Document:

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                                                                 EXHIBIT (10)(e)

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                                    SERVICE REQUEST

                                          PLATINUM
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                                  INVESTOR(SM) III
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                             AMERICAN GENERAL LIFE

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<S>                                                                      <C>
PLATINUM INVESTOR--FIXED OPTION                                          Neuberger Berman Advisers Management Trust
 .  Division 301 - Declared Fixed Interest Account                       ------------------------------------------
                                                                            .  Division 286 - Mid-Cap Growth
PLATINUM INVESTOR--VARIABLE DIVISIONS
AIM Variable Insurance Funds                                             North American Funds Variable Product Series I
----------------------------                                             ----------------------------------------------
  .  Division 260 - AIM V.I. International Equity                           .  Division 263 - International Equities
  .  Division 261 - AIM V.I. Value                                          .  Division 264 - MidCap Index
                                                                            .  Division 265 - Money Market
American Century Variable Portfolios, Inc.                                  .  Division 266 - Nasdaq-100 Index
------------------------------------------                                  .  Division 269 - Science & Technology
  .  Division 262 - VP Value                                                .  Division 268 - Small Cap Index
                                                                            .  Division 267 - Stock Index
Ayco Series Trust
-----------------                                                        PIMCO Variable Insurance Trust
  .  Division 270 - Ayco Large Cap Growth Fund I                         ------------------------------
                                                                            .  Division 288 - PIMCO Real Return Bond
Dreyfus Investment Portfolios                                               .  Division 287 - PIMCO Short-Term Bond
-----------------------------                                               .  Division 289 - PIMCO Total Return Bond
  .  Division 273 - MidCap Stock
                                                                         Putnam Variable Trust
Dreyfus Variable Investment Fund                                         ---------------------
--------------------------------                                            .  Division 290 - Putnam VT Diversified Income
  .  Division 271 - Quality Bond                                            .  Division 291 - Putnam VT Growth and Income
  .  Division 272 - Small Cap                                               .  Division 292 - Putnam VT Int'l Growth and Income

Fidelity Variable Insurance Products Fund                                SAFECO Resource Series Trust
-----------------------------------------                                ----------------------------
  .  Division 277 - VIP Asset Manager                                       .  Division 293 - Equity
  .  Division 276 - VIP Contrafund                                          .  Division 294 - Growth Opportunities
  .  Division 274 - VIP Equity-Income
  .  Division 275 - VIP Growth                                           The Universal Institutional Funds, Inc.
                                                                         ---------------------------------------
Janus Aspen Series - Service Shares                                         .  Division 295 - Equity Growth
-----------------------------------                                         .  Division 296 - High Yield
  .  Division 280 - Aggressive Growth
  .  Division 278 - International Growth                                 Vanguard Variable Investment Fund
  .  Division 279 - Worldwide Growth                                     ---------------------------------------
                                                                            .  Division 297 - High Yield Bond
J.P. Morgan Series Trust II                                                 .  Division 298 - REIT Index
---------------------------
  .  Division 281- J.P. Morgan Small Company                             Van Kampen Life Investment Trust
                                                                         --------------------------------
MFS Variable Insurance Trust                                                .  Division 299 - Strategic Stock
----------------------------
  .  Division 284 - MFS Capital Opportunities                            Warburg Pincus Trust
  .  Division 282 - MFS Emerging Growth                                  --------------------
  .  Division 285 - MFS New Discovery                                       .  Division 300 - Small Company Growth
  .  Division 283 - MFS Research
</TABLE>

AGLC0223

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<TABLE>
<S>                                    <C>
 Complete and return this request to:        American General Life Insurance Company ("AGL")                AMERICAN
  Variable Universal Life Operations              Member American General Financial Group                      GENERAL
 PO Box 4880 Houston, TX 77210-4880                         Houston, Texas                                     FINANCIAL GROUP
  (888) 325-9315 or (713) 831-3443
        Fax: (877) 445-3098
Hearing Impaired/TDD: (888) 436-5258           VARIABLE UNIVERSAL LIFE INSURANCE SERVICE REQUEST

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  [_]  POLICY                  1. | POLICY #:_________________________________ INSURED:_____________________________________________
       IDENTIFICATION             |
                                  | ADDRESS:________________________________________________________________ New Address (yes) (no)
    COMPLETE THIS SECTION FOR     | Primary Owner (If other than an insured):_______________________________
        ALL REQUESTS.             | Address:________________________________________________________________ New Address (yes) (no)
                                  | Primary Owner's S.S. No.or Tax I.D. No.______________ Phone Number:(   )_____-_________________
                                  | Joint Owner (if applicable):___________________________________________________________________
                                  | Address:________________________________________________________________ New Address (yes) (no)
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  [_]  NAME                    2. | Change Name Of: (Circle One)     Insured    Owner   Payor   Beneficiary
       CHANGE                     |
                                  | Change Name From: (First, Middle, Last)               Change Name To: (First, Middle, Last)
Complete this section if the name | __________________________________________________    __________________________________________
of one of the Contingent Insureds,|
 Owner, Payor or Beneficiary has  | Reason for Change:  (Circle One)   Marriage   Divorce   Correction   Other
 changed. (Please note, this does | (Attach copy of legal proof)
    not change the Contingent     |
   Insureds, Owner, Payor or      |
    Beneficiary designation)      |
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  [_]  CHANGE IN               3. | INVESTMENT DIVISION                PREM % DED %  INVESTMENT DIVISION              PREM %  DED %
       ALLOCATION                 | AIM VARIABLE INSURANCE FUNDS                     NORTH AMERICAN FUNDS VARIABLE PRODUCT
       PERCENTAGES                | (260) AIM V.I. International Equity _____ _____   SERIES I
                                  | (261) AIM V.I. Value                _____ _____  (263) International Equities       _____ _____
  Use this section to indicate    |                                                  (264) MidCap Index                 _____ _____
     how premiums or monthly      | AMERICAN CENTURY VARIABLE PORTFOLIOS, INC.       (265) Money Market                 _____ _____
 deductions are to be allocated.  | (262) VP Value                      _____ _____  (266) Nasdaq-100 Index             _____ _____
 Total allocation in each column  |                                                  (269) Science & Technology         _____ _____
     must equal 100%; whole       | AYCO SERIES TRUST                                (268) Small Cap Index              _____ _____
         numbers only.            | (270) Ayco Large Cap Growth Fund I  _____ _____  (267) Stock Index                  _____ _____
                                  |
                                  | DREYFUS INVESTMENT PORTFOLIOS                    PIMCO VARIABLE INSURANCE TRUST
                                  | (273) MidCap Stock                  _____ _____  (288) PIMCO Real Return Bond       _____ _____
                                  |                                                  (287) PIMCO Short-Term Bond        _____ _____
                                  | DREYFUS VARIABLE INVESTMENT FUND                 (289) PIMCO Total Return Bond      _____ _____
                                  | (271) Quality Bond                  _____ _____
                                  | (272) Small Cap                     _____ _____  PUTNAM VARIABLE TRUST
                                  |                                                  (290) Putnam VT Diversified Income _____ _____
                                  | FIDELITY VARIABLE INSURANCE PRODUCTS FUND        (291) Putnam VT Growth and Income  _____ _____
                                  | (277) VIP Asset Manager             _____ _____  (292) Putnam VT Int'l Growth and
                                  | (276) VIP Contrafund                _____ _____         Income                      _____ _____
                                  | (274) VIP Equity-Income             _____ _____
                                  | (275) VIP Growth                    _____ _____  SAFECO RESOURCE SERIES TRUST
                                  |                                                  (293) Equity                       _____ _____
                                  | JANUS ASPEN SERIES - SERVICE SHARES              (294) Growth Opportunities         _____ _____
                                  | (280) Aggressive Growth             _____ _____
                                  | (278) International Growth          _____ _____  THE UNIVERSAL INSTITUTIONAL FUNDS, INC.
                                  | (279) Worldwide Growth              _____ _____  (295) Equity Growth                _____ _____
                                  |                                                  (296) High Yield                   _____ _____
                                  | J.P MORGAN SERIES TRUST II
                                  | (281) J.P Morgan Small Company      _____ _____  VANGUARD VARIABLE INVESTMENT FUND
                                  |                                                  (297) High Yield Bond              _____ _____
                                  | MFS VARIABLE INSURANCE TRUST                     (298) REIT Index                   _____ _____
                                  | (284) MFS Capital Opportunities     _____ _____
                                  | (282) MFS Emerging Growth           _____ _____  VAN KAMPEN LIFE INVESTMENT TRUST
                                  | (285) MFS New Discovery             _____ _____  (299) Strategic Stock              _____ _____
                                  | (283) MFS Research                  _____ _____
                                  |                                                  WARBURG PINCUS TRUST
                                  | NEUBERGER BERMAN ADVISERS MANAGEMENT TRUST       (300) Small Company Growth         _____ _____
                                  | (286) Mid-Cap Growth                _____ _____
                                  |                                                  Other:_______________________      _____ _____
                                  |                                                  (301) Declared Fixed Interest
                                  |                                                         Account                     _____ _____
                                                                                                                         100%  100%
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AGLCO223                                                       PAGE 2 OF 5
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  [_]  MODE OF                 4. | Indicate frequency and premium amount desired: $______ Annual $_____ Semi-Annual $____ Quarterly
       PREMIUM                    |
       PAYMENT/BILLING            |                                                $_____ Monthly (Bank Draft Only)
       METHOD CHANGE              |
                                  | Indicate billing method desired: _____Direct Bill  _____Pre-Authorized Bank Draft (attach a
  Use this section to change the  | Bank Draft Authorization Form and "Void"  Check)
 billing frequency and/or method  |
  of premium payment.  Note,      |
however, that AGL will not bill   | Start Date: ________/ _______/ _________
   you on a direct monthly basis. |
 Refer to your policy and its     |
 related prospectus for further   |
 information concerning minimum   |
  premiums and billing options.   |
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  [_]  LOST POLICY             5. | I/we hereby certify that the policy of insurance for the listed policy has been
       CERTIFICATE                |  ______LOST ______DESTROYED ______OTHER.
                                  |
Complete this section if applying | Unless I/we have directed cancellation of the policy, I/we request that a:
for a Certificate of Insurance or |
 duplicate policy to replace a    |             _______Certificate of Insurance at no charge
 lost or misplaced policy. If a   |
 full duplicate policy is being   |             _______Full duplicate policy at a charge of $25
requested, a check or money order |
 for S25 payable to AGL must be   | be issued to me/us. If the original policy is located, I/we will return the Certificate
  submitted with this request.    | or duplicate policy to AGL for cancellation.
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  [_]  DOLLAR COST             6. | Designate the day of the month for transfers: _______(choose a day from 1-28)
       AVERAGING                  | Frequency of transfers (check one): _____Monthly _____Quarterly _____Semi-Annually _____Annually
                                  | I want: $________________ ($100 minimum) taken from the Money Market Division and transferred to
     ($5,000 minimum initial      | the following Divisions:
accumulation value) An amount may |
be deducted periodically from the | AIM VARIABLE INSURANCE FUNDS                    NORTH AMERICAN FUNDS VARIABLE PRODUCT
Money Market Division and placed  | (260) AIM V.I. International Equity    $______   SERIES I
 in one or more of the Divisions  | (261) AIM V.I. Value                   $______  (263) International Equities           $______
   listed. The Declared Fixed     |                                                 (264) MidCap Index                     $______
Interest Account is not available | AMERICAN CENTURY VARIABLE PORTFOLIOS, INC.      (266) Nasdaq-100 Index                 $______
for Dollar Cost Averaging. Please | (262) VP Value                         $______  (269) Science & Technology             $______
refer to the prospectus for more  |                                                 (268) Small Cap Index                  $______
 information on the Dollar Cost   | AYCO SERIES TRUST                               (267) Stock Index                      $______
Averaging Option. Note: Automatic | (270) Ayco Large Cap Growth Fund I     $______
 Rebalancing is not available if  |                                                 PIMCO VARIABLE INSURANCE TRUST
the Dollar Cost Averaging Option  | DREYFUS INVESTMENT PORTFOLIOS                   (288) PIMCO Real Return Bond           $______
          is chosen.              | (273) MidCap Stock                     $______  (287) PIMCO Short-Term Bond            $______
                                  |                                                 (289) PIMCO Total Return Bond          $______
                                  | DREYFUS VARIABLE INVESTMENT FUND
                                  | (271) Quality Bond                     $______  PUTNAM VARIABLE TRUST
                                  | (272) Small Cap                        $______  (290) Putnam VT Diversified Income     $______
                                  |                                                 (291) Putnam VT Growth and Income      $______
                                  | FIDELITY VARIABLE INSURANCE PRODUCTS FUND       (292) Putnam VT Int'l Growth and
                                  | (277) VIP Asset Manager                $______         Income                          $______
                                  | (276) VIP Contrafund                   $______
                                  | (274) VIP Equity-Income                $______  SAFECO RESOURCE SERIES TRUST
                                  | (275) VIP Growth                       $______  (293) Equity                           $______
                                  |                                                 (294) Growth Opportunities             $______
                                  | JANUS ASPEN SERIES - SERVICE SHARES
                                  | (280) Aggressive Growth                $______  THE UNIVERSAL INSTITUTIONAL FUNDS, INC.
                                  | (278) International Growth             $______  (295) Equity Growth                    $______
                                  | (279) Worldwide Growth                 $______  (296) High Yield                       $______
                                  |
                                  | J.P. MORGAN SERIES TRUST II                     VANGUARD VARIABLE INVESTMENT FUND
                                  | (281) J.P. Morgan Small Company        $______  (297) High Yield Bond                  $______
                                  |                                                 (298) REIT Index                       $______
                                  | MFS VARIABLE INSURANCE TRUST
                                  | (284) MFS Capital Opportunities        $______  VAN KAMPEN LIFE INVESTMENT TRUST
                                  | (282) MFS Emerging Growth              $______  (299) Strategic Stock                  $______
                                  | (285) MFS New Discovery                $______
                                  | (283) MFS Research                     $______  WARBURG PINCUS TRUST
                                  |                                                 (300) Small Company Growth             $______
                                  | NEUBERGER BERMAN ADVISERS MANAGEMENT TRUST
                                  | (286) Mid-Cap Growth                   $______  Other___________________________       $______
                                  |
                                  | _____ INITIAL HERE TO REVOKE DOLLAR COST AVERAGING ELECTION.
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AGLC0223                                                       PAGE 3 OF 5
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  [_]  AUTOMATIC               7. |
       REBALANCING                | Indicate frequency: ________Quarterly ________Semi-Annually ________Annually
                                  |
   ($5,000 minimum accumulation   |              (Division Name or Number)                        (Division Name or Number)
 value) Use this section to apply |
      for or make changes to      | _______% : ___________________________________     _______%  : ________________________________
   Automatic Rebalancing of the   | _______% : ___________________________________     _______%  : ________________________________
 variable divisions. Please refer | _______% : ___________________________________     _______%  : ________________________________
    to the prospectus for more    | _______% : ___________________________________     _______%  : ________________________________
   information on the Automatic   | _______% : ___________________________________     _______%  : ________________________________
       Rebalancing Option.        | _______% : ___________________________________     _______%  : ________________________________
  Note: Dollar Cost Averaging is  | _______% : ___________________________________     _______%  : ________________________________
  not available if the Automatic  | _______% : ___________________________________     _______%  : ________________________________
   Rebalancing Option is chosen.  | _______% : ___________________________________     _______%  : ________________________________
                                  | _______% : ___________________________________     _______%  : ________________________________
                                  | _______% : ___________________________________     _______%  : ________________________________
                                  |
                                  | ________  INITIAL HERE TO REVOKE AUTOMATIC REBALANCING ELECTION.
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  [_]  TELEPHONE               8. | I(/we if Joint Owners) hereby authorize AGL to act on telephone instructions to transfer values
       PRIVILEGE                  | among the Variable Divisions and Declared Fixed Interest Account and to change allocations for
       AUTHORIZATION              | future purchase payments and monthly deductions.
                                  |
Complete this section if you are  | Initial the designation you prefer:
 applying for or revoking current | _________Policy Owner(s) ONLY - If Joint Owners, either one acting independently.
     telephone privileges.        |
                                  | _________Policy Owner(s) OR Agent/Registered Representative who is appointed to represent AGL
                                  |          and the firm authorized to service my policy.
                                  |
                                  | AGL and any non-owner designated by this authorization will not be responsible for any claim,
                                  | loss or expense based upon telephone transfer or allocation instructions received and acted upon
                                  | in good faith, including losses due to telephone instruction communication errors. AGL's
                                  | liability for erroneous transfers or allocations, unless clearly contrary to instructions
                                  | received, will be limited to correction of the allocations on a current basis. If an error,
                                  | objection or other claim arises due to a telephone transaction, I will notify AGL in writing
                                  | within five working days from the receipt of the confirmation of the transaction from AGL. I
                                  | understand that this authorization is subject to the terms and provisions of my variable
                                  | universal life insurance policy and its related prospectus. This authorization will remain in
                                  | effect until my written notice of its revocation is received by AGL at the address printed on
                                  | the top of this service request form.
                                  |
                                  | _______INITIAL HERE TO REVOKE TELEPHONE PRIVILEGE AUTHORIZATION.
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 [_]  CORRECT AGE              9. | Name of Contingent Insured for whom this correction is submitted:_______________________________
                                  |
 Use this section to correct the  |
 age of any person covered under  | Correct DOB: _________/____________ /_____________
this policy. Proof of the correct |
date of birth must accompany this |
            request.              |
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 [_]  TRANSFER OF             10. |                                     (Division Name or Number)         (Division Name or Number)
      ACCUMULATED                 |
      VALUES                      | Transfer $_______ or _______% from ____________________________ to _____________________________
                                  |
  Use this section if you want to | Transfer $_______ or _______% from ____________________________ to _____________________________
  move money between divisions.   |
 The minimum amount for transfers | Transfer $_______ or _______% from ____________________________ to _____________________________
 is $500.00. Withdrawals from the |
Declared Fixed Interest Account to| Transfer $_______ or _______% from ____________________________ to _____________________________
 a Variable Division may only be  |
 made within the 60 days after a  | Transfer $_______ or _______% from ____________________________ to _____________________________
contract anniversary. See transfer|
     limitations outlined in      | Transfer $_______ or _______% from ____________________________ to _____________________________
 prospectus. If a transfer causes |
  the balance in any division to  | Transfer $_______ or _______% from ____________________________ to _____________________________
  drop below $500, AGL reserves   |
      the right to transfer       | Transfer $_______ or _______% from ____________________________ to _____________________________
 the remaining balance. Amounts   |
    to be transferred should be   | Transfer $_______ or _______% from ____________________________ to _____________________________
 indicated in dollar or percentage|
    amounts, maintaining          | Transfer $_______ or _______% from ____________________________ to _____________________________
   consistency throughout.
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AGLC0223                                                            PAGE 4 OF 5
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 [_]  REQUEST FOR             11. |
      PARTIAL                     | ______I request a partial surrender of $_____ or _____% of the net cash surrender value.
      SURRENDER/                  | ______I request a loan in the amount of $_____.
      POLICY LOAN                 | ______I request the maximum loan amount available from my policy.
                                  |
 Use this section to apply for a  |
 partial surrender from or policy | Unless you direct otherwise below, proceeds are allocated according to the deduction allocation
 loan against policy values. For  | percentages in effect, if available; otherwise they are taken pro-rata from the Declared Fixed
 detailed information concerning  | Interest Account and Variable Divisions in use.
these two options please refer to |
   your policy and its related    | ________________________________________________________________________________________________
  prospectus. If applying for a   |
  partial surrender, be sure to   | ________________________________________________________________________________________________
complete the Notice of Withholding|
 section of this Service Request  | ________________________________________________________________________________________________
  in addition to this section.    |
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 [_]  NOTICE OF               12. | The taxable portion of the distribution you receive from your variable universal life insurance
      WITHHOLDING                 | policy is subject to federal income tax withholding unless you elect not to have withholding
                                  | apply. Withholding of state income tax may also be required by your state of residence. You may
Complete this section if you have | elect not to have withholding apply by checking the appropriate box below. If you elect not to
 applied for a partial surrender  | have withholding apply to your distribution or if you do not have enough income tax withheld,
        in Section 11.            | you may be responsible for payment of estimated tax. You may incur penalties under the
                                  | estimated tax rules, if your withholding and estimated tax are not sufficient.
                                  |
                                  | Check one: ________I do want income tax withheld from this distribution.
                                  |
                                  |            ________I do not want income tax withheld from this distribution.
                                  |
                                  | It no election is made, we are REQUIRED to withhold Federal Income Tax (if applicable).
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 [_]  AFFIRMATION/            13. | CERTIFICATION: Under penalties of perjury, I certify: (1) that the number shown on this form is
      SIGNATURE                   | my correct taxpayer identification number and; (2) that I am not subject to backup withholding
                                  | under Section 3406(a)(1)(C) of the Internal Revenue Code.
   Complete this section for      |
         ALL requests.            | The Internal Revenue Service does not require your consent to any provision of this document
                                  | other than the certification required to avoid backup withholding.
                                  |
                                  | Dated at_______________this___________day of______________________________________,__________
                                  |
                                  | X______________________________________________   X__________________________________________
                                  |  SIGNATURE OF OWNER                                SIGNATURE OF WITNESS
                                  |
                                  | X______________________________________________   X__________________________________________
                                  |  SIGNATURE OF JOINT OWNER                          SIGNATURE OF WITNESS
                                  |
                                  | X______________________________________________   X__________________________________________
                                  |  SIGNATURE OF ASSIGNEE                             SIGNATURE OF WITNESS
                                  |
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AGLCO223                                                       PAGE 5 OF 5
</TABLE>STATE OF LOUISIANA

                            PARISH OF CALCASIEU

                          GROUND LEASE AGREEMENT

          This  GROUND  LEASE AGREEMENT ("Ground Lease") is entered into as
of  September  1, 1998, by  and  between  PIM,  LLC,  a  Louisiana  Limited
Liability Company,  (the  "Tenant"), and the LAKE CHARLES HARBOR & TERMINAL
DISTRICT, a political subdivision  of  the  State  of Louisiana, located in
Calcasieu Parish, Louisiana (the "District"),

                                WITNESSETH:

          WHEREAS,  the  DISTRICT  is  a  deep  water  port  and  political
subdivision of the State of Louisiana (the "State") exercising governmental
powers of the State as delegated and authorized pursuant  to  the Louisiana
Constitution  and other statutory supplemental authorities thereof,  acting
by and through  the  Executive  Director of the District, having its office
and domicile at the Port of Lake Charles, Lake Charles, Louisiana; and

          WHEREAS, the Tenant is  desirous  of  leasing  land  owned by the
District for the construction and development of a facility for the use and
occupancy of the Tenant for construction and operation of an off-shore  oil
exploration rig fabrication and refurbishing facility and related activity;
and

          WHEREAS, the District desires to lease such land to the Tenant in
order  to  develop  the  land  with  such a facility and thereby create and
provide  employment opportunities for the  inhabitants  of  the  Parish  of
Calcasieu  (the  "Parish"), which will add to the welfare and prosperity of
the persons residing  within  the geographic limits of the District and the
Parish; and

          WHEREAS, Tenant previously executed an Assignment of Ground Lease
Agreement dated February 5, 1998  which  assigned to Tenant, as of February
5,  1998, that Ground Lease Agreement dated  September  16,  1997,  between
Professional  Industrial  Maintenance,  LLC  and  the District, hereinafter
referred to as "Prior Lease"; and

          WHEREAS,  Tenant and the District desire to  restate,  amend  and
modify the Prior Lease with this Ground Lease Agreement effective as of the
effective date of this Ground Lease Agreement.

          NOW, THEREFORE,  in  consideration  of the above recitals and the
mutual  covenants hereinafter contained, the parties  herein  covenant  and
agree as follows:

          1.   DEFINITIONS.   As  used  in  this  Ground  Lease,  the terms
"District," "Ground Lease," "Parish," "State," and "Tenant" shall have  the
meanings indicated above, and the following terms shall have the respective
meanings indicated below:

          "Applicable  Laws"  shall  mean  all  present  and  future  laws,
ordinances,  orders,  rules  and regulations of all federal, state, parish,
and municipal governments, departments,  commissions,  or  offices, in each
case having applicable jurisdiction over the Project Site, the District, or
the Tenant.

          "District-Created  Lien"  means any lien, charge, or  encumbrance
arising or resulting directly from acts or omissions of the District.

          "District Improvements" means  those improvements as described on
Exhibit "3" to this Ground Lease.

          "Extended Term" means any five (5)  year extension of this Ground
Lease occurring after the Initial Term as provided in Section 3.1 hereof.

          "Ground Lease Commencement Date" means,  as the area leased under
the  Prior  Lease  (the  area previously leased by Professional  Industrial
Maintenance, LLC) of the project  site,  SEPTEMBER  1,  1998.   As  to  the
balance  of  the  project site, the Ground Lease Commencement Date shall be
those dates as certified  by  the  District's consulting engineers, Meyer &
Associates, Inc., that excess fill material,  as  described in Exhibit "3",
has been removed and the area is available for occupancy  for  the  Tenant.
The project site will be made available in incremental areas that are  made
useable through the progress of the District's earth removal contractor.

          "Initial  Term"  means  the  first seven (7) years of the term of
this Ground Lease, as provided in Section 3.1 hereof.

          "Impositions" means (i) all real  or  personal property taxes and
assessments  on the Tenant Improvements to be constructed  on  the  Project
Site (but not  real  property  taxes  and  assessments  on the Project Site
itself,  nor  any  income, transfer, gift, inheritance, estate,  intangible
personal property, corporation, or similar taxes imposed on the District by
reason of its ownership  of the Project Site or its interest in this Ground
Lease), the personal property  located  on  the  Project Site and taxes, if
any,  imposed  on  the  ground  rent or other charges paid  by  the  Tenant
hereunder or on the Tenant's interest  in  or under this Ground lease, (ii)
water and sewer rents, charges for public utilities,  governmental excises,
levies,  license,  impact  and  permit  fees, and (iii) other  governmental
charges which at any time during the term  of  this  Ground  lease  may  be
assessed,  levied,  confirmed,  imposed  upon  or become due and payable in
respect of or become a lien on the Tenant Improvements to be constructed on
the Project Site or any part thereof or any appurtenance thereto.

          "Tenant  Improvements"  means the improvements  as  described  on
Exhibit "2" to this Ground Lease.

          "Lease  Year" means a period  of  twelve  (12)  consecutive  full
calendar months.  The  first  Lease  year  shall  begin on the Ground Lease
Commencement  Date;  provided, however, if said Ground  Lease  Commencement
Date shall occur on other  than the first day of a calendar month, then the
first Lease Year shall commence  upon  the  first day of the calendar month
next following the Ground Lease Commencement  Date.   Each succeeding Lease
Year shall commence upon the anniversary of the previous Lease Year.

          "Person"  means  and  includes  natural  persons,   corporations,
general  partnerships,  limited partnerships, joint stock companies,  joint
ventures, associations, companies,  trusts,  banks,  trust  companies, land
trusts,  business  trusts,  or  other  organizations, whether or not  legal
entities, and governments and agencies and political subdivisions thereof.

          "Plans and Specifications" shall  have  the  meaning set forth in
Section 6.1 and Section 7.1.

          "Port" means the Port of Lake Charles in the Parish.

          "Project" means the construction and operation  of  an  off-shore
oil  exploration/production  fabrication and refurbishing facility on  that
property as described on Exhibit "1".

          "Project Site" means  the  real  property designated as Parcels I
and II consisting of approximately 50 acres  and  described specifically by
the survey and legal description on Exhibit "1" of  this  Ground Lease upon
which the Project will be located and which real property is  owned  by the
District  and  leased by the District to the Tenant pursuant to this Ground
Lease.

          "Road"  means  the  roadway  to be used by Tenant for ingress and
egress to the Project Site which is to be maintained by the District as set
forth on Exhibit "1" hereto.

          "Tenant's Property" means all  machinery,  equipment,  furniture,
and  other  personal  property  and all severable fixtures of any kind  and
neither at any time made, installed,  fixed,  or  placed  on, in, or to the
Project Site, but shall not include docks, wharves, warehouses,  buildings,
or other structures or things deemed to be immovable.

          2.   GROUND LEASED PREMISES.

          2.1  DISTRICT'S   AGREEMENT   TO   LEASE.   Upon  the  terms  and
conditions hereinafter set forth, and in consideration  of  the  payment of
the  rents  and  the prompt performance by the Tenant of the covenants  and
agreements to be kept  and performed by the Tenant under this Ground Lease,
the District does lease to the Tenant and the Tenant hereby leases from the
District, the Project Site,  consisting  of  Parcels I and II comprising of
approximately 50 acres as provided in Exhibit  "1".  Reasonable  egress and
ingress  from  and  to the Project Site sufficient to permit the Tenant  to
accomplish its purposes  in  connection  with  the  Project  shall  be made
available by the District to the Tenant, provided that (i) the exact  route
over  waterways shall be subject to the reasonable control of the District;
and (ii)  vehicular  access  to the Project Site shall be limited to access
over and across the Road.

          2.2  PROJECT SITE VARIANCE.   Notwithstanding Section 2.1, Tenant
and the District agree that the Project Site  may  be more or less than the
area  designated  on  Exhibit  "1" depending upon the actual  cost  of  and
available monies for the District  to  remove excess fill material from the
Project Site.  Rent will be based upon the actual acreage from which excess
fill material is removed (estimated to be  45  acres  as  shown  on Exhibit
"1").

          2.3  DESCRIPTION   OF   CONTEMPLATED   TENANT   IMPROVEMENTS.  In
consideration of, and as a material inducement to, the District's execution
of  this Ground Lease, the Tenant hereby agrees and shall be  obligated  to
finance, construct, and maintain the Tenant Improvements, (Exhibit "2"), as
provided in Section 6.

          2.4    DESCRIPTION  OF  CONTEMPLATED  DISTRICT  IMPROVEMENTS.  In
consideration of,  and  as a material inducement to, the Tenant's execution
of this Ground Lease and  contingent upon the District receiving $6 million
from the State of Louisiana  and $2 million from the Parish of Calcasieu as
specified in Exhibit "3", the  District  agrees  and  shall be obligated to
finance and construct the District Improvements as provided  in  Section 7.
Upon  completion,  the  Tenant shall maintain the District Improvements  in
accordance with Section 6.7.

          2.5  RIGHT OF WAY;  ROAD.   The District does hereby grant to the
Tenant a non-exclusive easement and right-of-way over the Road for the term
of this Ground Lease, however the use of  such road shall be subject to the
reasonable regulation of the District.  The  District  shall  maintain  the
Road at its own expense during the term of this Ground Lease.

          3.   TERM.

          3.1  INITIAL  TERM  AND  EXTENSIONS.   The  Initial  Term of this
Ground  Lease  shall  be seven (7) years, commencing at 12:01 a.m.  on  the
Ground Lease Commencement Date and, unless sooner terminated as hereinafter
provided, ending at 11:59 p.m. on the seventh (7th) anniversary of the last
day of the month immediately  preceding the Ground Lease Commencement Date,
provided that if the Ground Lease Commencement Date is not the first day of
a month, the Initial Term shall  extend  to 11:59 p.m. on the seventh (7th)
anniversary  of  the  last  day  of the month in  which  the  Ground  Lease
Commencement Date occurs.

          In consideration of and  conditioned  upon  Tenant  being in full
compliance  with  all  terms and conditions set forth herein, the  District
hereby grants unto Tenant  the option to lease the Project Site for two (2)
additional five (5) year terms; the first of said terms commencing upon the
expiration of the Initial Term  and  extending  for  a  period  of five (5)
years, (hereinafter referred to as "first option term"), and the  second of
said  terms commencing upon the expiration of the first option term  for  a
period  of  five  (5)  years,  (hereinafter  referred  to as "second option
term").

          The option to lease the Project Site as set forth  above  must be
exercised in each case, if at all, by written notice from the Tenant to the
District  on  or  before  six  (6)  months  prior  to the expiration of the
preceding lease term.  Failure to timely exercise either,  the first option
term or the second option term, shall automatically terminate  the right of
Tenant  to  exercise its option to lease the Project Site in any subsequent
lease term.

          All the terms and conditions of this lease shall be applicable to
the first option  term  and  the second option term, if any, and the rental
shall be determined in accordance  with  the provisions outlined in Exhibit
"4" attached hereto and made a part hereof.

          4.   RENT.

          4.1  RENT.  The Tenant shall pay  to  the District as ground rent
for the Project Site rent in the amounts set forth  in  Exhibit  "4".  Rent
for  any  period  of less than one month shall be apportioned based on  the
number of days in that month.

          4.2  DUE  DATE.   All  rental  payments  shall be made monthly in
advance and on the fifth working day of each month during  the  entire term
of this Ground Lease.

          4.3  PLACE  OF  PAYMENT.  Rent shall be payable at such place  as
the District may specify, by  written  notice to the Tenant, as hereinafter
provided, from time to time.

          5.   NET LEASE; TAXES AND UTILITY EXPENSES; ROAD COSTS.

          5.1  NET LEASE.  This Ground Lease  is  a  net  lease  and  it is
agreed  and  intended  that  the  Tenant  shall pay or cause to be paid all
operating  costs  and  Impositions  of  every kind  and  nature  whatsoever
relating to the Project Site except as expressly otherwise provided in this
Ground  Lease.   The  Tenant  shall  pay  to the  District  absolutely  net
throughout  the  term of this Ground Lease, the  rent  and  other  payments
hereunder, free of  any  charge,  assessments,  Impositions,  expenses,  or
deductions of any kind, and without abatement, deduction or set off, except
as expressly otherwise provided in this Ground Lease.

          5.2  TAXES AND UTILITY EXPENSES.

          (a)  Subject  to  Section 5.2(b)  hereof, the Tenant shall pay or
cause to be paid, before any  fine, penalty, interest, or cost may be added
thereto for the nonpayment thereof, all Impositions.

          (b)  The Tenant shall  bear  the  burden of and shall make timely
remittances  of  all Impositions and shall file  timely,  with  appropriate
governmental units,  all  returns, statements, and reports legally required
with respect thereto.  The  Tenant shall promptly remit to any governmental
unit any such Imposition, unless  the  Tenant shall in good faith, with due
diligence,  and  by  appropriate  judicial or  administrative  proceedings,
contest the validity, applicability,  or  amount thereof.  The Tenant shall
give the District 10 days' prior written notice  of  the Tenant's intent to
contest such Imposition.  Any such contest shall be at  the  Tenant's  sole
cost and expense.

          (c)  The  Tenant, upon the request of the District, shall furnish
to the District, within  thirty (30) days after the date when an Imposition
becomes delinquent if not paid, official receipts of the appropriate taxing
authority or other evidence  satisfactory  to  the  District evidencing the
payment  thereof.  The certificate, advice or bill of non-payment  of  such
Imposition issued by the proper official designated by law to make or issue
the same or to receive  payment  of  an  Imposition  shall  be  prima facie
evidence  that such Imposition is due and unpaid at the time of the  making
of such certificate, advice, or bill.

          (d)  Except  as  expressly  otherwise  provided  herein,  nothing
contained  herein shall modify, amend, or constitute a waiver of, expressly
or by implication,  any  applicable taxes or Imposition with respect to all
or any portion of the Project or the operation thereof.

          5.3  UTILITY CONNECTIONS.   The  Tenant  shall be responsible for
obtaining,  at  its  own  cost,  electricity, telephone and  other  utility
service to the Project Site.

          6.   TENANT IMPROVEMENTS.

          The  Tenant  shall have the  right  and  obligation  to  finance,
construct, and install on  the Project Site (in conformity with Section 6.1
hereof)  the Tenant Improvements  and  such  related  improvements  as  are
incidental  thereto,  all  of which shall remain the property of the Tenant
during the term of this Ground  Lease.  Tenant shall be responsible for all
planning, engineering, construction  or  other  cost  related to the Tenant
Improvements.

          6.1  CONFORMITY  TO  PLANS  AND  SPECIFICATIONS.   A  preliminary
description of the Tenant Improvements is attached  hereto  as Exhibit "2".
The  Tenant Improvements shall be constructed and completed in  substantial
conformity with such preliminary description.  All plans and specifications
shall  be prepared by the Tenant and submitted to the District for approval
prior to commencement of construction of the Tenant Improvements by Tenant.
The District shall have ten (10) working days to approve or disapprove such
plan and  specifications.   Approval  by  the  District  of  such plans and
specifications   shall   not   be   unreasonably   withheld.    Substantial
modifications  or revisions to approved plans and specifications shall,  in
the same way, be submitted to the District for approval.

          6.2  FILING OF PLANS AND SPECIFICATIONS.  Prior to commencing the
construction of  the  Tenant  Improvements, the Tenant shall file the final
Plans and Specifications with the  District.  Promptly after receipt of any
proper governmental approvals or permits, the Tenant  shall  supply  to the
District  a  complete  copy  of such final approvals and a photocopy of the
required permits issued by the appropriate governmental agency.

          6.3  COMMENCEMENT OF  CONSTRUCTION.   Within  twelve  (12) months
after  the  Ground  Lease  Commencement  Date,  the  Tenant  shall commence
construction  of  the  Tenant Improvements.  The Tenant shall commence  and
proceed with due diligence  to construct and build the Tenant Improvements,
without any cost, expenses, charge, liability, or obligation to be borne by
the District.  The District shall be a named beneficiary of all payment and
performance  bonds  obtained  by   the   Tenant's  general  contractor  for
construction  of  the  Tenant  Improvements.    Prior  to  commencement  of
construction of the Tenant Improvements, the Tenant  shall  obtain  payment
and performance bonds in the full amount of the cost of construction of the
Tenant  Improvements.   The  Tenant  Improvements  shall meet the following
requirements:

               (a)  The Tenant shall obtain the prior  written  approval by
the  District of any material modification to the Plans and Specifications,
which  approval  shall not be unreasonably withheld, delayed or conditioned
and the Tenant Improvements  shall be constructed in substantial conformity
with such Plans and Specifications; and

               (b)  The Tenant  Improvements  shall  be built in accordance
with  all  applicable  laws,  ordinances,  zoning  regulations,  rules  and
regulations of all federal, state, parish, municipal, or other governmental
or public authorities and agencies having jurisdiction thereover.

          6.4  FAILURE  TO COMPLETE.  Failure to complete  construction  of
the  Tenant Improvements in  substantial  conformity  with  the  Plans  and
Specifications  prior  to  18 months after the commencement of construction
shall constitute an Event of  Default  under Section 16.1, provided that no
such Event of Default shall be deemed to  have  occurred  if  the delay was
primarily caused by the acts or omissions of a third party.  Any  delays in
the  completion of construction of the Tenant Improvements caused primarily
by strike,  lock-outs,  labor  disputes, wars, insurrections, riots, fires,
acts of God, inability to obtain construction materials due to governmental
regulations  or  interference,  rationing,   or   other   restrictions  and
conditions  or causes unavoidable or reasonably beyond the control  of  the
Tenant shall  be  deemed  reasonable  delays,  and  the time with which the
Tenant shall complete the construction of said Tenant  Improvements and the
construction completion date shall be extended by the length of such delay.

          6.5  DISTRICT'S  RIGHT  TO INSPECT.  Provided that  the  District
shall  not  unreasonably interfere with  the  construction  of  the  Tenant
Improvements,  the  District,  it  officers,  representatives,  agents, and
employees  shall  have  the  right, at reasonable times and upon reasonable
advance  notice  to  the  Tenant,   to   examine  and  inspect  the  Tenant
Improvements  in  order that the District, its  officers,  representatives,
agents, and employees  may  be  able  to  determine that same substantially
conforms to the Plans and Specifications, including without limitation, the
right to observe or conduct reasonable tests  of the Tenant Improvements to
the extent necessary to determine such substantial  conformity to the Plans
and Specifications.  If any test conducted by the District,  its  officers,
representatives,  agents, or employees under this Section 6.5 reveals  that
the Tenant Improvements  are  not  in substantial conformity with the Plans
and Specifications, the Tenant shall pay the costs of such test; otherwise,
the cost of all such tests shall be at the District's expense.

          6.6  TENANT'S PROPERTY.  All Tenant's Property shall at all times
be  and  remain  the sole property of the  Tenant.   The  Tenant  shall  be
obligated to remove  Tenant's Property from the Project Site within 60 days
after the expiration or  termination  of  this  Ground  Lease  provided the
Tenant repairs any damage caused by such removal.

          6.7  MAINTENANCE  OF TENANT IMPROVEMENTS.  During the continuance
of this Ground Lease, the Tenant  will  keep  in  reasonably  good state of
repair  any  and all property, open areas, sea walls, bulkheads,  moorings,
buildings, fixtures  and building equipment that are brought or constructed
or placed upon the Project  Site  by  the  Tenant, (Tenant Improvements) or
which  are  placed  upon  the  Project  Site  by  the   District  (District
Improvements), and the Tenant will repair such property as  often as may be
necessary  in  order  to  keep  the Tenant Improvements in reasonably  good
repair and condition.

          6.8  SIGNS.  The Tenant  shall  be  permitted to place reasonable
signs and other means of identification of its business on the Project Site
so long as the same comply with applicable statutes, laws, and ordinances.

          6.9  ALTERATIONS.   The  Tenant  shall  be   permitted   to  make
improvements  or  alterations  of  the  Project Site during the Initial and
Extended Terms without the District's approval  or  consent as long as such
alterations  and improvements do not (a) alter the exterior  appearance  of
the Tenant Improvements  in any material respect, (b) impair the structural
integrity of the Tenant Improvements,  (c)  violate any applicable statute,
law, or ordinance, or (d) result in any change  of  the uses of the Project
Site permitted by this Ground Lease.

          6.10   PREFERENCE   TO   LOUISIANA   CONTRACTORS.    Tenant,   in
construction of all Tenant Improvements, shall give preference to Louisiana
contractors, sub-contractors and suppliers.  A Louisiana  contractor,  sub-
contractor  or  supplier  shall  be  selected  by Tenant in construction of
Tenant  Improvements  if the price provided by such  Louisiana  contractor,
sub-contractor or supplier  does  not exceed by more than five (5%) percent
the cost of the lowest price provided  by  an out of state contractor, sub-
contractor or supplier.

          "Louisiana contractor, sub-contractor or supplier" shall mean any
person, partnership, company, corporation, association or limited liability
company authorized and properly licensed to  do  business under the laws of
the  State of Louisiana for three (3) years prior to  commencement  of  the
Tenant  Improvements and who has maintained its principle place of business
in Louisiana for at lease three (3) years preceding the commencement of the
work to be done on the Tenant Improvements.

          "Out of state contractor, sub-contractor, or supplier" shall mean
any person,  partnership,  company,  corporation,  association  or  limited
liability  company  who  fails  in any respect to meet the definition of  a
Louisiana contractor.

          All Louisiana and out of  state  contractors, sub-contractors and
suppliers performing any work on the Tenant  Improvements  or supplying any
materials  or  services  for  the  Tenant  Improvements  shall  be properly
licensed  and  authorized  to  do  business under the laws of the State  of
Louisiana.

          7.   DISTRICT IMPROVEMENTS.

          The District shall have the  right  and  obligation  to  finance,
construct, and install on the Project Site (in conformity with Section  7.1
hereof)  the  District  Improvements  and  such related improvements as are
incidental thereto, all of which shall remain the property of the District,
subject to use by the Tenant pursuant to the  terms  of  this Ground Lease,
during the term of this Ground Lease.

          7.1  CONFORMITY  TO  PLANS  AND  SPECIFICATIONS.   A  preliminary
description of the District Improvements is attached hereto as Exhibit "3".
The District Improvements shall be constructed and completed in substantial
conformity with such preliminary description.  All plans and specifications
shall be prepared by the District and submitted to the Tenant  for approval
prior to commencement of construction of the District Improvements  by  the
District.   The  Tenant  shall  have  ten  (10)  working days to approve or
disapprove such plan and specifications.  Approval  by  the  Tenant of such
plans  and specifications shall not be unreasonably withheld.   Substantial
modifications  or  revisions to approved plans and specifications shall, in
the same way, be submitted to the Tenant for approval.

          7.2  FILING OF PLANS AND SPECIFICATIONS.  Prior to commencing the
construction of the  District  Improvements,  the  District  shall file the
final Plans and Specifications with the Tenant. Promptly after  receipt  of
any  proper governmental approvals or permits, the District shall supply to
the Tenant  a  complete copy of such final approvals and a photocopy of the
required permits issued by the appropriate governmental agency.

          7.3  COMMENCEMENT  OF CONSTRUCTION.  Within ten (10) months after
the  Ground  Lease  Commencement   Date,   the   District   shall  commence
construction of the District Improvements.  The District shall commence and
proceed   with   due   diligence   to  construct  and  build  the  District
Improvements, without any cost, expenses,  charge, liability, or obligation
to  be borne by the Tenant except as otherwise  specified  in  this  Ground
Lease  Agreement.   Prior  to  commencement of construction of the District
Improvements, the District shall  obtain  payment  and performance bonds in
the  full amount of the cost of construction of the District  Improvements.
The District Improvements shall meet the following requirements:

               (a)  The District shall obtain the prior written approval by
the Tenant  of  any  material modification to the Plans and Specifications,
which approval shall not  be  unreasonably withheld, delayed or conditioned
and  the  District  Improvements  shall   be   constructed  in  substantial
conformity with such Plans and Specifications; and

               (b)  The District Improvements shall  be built in accordance
with  all  applicable  laws,  ordinances,  zoning  regulations,  rules  and
regulations of all federal, state, parish, municipal, or other governmental
or public authorities and agencies having jurisdiction thereover.

          7.4  FAILURE  TO COMPLETE.  Failure to complete  construction  of
the District Improvements  in  substantial  conformity  with  the Plans and
Specifications  prior  to  15 months after the commencement of construction
shall constitute an Event of  Default  under Section 17.1, provided that no
such Event of Default shall be deemed to  have  occurred  if  the delay was
primarily caused by the acts or omissions of a third party.  Any  delays in
the   completion  of  construction  of  the  District  Improvements  caused
primarily by strike, lock-outs, labor disputes, wars, insurrections, riots,
fires,  acts  of  God,  inability  to  obtain construction materials due to
governmental regulations or interference,  rationing, or other restrictions
and conditions or causes unavoidable or reasonably  beyond  the  control of
the District shall be deemed reasonable delays, and the time with which the
District shall complete the construction of said District Improvements  and
the  construction  completion  date shall be extended by the length of such
delay.

          7.5  TENANT'S RIGHT TO  INSPECT.   Provided that the Tenant shall
not  unreasonably  interfere  with  the  construction   of   the   District
Improvements,  the  Tenant,  its  officers,  representatives,  agents,  and
employees  shall  have  the  right, at reasonable times and upon reasonable
advance  notice  to the District,  to  examine  and  inspect  the  District
Improvements in order  that  the  Tenant,  its  officers,  representatives,
agents,  and  employees  may  be  able to determine that same substantially
conforms to the Plans and Specifications, including without limitation, the
right to observe or conduct reasonable  tests  of the District Improvements
to  the extent necessary to determine such substantial  conformity  to  the
Plans  and  Specifications.   If  any  test  conducted  by  the Tenant, its
officers,  representatives,  agents,  or  employees under this Section  7.5
reveals that the District Improvements are  not  in  substantial conformity
with the Plans and Specifications, the District shall pay the costs of such
test;  otherwise,  the  cost  of  all such tests shall be at  the  Tenant's
expense.

          7.6  MAINTENANCE   OF   DISTRICT    IMPROVEMENTS.    During   the
continuance of this Ground Lease, the Tenant will  keep  in reasonably good
state  of  repair  any and all property, open areas, sea walls,  bulkheads,
moorings, buildings,  fixtures  and  building equipment that are brought or
constructed or placed upon the Project  Site  by  the  District,  (District
Improvements)  or  which  are  placed  upon  the Project Site by the Tenant
(Tenant Improvements), and the Tenant will repair such property as often as
may be necessary in order to keep the District  Improvements  in reasonably
good repair and condition.

          8.   TENANT'S SURRENDER OF PROJECT SITE.

          8.1  SURRENDER AT END OF GROUND LEASE.  The Tenant shall and will
on the last day of the Initial Term hereof, or if extended, on the last day
of  any Extended Term hereof, or upon any early termination of this  Ground
Lease, for any reason, surrender and deliver, without cost to the District,
the Project  Site  and  the  Tenant  Improvements  or District Improvements
thereon  to  the District and, except as provided in Section  14,  in  good
condition and  repair  (in  light  of  the  age,  construction,  and nature
thereof),  less  normal  wear  and  tear,  free  and  clear of any liens or
encumbrances, except for District-Created Liens.  The Tenant  shall  remove
the  Tenant's  Property.  The  Tenant  shall not be required to restore the
Project  Site  to  its  condition  prior  to  construction  of  the  Tenant
Improvements or District Improvements or to restore any alterations.

          8.2  DISTRICT NOT LIABLE.  The District  shall not be responsible
for  any loss or damage occurring to any real or personal  property  owned,
leased,  or  operated  by the Tenant, its agents, or employees, prior to or
subsequent to the termination  of  this  Ground  Lease,  other than, to the
extent permitted by law, for such loss or damage occurring  as  a result of
the  willful  misconduct  of  the  District, its officers, representatives,
agents, or employees or the District's  misrepresentations or its breach of
or default under this Ground Lease.

          9.   USE.

          9.1  NO UNLAWFUL ACTIVITIES.  The  Tenant  agrees not to make any
unlawful  use  of  the  Project  Site,  Tenant  Improvements   or  District
Improvements, including without limitation, any use constituting a nuisance
of the Project Site or to adjoining or neighboring property.

          9.2  PERMITTED USES.  The Tenant covenants not to use  or  permit
the Project Site to be used for any purpose other than (i) the construction
and operation of the Project as provided herein, or (ii) such other uses as
may  be  approved by the District in writing in connection with any consent
given by the  District  to  a sublease or assignment of the Tenant's rights
hereunder.   The  District  shall   not  unreasonably  withhold,  delay  or
condition its approval of such other  use,  it  being  understood  that the
District shall not be required to approve any such other use which shall be
for  an unlawful purpose, which permits use or occupancy in a manner  which
would  in  any  way  make  void  or  voidable  or  impossible to obtain any
insurance  required  to be furnished by the Tenant hereunder,  which  would
constitute a public or private nuisance, which would violate any present or
future,  ordinary  or  extraordinary,   foreseen   or   unforeseen,   laws,
regulations,  ordinances,  or  requirements  of  any governmental authority
having jurisdiction, including without limitation,  any  lawful limitations
imposed  on  the  District generally with respect to the permitted  use  by
lessees of real property owned by the District or which proposed use is not
maritime related.

          9.3  WASTE.   The  Tenant  shall  not  cause, allow, or suffer to
exist any waste of the Project Site or the Tenant  Improvements or District
Improvements.

          9.4  CONTINUOUS  USE.   The Tenant and District  agree  that  the
Project Site is located within a highly developed industrial area owned and
operated by the District.  The prime  consideration of this lease agreement
is the creation of jobs and economic development  and the well being of the
economy in the area. Therefore, Tenant shall, within  eighteen  (18) months
of  completion  of  the  Tenant Improvements, take all reasonable steps  to
employ at least five hundred  (500)  full-time permanent workers and Tenant
shall take all reasonable steps to maintain such permanent employees during
the term of this lease.

          10.  INDEMNIFICATION.

          10.1 TENANT'S  GENERAL  AGREEMENT   TO   INDEMNIFY.   The  Tenant
releases  the District, its officers, representatives,  employees,  agents,
successors   and   assigns,   (individually   and  collectively,  "District
Indemnitee")  from,  assumes  any and all liability  for,  and   agrees  to
indemnify  the  District  Indemnitee   against   all  claims,  liabilities,
obligations, damages, penalties, litigation, costs,  charges,  and expenses
(including,  without  limitation,  reasonable  attorney's  fees, engineers'
fees, architects' fees, and the costs and expenses of appellate  action, if
any),  imposed  on, incurred by or asserted against the District Indemnitee
or its interest in real property in the Project Site arising out of (i) the
use  or occupancy  of  the  Project  Site  by  the  Tenant,  its  officers,
representatives,  agents, and employees, (ii) the construction or operation
of the Project by the  Tenant,  its  officers, representatives, agents, and
employees, (iii) any claim arising out of the use, occupancy, operation, or
construction   of   the  Project  Site  by  the   Tenant,   its   officers,
representatives, agents, and employees, and (iv) activities on or about the
Project Site by the Tenant,  its  officers,  representatives,  agents,  and
employees,  of  any  nature,  whether  foreseen or unforeseen, ordinary, or
extraordinary,  in  connection  with  the  construction   use,   occupancy,
operation, maintenance, or repair of the Project, the Improvements,  or the
Project  Site  by  the  Tenant,  its officers, representatives, agents, and
employees; provided, however, that  any  such claim, liability, obligation,
damage or penalty arising solely as a result  of  the negligence or willful
misconduct  of  the  District  Indemnitee  shall  be  excluded   from  this
indemnity.  The indemnity provided in this section shall include within its
scope  any  liability  imposed by law on the District on a strict liability
theory as landowner for  physical  defects  in the Project Site (except for
environmental  contamination or conditions existing  prior  to  the  Ground
Lease  Commencement   Date  as  provided  in  the  Professional  Industrial
Maintenance, LLC, lease),  it being the intention of the parties for Tenant
to assume liability for such defects in the Project Site during the term of
this Ground Lease or the term  of  the Professional Industrial Maintenance,
LLC lease. This section shall include  within  its scope but not be limited
to any and all claims or actions for wrongful death, but any and all claims
brought  under the authority of or with respect to  any  local,  state,  or
federal environmental  statute  or  regulation  shall be covered by Section
10.2 and not this Section 10.1.

          10.2 TENANT'S ENVIRONMENTAL INDEMNIFICATION.  The  Tenant  agrees
that  it will comply with all environmental laws and regulations applicable
to the  Tenant,  including without limitation, those applicable to the use,
storage, and handling  of hazardous substances in, on, or about the Project
Site.  The Tenant agrees  to  indemnify  and  hold  harmless  each  of  the
District Indemnitee against and in respect of, any and all damages, claims,
losses,   liabilities,   and   expenses   (including,  without  limitation,
reasonable attorneys, accounting, consulting,  engineering,  and other fees
and expenses), which may be imposed upon, incurred by, or assessed  against
any  of  the  District Indemnitee by any other party or parties (including,
without limitation,  a  governmental entity), arising out of, in connection
with, or relating to the subject matter of:  (a) the Tenant's breach of the
covenant set forth above  in  this  Section  10.2  or (b) any environmental
condition  of  contamination on the Project Site or any  violation  of  any
federal, state, or local environmental law with respect to the Project Site
first occurring  after  the  Ground Lease Commencement Date provided for in
the  Professional  Industrial Maintenance  LLC  lease  and  caused  by  the
Tenant's operations or facilities.

          10.3 BURDEN  OF  PROOF.  The Tenant, at its own cost, shall cause
to be conducted a Phase I and,  if  required  by the results of the Phase I
assessment, a Phase II environmental assessment  of  the Project Site prior
to the commencement of construction of the Tenant Improvements  and  a copy
of  all written reports issued in connection with such assessment shall  be
given  to the District within five (5) days of completion.  If, as a result
of such  assessments,  environmental  contamination  of the Project Site is
discovered, such contamination shall be deemed to have existed prior to the
Ground  Lease  Commencement  Date  provided in the Professional  Industrial
Maintenance,  LLC  lease.   Any condition  of  environmental  contamination
discovered on the Project Site  after  the  completion of the environmental
assessments (Phase I and Phase II) shall be presumed,  for  purposes of the
Tenant's  agreement  to  indemnify  the  District Indemnitee, to have  been
caused  by the Tenant's operations or facilities,  unless  the  Tenant  can
demonstrate,  by  a  preponderance of the evidence, that (i) such condition
originated off the Project  Site,  or (ii) such condition was not caused by
the Tenant's operations or facilities.   The provision of this Section 10.3
are intended only to allocate the burden of  establishing causation between
the  Tenant  and  the District with respect to environmental  contamination
discovered before and  after  the  Ground  Lease  Commencement Date.  In no
event  shall  any third party other than the District  Indemnitee  and  the
Tenant Indemnitee  be  entitled  to  any  benefit, reliance, or presumption
based  on the provisions of causation or liability  of  either  party  with
respect to any environmental contamination of the Project Site.

          10.4 SURVIVAL  OF  INDEMNITIES.  The  foregoing indemnities shall
survive the term and shall be in addition to any  of  the District's or the
Tenant's obligations for breach of a representation or warranty.

          11.  INSURANCE.

          11.1 PUBLIC LIABILITY.  The Tenant agrees to carry or cause to be
carried public liability insurance with respect to the Project Site and the
uses  and activities of the Tenant thereon in the minimum  combined  single
limit amount  of  Two  Million  dollars  ($2,000,000)  for  the death of or
personal  injury  to one or more persons and for property damage  for  each
occurrence in connection  with  the  Project  Site  and  the use thereof or
activities of the Tenant thereon, and same shall include the District as an
additional named insured with respect to any matters arising  out  of  this
Ground  Lease  or  arising  out  of the District's ownership of the Project
Site.  Such insurance policy shall contain a provision or be accompanied by
a certificate or endorsement to the effect that the insurance company shall
not cancel or materially modify such  policy  without  first giving written
notice thereof to the District at least thirty (30) days in advance of such
cancellation  to  material  modification.  At the District's  request,  the
Tenant shall promptly provide  to  District  certificates  evidencing  such
insurance  and  shall furnish copies of such policies to the District.  The
District may change  by  reasonable  amounts,  consistent  with  prevailing
commercial  practices  in the Port of Lake Charles, the limits of insurance
coverage required by this Section 11.1 upon ninety (90) days written notice
to the Tenant stating such  changed  limits of coverage and the reasons for
the change.

          11.2 WORKERS' COMPENSATION.   The  Tenant  further  covenants and
agrees,  at  its  expense,  to  take  out  and  maintain at all times,  all
necessary workers' compensation insurance covering  all persons employed by
the  Tenant  in  and  about  the  Project  Site to the extent  required  by
Applicable Laws.

          11.3 QUALIFICATION FOR INSURER.  All  insurance policies required
above  shall be issued by companies authorized to  do  business  under  the
State of  Louisiana, and be rated no less than "B" as to management, and no
less than "Class  V"  as  to  financial  strength  by the latest edition of
Best's  Insurance  Guide,  published  by A. M. Best Company,  Oldwick,  New
Jersey, or an equivalent rating agency,  subject  to  the  approval  of the
District. Alternatively, Tenant may elect to be self-insured subject to the
approval  of  the  District,  which  approval  shall  not  be  unreasonably
withheld.

          11.4 WAIVER  OF  SUBROGATION.  As a part of the consideration  of
this Ground Lease, each of the  parties  hereby releases the other from all
liability for damage due to any act or neglect  of the other party which is
the result of fire or other casualty to the extent covered by any insurance
policy; provided, however, the releases herein contained  shall  not affect
the  rights  of  either  party under this Ground Lease to be paid insurance
proceeds received by the other  or  apply  to loss or damage resulting from
the willful or premeditated acts of either of  the  parties  hereto,  their
agents  or employees; and provided further, nothing in this paragraph shall
be interpreted  as  or  have  the  effect  of  relieving  or  modifying any
obligation of any insurance company and shall be void if and to  the extent
it  would  have  such  effect.  Any party required by this Ground Lease  to
maintain any casualty insurance  shall  make  reasonable attempts to obtain
the written consent to this waiver of subrogation from its insurer.

          12.  LIENS AND MORTGAGES.

          12.1 PROHIBITION OF LIENS AND MORTGAGES.   The  Tenant  shall not
create or permit to be created or to remain in connection with the Project,
the  Project  Site,  or  the  Tenant's  activities  thereon,  any  liens or
mortgages  against  any  property  interest of the District, and the Tenant
shall discharge any lien, encumbrance,  or charge (levied on account of any
Imposition or any mechanics', laborers',  or materialmen's lien or security
agreement) which might be or become a lien, encumbrance, or charge upon the
District's interest in the Project Site or  any  part thereof in accordance
with Section 12.2 hereof.

          12.2 DISCHARGE  OF  LIENS.   If  any  mechanics',  laborers',  or
materialmen's lien (other than a District-Created  Lien)  shall at any time
be filed against the District's interest in the Project Site  or  any  part
thereof  in connection with the Project or the Tenant's activities thereon,
the Tenant,  within 30 days after notice of the filing thereof, shall elect
to contest the  same  or  cause  the  same  to  be  discharged of record by
payment,  deposit,  bond,  order  of a court of competent  jurisdiction  or
otherwise.  If the Tenant does not  contest  such  lien  and  shall fail to
cause  such  lien  to  be  discharged within the period aforesaid, then  in
addition to any other right  or  remedy  of  the  District  hereunder,  the
District  may,  but shall not be obligated to, discharge the same either by
paying the amount  claimed  to be due or by procuring the discharge of such
lien by deposit or by bonding  proceedings,  and  in  any  such  event  the
District  shall  be  entitled,  if  the  District  so elects, to compel the
prosecution of an action for the foreclosure of such  lien  by  the  lienor
with interest, attorneys' fees, costs, and allowances.  Any amount so  paid
by  the  District  and  all  costs and expenses incurred by the District in
connection therewith, including  reasonable  attorneys'  fees together with
interest  thereon  at  one percent (1%) per annum above the prime  rate  of
interest quoted from time  to time by Bank of America, New York, as Bank of
America's Prime Rate, from the respective dates of the District's making of
the  payment  or  incurring of  the  cost  and  expense,  shall  constitute
additional rent payable  by the Tenant under this Ground Lease and shall be
paid by the Tenant to the  District  within  fifteen  (15)  days of written
demand therefor.

          12.3 DISTRICT  NOT  LIABLE FOR MECHANIC'S LIENS.  Nothing  herein
contained shall be deemed or construed in any way to constitute the consent
of  or  request by the District,  express  or  implied,  to  a  contractor,
subcontractor,  laborer  or materialman for the performance of any labor or
the furnishing of any materials for any specific improvement, alteration to
or  repair  of  the  Project Site,  the  Tenant  Improvements  or  District
Improvements or any part thereof.  NOTICE IS HEREBY GIVEN THAT THE DISTRICT
SHALL NOT BE LIABLE FOR ANY LABOR OR MATERIALS FURNISHED OR TO BE FURNISHED
TO THE TENANT UPON CREDIT AND THAT NO MECHANIC'S OR OTHER LIEN FOR ANY SUCH
LABOR OR MATERIALS SHALL  ATTACH  TO  OR  AFFECT  THE REVERSIONARY OR OTHER
INTEREST  OF  THE  DISTRICT  IN  AND  TO THE PROJECT SITE  AND  THE  TENANT
IMPROVEMENTS OR DISTRICT IMPROVEMENTS THEREON.

          12.4 CONSENT TO GROUND LEASEHOLD  MORTGAGES.   The Tenant may not
encumber without the District's consent, the Ground Lease  or  any interest
connected to the Ground Lease.

          13.  ENTRY ON PREMISES BY DISTRICT, ETC.

          13.1 ENTRY ON PREMISES.  In addition to such rights of  entry  as
are  granted  to  the  District  pursuant to Section 6.5 hereof, the Tenant
shall permit the District and its  authorized  representatives to enter the
Project  Site  during normal business hours upon reasonable  notice,  which
shall be no less  than  twenty-four (24) hours in advance, for the purposes
of inspecting the Project  Site and verifying compliance by the Tenant with
the Terms of this Ground Lease.

          13.2 SHOWINGS.  The  District  shall  have the right to enter the
Project  Site  at  reasonable  times during usual business  hours  for  the
purpose  of  showing  the  same  to  prospective  tenants,  purchasers,  or
mortgagees  of  the  Project  Site  and  Tenant  Improvements  or  District
Improvements.

          14.  DESTRUCTION BY FIRE OR OTHER CASUALTY.

          If  Tenant Improvements erected on  the  Project  Site  shall  be
destroyed or so  damaged  by fire or any other casualty whatsoever, not due
to the willful misconduct of the Tenant, where repair or restoration cannot
be reasonably accomplished  within one hundred and twenty (120) days of the
date  of such fire or casualty,  the  Tenant,  by  written  notice  to  the
District  accompanied  by  a certified copy of a resolution of the Board of
Directors of the Tenant to such effect, may, at its election, decide not to
restore nor reconstruct the  Tenant  Improvements  and  cancel  this Ground
Lease.   In  the  event  that  the  Tenant  so  decides  not  to restore or
reconstruct  the  Tenant  Improvements  and  cancel this Ground Lease,  the
Tenant shall notify the District thereof in writing  and shall proceed with
due diligence to demolish and remove any ruins or rubble  remaining  on the
Project  Site  at  the  Tenant's sole cost and expense, so as to return the
Project Site as nearly as  reasonably  practicable to the condition thereof
upon completion of the District Improvements.   Any  such  cancellation  of
this  Ground  Lease  shall be effective as of the date the Tenant completes
such demolition and removal work, and all unaccrued liability of the Tenant
hereunder shall thereupon terminate.

          15.  RESTRICTION ON ASSIGNMENTS AND TRANSFERS.

          The Tenant shall  not  assign  this  Ground Lease, in whole or in
part, or sublet all or any portion of the Project Site, without the consent
of the District, which consent shall not be unreasonably  withheld, delayed
or conditioned.  The District agrees that any portion of the  Project  Site
may  be  subleased  by  the  Tenant  so  long as the Tenant continues to be
responsible for the performance of all of its obligations under this Ground
Lease and the sublessee's intended use of  the  Project  Site is consistent
with those uses permitted of the Tenant hereunder or is otherwise  approved
by  the  District.  In addition, the District acknowledges that no approval
or consent  shall  be  required  in  connection  with an assignment of this
Ground Lease for security purposes for any financing  permitted  hereby, or
which  is  to any entity which controls, is controlled by, or under  common
control with,  the  Tenant,  or is a result of any merger or acquisition of
the Tenant so long as the surviving  entity is fully responsible for all of
the obligations of the Tenant hereunder.

          16.  EVENTS OF DEFAULT OF TENANT.

          If any one or more of the following  events  shall happen and not
be remedied as herein provided an Event of Default shall  be deemed to have
occurred:

          16.1 BREACH OF SPECIAL COVENANTS.  Subject to the  provisions  of
Sections  24  and 6.4, if the Tenant shall fail to commence construction of
the Tenant Improvements  when  required  pursuant to Section 6.3 or fail to
substantially complete construction when required pursuant to Section 6.4.

          16.2 BREACH OF COVENANT.  If default  shall be made by the Tenant
in the performance of or compliance with any of the  covenants, agreements,
terms,  or  conditions  contained  in  this Ground Lease other  than  those
referred to in the foregoing Section 16.1,  and such default shall continue
for a period of thirty (30) days after written notice thereof from District
to the Tenant specifying the nature of such default  and  the acts required
to  cure  the  same,  or,  in the case of a default or a contingency  which
cannot with due diligence be  cured within such period of thirty (30) days,
the Tenant fails to proceed with  all  due  diligence within such period of
thirty (30) days, to commence cure of the same  and thereafter to prosecute
the curing such default with all due diligence (it  being  intended that in
connection with a default not susceptible of being cured with due diligence
within  thirty (30) days that the time of the Tenant within which  to  cure
same shall  be extended for such period as may be necessary to complete the
same with all due diligence).

          16.3 DISTRICT'S REMEDIES. CURE.

          (a)  RIGHT  TO  TERMINATE.   Upon  the  occurrence of an Event of
Default, the District may give written notice to the  Tenant  stating  that
this Ground Lease and the term hereby demised shall expire and terminate on
the  date  specified by such notice, and this Ground Lease, the term hereby
demised, and  the rights of the Tenant under this Ground Lease shall expire
and terminate unless  such default is fully remedied in a timely manner and
all arrears of rent, and all other amounts payable by the Tenant under this
Ground Lease, in each case  within  sixty  (60)  days from the date of such
notice, together with interest thereon at the rate  of twelve percent (12%)
per annum from the time when the same became due and payable, and all costs
and  expenses  reasonably  incurred by or on behalf of the  District  as  a
result of the Event of Default, including reasonable attorneys' fees, shall
have been fully and promptly  paid  by  the  Tenant to the District and all
other defaults shall have been fully cured and  made  good  or cured to the
reasonable  satisfaction  of  the  District, in either of which events  the
consequences of such Event of Default shall be deemed to be annulled.

          (b)  RIGHT TO CURE.  Upon  the occurrence of an Event of Default,
the District may take whatever actions  are  reasonably  necessary  to cure
such  Event  of  Default,  including  the hiring of attorneys, contractors,
consultants, architects, engineers, laborers,  or  others,  purchasing  the
required goods or services and procuring necessary insurance or performance
bonds.  The Tenant shall be responsible for all costs, including attorney's
fees  and  the  fees  of  other  professionals,  reasonably incurred by the
District pursuant to this Section and such costs shall  be  billed  to  the
Tenant in addition to any and all rent due hereunder.  The Tenant shall pay
all  such  additional  costs  and  charges  within  fifteen (15) days after
billing by the District.

          (c)  INJUNCTIONS AND DAMAGES.  Upon the occurrence  of  any Event
of  Default  hereunder, the District at any time thereafter shall have  the
right to enjoin  such  breach  and  to  invoke any right and remedy allowed
herein, by law or in equity (except for the right of specific performance),
or by statute or otherwise including, without  limitation,  remedies at law
for damages and for reimbursement of expenses to the District in connection
with  any  such  action,  including reasonable attorney's fees, costs,  and
appellate expenses.

          16.4 TAKING OF POSSESSION;  ACCELERATION OF GROUND RENT. Upon any
expiration  or  termination of this Ground  Lease  or  any  termination  by
summary proceedings  or otherwise, (a) the Tenant shall quit and peacefully
surrender the Project Site to the District, without any payment therefor by
the District, and the  District,  upon  or  at  any  time  after  any  such
expiration  or  termination, may without further notice, enter upon and re-
enter the Project  Site,  by  summary proceedings, ejectment, or otherwise,
and may dispossess the Tenant and  remove  the Tenant and all other persons
and  property  from  the Project Site and may have,  hold,  and  enjoy  the
Project Site and the right  to  receive  all  rental income of and from the
same; and (b) the District shall be entitled to collect forthwith upon such
termination  as  liquidated  damages,  an  amount equal  to  the  remaining
aggregate  rent;  and  (c)  all  obligations of the  Tenant  hereunder  for
additional rent, or Impositions, or any portion thereof arising or accruing
with respect to any period prior to such termination and any obligations of
the Tenant under the indemnification  provisions hereof arising or accruing
with respect to any period prior to such  termination  hereof, in each case
without  regard  to  whether such matter is first noticed to  the  District
prior to or subsequent  to  such termination, shall survive the termination
hereof.

          16.6 AGENT FOR SERVICE.   The  Tenant shall maintain a registered
agent of the Tenant for service of process,  which  agent  will  be located
within  the  State  of  Louisiana.   The Tenant shall provide the name  and
address of such agent or any successor  agent  to  the  District in writing
prior to the commencement of the lease term.  If the Tenant  shall  fail to
maintain such a registered agent within the State of Louisiana, service  of
process  may  be  accomplished by public posting on the Project Site in the
same manner and for the same period as provided in Louisiana statutes, with
written notice becoming effective at the time of posting.

          17.  EVENTS OF DEFAULT OF THE DISTRICT.

          17.1  BREACH  OF SPECIAL COVENANTS.  Subject to the provisions of
Section 2.4 and 7.4, if the District shall fail to commence construction of
the District Improvements  when required pursuant to Section 7.3 or fail to
substantially complete construction when required pursuant to Section 7.4.

          17.2 DISTRICT'S EVENT OF DEFAULT.  Any failure of the District to
comply with any of its obligations under this Ground Lease shall constitute
a "District's Event of Default"  hereunder  if  such  failure continues for
thirty (30) days after the Tenant gives the District written notice thereof
and the acts required to cure the same.

          17.3 TERMINATION OF GROUND LEASE.  In the event  of  a District's
Event  of  Default of the District under this Ground Lease, the Tenant  may
cancel this Ground Lease by written notice to the District.   Except to the
extent the Tenant  is  otherwise  indebted  to  the District, all deposits,
unearned rent and other unearned payments by the  Tenant  under this Ground
Lease shall be returned to the Tenant immediately upon such cancellation.

          17.4 RIGHT TO CURE.  Upon the occurrence of a District's Event of
Default, the Tenant may take whatever actions are reasonably  necessary  to
cure such Event of Default, including the hiring of attorneys, contractors,
consultants,  architects,  engineers,  laborers,  or others, purchasing the
required goods or services and procuring necessary insurance.  The District
shall be responsible for all costs including attorneys'  fees  and the fees
of other professionals, reasonably incurred by the Tenant pursuant  to this
Section  and such costs shall be billed to the District in addition to  any
and all rent  due  hereunder.   The  District shall pay all such additional
costs and charges within fifteen (15) days after billing by the Tenant.

          17.5 TENANT'S   RIGHT  TO  DAMAGES.    Except   to   the   extent
specifically waived in this  Ground Lease, the Tenant shall have the right,
with or without canceling this Ground Lease, to recover damages caused by a
District's Event of Default.

          18.  MUTUAL OBLIGATIONS.

          18.1 LATE CHARGES; INTEREST.   If  any  rent  or other sum is not
paid  when  due under this Ground Lease, and if such delinquency  continues
for a period  of  ten  (10)  days after written notice from the District to
Tenant, such sum shall bear a  late charge equal to twelve percent (12%) of
the amount thereof, the parties  recognizing  and agreeing that such charge
represents  a  reasonable  approximation  of the additional  administrative
costs and expenses which are likely to be incurred  by  the  non-defaulting
party.  Additionally, and except where otherwise provided herein,  any  sum
not  paid  within  twenty  (20)  days  after  its due date and any judgment
rendered therefor shall bear interest after said  twentieth  (20th)  day to
the date of collection at the rate of twelve percent (12%) per annum.

          18.2 OBLIGATIONS TO MITIGATE DAMAGES.  Both the District and  the
Tenant shall have the obligation to take reasonable steps to mitigate their
damages caused by any default under this Ground Lease.

          18.3 FAILURE TO ENFORCE NOT A WAIVER.  No failure by either party
to  insist upon the strict performance of any covenant, agreement, term, or
condition  of  this Ground Lease or to exercise any right or remedy arising
upon the breach  thereof,  and  no  acceptance  by  the District of full or
partial rent during the continuance of any such breach,  shall constitute a
waiver of any such breach of such covenant, agreement, term,  or condition.
No  covenant,  agreement,  term,  or condition of this Ground Lease  to  be
performed or complied with by either  party  and no breach thereof shall be
waived,  altered, or modified except by a written  instrument  executed  by
both parties.   No  waiver  of any breach shall affect or alter this Ground
Lease, but each and every covenant,  agreement,  term, or condition of this
Ground Lease shall continue in full force and effect  with  respect  to any
other then existing or subsequent breach hereof.

          18.4 RIGHTS  CUMULATIVE.   Each  right  and remedy of the parties
provided in this Ground Lease shall be cumulative and  shall be in addition
to every other right or remedy provided for in this Ground  Lease or now or
thereafter  existing  at  law  or  in  equity  or  by  statute or otherwise
(excluding,  however,  specific  performance  against the Tenant)  and  the
exercise or beginning of the exercise by the parties  of any one or more of
such  rights  or  remedies  provided  for in this Ground Lease  or  now  or
hereafter existing at law or in equity or by statute or otherwise shall not
preclude the simultaneous or later exercise  by  the  parties of any or all
other such rights or remedies provided for in this Ground  Lease  or now or
hereafter existing at law or in equity or by statute or otherwise.

          19.  NOTICES.

          19.1 ADDRESSES.  All notices, demands, and requests which  may or
are  required  to  be  given  hereunder  shall  be in writing, delivered by
personal service, or shall be sent by facsimile,  United  States registered
or  certified  mail,  return  receipt  requested, postage prepaid,  to  the
parties at the following numbers and addresses:

          To the Tenant:      Chief Financial Officer
                              PIM, LLC
                              5007 Port Road
                              New Iberia, LA  70560

                              Facsimile No. 318-365-4711

          To the District:    Executive Director
                              Lake Charles Harbor & Terminal District
                              150 Marine Street
                              Post Office Box 3753
                              Lake Charles, Louisiana 70602

                              Facsimile No. (318) 493-3523

or to such other numbers or addresses as either party may from time to time
designate by written notice to the other party hereto at least fifteen (15)
days in advance of an effective date stated therein.

          19.2 WHEN DEEMED DELIVERED.  Notices, demands, and requests which
may  or  shall  be served in accordance with Section 19.1 hereof  shall  be
deemed sufficiently  served  or  given  for  all  purposes hereunder at the
earlier of (i) the time such notice, demand, or request  shall  be received
by  the  addressee,  or (ii) ten (10) days after posting via United  States
registered or certified mail, return receipt requested, postage prepaid.

          20.  QUIET ENJOYMENT; TITLE.

          20.1 QUIET ENJOYMENT.   Subject  to  the  terms and conditions of
this  Ground  Lease,  the  Tenant,  upon  paying the ground  rent  and  all
additional rent, Impositions, and other charges  herein  provided  for  and
observing  and  keeping  all  covenants, agreements, and conditions of this
Ground Lease on its part to be kept and performed in all material respects,
shall quietly have and enjoy the  Project  Site  during  the  term  of this
Ground  Lease,  without  hindrance or molestation by the District or anyone
claiming  or  under or through  the  District.   This  agreement  shall  be
construed as a  covenant running with the land.  Nothing in this Section or
any other section  herein  shall  constitute  a  waiver  of  the District's
exercise  of  its  police powers under the law applicable to third  parties
generally.

          20.2 DISTRICT'S  TITLE.   District  represents  and warrants as a
condition  of this Ground Lease that it is the sole record holder  of  good
title to the  Project  Site subject to no cloud or encumbrances which would
materially affect the Tenant's use and enjoyment or peaceable possession of
the Project Site or would  prevent  the  Tenant  from obtaining a leasehold
policy  of  title insurance insuring its interest in  the  Project  without
exceptions to which the Tenant reasonably objects; and that during the term
hereof it shall  not  encumber  the  Project Site; that it is authorized to
make this Ground Lease for the term hereof;  that  the  provisions  of this
Ground  Lease  do  not  and  will  not  conflict with or violate any of the
provisions of existing agreements between  District  and  any  third party;
that  the  certificate of occupancy, when issued, will allow the Tenant  to
use the Tenant  Improvements and District Improvements for the purposes set
forth  herein, subject  to  applicable  federal,  state,  and  local  laws,
ordinances,  and building codes; and that District will deliver the Project
Site free of all tenants and occupants and claims thereto.

          21.  NON-MERGER  OF  LEASEHOLD.  There shall be no merger of this
Ground Lease or of the leasehold  interest  hereby  created with the record
owner's reversionary interest in the Project Site or  any  part  thereof by
reason  of  the fact that the same Person may acquire or hold, directly  or
indirectly, this  Ground  Lease or leasehold interest hereby created or any
interest in this Ground Lease or in such leasehold interest and the owner's
reversionary interest in the Project Site or any interest therein.

          22.  EMINENT DOMAIN.

          22.1 COMPLETE CONDEMNATION.   If,  during  the  term  hereof, the
whole of the Project Site shall be taken under the power of eminent  domain
by  any  public  or  private authority, then this Ground Lease and the term
hereof shall cease and  terminate  as  of the date of such taking, provided
that the Tenant shall share in the condemnation  award  as provided herein.
The  Tenant  may,  upon the written approval of the District,  continue  to
occupy the Project Site, subject to the terms of this Ground Lease, for all
or such part of the  period  between  the  date of such taking and the date
when possession of the Project Site shall be taken by the taking authority,
and any unearned rent or other charges, if any,  paid  in advance, shall be
refunded  to  the Tenant.  If required, the Tenant shall procure  from  the
applicable governmental  authority,  at the Tenant's sole cost and expense,
all necessary consents and authorizations to continue to occupy the Project
Site from and after the date of such taking.

          22.2 PARTIAL CONDEMNATION.   If,  during  the  term  hereof,  any
public  or private authority shall, under the power of eminent domain, make
a taking  resulting  in  the  reduction  of  the  Project  Site  or  Tenant
Improvements  by  fifteen  percent  (15%) or more in the Tenant's not being
able to use the remainder thereof for  the  purposes  contemplated  hereby,
then the Tenant may, at its election, terminate this Ground Lease by giving
the District notice of the exercise of its election within thirty (30) days
of  the  date  of  notice  to  the  Tenant of such taking.  In the event of
termination by the Tenant under this  Section  22.2,  the term hereof shall
cease and terminate as of the last day of the calendar  month in which such
notice  of exercise of its election to terminate has been  given,  and  any
unearned  rent or other charges, if any, paid in advance, shall be refunded
to the Tenant,  and  the  Tenant  shall  share in the condemnation award as
provided herein.

          22.3 RENT ADJUSTMENT.  In the event  that  the  Tenant  does  not
elect  to  terminate this Ground Lease pursuant to Section 22.2 above, then
this Ground  Lease  and  the  term  hereof shall continue in full force and
effect, and the base annual rent shall  be  adjusted pro-rata in accordance
with the amount of property actually taken by the condemning authority.

          22.4 ALLOCATION OF AWARD.  In the event  of a complete taking (or
partial  taking  resulting  in  termination of this Ground  Lease)  of  the
Project Site and/or the Tenant Improvements, the District shall be entitled
to recover that portion of the condemnation  award  (or  settlement) fairly
attributable to the value of the land taken.   The Tenant shall be entitled
to recover that portion of the award fairly attributable to  the  value  of
the  Tenant  Improvements  taken.   In the event no Tenant Improvements are
taken, the Tenant shall not be entitled to any portion of the award, and in
the event no land is taken, the District  shall  not  be  entitled  to  any
portion  of  the  award,  unless the Tenant elects to terminate this Ground
Lease pursuant to Section 22.2,  in  which  event  the  award or settlement
shall be allocated as provided above. In the event of a partial  taking  of
the Tenant Improvements not resulting in a termination, the entire award or
settlement  shall  be  paid  to the Tenant.  Nothing contained herein shall
prohibit the Tenant's claiming  relocation  damages  and/or business losses
against the taking authority in any appropriate proceeding.

          23.  TEMPORARY TAKING OR OTHER DEPRIVATION.   If, during the term
hereof, (i) less than all of the record owner's title to all or any portion
of the Project Site is taken for temporary use or occupancy,  or  (ii)  any
public  or  private authority takes any action not resulting in a taking of
all or any portion  of  the  Project  Site  but  resulting  in  a  right to
compensation  therefor,  such  as  charging of the grade of any street upon
which the Project Site abut, then, except  as otherwise provided in Section
22, the Tenant shall be entitled to make claim for, recover, and retain all
awards, whether pursuant to judgment, agreement,  or otherwise, recoverable
in connection therewith.

          24.  FORCE MAJEURE.  Either party hereto  shall  be  excused from
performing  any  of  its respective obligations or undertaking provided  in
this  Ground  Lease,  excepting   any  of  its  respective  obligations  or
undertakings  to  pay any sums of money  under  the  applicable  provisions
hereof, for so long as the performance of such obligations are prevented or
significantly delayed,  retarded  or  hindered  by act of God, fire, flood,
hurricane, acts of war (declared or undeclared), invasion, or insurrection,
if such party hereto gives written notice of such  delay to the other party
within twenty (20) calendar days of the occurrence of such event.

          25.  MISCELLANEOUS.

          25.1 TIME IS OF THE ESSENCE.  Time is of the  essence of each and
all of the terms and provisions of this Ground Lease.

          25.2 ACCESS  TO  PREMISES.   The District agrees to  provide  the
Tenant, its agents, employees, and invitees  with  reasonable access to the
Project Site 24 hours a day, 365 (or 366, as the case  may  be) days a year
during  the term of this Ground Lease; provided, however, that  the  Tenant
agrees to  comply  with any and all reasonable rules and regulations of the
District regarding access  to  secured  areas of the port and regarding the
proper identification of all visitors to the Project Site.

          25.3 SUCCESSORS.  The covenants,  agreements,  terms, provisions,
and conditions contained in this Ground Lease shall apply  to  and inure to
the  benefit  of and be binding upon the District and the Tenant and  their
respective successors  and  assigns,  except  as expressly otherwise herein
provided,  and  shall  be  deemed  covenants running  with  the  respective
interests of the parties hereto.

          25.4 SURVIVING COVENANTS.   Each  provision  of this Ground Lease
which may require performance in any respect by or on behalf  of either the
Tenant  or  the  District  after the expiration of the term hereof  or  its
earlier termination shall survive such expiration or earlier termination.

          25.5 PROVISIONS DEEMED  CONDITIONS  AND  COVENANTS.   All  of the
provisions  of  this  Ground  Lease  shall  be  deemed  and construed to be
"conditions" and "covenants" as though the words specifically expressing or
importing  covenants  and  conditions were used to each separate  provision
hereof.

          25.6 HEADINGS.  The  headings and section captions in this Ground
Lease  and  the  Table  of Contents  are  inserted  only  as  a  matter  of
convenience and for reference  and in no way define, limit, or describe the
scope or intent of this Ground Lease or in any way affect this Ground Lease
as to matters of interpretation or otherwise.

          25.7 NO ORAL CHANGE OR  TERMINATION.   This  Ground Lease and the
exhibits appended hereto and incorporated herein by reference  contain  the
entire  agreement  between  the  parties hereto with respect to the subject
matter hereof, and this Ground Lease  restates  and  modifies  that  Ground
Lease Agreement dated September 16, 1997 between the Lake Charles Harbor  &
Terminal  District  and Professional Industrial Maintenance, LLC, which was
assigned  to  PIM,  LLC   on   February  5,  1998,  and  no  other  change,
modification, or discharge hereof  in  whole  or in part shall be effective
unless such change, modification, or discharge  is in writing and signed by
the  party  against  whom  enforcement  of  the  change,  modification,  or
discharge is sought. This Ground Lease is the full  and  complete agreement
applicable between the parties, shall be the controlling agreement  between
the parties and cannot be changed or terminated orally.

          25.8 GOVERNING  LAW;  SEVERABILITY.   This Ground Lease shall  be
governed  by and construed in accordance with the  laws  of  the  State  of
Louisiana.   To  the  extent  permitted by law, the parties hereto shall be
deemed to have waived to the maximum  extent  possible all legal provisions
to the end that this Ground Lease shall be enforceable  in  accordance with
its  terms.   If  any  term  or  provision  of  this  Ground  Lease or  the
application thereof to any person or circumstance shall, to any  extent, be
invalid or unenforceable, the remaining provisions of this Ground  Lease or
the application of such term or provision to persons or circumstances other
than  those  as to which it is held invalid or unenforceable, shall not  be
affected thereby, and each term and provision of this Ground Lease shall be
valid and enforceable to the fullest extent permitted by law.

          25.9 COUNTERPARTS.   This  Ground Lease may be executed in one or
more counterparts, each of which so executed  shall  be  deemed  to  be  an
original and all of which together shall constitute but a single document.
          25.10  LITIGATION.  In case of any litigation between the parties
hereto regarding the  subject matter hereof, the losing party shall pay all
reasonable costs and expenses (including reasonable attorneys' fees) of the
prevailing party.

          25.11 GENDER  OF WORDS.  Words of any gender in this Ground Lease
shall  be held to include  masculine  or  feminine  and  words  denoting  a
singular  number  shall  be  held  to  include the plural, and plural shall
include the singular, whenever the sense requires.

          25.12  SOVEREIGN  IMMUNITY; STATUTORY  AUTHORITY.   The  District
represents and warrants that  it  has the statutory authority to enter into
this Ground Lease, that, when executed,  this Ground Lease shall be binding
and enforceable in accordance with its terms,  and  that  it  is not immune
from suit or judgment resulting from any claim or action brought against it
by the Tenant pursuant to the express terms of this Ground Lease.

          25.13  NO BROKERS.  Neither party to this Ground Lease  shall  be
liable for any real  estate  brokers' or leasing agents' commissions in the
absence of a written agreement  which expressly provides therefor and which
is to be charged.

          25.14  LEGAL RELATIONSHIPS.   This  Ground  Lease  shall  not  be
interpreted or construed  as  establishing  a  partnership or joint venture
between the District and the Tenant and neither  party shall have the right
to make any representations or be liable for the debts  or  obligations  of
the other.  Neither party is executing this Ground Lease as an agent for an
undisclosed  principal.  No third party is intended to be benefited by this
contract.

          25.15  MEMORANDUM  OF  LEASE.   At  either  party's  request, the
parties  hereto  agree  to  execute  and  cause  to be properly recorded  a
memorandum of this Ground Lease, sufficient in form  and  content  to  give
third-parties constructive notice of the Tenant's interest hereunder.

          25.16  OPTION  TO LEASE ADDITIONAL PROPERTY.  In consideration of
and conditioned upon Tenant  being  in  full  compliance with all terms and
conditions of this Ground Lease and subject to  the  conditions  set  forth
herein,  Tenant  shall  have  the  option  to lease that area designated as
"Option A Area" on Exhibit "1" for the same  terms  and  conditions  as set
forth  in  this  Ground  Lease with the lease terms terminating at the same
time as this Ground Lease.   This  option shall extend for a period of five
(5) years from the Ground Lease Commencement  date,  (the "Option Period").
The right to exercise this option is conditioned upon  Tenant expending the
sum  of $3,000,000 or securing the expenditure of state funds  without  the
expenditure  or  commitment  of  any  District  funds to remove excess fill
material from "Option A Area" and level "Option A Area" to a grade of eight
(8') feet.

          The  option to lease the "Option A Area"  must  be  exercised  by
written notice from  the  Tenant  to  the  District during the time periods
provided in this section for such option to  lease.  Failure to timely give
such notice shall automatically terminate the  right  of Tenant to exercise
its option to lease "Option A Area".

          Notwithstanding the above, if during the above  Option Period the
District receives a bona fide offer from a third party to lease  "Option  A
Area",  then  in that event, the District may give Tenant written notice of
such offer and  Tenant  shall  have  forty-five (45) days from such written
notice to elect to exercise the option  provided  for  herein  or  elect to
lease  "Option A Area" on the same terms and conditions as offered by  such
third party.

          IN  WITNESS  WHEREOF,  the undersigned parties have executed this
Ground Lease as of the date first above written.

                                DISTRICT:

ATTEST:                         LAKE CHARLES HARBOR & TERMINAL
                                DISTRICT, a political subdivision
                                of the State of Louisiana

By: /S/ MICHAEL K. DEES     By:  /S/ GLENWOOD W. WISEMAN
   ----------------------      ----------------------------
Name: MICHAEL K. DEES       Name:  Glenwood W. Wiseman
Title: GENERAL COUNSEL      Title: Executive Director

(SEAL)

                                TENANT:

ATTEST:                         PIM, LLC

By: /S/ SHARON L. EDWARDS        By: /S/ PETER J. ROMAN
   -----------------------           ------------------------
Name: SHARON L. EDWARDS          Name:  PETER J. ROMAN
Title: NOTARY                    Title: CHIEF FINANCIAL OFFICER

(SEAL)
<PAGE>

                             LIST OF EXHIBITS

Exhibit 1           PROJECT SITE AND PLAT;
                    ROAD AREA TO BE USED BY TENANT

Exhibit 2           DESCRIPTION OF TENANT IMPROVEMENTS

Exhibit 3           DESCRIPTION OF DISTRICT IMPROVEMENTS

Exhibit 4           GROUND LEASE RENTAL

<PAGE>
                                 EXHIBIT 2

                    DESCRIPTION OF TENANT IMPROVEMENTS

Fabrication Shop -                           $ 2,000,000
          157'x300'x80' tall, galvanized
          aluminum exterior, with two
          78' fabrication bays

Tool room and rest room -                    $   300,000
          lean to design, 20'x200'x22'
          tall, galvanized aluminum
          exterior, designed with second
          floor throughout

Pipe shop -                                  $   450,000
          50'x200'x30' tall, galvanized
          aluminum exterior

Administrative office building -             $   375,000
          60'x100'x24' tall with tele-
          communications capability

Electrical, gas and air                      $ 1,500,000
          underground piping

Track cranes, overhead cranes, cherry        $ 3,500,000
pickers, and other heavy equipment
                                             -----------
                                             $ 8,125,000

-----------------

**  Ground Stabilization/Drainage/Site Roadways (amount to be determined)

**  Actual construction dollar amount to be based on actual level of
    improvement as determined by Tenant

<PAGE>
                                 EXHIBIT 3

                   DESCRIPTION OF DISTRICT IMPROVEMENTS

     The  District  shall at its expense and contingent upon the receipt of
$6 million in State Capital  Outlay funds and $2 million from the Parish of
Calcasieu construct the following improvements:

1.   Removal of excess fill material  from  the  project  site and level to
     approximate grades shown on the plat attached hereto as Exhibit "3-A".

2.   New  bulkhead,  tie-back system, dredging, heavy lift pods/crane  pads
     along existing bulkhead  at  west  side  of  turning basin as shown on
     Exhibit "3-A".

<PAGE>

                                 EXHIBIT 4

                            GROUND LEASE RENTAL

          Rental for the first year of the Initial  Term  shall be *$635.00
per acre, per month.  Thereafter, the rental shall be increased  each  year
of the Initial Term and any option period as of the date the rental is owed
by  an  amount determined using the formula set forth below.  The amount of
the increase  will  be  determined by multiplying the rental of $635.00 per
acre, per month, by the percent of change in the Consumer Price Index (CPI-
W), all items. The percent  change  will be computed by comparing the index
figure published for the month of July,  1998  with  the month prior to the
Ground  Lease Commencement Date for each particular year  that  the  Ground
Lease continues.   For  example,  if  the Ground Lease Commencement Date is
September 1, 1998, the adjustment for the  monthly  rental due September 1,
1999,  shall  be calculated using the index published for  July,  1999  and
comparing it to July, 1998 for the percent of change.  The index to be used
will be the U.S.  Department of Labor Revised Consumer Price Index for Wage
Earners and Clerical  Workers U.S. City Average, all items figure, (Base to
December 1982=100) published  by  the  Bureau  of  Labor  Statistics or any
successor index published by the Department of Labor.  Rental  shall  never
be  less  than  $635.00  per  acre,  per  month, and shall only increase in
accordance with the above formula.

*  For  a  period  of  ten  (10)  years  from completion  of  the  District
Improvements or until termination of this  Ground  Lease,  whichever occurs
first, the District will use 13.4% of the Ground Lease Rental  to partially
repay  the  Parish  of  Calcasieu  for its contribution toward the required
District Improvements.  A separate agreement  between  the District and the
Parish of Calcasieu will be executed.

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00016-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00016-of-00352.parquet"}]]