Document:

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                                                                    Exhibit 10.1

                             KEYSTONE PROPERTY TRUST

                              ARTICLES OF AMENDMENT

                                       OF

                             "DECLARATION OF TRUST"

         KEYSTONE PROPERTY TRUST, a Maryland statutory real estate investment
trust, having an office in Baltimore City, Maryland (which is hereinafter called
the "Trust"), hereby certifies to the State Department of Assessments and
Taxation of Maryland pursuant to Section 8-501 of the Maryland REIT Law that:

         FIRST: The Declaration of Trust of the Trust is hereby amended as
follows:

                  (a) The beginning of Article IV, Sections 4.14(a) and
         4.14(a)(1) of the Declaration of Trust are amended to read in their
         entirety as follows:

                       (a) Subject to Section 4.14(a)(10) hereof:

                             (1) During the period commencing on the Initial
                       Date and prior to the Restriction Termination Date:

                  (b) Article IV, Section 4.14(a)(5) of the Declaration of Trust
         is amended to read in its entirety as follows:

                           (5) Nothing contained in this Section 4.14(a) shall
                  limit the authority of the Board of Trustees of the Trust to
                  take such other action as it deems necessary or advisable to
                  protect the Trust and the interests of its shareholders in
                  preserving the Trust's status as a REIT, so long as such
                  action does not prohibit the settlement of any transaction
                  entered into through the facilities of the NYSE, AMEX or any
                  other national securities exchange or automated inter-dealer
                  quotation system.

                  (c) Article IV, Section 4.14(a)(10) of the Declaration of
         Trust is amended to read in its entirety as follows:

                           (10) Nothing contained in this Section 4.14 hereof or
                  in any provision hereof shall prohibit the settlement of any
                  transaction entered into through the facilities of the NYSE,
                  AMEX or any other national securities exchange or automated
                  inter-dealer quotation system. The immediately proceeding
                  sentence shall not limit the authority of the Board of
                  Trustees of the Company to take any and all actions it deems
                  necessary or advisable to protect the Trust and the interests
                  of its shareholders in preserving the Trust's

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                  status as a REIT, so long as such action does not prohibit the
                  settlement of any transaction entered into through the
                  facilities of the NYSE, AMEX or any other national securities
                  exchange or automated inter-dealer quotation system.

                  (d) The beginning of Article IV, Section 4.14(a)(11) of the
         Declaration of Trust is amended to delete the words "Subject to Section
         4.14(a)(10) hereof,"

                  (e) Article VIII, Section 8.1 of the Declaration of Trust is
         amended to add the following as a new subsection (ap):

                           (ap)  NYSE. The term "NYSE" shall mean the New York
                  Stock Exchange, Inc.

         SECOND: The foregoing amendments do not increase the authorized shares
of beneficial interest of the Trust.

         THIRD: The foregoing amendments to the Declaration of Trust of the
Trust have been advised by the Board of Trustees and approved by the
shareholders of the Trust pursuant to Section 8-501 of the Maryland REIT Law and
Article VI, Section 6.3 of the Declaration of Trust of the Trust. The manner of
approval was as follows:

                           (a) The Board of Trustees of the Trust at a meeting
         held by telephone on April 5, 2002 adopted a resolution which set forth
         the foregoing amendments to the Declaration of Trust of the Trust,
         declared them to be advisable, and directed that they be submitted for
         consideration at the annual meeting of shareholders of the Trust.

                           (b) Notice which stated that a purpose of the annual
         meeting was to act on the foregoing amendments to the Declaration of
         Trust of the Trust was given by the Trust as required by law.

                           (c) The foregoing amendments to the Declaration of
         Trust of the Trust were approved by the shareholders of the Trust at
         the annual meeting of shareholders held June 6, 2002 by the affirmative
         vote of a majority of all the votes entitled to be cast on the matter.

         FOURTH: The foregoing amendments to the Declaration of Trust of the
Trust shall become effective upon acceptance for record by the Maryland State
Department of Assessments and Taxation.

                                      -2-
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         IN WITNESS WHEREOF, KEYSTONE PROPERTY TRUST has caused these presents
to be signed in its name and on its behalf by its President, having been duly
authorized by a majority of the Trustees of the Trust, and witnessed by its
Secretary on June 17, 2002.

WITNESS:                                       KEYSTONE PROPERTY TRUST

/s/ Saul A. Behar                              By: /s/ Jeffrey E. Kelter
Saul A. Behar, Secretary                           Jeffrey E. Kelter, President

         THE UNDERSIGNED, President of KEYSTONE PROPERTY TRUST, who executed on
behalf of the Trust the foregoing Articles of Amendment of which this
certificate is made a part, hereby acknowledges in the name and on behalf of
said Trust the foregoing Articles of Amendment to be the corporate act of said
Trust and hereby certifies that to the best of his knowledge, information, and
belief the matters and facts set forth therein with respect to the authorization
and approval thereof are true in all material respects under the penalties of
perjury.

                                                   /s/ Jeffrey E. Kelter
                                                   Jeffrey E. Kelter, President

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  TABLE OF CONTENTS

 
 

Exhibit 10.1    
  

      

      

      

SECOND AMENDED AND RESTATED FACILITY LEASE AGREEMENT  

 DATED AS OF APRIL 1, 2002  

 BETWEEN  

 LA QUINTA PROPERTIES, INC.

AS LESSOR  

 AND  

 LQC LEASING, LLC

AS LESSEE  

  

 

TABLE OF CONTENTS    
  

 

	 
	 	 

	ARTICLE 1	 	LEASED PROPERTY; TERM; RENT
	 	1.1	 	    Leased Property
	 	1.2	 	    Term
	 	1.3	 	    Rent
	

ARTICLE 2	
 	
DEFINITIONS
	 	2.1	 	    Definitions
	

ARTICLE 3	
 	
ADDRESSES FOR NOTICE
	

ARTICLE 4	
 	
RECONCILIATION
	

ARTICLE 5	
 	
WAIVER OF LEASE DEFAULTS

  

 
 

BASIC LEASE PROVISIONS    
  

        This SECOND AMENDED AND RESTATED FACILITY LEASE AGREEMENT is dated as of April 1, 2002, and is between LA
QUINTA PROPERTIES, INC., a Delaware corporation having its principal place of business at 909 Hidden Ridge, Suite 600, Irving, Texas 75038 ("Lessor"), and LQC LEASING, LLC, a Delaware limited
liability company (successor in interest to La Quinta Leasing Company f/k/a The La Quinta Company) having its principal office at 909 Hidden Ridge, Suite 600, Irving, Texas 75038 ("Lessee"). This
Second Amended and Restated Facility Lease Agreement consists of these Basic Lease Provisions and the Exhibits hereto, including but not limited to the Detailed Lease Provisions (as defined below),
which are incorporated herein by reference (collectively, with this Second Amended and Restated Facility Lease Agreement, the "Lease"). Certain capitalized terms used herein are defined in
Article 2 herein. 

        WHEREAS,
Lessor and Lessee entered into two Facility Lease Agreements each dated as of July 17, 1998 (each, an "Original Facility Lease") in which each Original Facility Lease,
Lessor leased a portion of the Leased Property (defined below) to Lessee pursuant to the terms thereof, as each was amended and restated in its entirety by that certain Amended and Restated Facility
Lease Agreement dated as of October 31, 1998 (each, an "Amended Facility Lease"); 

        WHEREAS,
Lessor and Lessee wish combine each of the Amended Facility Leases into one lease and to amend and restate in its entirety the terms and conditions of thereof as contained
herein. 

        NOW,
THEREFORE, for good and valuable consideration, the receipt and sufficiency of which is hereby acknowledged, the parties agree as follows: 

 
 

ARTICLE 1    
    
    LEASED PROPERTY; TERM; RENT    
  

 
 

           1.1    Leased Property.     Upon and subject to the terms and conditions set forth herein and in the
Detailed Lease Provisions, the Lessor leases to Lessee and the Lessee rents and leases
from the Lessor all of the Lessor's rights and interests in and to the Leased Property. 

 
 

           1.2    Term.     The term of this Lease shall commence on the Commencement Date and end on the Lease
Termination Date (the "Term"); provided,
however, that this Lease may be sooner terminated as provided in the Detailed Lease Provisions. 

 
 

          1.3    Rent.     The Lessee will pay the Lessor rent for the Leased Property upon and subject to the terms
and conditions set forth in the Detailed Lease Provisions, including
Article 3 thereof. 

 
 

ARTICLE 2    
    
    DEFINITIONS    
  

 
 

          2.1    Definitions.     For all purposes of this Lease and the other Lease Documents (as defined in the
Detailed Lease Provisions), except as otherwise expressly provided or unless the
context otherwise requires, the terms defined in this Article of the Basic Lease Provisions have the meanings assigned to them in this Article and include the plural as well as the singular. 

        Amended Base Rent Commencement Date:    April 1, 2002 

        Amended Base Rent:    Forty percent (40%) of the Gross Revenues of the Facilities per Fiscal Quarter. 

        Commencement Date:    July 17, 1998 

 

        Current Management Agreement:    shall mean, collectively, those two certain Management Agreements each
effective as of July 17, 1998 between The La Quinta Company (now know as La Quinta Leasing Company) and Current Manager, as assigned to Lessee pursuant to that certain Management Agreement
Assignment and Assumption Agreement made as of December 17, 2001, as may be further amended, modified or assigned. 

        Current Manager:    La Quinta Inns, Inc., a Delaware corporation. 

        Detailed Lease Provisions:    The provisions so labeled and attached hereto as  EXHIBIT
D. 

        Existing Lease Defaults:    As defined in Article 5 of these Basic Lease Provisions. 

        Facility:    Each of the hotel facilities located as shown on  Exhibit A,
together with the improvements, buildings, maintenance buildings and equipment, and other property used in connection therewith, as
may be modified pursuant to Section 28.16 of the Detailed Lease Provisions. 

        Key Executive Officers:    None. 

        Land:    The real property described in EXHIBIT A
attached hereto, as may be modified pursuant to Section 28.16 of the Detailed Lease Provisions. 

        Lease Termination Date:    The fifth anniversary of the Commencement Date. 

        Leased Property:    As defined in the Detailed Lease Provisions. 

        Lessor Permits:    The permits described in EXHIBIT B
attached hereto. 

        Permitted Encumbrances:    Those agreements, covenants and Liens to which this Lease is expressly
subject (i) that are of record as of the date hereof (except agreements, covenants and Liens relating to obligations for borrowed money) or which may hereafter be created in accordance with the
terms
hereof and (ii) agreements, covenants and Liens relating to obligations for borrowed money described on EXHIBIT C. 

        Primary Intended Use:    The use of the facility as a hotel facility, and such ancillary uses as are
permitted by law and may be necessary in connection therewith or incidental thereto, or such other uses as otherwise reasonably approved by Lessor. 

        Principal Place of Business:    909 Hidden Ridge, Suite 600, Irving, Texas 75038. 

        Related Leases:    Leases entered into as of the date hereof between Lessee and those lessors listed on
Schedule 1, attached hereto and made a part hereof. 

        Term:    As defined in Section 1.2 of these Basic Lease Provisions. 

 

 
 

ARTICLE 3    
    
    ADDRESSES FOR NOTICE    
  

        The following addresses are set forth as provided for by Article 23 of the Detailed Lease Provisions. 

	If to Lessee:	 	LQC Leasing, LLC

909 Hidden Ridge, Suite 600

Irving, Texas 75038

Attention: President
	

With copies to:	
 	

LQC Leasing, LLC

909 Hidden Ridge, Suite 600

Irving, Texas 75038

Attention: General Counsel
	

If to Lessor:	
 	

La Quinta Properties, Inc.

c/o La Quinta Properties, Inc.

909 Hidden Ridge, Suite 600

Irving, Texas 75038

Attention: President
	

With copies to:	
 	

La Quinta Properties, Inc.

c/o La Quinta Properties, Inc.

909 Hidden Ridge, Suite 600

Irving, Texas 75038

Attention: General Counsel

 
 

ARTICLE 4    
    
    RECONCILIATION    
  

        These Basic Lease Provisions shall govern in the event of any inconsistency between these Basic Lease Provisions and any of the Exhibits attached hereto,
including the Detailed Lease Provisions, or any other document or instrument executed or delivered pursuant hereto or in connection herewith. 

        This
Lease supersedes and replaces in its entirety the Amended Facility Lease and any and all prior oral or written understandings between the parties hereto as to matters set forth
herein 

 
 

ARTICLE 5    
    
    WAIVER OF LEASE DEFAULTS    
  

        Notwithstanding anything to the contrary contained in this Lease or the other Lease Documents, Lessor and Lessee acknowledge that prior to the date hereof,
certain defaults had occurred or were continuing to occur under the Amended Facility Lease (the "Existing Lease Defaults"). Without waiving its rights for any period from and after the date hereof,
Lessor hereby waives any and all Existing Lease Defaults of every kind and nature, and hereby acknowledges that after giving effect to this Lease, there are no uncured defaults under this Lease;
provided, however, that nothing contained herein shall in any way waive, modify or affect the rights of Lessor against Lessee, or the obligations of Lessee to Lessor, pursuant to that certain Rent
Deferral Agreement dated as of January 30, 2002. 

  

 
 

LIST OF ATTACHMENTS AND EXHIBITS    
  

	EXHIBIT A:	 	The Land
	

EXHIBIT B:	
 	

Lessor Permits
	

EXHIBIT C:	
 	

Permitted Encumbrances
	

EXHIBIT D:	
 	

Detailed Lease Provisions
	

SCHEDULE 1:	
 	

List of Other Lessors

   
        IN WITNESS WHEREOF, the parties have caused this Lease to be executed and attested by their respective officers thereunto duly authorized. 

	WITNESS:	 	LESSEE:
	

 	
 	

LQC LEASING, LLC, a Delaware limited liability company
	

 	
 	

 	

 
	/s/ LESLEIGH BOBOTAS
	 	By:	/s/ DAVID L. REA

	Name: Lesleigh Bobotas	 	Name:	David L. Rea
	 	 	Title:	Executive Vice President

 

	
WITNESS:	
 	

LESSOR:
	

 	
 	

LA QUINTA PROPERTIES, INC., a Delaware corporation
	

 	
 	

 	

 
	/s/ LESLEIGH BOBOTAS
	 	By:	/s/ DAVID L. REA

	Name: Lesleigh Bobotas	 	Name:	David L. Rea
	 	 	Title:	Executive Vice President

  

 
 

Schedule to Exhibit 10.1    
  

        Pursuant to Item 6 of Form 10-Q and Item 601 of Regulation S-K, the following Seconded Amended and Restated Facility Lease
Agreements were also entered into during the quarter and are substantially identical in all material respects except that in each case: (a) the Lessor to each agreement is a different party;
and (b) the property to which the Lease pertains, including the any legal encumbrances is different. The additional agreements entered into are as follows: 

	1.
	Second
Amended and Restated Facility Lease Agreement, dated as of April 1, 2002 between La Quinta Texas Properties, L.P. as Lessor and LQC Leasing, LLC as Lessee

	2.
	Second
Amended and Restated Facility Lease Agreement, dated as of April 1, 2002 between La Quinta Development Partners, L.P. as Lessor and LQC Leasing, LLC as Lessee

	3.
	Second
Amended and Restated Facility Lease Agreement, dated as of April 1, 2002 between LQM Operating Partners, L.P. as Lessor and LQC Leasing, LLC as Lessee

	4.
	Second
Amended and Restated Facility Lease Agreement, dated as of April 1, 2002 between LQ-Baton Rouge Joint Venture as Lessor and LQC Leasing, LLC as Lessee

	5.
	Second
Amended and Restated Facility Lease Agreement, dated as of April 1, 2002 between La Quinta Denver-Peoria, Ltd. as Lessor and LQC Leasing, LLC as Lessee

	6.
	Second
Amended and Restated Facility Lease Agreement, dated as of April 1, 2002 between LQ Investments I as Lessor and LQC Leasing, LLC as Lessee

	7.
	Second
Amended and Restated Facility Lease Agreement, dated as of April 1, 2002 between LQ Investments II as Lessor and LQC Leasing, LLC as Lessee

	8.
	Second
Amended and Restated Facility Lease Agreement, dated as of April 1, 2002 between LQ-East Irvine Joint Venture as Lessor and LQC Leasing, LLC as Lessee

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