Bank.

Section
15.12.   Construction. This Agreement, all Exhibits hereto, and the rights and
obligations of the parties hereunder and thereunder shall be governed by, and construed
and interpreted in accordance with, the laws of the Commonwealth of Pennsylvania.

Section
15.13.   Severability. Any provision contained in this Agreement which is prohibited
or unenforceable in any jurisdiction shall, as to such jurisdiction, be ineffective to the
extent of such prohibition or unenforceability without invalidating the remaining
provisions hereof, and any such prohibition or unenforceability in any jurisdiction shall
not invalidate or render unenforceable such provision in any other jurisdiction.

Section
15.14.   No Waiver. No failure by Bank to comply with any provision or provisions of
this Agreement, and no waiver on the part of any party in exercising any rights hereunder,
shall operate as a waiver of any rights of Bank. No waiver of a Default or Event of
Default shall affect any subsequent Default or Event of Default or impair any rights of
Bank consequent thereon. Any approval given by Bank in whole or in part to advance funds
hereunder before the time or times provided herein shall not waive or impair any of the
provisions hereof or any of the rights or remedies of Bank hereunder or affect the
security hereunder given or any of the rights or remedies of Bank as to such security, nor
shall so doing be or be construed to be a variance from this Agreement. Tardiness in
enforcing any provision hereof shall not be set up as a waiver by Bank of any of its
rights hereunder and all covenants on the part of the Borrower hereunder to be kept and
performed may be enforced by Bank at any time until all Obligations are satisfied.

Section
15.15.   Waiver of Trial by Jury; Jurisdiction.

| | (a)       Each
party to this Agreement agrees that any suit, action, or proceeding,           whether
claim or counterclaim, brought or instituted by either party hereto or           any
successor or assign of any party on or with respect to this Agreement or any
          other Loan Document or which in any way relates, directly or indirectly, to any
          event, transaction, or occurrence arising out of or in any way in connection
          with the Loan, or the dealings of the parties with respect thereto, shall be
          tried only by a court and not by a jury. EACH PARTY HEREBY EXPRESSLY WAIVES ANY
          RIGHT TO A TRIAL BY JURY IN ANY SUCH SUIT, ACTION, OR PROCEEDING. THE BORROWER
          ACKNOWLEDGES AND AGREES THAT THIS SECTION 15.15(a) IS A SPECIFIC AND
          MATERIAL ASPECT OF THIS AGREEMENT BETWEEN THE PARTIES AND THAT THE BANK WOULD
          NOT MAKE THE LOAN IF THIS WAIVER OF JURY TRIAL SECTION WERE NOT A PART OF THIS
          AGREEMENT.
| | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

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| | (b)       For
the purpose of any suit, action or proceeding arising out of or relating to
          this Agreement, the Borrowers Note, or the Loan Documents, the Borrower
          hereby irrevocably consents and submits to the jurisdiction and venue of the
          Court of Common Pleas of Lehigh County, and appoints and constitutes the
          Secretary of State of the Commonwealth of Pennsylvania as its agent to accept
          and acknowledge on its behalf all service of process in connection with any
such           matter, copies of which process shall be mailed or delivered to the
Borrower.           The Borrower irrevocably waives any objection which it may now or
hereafter has           that any suit, action or proceeding brought in such a court has
been brought in           an inconvenient forum and agrees that service of process in
accordance with the           foregoing sentence shall be deemed in every respect
effective and valid personal           service of process upon the Borrower. The
provisions of this           Section 15.15(b) shall not limit or otherwise affect
the right of the Bank           to institute and conduct action in any other appropriate
manner, jurisdiction or           court.
| | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

Section
15.16.   Actions Against Bank; Release.

| | (a)       Any
action brought by the Borrower against the Bank which is based, directly or
          indirectly, on this Agreement or any other Loan Document or any matter in or
          related to this Agreement or any other Loan Document, shall be brought only in
          the courts of the Commonwealth of Pennsylvania. The Borrower may not file a
          counterclaim against the Bank in a suit brought by the Bank against the
Borrower           in a state other than the Commonwealth of Pennsylvania and unless
under the           rules of procedure of the court in which the Bank brought the action
the           counterclaim is mandatory and such counterclaim will be considered waived
unless           filed as a counterclaim in the action instituted by the Bank.
| | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

| | (b)       Upon
full payment and satisfaction of the Obligations, the parties shall           thereupon
automatically each be fully, finally, and forever released and           discharged from
any further claim, liability or obligation in connection with           the Loan except
as expressly set forth herein, except to the extent a payment           received by the
Bank is determined to be a preference or similar voidable           transfer.
| | -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

Section
15.17.   Performance by Bank. If the Borrower shall fail to observe or perform any of
the terms, agreements or covenants contained in this Agreement, or in any other Loan
Document, the Bank may, in its discretion, but without any obligation or duty to do so,
and without waiving any Default, or Event of Default, perform any of such terms,
agreements or covenants, in part or in whole, and any money advanced or expended by the
Bank in or toward the fulfillment of such terms, agreements or covenants, shall be due on
demand and become a part of and be added to the indebtedness due under the Borrowers
Note and secured as herein provided with interest thereon at the rate specified in the
Borrowers Note from the date of the respective advance or expenditure. Banks
rights contained in this Section 15.17 shall be an addition to all of Banks
rights under this Agreement and otherwise, and Bank may, at its sole election, exercise
any one or more, or all, of such rights alternatively or concurrently.

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Section
15.18.   Arbitration.

| | (a)       Notwithstanding
anything contained herein or in any other Loan Document to the           contrary, upon
demand of any party hereto, whether made before or after           institution of any
judicial proceeding, any dispute, claim or controversy           arising out of,
connected with or relating to this Agreement and/or other Loan           Documents (Disputes)
between or among parties to this Agreement           shall be resolved by binding
arbitration as provided herein. Institution of a           judicial proceeding by a party
does not waive the right of that party to demand           arbitration hereunder.
Disputes may include, without limitation, tort claims,           counterclaims, disputes
as to whether a matter is subject to arbitration, claims           brought as class
actions, claims arising from Loan Documents executed in the           future, or claims
arising out of or connection with the transaction reflected by           this Agreement.
| | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

| | (b)       Arbitration
shall be conducted under and governed by the Commercial Financial           Disputes
Arbitration Rules (the Arbitration Rules) of the American
          Arbitration Association (the AAA) and Title 9 of the U.S.
Code.           All arbitration hearings shall be conducted in either Lehigh County or
          Northampton County. The expedited procedures set forth in Rule 51 et seq. of
the Arbitration Rules shall be applicable to           claims of less than $1,000,000.
All applicable statutes of limitation shall           apply to any Dispute. A judgment
upon the award may be entered in any court           having jurisdiction. The panel from
which all arbitrators are selected shall be           comprised of licensed attorneys.
The single arbitrator selected for expedited           procedure shall be a retired judge
from the highest court of general           jurisdiction, state or federal, of the state
where the hearing will be conducted           or if such person is not available to
serve, the single arbitrator may be a           licensed attorney. Notwithstanding the
foregoing, this arbitration provision           does not apply to Disputes under or
related to swap agreements.
| | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

| | (c)       Notwithstanding
the preceding binding arbitration provisions, the parties hereto           agree to
preserve, without diminution, certain remedies that any party hereto           may employ
or exercise freely, independently or in connection with an           arbitration
proceeding or after an arbitration action is brought. Bank and           Borrower shall
have the right to proceed in any court of proper jurisdiction or           by self-help
to exercise or prosecute the following remedies, as applicable:           (i) all
rights to foreclose against any real or personal property or other           security by
exercising a power of sale granted under the Collateral Security           Documents or
under applicable law or by judicial foreclosure and sale, including           a
proceeding to confirm the sale; (ii) all rights of self-help including
          peaceful occupation of real property and collection of rents, set-off, and
          peaceful possession of personal property; (iii) obtaining provisional or
          ancillary remedies including injunctive relief, sequestration, garnishment,
          attachment, appointment of receiver and filing an involuntary bankruptcy
          proceeding; and (iv) when applicable, a judgment by confession of
judgment.           Preservation of these remedies does not limit the power of an
arbitrator to           grant similar remedies that may be requested by a party in a
Dispute.
| | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

| | (d)       The
parties hereto agree that they shall not have a remedy of punitive or           exemplary
damages against the other in any Dispute and hereby waive any right or           claim to
punitive or exemplary damages they have now or which may arise in the           future in
connection with any Dispute whether the Dispute is resolved by           arbitration or
judicially.
| | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

54

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Section
15.19.   Entire Agreement. This Agreement and the Loan Documents represent the entire
agreement between the Bank and the Borrower with respect to the financing transactions to
which they relate, and cannot be changed or amended except by an agreement in writing
signed by the party against whom enforcement of the change or amendment is sought.

Section
15.20.   Multiple Counterparts. This Agreement may be executed in multiple
counterparts, each of which shall be regarded for all purposes as an original and such
counterparts shall constitute but one and the same instrument.

Section
15.21.   Consent. Whenever the consent of the Authority or its assignee is given
pursuant to the terms of this Agreement, such consent shall create no liability or
responsibility upon the Authority or its assignee, and whenever required, shall not be
unreasonably withheld.

[signatures to follow on
the next page]

55

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IN
WITNESS WHEREOF, THE LEHIGH COUNTY INDUSTRIAL DEVELOPMENT AUTHORITY has caused this
Agreement to be executed in its name and on its behalf by its Chairman or Vice Chairman
and attested by its Secretary or Assistant Secretary, RHETECH, INC. has caused this
Agreement to be executed in its name, and SOVEREIGN BANK has caused this Agreement to be
executed in its name and on its behalf by its Vice President, all as of the day and year
first above written.

| |  | LEHIGH COUNTY INDUSTRIALDEVELOPMENT AUTHORITYBy: /s/Joanne D. Kuchera
(Vice) Chairman
| |  | ---------------------------------------------------------------------------------------------------

| |  | RHETECH, INC.By: /s/Vincent C. McGinty
| |  | ----------------------------------------------------

| |  | SOVEREIGN BANKBY: /s/Cheryl Davis
| |  | -----------------------------------------------

| |  | SEMITOOL, INC., as GuarantorBY: /s/Raymon F. Thompson
| |  | -------------------------------------------------------------------

56

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Exhibit A

Budget

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Exhibit B

Financial Covenants

The Borrower shall maintain a minimum
Debt Service Coverage Ratio of 1.25:1.0 calculated as earnings before income, taxes,
depreciation and amortization minus taxes paid/total debt service (interest plus current
portion of long term debt)", calculated in accordance with GAAP.

Borrower shall maintain a maximum Debt
to Tangible Net Worth of 1.5:1.0 calculated as total liabilities divided by tangible
net worth, calculated in accordance with GAAP.

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Exhibit C

Project Facility

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Exhibit D

Settlement Statement

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Exhibit E

Amortization Schedule