<PAGE>

                                                                   Exhibit 10.14

                             AMENDED AND RESTATED

                             PARTNERSHIP AGREEMENT

                                      OF

                             RIVER OAKS PARTNERS,

                        AN ILLINOIS GENERAL PARTNERSHIP


<PAGE>
 
<TABLE>
<CAPTION>
                               TABLE OF CONTENTS
                               -----------------

                                                                            PAGE
                                                                            ----

ARTICLE I
<S>                                                                           <C>
     CERTAIN DEFINITIONS...................................................... 2
     1.1    "Act"............................................................. 2
     1.2    "Adjusted Capital Account Deficit"................................ 2
     1.3    "Affiliate"....................................................... 2
     1.4    "Agreement" or "Partnership Agreement"............................ 2
     1.5    "Assignee"........................................................ 3
     1.6    "Available Cash Flow"............................................. 3
     1.7    "BHI"............................................................. 4
     1.8    "BLC"............................................................. 4
     1.9    "Capital Account"................................................. 4
     1.10   "Capital Contributions"........................................... 5
     1.11   "Code"............................................................ 5
     1.12   "Depreciation".................................................... 5
     1.13   "Gross Asset Value"............................................... 6
     1.14   "Interest"........................................................ 7
     1.15   "Managing Partner"................................................ 7
     1.16   "Nonrecourse Deductions".......................................... 7
     1.17   "Nonrecourse Liability"........................................... 7
     1.18   "Partner Minimum Gain"............................................ 7
     1.19   "Partner Nonrecourse Debt"........................................ 7
     1.20   "Partner Nonrecourse Deductions".................................. 7
     1.21   "Partners"........................................................ 8
     1.22   "Partnership"..................................................... 8
     1.23   "Partnership Minimum Gain"........................................ 8
     1.24   "Percentage Interest"............................................. 8
     1.25   "Person".......................................................... 8
     1.26   "Profits" and "Losses,"........................................... 8
     1.27   "Project"......................................................... 9
     1.28   "Property"........................................................ 9
     1.29   "Recapture Gain".................................................. 9
     1.30   "Regulations"..................................................... 9
     1.31   "Tax Matters Partner"............................................. 9
     1.32   "Transfer"........................................................ 9
     1.33   "Transferee"...................................................... 9

ARTICLE II
     THE PARTNERSHIP..........................................................10
     2.1    Organization......................................................10
     2.2    Partnership Name..................................................10
     2.3    Purpose...........................................................10
     2.4    Principal Place of Business.......................................10
     2.5    Term..............................................................10
     2.6    Filings; Agent for Service of Process.............................10
     2.7    Reservation of Other Business Opportunities.......................11

ARTICLE III
     PARTNERS' CAPITAL CONTRIBUTIONS;
     ADDITIONAL FINANCING AND CONTRIBUTIONS...................................11
     3.1    Partners..........................................................11
</TABLE>
<PAGE>
 
<TABLE>
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     3.2   Additional Financing...............................................11
     3.3   Other Matters......................................................11

ARTICLE IV
     ALLOCATIONS..............................................................12
     4.1   Profits............................................................12
     4.2   Losses.............................................................12
     4.3   Special Allocations................................................12
     4.4   Curative Allocations...............................................14
     4.5   Other Allocation Rules.............................................16
     4.6   Tax Allocations; Code Section 704(c)...............................16

ARTICLE V
     DISTRIBUTIONS............................................................18
     5.1   Distributions of Available Cash Flow...............................18
     5.2   Withholding........................................................18

ARTICLE VI
     MANAGEMENT OF PARTNERSHIP................................................19
     6.1   Management of Partnership..........................................19
     6.2   [Intentionally Omitted.]...........................................21
     6.3   Compensation and Expense Reimbursement of Partners.................21
     6.4   Limitation of Liability............................................21
     6.5   Indemnification....................................................21

ARTICLE VII
     BOOKS AND RECORDS........................................................22
     7.1   Books and Records..................................................22
     7.2   Bank Accounts......................................................22
     7.3   Tax Returns........................................................22
     7.4   Tax Decisions and Elections........................................22
     7.5   Tax Examination....................................................23

ARTICLE VIII
     TRANSFER OR ASSIGNMENT OF PARTNERSHIP INTERESTS..........................23
     8.1   Restrictions on Transfer...........................................23
     8.2   Admission of Transferees...........................................23

ARTICLE IX
     DISSOLUTION AND WINDING UP...............................................24
     9.1   Liquidating Events.................................................24
     9.2   Winding Up.........................................................24
     9.3   Liquidating Trust..................................................25

ARTICLE X
     MISCELLANEOUS............................................................26
     10.1  Notices............................................................26
     10.2  Binding Effect.....................................................27
     10.3  Creditors..........................................................27
     10.4  Remedies Cumulative................................................27
     10.5  Construction.......................................................27
</TABLE>

                                    - ii -
<PAGE>

<TABLE>
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     10.6    Headings.........................................................27
     10.7    Severability.....................................................28
     10.8    Incorporation by Reference.......................................28
     10.9    Further Action...................................................28
     10.10   Variation of Pronouns............................................28
     10.11   Governing Law....................................................28
     10.12   Waiver of Action for Partition...................................28
     10.13   Counterpart Execution............................................28
</TABLE>

EXHIBIT A -    PARTNERS' CAPITAL CONTRIBUTIONS
EXHIBIT B -    PROJECT DESCRIPTION

                                    - iii -
<PAGE>
 
                             AMENDED AND RESTATED
                             PARTNERSHIP AGREEMENT
                                      OF
                             RIVER OAKS PARTNERS,
                        AN ILLINOIS GENERAL PARTNERSHIP
                        -------------------------------


          This AMENDED AND RESTATED AGREEMENT OF GENERAL PARTNERSHIP (this
"Agreement") is entered into this 7th day of May, 1997, by and between Brookdale
Living Communities, Inc., a Delaware corporation ("BLC"), and Brookdale
Holdings, Inc., a Delaware corporation ("BHI"), as Partners, pursuant to the
provisions of the Illinois Uniform Partnership Act, as amended, on the following
terms and conditions:

                                  WITNESSETH:

          WHEREAS, The Prime Group, Inc., an Illinois corporation ("Prime"), and
KILICO Realty Corporation, an Illinois corporation ("KRC"), entered into that
certain Partnership Agreement of River Oaks Partners, dated as of December 27,
1989, as amended as of December 31, 1991, and as further amended as of March 22,
1994 and as of August 31, 1994 (as so amended, the "Original Agreement");

          WHEREAS, pursuant to that certain letter agreement, dated September
17, 1996, by and among Prime, KRC and Kemper Investors Life Insurance Company,
an Illinois insurance corporation ("KILICO"), as amended (the "Kemper
Agreement"), KRC and KILICO (collectively, the "Kemper Transferors") have agreed
to convey certain interests in the Partnership to Prime or its designee or
assignee;

          WHEREAS, pursuant to that certain Formation Agreement, dated as of the
date hereof (the "Formation Agreement"), by and among (i) BLC, (ii) BHI, (iii)
Mark J. Schulte, an individual, (iv) Prime, and (v) Prime Group Limited
Partnership, an Illinois limited partnership, as of the date hereof, the rights
to acquire the interests in the Partnership from the Kemper Transferors pursuant
to the Kemper Agreement are being assigned to BLC, and BLC has agreed to assume
the obligation to pay the purchase price under the Kemper Agreement;

          WHEREAS, pursuant to the Formation Agreement, Prime is assigning, as
of the date hereof, a fifty percent (50%) Interest in the Partnership to BLC (or
to BHI as its designee);

          WHEREAS, the parties hereto desire to amend and restate the Original
Agreement in its entirety, and desire to reflect herein, among other things, (i)
the withdrawal of Prime and KRC as partners of the Partnership; (ii) the
admission of BLC and BHI as partners in the Partnership; and (iii) certain other
amendments to the Original Agreement so that the Original Agreement, as amended
and restated, reads, in its entirety, as follows:
<PAGE>
 
                                   ARTICLE I
                              CERTAIN DEFINITIONS

          For purposes of this Agreement, the following terms shall have the
meanings set forth in this Article I (such meanings to be equally applicable in
both the singular and plural forms of the term defined).

          1.1  "Act" means the Illinois Uniform Partnership Act, as amended
from time to time (or any corresponding provisions of succeeding law).

          1.2  "Adjusted Capital Account Deficit" means, with respect to any
Partner, the deficit balance, if any, in such Partner's Capital Account as of
the end of the relevant Partnership taxable year, after giving effect to the
following adjustments:

          (i)  Credit to such Capital Account any amounts which such Partner is
     obligated to restore pursuant to any provision of this Agreement or
     pursuant to Regulations Section 1.704-1(b)(2)(ii)(c) or is deemed to be
     obligated to restore pursuant to the penultimate sentences of Regulations
     Sections 1.704-2(g)(1) and 1.704-2(i)(5); and

         (ii)  Debit to such Capital Account the items described in Regulations
     Sections 1.704-1(b)(2)(ii)(d)(4), 1.704-1(b)(2)(ii)(d)(5) and 1.704-
     1(b)(2)(ii)(d)(6).

The foregoing definition of Adjusted Capital Account Deficit is intended to
comply with the provisions of Regulations Section 1.704-1(b)(2)(ii)(d) and shall
be interpreted consistently therewith.

          1.3   "Affiliate" means any (i) Person owning a majority interest in
any corporate Partner; (ii) Person owning an interest as a general partner of
any Partner or a majority interest as a limited partner of any Partner; (iii)
Person who is an officer, director, trustee, partner or stockholder of any
Partner or of any Person described in the preceding clause (ii); or (iv) Person
that is controlling, controlled by or under common control with a Partner or any
Person described in the preceding clauses (i), (ii) or (iii).

          1.4  "Agreement" or "Partnership Agreement" means this Amended and
Restated Partnership Agreement, as amended from time to time.  Words such as
"herein," "hereinafter," "hereof," and "hereunder" refer to this Agreement as a
whole, unless the context otherwise requires.

                                       2
<PAGE>
 
           1.5  "Assignee" means any Person who has acquired a beneficial
interest in the Interest of a Partner in the Partnership.

          1.6   "Available Cash Flow" means, with respect to the applicable
period of measurement (i.e., any period beginning on the first day of the fiscal
year or other period commencing immediately after the last day of the
calculation of Available Cash Flow which was distributed, and ending on the last
day of the month, quarter or other applicable period immediately preceding the
date of calculation), the excess, if any, of the gross cash receipts of the
Partnership for such period from all sources whatsoever, including, without
limitation, the following:

          (a) (i) all rents, revenues, income and proceeds derived by the
     Partnership from its operations, including, without limitation,
     distributions received by the Partnership from any entity in which the
     Partnership has an interest; (ii) all proceeds and revenues received on
     account of any sales of property of the Partnership or received by the
     Partnership for payments of principal, interest, costs, fees, penalties or
     otherwise on account of any loans made by the Partnership or financings or
     refinancings of any property of the Partnership; (iii) the amount of any
     insurance proceeds and condemnation awards received by the Partnership;
     (iv) all Capital Contributions received by the Partnership from its
     Partners; (v) all cash amounts previously reserved by the Partnership, if
     the specific purposes for which such amounts were reserved are no longer
     applicable; and (vi) the proceeds of liquidation of the Partnership's
     property in accordance with this Agreement:

over the sum of:

          (b) (i) all operating costs and expenses of the Partnership and
     capital expenditures made during such period (without deduction, however,
     for any capital expenditures, charges for depreciation or other expenses
     not paid in cash or expenditures from reserves described in (vii) below);
     (ii) all costs and expenses expended or payable during such period in
     connection with the sale or other disposition, or financing or refinancing,
     of property of the Partnership or the recovery of insurance or condemnation
     proceeds; (iii) all fees provided for under this Agreement; (iv) all debt
     service, including principal and interest, paid during such period on all
     indebtedness of the Partnership; (v) all Capital Contributions, advances,
     reimbursements or similar payments made to any Person (whether a
     partnership, corporation or other entity) in which the Partnership has an
     interest; (vi)

                                       3
<PAGE>
 
     all loans made by the Partnership; and (vii) any and all reserves
     reasonably determined by the General Partner to be necessary or appropriate
     for working capital, capital improvements, payments of periodic
     expenditures, debt service or other purposes.

           1.7  "BHI" means Brookdale Holdings, Inc., a Delaware corporation.

           1.8  "BLC" means Brookdale Living Communities, Inc., a Delaware
corporation.

          1.9   "Capital Account" means, with respect to any Partner, the
Capital Account maintained for such Partner in accordance with the following
provisions:

          (i)   To each Partner's Capital Account there shall be credited the
     amount of cash and the Gross Asset Value of any Property contributed by
     such Partner to the Partnership, such Partner's distributive share of
     Profits and any items in the nature of income or gain which are specially
     allocated pursuant to Sections 4.3 or 4.4 hereof, and the amount of any
     Partnership liabilities assumed by such Partner or which are secured by any
     Property distributed to such Partner.

          (ii)  To each Partner's Capital Account there shall be debited the
     amount of cash and the Gross Asset Value of any Property distributed to
     such Partner pursuant to any provision of this Agreement, such Partner's
     distributive share of Losses and any items in the nature of expenses or
     losses which are specially allocated pursuant to Sections 4.3 or 4.4 hereof
     and the amount of any liabilities of such Partner assumed by the
     Partnership or which are secured by Property contributed by such Partner to
     the Partnership.

         (iii)  In determining the amount of any liability for purposes of the
     foregoing subparagraphs (i) and (ii), there shall be taken into account
     Code Section 752(c) and any other applicable provisions of the Code and
     Regulations.

          The foregoing provisions and the other provisions of this Agreement
relating to the maintenance of Capital Accounts are intended to comply with
Regulations Sections 1.704-1(b) and 1.704-2, and shall be interpreted and
applied in a manner consistent with such Regulations.  In the event the Managing
Partner shall determine that it is prudent to modify the manner in which the
Capital Accounts, or any debits or credits thereto (including, without
limitation, debits or credits relating to liabilities which are secured by
contributed or distributed property or which are

                                       4
<PAGE>
 
assumed by the Partnership, a Partner or Partners) are computed in order to
comply with such Regulations, the Managing Partner may make such modification,
provided that it is not likely to have a material adverse effect on the amounts
distributable to any Partner pursuant to Article IX hereof upon the dissolution
of the Partnership.  The Managing Partner also shall (i) make any adjustments
that are necessary or appropriate to maintain equality between the Capital
Accounts of the Partners and the amount of Partnership capital reflected on the
Partnership's balance sheet, as computed for book purposes, in accordance with
Regulations Section 1.704-1(b)(2)(iv)(q), and (ii) make any appropriate
modifications in the event unanticipated events might otherwise cause this
Agreement not to comply with Regulations Sections 1.704-1(b) or 1.704-2.

          1.10  "Capital Contributions" means, with respect to any Partner, the
amount of money and the initial Gross Asset Value of any property (other than
money), net of the amount of any debt to which such property is subject,
contributed to the Partnership with respect to the Interest in the Partnership
held by such Partner. The principal amount of a promissory note which is not
readily tradable on an established securities market and which is contributed to
the Partnership by the maker of the note shall not be included in the Capital
Account of any Person until the Partnership makes a taxable disposition of the
note or until (and to the extent) such Partner makes principal payments on the
note, all in accordance with Regulations Section 1.704-1(b)(2)(iv)(d)(2).

          1.11  "Code" means the Internal Revenue Code of 1986, as amended from
time to time (or any corresponding provisions of succeeding law).

          1.12  "Depreciation" means, for each Partnership taxable year or other
period, an amount equal to the depreciation, amortization or other cost recovery
deduction allowable with respect to an asset for such year or other period,
except that, if the Gross Asset Value of an asset differs from its adjusted
basis for federal income tax purposes at the beginning of such year or other
period, Depreciation shall be an amount which bears the same ratio to such
beginning Gross Asset Value as the federal income tax depreciation, amortization
or other cost recovery deduction for such year or other period bears to such
beginning adjusted tax basis; provided, however, that, if the federal income tax
depreciation, amortization or other cost recovery deduction for such year is
zero, Depreciation shall be determined with reference to such beginning Gross
Asset Value using any reasonable method selected by the Managing Partner; and
provided, further, however, that to the extent the "remedial" method described
in Regulations

                                       5
<PAGE>
 
Section 1.704-3 is elected pursuant to the terms of this Agreement, Depreciation
will be determined in a manner consistent therewith.

          1.13  "Gross Asset Value" means, with respect to any asset, the
asset's adjusted basis for federal income tax purposes, except as follows:

          (i)   The initial Gross Asset Value of any asset contributed by a
     Partner to the Partnership shall be the gross fair market value of such
     asset, as determined by the contributing Partner and the Partnership;

          (ii)  The Gross Asset Values of all Partnership assets shall be
     adjusted to equal their respective gross fair market values, as reasonably
     determined by the Managing Partner, as of the following times: (a) the
     acquisition of an additional Interest in the Partnership by any new or
     existing Partner in exchange for more than a de minimis Capital
     Contribution; (b) the distribution by the Partnership to a Partner of more
     than a de minimis amount of Partnership assets, including money, as
     consideration for an Interest in the Partnership; and (c) the liquidation
     of the Partnership within the meaning of Regulations Section 1.704-
     1(b)(2)(ii)(g); provided, however, that adjustments pursuant to clauses (a)
     and (b) above shall be made only if the Managing Partner reasonably
     determines that such adjustments are necessary or appropriate to reflect
     the relative economic interests of the Partners in the Partnership;

          (iii) The Gross Asset Value of any Partnership asset distributed to
     any Partner shall be the gross fair market value of such asset on the date
     of distribution; and

          (iv)  The Gross Asset Values of Partnership assets shall be increased
     (or decreased) to reflect any adjustments to the adjusted basis of such
     assets pursuant to Code Section 734(b) or 743(b), but only to the extent
     that such adjustments are taken into account in determining Capital
     Accounts pursuant to Regulations Section 1.704-1(b)(2)(iv)(m) and the
     definition of "Capital Account" hereof; provided, however, that Gross Asset
     Values shall not be adjusted pursuant to this subparagraph (iv) to the
     extent the Managing Partner determines that an adjustment pursuant to the
     foregoing subparagraph (ii) of this definition hereof is necessary or
     appropriate in connection with a transaction that would otherwise result in
     an adjustment pursuant to this subparagraph (iv).

If the Gross Asset Value of an asset has been determined or adjusted pursuant to
any of the foregoing subparagraphs (i), (ii)

                                       6
<PAGE>
 
or (iv), such Gross Asset Value shall thereafter be adjusted by the Depreciation
taken into account with respect to such asset for purposes of computing Profits
and Losses.

          1.14  "Interest" means a Partner's ownership interest in the
Partnership, including any and all benefits to which the holder of such an
Interest may be entitled as provided in this Agreement, together with all
obligations of such Partner to comply with the terms and provisions of this
Agreement.

          1.15  "Managing Partner" means BHI and any successor Partner who shall
be so designated by the Partners pursuant to this Agreement to manage the
affairs of the Partnership and the Partnership Property.

          1.16  "Nonrecourse Deductions" has the meaning set forth in
Regulations Section 1.704-2(b).  The amount of Nonrecourse Deductions for a
Partnership taxable year equals the excess, if any, of the net increase, if any,
in the amount of Partnership Minimum Gain during that Partnership taxable year
over the aggregate amount of any distributions during that Partnership taxable
year of proceeds of a Nonrecourse Liability that are allocable to an increase in
Partnership Minimum Gain, determined according to the provisions of Regulations
Section 1.704-2(c).

          1.17  "Nonrecourse Liability" has the meaning set forth in Regulations
Section 1.704-2(b)(3).

          1.18  "Partner Minimum Gain" has the meaning set forth in the
definition of "partner nonrecourse debt minimum gain" in Regulations Section
1.704-2(i)(2) and will be computed as provided in Regulations Section 1.704-
2(i)(3).

          1.19  "Partner Nonrecourse Debt" has the meaning set forth in
Regulations Section 1.704-2(b)(4).

          1.20  "Partner Nonrecourse Deductions" has the meaning set forth in
Regulations Section 1.704-2(i).  The amount of Partner Nonrecourse Deductions
with respect to a Partner Nonrecourse Debt for a Partnership taxable year equals
the excess, if any, of the net increase, if any, in the amount of Partnership
Minimum Gain attributable to such Partner Nonrecourse Debt during that
Partnership taxable year over the aggregate amount of any distributions during
that Partnership taxable year to the Partner that bears the economic risk of
loss for such Partner Nonrecourse Debt to the extent such distributions are from
the proceeds of such Partner Nonrecourse Debt and are allocable to an increase
in Partnership Minimum Gain attributable to such Partner Nonrecourse Debt,
determined in accordance with Regulations Section 1.704-2(i).

                                       7
<PAGE>
 
          1.21  "Partners" means BLC and BHI and any person who is admitted as a
Partner, from time to time, pursuant to the terms of this Agreement.  "Partner"
means any one of the Partners.

          1.22  "Partnership" means the partnership formed pursuant to the
Original Agreement and continued pursuant to this Agreement and the partnership
continuing the business of this Partnership in the event of dissolution as
herein provided.

          1.23  "Partnership Minimum Gain" has the meaning set forth in
Regulations Section 1.704-2(b)(2) and will be computed as provided in
Regulations Section 1.704-2(d).

          1.24  "Percentage Interest" means the percentage set forth for the
Partners on Exhibit A hereto.

          1.25  "Person" means any individual, general partnership, limited
partnership, corporation, trust or other association or entity.

          1.26  "Profits" and "Losses," and reference to any item of income,
gain, loss or deduction thereof, means for each Partnership taxable year or
other period, an amount equal to the Partnership's taxable income or loss for
such year or period, determined in accordance with Code Section 703(a) (for this
purpose, all items of income, gain, loss or deduction required to be stated
separately pursuant to Code Section 703(a)(1) shall be included in taxable
income or loss), with the following adjustments:

          (i)   Any income of the Partnership that is exempt from federal income
     tax and not otherwise taken into account in computing Profits or Losses
     pursuant to this definition shall be added to such taxable income or loss;

          (ii)  Any expenditures of the Partnership described in Code Section
     705(a)(2)(B) or treated as Code Section 705(a)(2)(B) expenditures pursuant
     to Regulations Section 1.704-1(b)(2)(iv)(i), and not otherwise taken into
     account in computing Profits or Losses pursuant to this definition shall be
     subtracted from such taxable income or loss;

          (iii) In the event the Gross Asset Value of any Partnership asset is
     adjusted pursuant to subparagraph (ii) or (iv) of the definition of Gross
     Asset Value hereof, the amount of such adjustment shall be taken into
     account as gain or loss from the disposition of such asset for purposes of
     computing Profits or Losses;

                                       8
<PAGE>
 
          (iv)  Gain or loss resulting from any disposition of property with
     respect to which gain or loss is recognized for federal income tax purposes
     shall be computed by reference to the Gross Asset Value of the property
     disposed of notwithstanding that the adjusted tax basis of such property
     differs from its Gross Asset Value;

          (v)   In lieu of the depreciation, amortization and other cost
     recovery deductions taken into account in computing such taxable income or
     loss, there shall be taken into account Depreciation for such Partnership
     taxable year or other period, computed in accordance with the definition of
     Depreciation herein; and

          (vi)  Notwithstanding any other provision of this definition of
     "Profits" and "Losses," any items which are specially allocated pursuant to
     Sections 4.3 or 4.4 hereof shall not be taken into account in computing
     Profits or Losses.

          1.27  "Project" means the senior and assisted living facility
described in Exhibit B attached hereto and all of the Partnership's interest
therein, including all real estate related thereto and buildings and
improvements thereon.

          1.28  "Property" means all real and personal property acquired by the
Partnership and any improvements thereto, and shall include both tangible and
intangible property.

          1.29  "Recapture Gain" has the meaning set forth in Section 4.6(e).
                
          1.30  "Regulations" means the Income Tax Regulations, including
Temporary Regulations, promulgated under the Code, as such regulations may be
amended from time to time (including corresponding provisions of succeeding
regulations).

          1.31  "Tax Matters Partner" shall mean BHI or any successor Managing
Partner.

          1.32  "Transfer" means, as a noun, any voluntary or involuntary
transfer, sale, pledge, hypothecation or other disposition or encumbrance and,
as a verb, voluntarily or involuntarily to transfer, sell, pledge, hypothecate
or otherwise dispose of or encumber.

          1.33  "Transferee" has the meaning set forth in Section 4.5(c).
                
                                       9
<PAGE>
 
                                  ARTICLE II
                                THE PARTNERSHIP

          2.1   Organization.  The Partners hereby agree to (i) continue the
Partnership as a general partnership pursuant to the provisions of the Act and
upon the terms and conditions set forth in this Agreement and (ii) amend and
restate herein the Partnership Agreement in its entirety.

          2.2   Partnership Name.  The name of the Partnership shall be "River
Oaks Partners" and all business of the Partnership shall be conducted in such
name or such other name as the Managing Partner shall determine.  The
Partnership shall hold all of its property in the name of the Partnership and
not in the name of any Partner.

          2.3   Purpose.  The purpose and business of the Partnership shall be
to own real property, including, without limitation, the Project, to acquire,
lease, own, mortgage or otherwise encumber personal property, fixtures and real
property to accomplish the foregoing; to operate, manage, lease (or cause the
operation, management and leasing by independent contractors including a Partner
or its Affiliates) the Project and any other Property owned by the Partnership,
and otherwise deal in and with the business and assets of the Partnership; to do
any and all other acts which may be necessary or incidental to any of the
foregoing or the promotion or conduct of the business of the Partnership or any
of the Partnership Property, including, without limitation, being a partner in
another partnership or other partnerships; and to pursue or conduct any other
business or activity approved by the Partners.

          2.4   Principal Place of Business.  The principal place of business of
the Partnership shall be c/o Brookdale Living Communities, Inc., 77 West Wacker
Drive, Chicago, Illinois 60601 or such other location as may be designated from
time to time by the Managing Partner.

          2.5   Term.  The term of the Partnership commenced on the date of the
Original Agreement and shall continue until the winding up and liquidation of
the Partnership and its business is completed, as provided in Article IX hereof.

          2.6   Filings; Agent for Service of Process.
          
          (a)   The Managing Partner is authorized to execute, file and/or
record with such proper authorities in each jurisdiction in which the
Partnership conducts business, such certificates or other

                                      10
<PAGE>
 
documents as shall be necessary, appropriate or desirable, in the judgment of
the Managing Partner, to legally form the Partnership and conduct the business
of the Partnership.

          (b) The agent for service of process in the State of Illinois shall be
Robert J. Rudnik, c/o The Prime Group, Inc., 77 West Wacker Drive, Suite 3900,
Chicago, Illinois 60601.  The Managing Partner, in its sole and absolute
discretion, may change the registered agent and appoint successor registered
agents.

          2.7   Reservation of Other Business Opportunities.  No business
opportunities other than those actually exploited by the Partnership pursuant to
Section 2.3 shall be deemed the property of the Partnership, and any Partner or
its Affiliate may engage in or possess an interest in any other business
venture, independently or with others, of any nature or description; and neither
any other Partner nor the Partnership shall have any rights by virtue hereof in
and to such other business ventures or to the income or profits derived
therefrom.  The provisions of this Section 2.7 shall be subject to, and not in
any way affect the enforceability of, any separate agreement by a Partner or any
Affiliate thereof restricting or prohibiting certain business activities of such
Partner or Affiliate.


                                  ARTICLE III
                        PARTNERS' CAPITAL CONTRIBUTIONS;
                     ADDITIONAL FINANCING AND CONTRIBUTIONS

          3.1   Partners.  The name, address, initial Capital Contribution and
Percentage Interest of each of the Partners is set forth on Exhibit A hereto.

          3.2   Additional Financing.  The sums of money required to finance the
business and affairs of the Partnership shall be derived from the Capital
Contributions by the Partners to the Partnership, from funds generated from the
operation and the business of the Partnership and from any loans, financing or
other indebtedness which the Managing Partner may, in its discretion, approve
for the Partnership.  No additional Capital Contributions shall be made to the
Partnership except as approved by the Partners.

           3.3  Other Matters.

          (a) Except as otherwise provided in this Agreement, no Partner shall
demand or receive a return of its Capital Contributions from the Partnership
without the consent of the other Partners.  Under circumstances requiring a
return of any Capital

                                       11
<PAGE>
 
Contributions, no Partner shall have the right to receive property other than
cash except as may be specifically provided herein.

          (b)  No Partner shall receive any interest, salary or drawing with
respect to its Capital Contributions or its Capital Account or for services
rendered on behalf of the Partnership or otherwise in its capacity as a Partner,
except as otherwise provided in this Agreement or with the consent of the other
Partners.


                                   ARTICLE IV
                                  ALLOCATIONS

          4.1   Profits.  After giving effect to the special allocations set
forth in Sections 4.3 and 4.4 hereof, Profits for any Partnership taxable year
shall be allocated pro rata between the Partners in accordance with their
Percentage Interests.

          4.2   Losses.  After giving effect to the special allocations set
forth in Sections 4.3 and 4.4 hereof, Losses for any Partnership taxable year
shall be allocated to the Partners pro rata to the Partners in accordance with
their Percentage Interests.

          4.3   Special Allocations. The following special allocations will be
made in following order and priority:

          (a)   If there is a net decrease in Partnership Minimum Gain during
any Partnership taxable year, each Partner will be specially allocated items of
Partnership income and gain for such year (and, if necessary, subsequent years)
in proportion to, and to the extent of, an amount equal to such Partner's share
of the net decrease in Partnership Minimum Gain determined in accordance with
Regulations Section 1.704-2(g)(2). The items to be allocated will be determined
in accordance with Regulations Section 1.704-2(f). This Section 4.3(a) is
intended to comply with such Sections of the Regulations and will be interpreted
consistently therewith.

          (b)   The allocations otherwise required pursuant to Section 4.3(a)
hereof will not apply to a Partner to the extent that:  (i) such Partner's share
of the net decrease in Partnership Minimum Gain is caused by a guaranty,
refinancing or other change in the instrument evidencing a nonrecourse debt of
the Partnership which causes such debt to become a partially or wholly recourse
debt or a Partner Nonrecourse Debt, and such Partner bears the economic risk of
loss (within the meaning of Regulations Section 1.752-2) for such changed debt;
(ii) such Partner's share of the net decrease in Partnership Minimum Gain
results from the repayment

                                      12
<PAGE>
 
of a nonrecourse liability of the Partnership, which repayment is made using
funds contributed by such Partner to the capital of the Partnership; (iii) the
Internal Revenue Service, pursuant to Regulations Section 1.704-2(f)(4), waives
the requirement of such allocation in response to a request for such waiver made
by the Managing Partner on behalf of the Partnership (which request the Managing
Partner may or may not make, in its discretion); or (iv) additional exceptions
to the requirement of such allocation are established by revenue rulings issued
by the Internal Revenue Service pursuant to Regulations Section 1.704-2(f)(5),
which exceptions apply to such Partner, as determined by the Managing Partner in
its discretion.

          (c)   Except as provided in Section 4.3(a) hereof, if there is a net
decrease in Partner Minimum Gain attributable to Partner Nonrecourse Debt during
any Partnership taxable year, determined in accordance with Regulations Section
1.704-2(i)(3), then, except as provided in Regulations Section 1.704-2(i)(4),
each Partner who has a share of the Partner Minimum Gain attributable to such
Partner Nonrecourse Debt, determined in accordance with Regulations Section
1.704-2(i)(5), will be allocated items of income and gain for such Partnership
taxable year (and, if necessary, subsequent Partnership taxable years) equal to
such Partner's share of the net decrease in Partner Minimum Gain.  The items to
be allocated will be determined in accordance with Regulations Section 1.704-
2(j)(2).  This Section 4.3(c) is intended to comply with Regulations Section
1.704-2(i) and will be applied and interpreted in accordance with such
Regulation.

          (d)   Any item of Partnership loss, deduction or expenditure under
Code Section 705(a)(2)(b) attributable to Partner Nonrecourse Debt will be
allocated in accordance with Regulations Section 1.704-2(i) to the Partner who
bears the economic risk of loss for such Partner Nonrecourse Debt.
 
          (e)   In the event any Partner unexpectedly receives any adjustments,
allocations or distributions described in Regulations Section 1.704-
1(b)(2)(ii)(d)(4), (5) or (6) resulting in an Adjusted Capital Account Deficit
for such Partner, items of income and gain will be specially allocated to such
Partner in any amount and manner sufficient to eliminate, to the extent required
by the Regulations, such Adjusted Capital Account Deficit as quickly as
possible.  The items to be allocated will be determined in accordance with
Regulations Section 1.704-1(b)(2)(ii)(d)(6). This Section 4.3(e) is intended to
comply with Regulations Section 1.704-1(b)(2)(ii)(d) and will be applied and
interpreted in accordance with such Regulation.

                                       13
<PAGE>
 
          (f)   No items of loss or deduction will be allocated to any Partner
to the extent that any such allocation would cause the Partner to have an, or
increase the amount of an existing, Adjusted Capital Account Deficit at the end
of any Partnership taxable year. All items of loss or deduction in excess of the
limitation set forth in this Section 4.3(f) will be allocated among such other
Partners which do not have Adjusted Capital Account Deficit balances, pro rata,
in proportion to their Percentage Interests, until no Partner may be allocated
any further items of loss or deduction without creating or increasing an
Adjusted Capital Account Deficit. Thereafter , any remaining items of loss or
deduction will be allocated to the Partners, pro rata, in proportion to their
relative aggregate Capital Contributions made prior to the last day of the
period to which the loss or deduction relates.

          (g)   In the event any Partner has an Adjusted Capital Account Deficit
at the end of any Partnership taxable year, each such Partner will be specially
allocated items of Partnership income and gain (consisting of a pro rata portion
of each item of Partnership income and gain) to eliminate such Adjusted Capital
Account Deficit as quickly as possible, provided that an allocation pursuant to
this Section 4.3(g) will be made to a Partner if and only to the extent that
such Partner would have an Adjusted Capital Account Deficit in excess of such
sum after all other allocations provided for in this Article IV have been
tentatively made.

          (h)   To the extent an adjustment to the adjusted tax basis of any
Property pursuant to Sections 734(b) or 743(b) of the Code is required, pursuant
to Regulations Section 1.704-1(b)(2)(iv)(m), to be taken into account in
determining Capital Accounts, the amount of such adjustment to the Capital
Accounts will be treated as an item of gain (if the adjustment increases the
basis of the asset) or loss (if the adjustment decreases such basis) and such
gain or loss will be specially allocated among the Partners in a manner
consistent with the manner in which their Capital Accounts are required to be
adjusted pursuant to such Section of the Regulations.

          4.4   Curative Allocations.

          (a)   The "Regulatory Allocations" consist of the "Basic Regulatory
Allocations," as defined in Section 4.4(b) hereof, the "Nonrecourse Regulatory
Allocations," as defined in Section 4.4(c) hereof, and the "Partner Nonrecourse
Regulatory Allocations," as defined in Section 4.4(d) hereof.

          (b)   The "Basic Regulatory Allocations" consist of allocations
pursuant to Sections 4.3(e), 4.3(f), 4.3(g) and 4.3(h)

                                      14
<PAGE>
 
hereof.  Notwithstanding any other provision of this Agreement, other than the
Regulatory Allocations, the Basic Regulatory Allocations shall be taken into
account in allocating items of income, gain, loss and deduction among the
Partners so that, to the extent possible, the net amount of such allocations of
the Basic Regulatory Allocations and such other items to each Partner shall be
equal to the net amount that would have been allocated to each such Partner as
if the Basic Regulatory Allocations had not occurred.  For purposes of applying
the foregoing sentence, allocations pursuant to this Section 4.4(b) shall only
be made with respect to allocations pursuant to Section 4.3(h) hereof to the
extent the Managing Partner reasonably determines that such allocations will
otherwise be inconsistent with the economic agreement among the parties to this
Agreement.

          (c)   The "Nonrecourse Regulatory Allocations" consist of all
allocations pursuant to Sections 4.3(a) hereof. Notwithstanding any other
provision of this Agreement, other than the Regulatory Allocations, the
Nonrecourse Regulatory Allocations shall be taken into account in allocating
items of income, gain, loss and deduction among the Partners so that, to the
extent possible, the net amount of such allocations of the Nonrecourse
Regulatory Allocations and such other items to each Partner shall be equal to
the net amount that would have been allocated to each such Partner if the
Nonrecourse Regulatory Allocations had not occurred. For purposes of applying
the foregoing sentence, no allocations pursuant to this Section 4.4(c) shall be
made prior to the Partnership taxable year during which there is a net decrease
in Partnership Minimum Gain, and then only to the extent necessary to avoid any
potential economic distortions caused by such net decrease in Partnership
Minimum Gain.

          (d)   The "Partner Nonrecourse Regulatory Allocations" consist of all
allocations pursuant to Sections 4.3(c) and 4.3(d) hereof.  Notwithstanding any
other provision of this Agreement, other than the Regulatory Allocations, the
Partner Nonrecourse Regulatory Allocations shall be taken into account in
allocating items of income, gain, loss and deduction among the Partners so that,
to the extent possible, the net amount of such allocations of the Partner
Nonrecourse Regulatory Allocations and such other items to each Partner shall be
equal to the net amount that would have been allocated to each such Partner if
the Partner Nonrecourse Regulatory Allocations had not occurred.  For purposes
of applying the foregoing sentence (i) no allocations pursuant to this Section
4.4(d) shall be made with respect to allocations pursuant to Section 4.3(c)
relating to a particular Partner Nonrecourse Debt prior to the Partnership
taxable year during which there is a net decrease in Partner Minimum Gain
attributable to such Partner Nonrecourse Debt, and then only to the extent
necessary to avoid

                                      15
<PAGE>
 
any potential economic distortions caused by such net decrease in Partner
Minimum Gain, and (ii) allocations pursuant to this Section 4.4(d) shall be
deferred with respect to allocations pursuant to Section reasonably determines
that such allocations are likely to be offset by subsequent allocations pursuant
to Section 4.3(c) hereof.

          (e)   The Managing Partner shall have reasonable discretion, with
respect to each Partnership taxable year, to (i) apply the provisions of
Sections 4.4(b), 4.4(c) and 4.4(d) hereof in whatever order is likely to
minimize the economic distortions that might otherwise result from the
Regulatory Allocations and (ii) divide all allocations pursuant to Sections
4.4(b), 4.4(c) and 4.4(d) hereof among the Partners in a manner that is likely
to minimize such economic distortions.

          4.5   Other Allocation Rules.
          
          (a)   For purposes of determining the Profits, Losses or any other
items allocable to any period, Profits, Losses and any such other items shall be
determined on a daily, monthly or other basis, as determined by the Managing
Partner using any permissible method under Code Section 706 and the Regulations
thereunder.

          (b)   For purposes of Regulations Section 1.752-3(a)(3), the Partners
agree that Nonrecourse Liabilities of the Partnership in excess of the sum of
(i) the amount of Partnership Minimum Gain and (ii) the total amount of built-in
gain (as defined in Regulations Section 1.752-3(a)(2)) shall be allocated among
the Partners in accordance with their respective Percentage Interests.

          (c)   In the event Interests are transferred in accordance with the
provisions of Article VIII hereof during any taxable year, the distributive
share of Partnership income, gain, loss and deductions attributable to such
transferred Interests for that taxable year shall be apportioned between the
transferor Partner and the person to whom the Interest is transferred (the
"Transferee") in proportion to the number of days during such taxable year that
each was the owner of the Interests transferred, but subject to the constraints
and limitations imposed by Code Section 706.  Distributions with respect to
Interests transferred shall be made only to Partners of record on a date
designated by the Managing Partner as the date of such distribution.

          4.6   Tax Allocations; Code Section 704(c).
                
          (a)   In accordance with Code Section 704(c) and the Regulations
thereunder, solely for income tax purposes, income,

                                      16
<PAGE>
 
gain, loss and deduction with respect to any property contributed to the capital
of the Partnership (including income, gain, loss and deduction determined with
respect to the alternative minimum tax) shall, be allocated among the Partners
so as to take account of any variation between the adjusted basis of such
property to the Partnership for federal income tax purposes (including such
adjusted basis for alternative minimum tax purposes) and its initial Gross Asset
Value, including, but not limited to, special allocations to a contributing
Partner that are required under Code Section 704(c) to be made upon distribution
of such property to any of the non-contributing Partners.

          (b)   In the event the Gross Asset Value of any Partnership asset is
adjusted pursuant to paragraph (ii) of the definition of "Gross Asset Value"
contained herein, solely for federal income tax purposes, subsequent allocations
of income, gain, loss and deduction with respect to such asset (including
income, gain, loss and deduction determined with respect to the alternative
minimum tax) will take account of any variation between the adjusted basis of
such asset (including such adjusted basis for alternative minimum tax purposes)
and its Gross Asset Value in the same manner as under Code Section 704(c) and
the Regulations thereunder.

          (c)   Any elections or other decisions relating to allocations under
this Section 4.6, including the selection of any allocation method permitted
under Regulations Section 1.704-3, will be made as approved by the Managing
Partner in any manner that reasonably reflects the purpose and intention of this
Agreement. Except as otherwise provided in this Section 4.6, all items of
Partnership income, gain, loss, deduction and credit will for tax purposes be
divided among the Partners in the same manner as they share correlative Profits,
Losses or Partnership items of income, gain, loss or deduction, as the case may
be, for the Partnership taxable year. Allocations pursuant to this Section 4.6
are solely for purposes of federal, state and local taxes and will not affect,
or in any way be taken into account in computing, any Partner's Capital Account
or share of Profits, Losses or other items or distributions pursuant to any
provision of this Agreement.

          (d)   If any taxable item of income or gain is computed differently
from the taxable item of income or gain which results for purposes of the
alternative minimum tax, then to the extent possible, without changing the
overall allocations of items for purposes of either the Partners' Capital
Accounts or the regular income tax (i) each Partner will be allocated items of
taxable income or gain for alternative minimum tax purposes taking into account
the prior allocations of originating tax preferences or alternative minimum tax
adjustments to such Partner (and its

                                      17
<PAGE>
 
predecessors) and (ii) other Partnership items of income or gain for alternative
minimum tax purposes of the same character that would have been recognized but
for the originating tax preferences or alternative minimum tax adjustments, will
be allocated away from those Partners that are allocated amounts pursuant to
clause (i) so that, to the extent possible, the other Partners are allocated the
same amount, and type, of alternative minimum tax income and gain that would
have been allocated to them had the originating tax preferences or alternative
minimum tax adjustments not occurred.

          (e) If any portion of gain recognized from the disposition of property
by the Partnership represents the "recapture" of previously allocated deductions
by virtue of the application of Code Section 1245 or 1250 ("Recapture Gain"),
such Recapture Gain will be allocated as follows:

     First, to the Partners, pro rata, in proportion to the lesser of each
Partner's (i) allocable share of the total gain recognized from the disposition
of such Partnership property and (ii) share of depreciation or amortization with
respect to such property (as determined under Proposed Treasury Regulation
section 1.1245-1(e)(2)), until each such Partner has been allocated Recapture
Gain equal to such lesser amount; and

     Second, the balance of Recapture Gain will be allocated among the Partners
whose allocable shares of total gain exceed their shares of depreciation or
amortization with respect to such property (as determined under Proposed
Treasury Regulation section 1.1245-1(e)(2)), in proportion to their shares of
total gain (including Recapture Gain) from the disposition of such property;
provided, however, that no Partner will be allocated Recapture Gain under this
Section 4.6(e) in excess of the total gain allocated to such Partner from such
disposition.


                                   ARTICLE V
                                 DISTRIBUTIONS

          5.1   Distributions of Available Cash Flow. Except as otherwise
provided in Article IX hereof, Available Cash Flow, if any, shall be
distributed, at such times as the Managing Partner may determine to be
appropriate, to the Partners in accordance with their respective Percentage
Interests.

          5.2   Withholding. Notwithstanding any other provision of this
Agreement, the Tax Matters Partner is authorized to take any action that it
determines to be necessary or appropriate to cause the Partnership to comply
with any withholding requirements established under any federal, state or local
tax law, including,

                                      18
<PAGE>
 
without limitation, withholding on any distribution to any Partner. For all
purposes of this Article V, any amount withheld on any distribution and paid
over to the appropriate governmental body shall be treated as if such amount
had, in fact, been distributed to the Partner.


                                   ARTICLE VI
                           MANAGEMENT OF PARTNERSHIP

          6.1  Management of Partnership.

          (a)  The Partners hereby authorize the appointment of BHI as the
Managing Partner of the Partnership.

          (b)  The exclusive management and control of the business and affairs
of the Partnership shall be vested in the Managing Partner.  Each Partner hereby
waives any and all claims such Partner may have against the Partnership or any
other Partner for breach of fiduciary duty, or other similar responsibility or
obligation.  The Managing Partner shall have full power and authority to do all
things deemed necessary or desirable by it to conduct the business of the
Partners, including, without limitation, the following:

               (i)  the making of any expenditures, the lending or borrowing of
     money, the assumption, guarantee of or other contracting of indebtedness
     and other liabilities, the issuance of evidences of indebtedness and the
     incurring of any obligations it deems necessary for the conduct of the
     activities of the Partnership;

              (ii)  the making of tax, regulatory and other filings or rendering
     of periodic or other reports to governmental or other agencies having
     jurisdiction over the Partnership or the business or assets of the
     Partnership;

             (iii)  the acquisition, disposition, mortgage, pledge, encumbrance,
     hypothecation or exchange of any assets of the Partnership or the merger or
     other combination of the Partnership with or into another entity;

              (iv)  the use of the assets of the Partnership (including, without
     limitation, cash on hand) for any purpose and on any terms it sees fit,
     including, without limitation, the financing of the conduct of the
     operations of the Managing Partner or the Partnership, the lending of funds
     to other Persons and the repayment of obligations of the Partnership;

                                       19
<PAGE>
 
               (v)  the negotiation, execution and performance of any contracts,
     conveyances or other instruments that the Managing Partner considers useful
     or necessary to the conduct of the Partnership's operations or the
     implementation of the Managing Partner's powers under this Agreement,
     including management, development or operating agreements with respect to
     the Project;

              (vi)  the distribution of Partnership cash or other Partnership
     assets in accordance with this Agreement;

             (vii)  the selection and dismissal of employees of the Partnership
     or the Managing Partner and agents, outside attorneys, accountants,
     consultants and contractors of the Managing Partner or the Partnership and
     the determination of their compensation and other terms of employment or
     hiring;

            (viii)  the maintenance of insurance for the benefit of the
     Partnership;

              (ix)  the formation of or acquisition of an interest in and the
     contribution of property to any further limited or general partnerships,
     joint ventures or other relationships that it deems desirable;

               (x)  the control of any matters affecting the rights and
     obligations of the Partnership, including the conduct of litigation,
     incurring of legal expense and settlement of claims and litigation, and the
     indemnification of any Person against liabilities and contingencies to the
     extent permitted by law;

              (xi)  the undertaking of any action in connection with the
     Partnership's direct or indirect investment in any other Person (including,
     without limitation, the contribution or loan of funds by the Partnership to
     such Persons); and

             (xii)  the determination of the fair market value of any
     Partnership property distributed in kind using such reasonable method of
     valuation as the Managing Partner may adopt.

          (c)  The Partners agree that the Managing Partner is authorized to
execute, deliver and perform the above-mentioned agreements and transactions on
behalf of the Partnership without any further act, approval or vote of the
Partners.

          (d)  At all times from and after the date hereof, the Managing Partner
may cause the Partnership to obtain and maintain

                                       20
<PAGE>
 
casualty, liability and other insurance on the properties of the Partnership.

          (e)  At all times from and after the date hereof, the Managing Partner
may cause the Partnership to establish and maintain working capital reserves in
such amounts as the Managing Partner, in its sole and absolute discretion, deems
appropriate and reasonable from time to time.

          6.2  [Intentionally Omitted.]

          6.3  Compensation and Expense Reimbursement of Partners.

          (a)  No payment will be made by the Partnership for the services of
any Partner or any member, employee, agent or partner of any Partner or an
Affiliate thereof, except as may be expressly approved by the Managing Partner.

          (b)  Each of the Partners, and all Affiliates thereof, shall, at the
request of such Partner, be reimbursed by the Partnership for the reasonable
out-of-pocket expenses incurred by such Partner, or an Affiliate thereof, on
behalf of the Partnership in connection with the business and affairs of the
Partnership, including all legal, accounting, travel and other similar expenses
reasonably incurred by the Partners in connection with the formation of the
Partnership or the acquisition, development, renovation, rehabilitation, repair,
management or operation of the Project or any other Partnership Property.

          6.4  Limitation of Liability.  Neither the Partners, nor any officer,
director, partner, employee or Affiliate of any Partner shall be liable,
responsible or accountable in damages or otherwise to the Partnership or any
Partner for any action taken or failure to act on behalf of the Partnership
within the scope of the authority conferred on such Person by this Agreement or
by law, unless such action or omission was performed or omitted fraudulently or
in bad faith or constituted gross negligence or willful misconduct.

          6.5  Indemnification.  The Partnership shall indemnify and hold
harmless the Partners and each of their respective partners, officers,
directors, stockholders, employees, agents and Affiliates (collectively the
"Parties") from and against any and all losses, expenses, damages or injuries
suffered or sustained by the Parties (or any of them) by reason of any acts,
omissions or alleged acts or omissions arising out of its or their activities on
behalf of the Partnership or in furtherance of the interests of the Partnership,
including, but not limited to, any judgment, award, settlement, reasonable
attorney's fees and other costs or expenses

                                       21
<PAGE>
 
incurred in connection with the defense of any actual or threatened action,
proceeding or claim provided that the acts, omissions or alleged acts or
omissions upon which such actual or threatened action, proceeding or claim is
based was performed or omitted in good faith and were not performed or omitted
fraudulently or in bad faith or as a result of gross negligence or willful
misconduct by any such Party and provided that such Party reasonably believed
that the acts, omissions or alleged acts or omissions upon which such actual or
threatened action, proceeding or claim is based was in the best interests of the
Partnership.  Such indemnification shall be made only to the extent of the
assets of the Partnership.


                                  ARTICLE VII
                               BOOKS AND RECORDS

 
          7.1  Books and Records.  The Managing Partner shall keep proper and
usual books and records pertaining to the Partnership's business on an accrual
basis in accordance with tax accounting principles or generally accepted
accounting principles consistently applied, showing all of its assets and
liabilities, receipts and disbursements, profits and losses, Partners' Capital
Contributions and distributions and all transactions entered into by the
Partnership.  The books and records and all files of the Partnership shall be
kept at its principal office or such other place as the Managing Partner may
designate from time to time.  The fiscal year of the Partnership shall end on
December 31 of each year.

          7.2  Bank Accounts.  Funds of the Partnership shall be deposited in an
account or accounts in the bank or banks designated by the Managing Partner.
Such account or accounts shall be in the name of the Partnership and shall be
subject to withdrawal only upon signatures of those Persons authorized from time
to time by the Managing Partner.

          7.3  Tax Returns.  Federal, state and local tax returns of the
Partnership shall be prepared and timely filed by or at the direction of the
Managing Partner at the expense of the Partnership.

          7.4  Tax Decisions and Elections.  BHI is hereby designated the "Tax
Matters Partner" of the Partnership for all purposes under this Agreement and as
such term is defined under the Code.  The Tax Matters Partner shall make or
revoke all elections and take all reporting positions which, in its discretion,
it deems necessary or desirable for the Partnership.  Each item of Partnership
income and deduction shall be separately reported on

                                       22
<PAGE>
 
each Partner's income tax return, pursuant to Regulations Section 1.702-1(a).
The Managing Partner shall make the election under Code Section 754.  Tax
decisions and elections for the Partnership not provided for herein shall be
determined and made by the Managing Partner.  The Managing Partner shall provide
all Partners with all tax information that the Managing Partner receives, shall
notify all Partners of any meetings with respect to the Partnership's income tax
returns and shall afford representatives of each Partner the opportunity to be
present at such meetings.  No Partner shall take a position on any income tax
return which is inconsistent with any position taken by the Partnership on the
Partnership's income tax returns.

          7.5  Tax Examination.  Each Partner shall give prompt notice to the
other Partners upon receipt of notice that the Internal Revenue Service or any
state or local taxing authority intends to examine any Partnership income tax
returns.  The Tax Matters Partner shall promptly notify the Partners of the
commencement of any administrative or judicial proceedings involving the tax
treatment of items of Partnership income, loss, deductions and credits, and
shall further keep the Partners fully informed of all material developments
involved in such proceedings.


                                  ARTICLE VIII
                TRANSFER OR ASSIGNMENT OF PARTNERSHIP INTERESTS

 
          8.1  Restrictions on Transfer.  Each Partner may Transfer all or any
portion of its rights or Interest in the Partnership, but may not withdraw or
retire from the Partnership without the prior written consent of the Managing
Partner; provided, however, that no Transfer will be permitted until the
Transferee (a) delivers to the Managing Partner a written instrument evidencing
such Transfer; (b) executes a copy of this Agreement accepting and agreeing to
all of the terms, conditions and provisions of this Agreement; and (c) pays to
the Partnership its reasonable out-of-pocket costs and expenses incurred in
connection with such Transfer and the admission of the Transferee as a Partner.

          8.2  Admission of Transferees.  A Transferee of an Interest in the
Partnership in accordance with the provisions of Section 8.1 of this Article
VIII shall be admitted as a Partner with respect to the Interest Transferred
upon the fulfillment of such provisions.  Until such provisions are fulfilled, a
Transferee shall not be admitted as a Partner in the Partnership or otherwise be
recognized by the Partnership as having any rights as a Partner, including any
right to receive distributions from the Partnership

                                       23
<PAGE>
 
(directly or indirectly) or to acquire an interest in the capital or profits of
the Partnership.

                                   ARTICLE IX
                           DISSOLUTION AND WINDING UP

 
          9.1  Liquidating Events.  The Partnership shall dissolve and commence
winding up and liquidating upon the first to occur of any of the following
("Liquidating Events"):

          (a)  December 31, 2047;

          (b)  the sale of all or substantially all of the Property;

          (c)  the unanimous agreement of all Partners;

          (d)  the happening of any other event that makes it unlawful,
     impossible or impractical to carry on the business of the Partnership; or

          (e)  an event of dissolution required under the Act.

The Partners hereby agree that, notwithstanding any provision of the Act, the
Partnership shall not dissolve prior to the occurrence of a Liquidating Event.
Furthermore, if an event specified in Section 9.1(e) hereof occurs, the
remaining Partners may, within ninety (90) days of the date such event occurs,
unanimously vote to continue the Partnership business, in which case the
Partnership shall not dissolve and the occurrence of the event under Section
9.1(e) shall not be deemed a Liquidating Event.  The Partners further agree that
in the event the Partnership is dissolved prior to a Liquidating Event, the
Partnership may be continued upon the unanimous vote of the existing Partners at
such time to so continue the Partnership, provided such vote occurs within
thirty (30) days of the event triggering such dissolution.

          9.2  Winding Up.  Upon the occurrence of a Liquidating Event, the
Partnership shall continue solely for the purpose of winding up its affairs in
an orderly manner, liquidating its assets and satisfying the claims of its
creditors and Partners.  No Partner shall take any action that is inconsistent
with, or not necessary to or appropriate for, the winding up of the
Partnership's business and affairs.  The Managing Partner (or, in the event
there is no Managing Partner, the other Partners or any Person elected by a
majority of the other Partners) shall be responsible for overseeing the winding
up and dissolution of the Partnership and shall take full account of the
Partnership's

                                       24
<PAGE>
 
liabilities and the Partnership Property shall be liquidated as promptly as is
consistent with obtaining the fair value thereof, and the proceeds therefrom, to
the extent sufficient, shall be applied and distributed in the following order:

          (a)  First, to the payment and discharge of all of the Partnership's
     debts and liabilities to creditors other than Partners;

          (b)  Second, to the payment and discharge of all of the Partnership's
     debts and liabilities to Partners; and

          (c)  The balance, if any, to the Partners in accordance with their
     respective Capital Accounts, after giving effect to all contributions,
     distributions and allocations for all periods.

          9.3  Liquidating Trust.   In the discretion of the Managing Partner
(or such other Person responsible for overseeing the winding up and dissolution
of the Partnership), a pro rata portion of the distributions that would
otherwise be made to the Partners pursuant to this Article IX may be:

          (a)  distributed to a trust established for the benefit of the
     Partners, provided such trust is a liquidating trust or a grantor trust for
     federal income tax purposes, for the purpose of liquidating Partnership
     assets, collecting amounts owed to the Partnership and paying any
     contingent or unforeseen liabilities or obligations of the Partnership or
     of the Partners arising out of or in connection with the Partnership.  The
     assets of any such trust shall be distributed to the Partners from time to
     time at such times and in such amounts as determined, in the reasonable
     discretion of the Managing Partner (or such other Person responsible for
     overseeing the winding up and dissolution of the Partnership), to be
     appropriate in the same proportions as the amount distributed to such trust
     by the Partnership would otherwise have been distributed to the Partners
     pursuant to this Agreement; or

          (b)  withheld to provide a reasonable reserve for Partnership
     liabilities (contingent or otherwise) and to reflect the unrealized portion
     of any installment obligations owed to the Partnership, provided that such
     withheld amounts shall be distributed to the Partners as soon as
     practicable.

                                       25
<PAGE>
 
                                   ARTICLE X
                                 MISCELLANEOUS

          10.1  Notices. Any notice or other communication required or permitted
hereunder shall be in writing and shall be deemed to have been duly given on the
date of service if served personally; three (3) business days after the date of
mailing, if mailed, by first class mail, registered or certified, postage
prepaid; one (1) business day after delivery to the courier if sent by private
receipt courier guaranteeing next day delivery, delivery charges prepaid and, in
each case, addressed as follows:

           If to BLC to:

                Brookdale Living Communities, Inc.
                77 West Wacker Drive
                Chicago, Illinois 60601
                Attention: President
                Facsimile No.: (312) 917-0460

                with a copy to:

                Winston & Strawn
                35 West Wacker Drive
                Chicago, Illinois 60601
                Attention: Wayne D. Boberg, Esq.
                Facsimile No.: (312) 558-5700

                and to:

                Brookdale Living Communities, Inc.
                77 West Wacker Drive
                Chicago, Illinois 60601
                Attention: Michael W. Reschke
                Facsimile No.: (312) 917-1511

                and, if to BHI to:

                c/o Brookdale Holdings, Inc.
                77 West Wacker Drive
                Chicago, Illinois 60601
                Attention: President
                Facsimile No.: (312) 917-0460

                                       26
 
<PAGE>
 
                with a copy to:

                Winston & Strawn
                35 West Wacker Drive
                Chicago, Illinois 60601
                Attention:  Wayne D. Boberg, Esq.
                Facsimile No.:  (312) 558-5700

                and to:

                Brookdale Living Communities, Inc.
                77 West Wacker Drive
                Chicago, Illinois 60601
                Attention: Michael W. Reschke
                Facsimile No.: (312) 917-1511


or at such other place as the respective Partner may, from time to time,
designate in a written notice to the other Partners. All communications among
Partners in the normal course of the Partnership business shall be deemed
sufficiently given if sent by regular mail, postage prepaid.

          10.2  Binding Effect. Except as otherwise provided in this Agreement,
every covenant, term and provision of this Agreement shall be binding upon and
inure to the benefit of the Partners and their respective heirs, legatees, legal
representatives, successors, transferees and assigns.

          10.3  Creditors. None of the provisions of this Agreement shall be for
the benefit of or enforced by any creditor of the Partnership or any Partner.

          10.4  Remedies Cumulative. No remedy herein conferred upon any party
is intended to be exclusive of any other remedy, and each and every such remedy
shall be cumulative and shall be in addition to every other remedy given
hereunder or now or hereafter existing at law or in equity or by statute or
otherwise. No single or partial exercise by any party of any right, power or
remedy hereunder shall preclude any other or further exercise thereof.

          10.5  Construction. Every covenant, term and provision of this
Agreement shall be construed simply according to its fair meaning and not
strictly for or against any Partner.

          10.6  Headings. Section and other headings contained in this Agreement
are for reference purposes only and are not intended to describe, interpret,
define or limit the scope, extent or intent of this Agreement or any provision
hereof.

                                       27
<PAGE>
 
          10.7   Severability. Every provision of this Agreement is intended to
be severable. If any term or provision hereof is illegal or invalid for any
reason whatsoever, such illegality or invalidity shall not affect the validity
or legality of the remainder of this Agreement.

          10.8   Incorporation by Reference. Every exhibit, schedule and other
appendix attached to this Agreement and referred to herein is hereby
incorporated in this Agreement by reference.

          10.9   Further Action. Each Partner, upon the request of the Managing
Partner, agrees to perform all further acts and execute, acknowledge and deliver
any documents which may be reasonably necessary, appropriate or desirable to
carry out the provisions of this Agreement.

          10.10  Variation of Pronouns. All pronouns and any variations thereof
shall be deemed to refer to masculine, feminine or neuter, singular or plural,
as the identity of the Person or Persons may require.

          10.11  Governing Law. The laws of the State of Illinois shall govern
the validity of this Agreement, the construction of its terms and the
interpretation of the rights and duties of the Partners, without regard to the
principles of conflicts of laws.

          10.12  Waiver of Action for Partition. Each of the Partners
irrevocably waives any right that it may have to maintain any action for
partition with respect to any of the Partnership Property.

          10.13  Counterpart Execution. This Agreement may be executed in any
number of counterparts with the same effect as if all of the Partners had signed
the same document. All counterparts shall be construed together and shall
constitute one agreement.

                           [signature page follows]

                                      28
<PAGE>
 
                                   EXHIBIT A
                                   ---------

                             AMENDED AND RESTATED
                             PARTNERSHIP AGREEMENT
                                      OF
                             RIVER OAKS PARTNERS,
                        AN ILLINOIS GENERAL PARTNERSHIP

<TABLE>
<CAPTION>
                                                        GROSS ASSET VALUE OF        PERCENTAGE
NAMES AND ADDRESSES         CAPITAL CONTRIBUTIONS       PROPERTY CONTRIBUTED         INTERESTS
-------------------         ---------------------       --------------------        ----------
<S>                         <C>                         <C>                         <C>
Brookdale Living                     N/A                        N/A                    99%
 Communities, Inc.
77 West Wacker Drive
Chicago, Illinois 60601

Brookdale Holdings, Inc.             N/A                        N/A                     1%
77 West Wacker Drive
Chicago, Illinois 60601
                                   ________                                           ____

     TOTALS                          N/A                                              100%
                                     ===                                              ====

</TABLE>
<PAGE>
 
                                   EXHIBIT B
                                   ---------


                              PROJECT DESCRIPTION
 
<PAGE>
 
          IN WITNESS WHEREOF, the parties have entered into this Agreement as of
the day first above set forth.



                    PARTNERS:
                    -------- 

                    BROOKDALE LIVING COMMUNITIES, INC.,
                    a Delaware corporation



                    By: /s/ Mark J. Schulte
                       ---------------------------------

                         Its: President
                             ---------------------------

 
                    BROOKDALE HOLDINGS, INC., a Delaware
                    corporation



                    By: /s/ Mark J. Schulte
                       ---------------------------------
                         Its: President
                             ---------------------------


                                      29