Document:

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                                                                EXHIBIT 10.14(e)

                                  LEASE SUMMARY
                          WHEELING CORRUGATING COMPANY
                                EMPORIA, VIRGINIA

Lessor:                 Industrial Development Authority of Greensville County,
                        Virginia
                        c/o County Administrator
                        1750 East Atlantic Street
                        Emporia, VA 23847

Lessee:                 Wheeling Corrugating, an unincorporated
                        division of Wheeling-Pittsburgh Steel Corporation
                        1134 Market Street
                        Wheeling, WV 26003

Location:               20 Three Creek Road
                        Emporia, VA 23847

Premises:               14.786 acres, being all of lots 6, 7 and 8 within the
                        Greensville County Industrial Park; Lessor to cause or
                        facilitate construction of a 78,250 square foot building
                        thereon.

Purpose:                Manufacturing plant

Date of initial Lease:  August 17, 1998

Date of current Lease   n/a
or Amendment:

Term:                   15 years beginning on the Commencement Date
                        (Feb. 19, 1999 to Feb. 28, 2014)

Renewal:                None.

Option                  Lessee has the option to purchase the
to purchase:            Premises during the Lease Term or upon termination
                        of the Lease.

Termination:            Upon default of the other party, with 30 days'
                        written notice, unless such default is cured within
                        30 days or the other party is in the process of
                        curing such default.

Base rent:              To be determined.

Insurance:              Lessee shall maintain insurance for the benefit of
                        Lessor and Lessee.

Maintenance/repair:     Lessee's responsibility.

Utilities:              Lessee's responsibility (except for connection fees,
                        which is Lessor's responsibility).

Taxes/assessments:      Lessee's responsibility

Assignment/subletting:  With Lessor's prior written consent, except in instances
                        involving Lessee's affiliates.

Inspection:             Lessor has the right to enter at reasonable times with
                        reasonable written notice.

Alterations:            With written consent from Lessor, unless all of the
                        following conditions are satisfied: Tenant Improvements
                        (a) are made to the interior of the building (excluding
                        roof), (b) are not visible from the outside, and (c) do
                        not exceed a cost of $25,000 per alteration.

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                                 LEASE AGREEMENT

         This Lease Agreement (the "Lease") dated this 17th day of August, 1998,
by and between WHEELING CORRUGATING, AN UNINCORPORATED DIVISION OF
WHEELING-PITTSBURGH STEEL CORPORATION, a Delaware corporation, (hereafter
"Lessee), and the INDUSTRIAL DEVELOPMENT AUTHORITY OF GREENSVILLE COUNTY,
VIRGINIA (hereafter "Lessor).

RECITALS:

         Lessor owns a parcel of land which consists of 14.786 acres, and which
is all of lots 6, 7 and 8 within the Greensville County Industrial Park (said
unimproved real property hereinafter referred to as the "Property") and which is
further described in the attachment hereto entitled "Property Description".
Lessor has agreed to cause, or facilitate, construction of a 78,250 square foot
building on the Property. The parties have agreed that the improved Property
shall be leased to Lessee, and that Lessee shall also have an option to purchase
the Property. Lessee has provided information indicating its requirements for
such a building, and its requirements for improvements to the remainder of the
Property (said building, together with any and all other improvements to the
Property, hereinafter referred to collectively as the "Improvements"). The
Property and the Improvements are hereinafter referred to collectively as the
"Premises". Lessor and Lessee enter into this agreement to evidence the terms
and conditions which have been agreed to between them.

         WITNESSETH: That for and in consideration of the reciprocal benefits
inuring to the parties hereunder, and in further consideration of the duties
imposed upon the parties hereby, the parties hereby covenant and agree as
follows:

1.       PREMISES

         1.1      LEASE OF PREMISES. Lessor shall enter into a construction
contract (the "Construction Contract") with a contractor selected by Lessor in
compliance with the Virginia Public Procurement Act and approved by Lessee,
whose approval shall not be unreasonably withheld. The Construction Contract
shall provide, among other things, for all labor and materials necessary to
construct on the Property a seventy-eight thousand two hundred fifty (78,250)
square foot building and related parking areas, roadways for ingress and egress
and related amenities, all in accordance with the "Plans and Specifications"
attached hereto as Exhibit A and made a part hereof. The obligations of the
parties under this Agreement shall be subject to the execution of the
Construction Contract and Lessee's written approval thereof. During the
construction of the Improvements, the parties shall coordinate their efforts and
cooperate with each other and the contractor to ensure that the Improvements are
constructed in the most economical manner reasonably possible. All material
decisions relating to the contractor's performance under the Construction
Contract shall be reviewed with both parties. All change orders to the
construction Contract shall be approved in writing by both parties; provided,
however, that neither party shall unreasonably withhold its approval of any such
change orders. Lessor shall include in the Construction Contract the earliest
reasonable completion date as determined by Lessee, and if Lessee so requests,
Lessor shall include in the Construction Contract a provision for the contractor
to pay liquidated damages if the Improvements are not substantially completed by
said completion date. Lessee acknowledges that inclusion of a liquidated damages
clause might cause the contract price to increase.

         1.2      CONDITION OF THE IMPROVEMENTS. Lessor shall secure Lessee's
approval as to the condition of the Improvements before accepting the
Improvements from the contractor. If the Improvements are not in compliance with
the Plans and Specifications, including but not limited to, the structure of the
building, the plumbing, lighting, air conditioning, heating and loading doors,
if any, Lessor shall require the contractor to bring the condition of the
Premises into compliance with the contract. During the term of the Lease, if it
is discovered that the Improvements were not constructed in substantial
compliance with the Plans and Specifications, Lessor shall assert any claims
which may be

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asserted against the Contractor, whether under warranty or contract. The
foregoing shall not be construed as constituting a guaranty or warranty, by
Lessor as to the condition of the Improvements, as Lessor shall have no
liability to Lessee arising from the condition of the Improvements.

2.       TERM.

         2.1      TERM. The term of this lease shall be for fifteen (15) years,
beginning on the date on which a Certificate of Occupancy is issued for the
buildings (the "Commencement Date") and extending for fifteen (15) consecutive
years thereafter (the "Lease Term"). If the Commencement Date is other than the
first day of the month, the Lease Term shall end at the end of the month which
is fifteen (15) years from the date of the end of the first month of the Lease.
The parties may change the Commencement Date by executing a written document.

         2.2      HOLDING OVER. If Lessee remains in possession of the Premises
after the expiration of the Lease Term, Lessee shall be deemed to be a tenant
from month to month only, subject to all of the terms and provisions of this
Lease except as to the duration of the Lease Term and either party to this Lease
may terminate it by giving the other party thirty (30) days' written notice of
termination of such tenancy from month to month.

3.       FINANCING.

         3.1      TERMS. Lessor shall secure tax-exempt revenue bond financing
for the "permanent loan", and Lessor shall secure the best interim financing
available for construction of the Improvements, repayment of which shall be
secured by a security interest in the real and personal property which is
acquired and improved in connection with the project, and also secured by a
pledge of that portion of the monthly rental due from Lessee equal to Lessor's
monthly debt service payments (but which assignment of rent shall not include
the other elements of monthly rent due from Lessee). The bonds issued shall be
nonrecourse, and Lessor shall have no duty to accept any financing which would
afford to the bondholders recourse against Lessor. Repayment of the bonds shall
be amortized over a term of fifteen (15) years. Any financing costs (e.g.,
underwriter's fee, legal fees, issuance fee) which can be paid from the proceeds
of the bond issue shall be paid therefrom, and repaid as a part of long-term
debt service. Any financing costs which are not permitted to be paid from the
bond proceeds shall be paid, in full, by Lessee when due.

         3.2      LESSEE'S COVENANTS. In connection with the issuance of the
bonds, Lessee agrees to (a) upon not less than ten (10) days prior request by
Lessor, deliver to Lessor a statement in writing certifying (i) that this Lease
is in full force and effect (or if there have been modifications, that this
lease as modified is in full force and effect), (ii) the dates to which rents
and other charges have been paid, (iii) that Lessor is not in default under any
provisions of this Lease, or, if Lessor is in default, the nature thereof in
detail and (iv) such other information pertaining to this Lease as Lessor may
reasonably request; (b) cooperate in providing sufficient information regarding
the Lessee, both financial and otherwise, to enable the Lessor to successfully
market the bonds; (c) provide the Lessor with annual and quarterly financial
statements, which have been certified by the treasurer of Lessee as being
prepared in accordance with Generally Accepted Accounting Principles, to be
included in an offering statement for the bonds; (d) provide such updated
financial information as is reasonably requested from time to time by Lessor
while the bonds are outstanding, as required by potential investors; (e) provide
an opinion of Lessee's corporate counsel regarding the enforceability of this
Lease against the Lessee; (f) provide an opinion of Lessee's corporate counsel
and certifications of Lessee regarding the accuracy of the information regarding
the Lessee in the offering statement; (g) execute a tax compliance agreement
designed to insure the continued tax-exempt status of interest on the bonds; and
(h) if Lessee determines that its interests require compliance with FASB
requirements, then Lessee agrees to bear sole responsibility for insuring that
the lease complies with FASB requirements, and indemnify and save harmless
Lessor from any loss, liability or responsibility in the event that this lease
in any way fails to comply with said FASB requirements.

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4.       RENT.

         4.1      MONTHLY RENT. The monthly rental shall equal the sum of the
following:

                  (a)      The monthly payments of Lessor to service debt
incurred for all elements of the project (including, although not exclusively,
construction costs incurred under the primary construction contract and under
any duly approved change orders, costs incurred for constructing a rail spur,
construction loan interest, design and engineering fees, reasonable
administration and overhead costs, grading and other site preparation costs,
legal expenses, insurance premiums, permit fees, provision of utilities, all
costs incurred in connection with the bond issue which were not paid when due by
Lessee), PLUS

                  (b)      One-twelfth (1/12) of Lessor's current annual
premiums, if any, for all insurance procured by Lessor in connection with the
Premises, PLUS

                  (c)      TWO HUNDRED & NO/100 ($200.00) DOLLARS, which shall
be paid to Lessor to offset administrative costs, PLUS

                  (d)      If Lessor is required to expend any funds for
repairs, improvements and/or maintenance of the Property and Improvements, as
provided for in paragraph 6.1 hereof, then Lessee shall reimburse Lessor for all
amounts so expended by Lessor during the preceding months, PLUS

                  (e)      If Lessee is required under the terms of paragraph 8
hereof to make any payments in lieu of local taxes to Lessor, then Lessee shall
pay to Lessor one-twelfth (1/12) of any and all such amounts which are so due
from Lessee to Lessor.

5.       USE.

         5.1      USE. The Premises shall be used and occupied for manufacturing
purposes, namely, as a steel corrugating facility and for purposes associated
therewith and for other similar or related purposes. The Premises shall not be
used in any manner which would cause interest paid on the financing bonds to
constitute taxable income to the recipient. Lessee shall not use or permit the
use of the Premises in any manner that creates waste or a nuisance or that
disturbs owners and/or occupants of, or causes damage to, neighboring premises
or properties. Lessee shall secure Lessor's consent to any proposed modification
of the Premises, as provided for in Section 6.2 (b) hereof.

         5.2      LESSOR'S OWNERSHIP WARRANTY. Lessor represents and warrants
that it owns the Premises free and clear of all liens and encumbrances, except
those which will not affect Lessee's use of the Premises, and has the right to
lease the Premises to Lessee and execute this Lease.

6.       IMPROVEMENTS, ALTERATIONS, REPAIRS, MAINTENANCE.

         6.1      MAINTENANCE OF PREMISES BY LESSEE. Lessee shall bear sole
responsibility for maintaining the Property and all Improvements in as good a
condition as existed upon the Commencement Date, normal wear and tear excepted,
and including the Improvements as the construction thereof progresses, and
Lessee shall bear sole responsibility for payment of all costs incurred in
connection therewith. If Lessor determines that Lessee is not properly
maintaining the Premises, Lessor shall have the right and privilege, but neither
the duty nor obligation, to effect all necessary repairs and maintenance
following notice to Lessee. Lessee shall reimburse Lessor for any and all costs
so incurred by Lessor, payable monthly as provided for in Section 4 hereof.

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         6.2      TENANT IMPROVEMENTS; CONSENT THEREFOR.

                  (a)      Definition: Consent Required. The term "Tenant
Improvements" as used in this lease shall include any overhead cranes located at
the Premises, regardless of whether they were purchased with the proceeds of the
tax exempt revenue bond financing, and all carpeting, window coverings, air
lines, power panels, electrical distribution, machinery and equipment that can
be removed without doing material damage to the Premises. The term "Alterations"
shall mean any structural modification to the Premises, or any Tenant
Improvements which cause material damage to the Premises. Lessee shall not make
any Alterations to the Premises without Lessor's prior written consent. Lessee
may, however, make Tenant Improvements without Lessor's prior written consent if
all of the following conditions are satisfied: such Tenant Improvements are made
to the interior of the building (excluding the roof); and, such Tenant
improvements are not visible from outside the Improvements; and, such Tenant
Improvements do not involve puncturing, relocating or removing the roof or any
existing walls; and, the cost of such Tenant Improvements does not exceed
TWENTY-FIVE THOUSAND & NO/100 ($25,000.00) DOLLARS per Alteration (i.e., not an
aggregate of $25,000.00 for Alterations).

                  (b)      Consent. No Alterations shall be made by Lessee
without first securing written consent from Lessor. Lessee shall provide written
notice to Lessor of any proposed Alterations. Lessor shall, without unreasonable
delay, respond to each request from Lessee for such consent. All consents given
by Lessor shall be deemed conditional upon: (i) Lessee's acquiring all
applicable permits required by governmental authorities; (ii) Lessee's
furnishing copies of such permits, together with a copy of the plans and
specifications for the, Alterations, to Lessor prior to the commencement of the
work, and (iii) the compliance by Lessee with all conditions of said permits in
a prompt and expeditious manner. Any Alterations by Lessee shall be done in a
good and workmanlike manner, with good and sufficient materials and in
compliance with all applicable laws. Lessee shall promptly, upon completion of
the Alterations, furnish Lessor with copies of the plans and specifications.

                  (c)      Indemnification. Lessee shall pay, when due, all
claims for labor or materials furnished or alleged to have been furnished to or
for Lessee at or for use on the Premises which claims are or may be secured by
any mechanics or materialmen's lien against the Premises or any interest
therein. Lessee shall give Lessor not less than ten (10) days notice prior to
the commencement of any work in, on or about the Premises, and Lessor shall have
the right to post notices of non responsibility in or on the Premises as
provided by law. If Lessee shall, in good faith, contest the validity of any
such lien, claim or demand, then Lessee shall, at its sole cost and expense,
defend and protect itself, Lessor and the Premises against the same and shall
pay and satisfy any such adverse judgment that may be rendered thereon before
the enforcement thereof against Lessor or the Premises.

         6.3      OWNERSHIP AND REMOVAL OF TENANT IMPROVEMENTS; SURRENDER AND
RESTORATION OF THE PREMISES.

                  (a)      Ownership and Removal of Tenant Improvements. To the
extent permitted by property law, all Tenant Improvements made to the Premises
by Lessee shall remain the property of, and owned by, Lessee. Upon expiration of
the Lease, such Tenant Improvements shall be removed by the Lessee, unless the
parties agree that any or all of such Tenant Improvements may remain. Upon such
removal, Lessee shall restore the Premises to the condition which existed prior
to any such Tenant Improvements.

                  (b)      Surrender and Restoration of the Premises. Lessee
shall surrender the Premises by the end of the last day of the Lease Term, the
last day of any renewal term, or any earlier termination date. Upon such
surrender, the Premises shall be clean and free of debris and in good operating
order, condition and state of repair, ordinary wear and tear excepted. The
obligation of Lessee shall include the repair of any damage occasioned by the
installation, maintenance or removal of Lessee's trade fixtures, furnishings,
equipment and other Alterations. The Lessee's trade fixtures, equipment,
machinery, furniture, fixtures and other mixed or personal property, shall
remain the property of Lessee and shall be

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removed by Lessee at the end of the Lease Term subject to its obligations to
repair and restore the Premises as provided in this subparagraph.

7.       PROPERTY INSURANCE/BUILDINGS AND IMPROVEMENTS.

         7.1      ALL RISKS INSURANCE. Lessee shall keep the Premises, the
Buildings and the Improvements thereon insured for the benefit of Lessor and
Lessee in an amount of the actual replacement value of the Premises or in an
amount that will be sufficient to prevent Lessee from becoming a co-insurer of
any loss, against all perils included within the classification of fire,
extended coverage, vandalism, malicious mischief and special extended perils,
"all risks" as such term is used in the insurance industry. Said insurance shall
provide for payment of the loss thereunder to Lessor or to the holders of
mortgages or deeds of trust on the Premises, the Buildings or the improvements
thereon. If such insurance coverage has a deductible clause, the deductible
amounts shall not exceed FIFTY THOUSAND & NO/100 ($50,000.00) DOLLARS per
occurrence and Lessor shall be liable for such deductible amount in the event of
an insured loss.

         7.2      GENERAL LIABILITY INSURANCE. Lessee shall obtain and keep in
force, throughout the entire Lease Term, a commercial general liability policy
of combined, single limit, bodily injury and property damage insurance insuring
Lessor, to the extent of Lessee's obligations hereunder to indemnify, insure and
protect Lessor from loss, and Lessee against any liability arising out of the
ownership, use, occupancy or maintenance of the Premises and all areas
appurtenant thereto by Lessee. Such insurance shall be a combined single limit
in the amount of FIVE MILLION & NO/100 ($5,000,000.00) DOLLARS for bodily injury
per occurrence, and TWO HUNDRED FIFTY THOUSAND & NO/100 ($250,000.00) DOLLARS
per claim for property damage, with an annual aggregate of FIVE MILLION & NO/100
($5,000,000.00) DOLLARS.

         7.3      ENVIRONMENTAL INSURANCE. The obligations of the parties under
this Agreement shall be subject to the procurement of a mutually satisfactory
policy of insurance to protect Lessor against any loss or costs incurred as a
result of, pollution or other environmental contamination to the Property and
Improvements, whether occurring prior to the Commencement Date or occurring
during the Lease Term. The coverage afforded by such policy shall be broad form
coverage and provide comprehensive protection; however, the parties shall use
their best efforts to secure such coverage for the lowest premium which is
reasonably obtainable. Such insurance shall provide "tail coverage" to Lessor,
and, if possible, shall insure Lessor on an "occurrence basis" rather than one a
"claims-made basis". All premiums paid by Lessor for such coverages shall be
divided into twelve equal parts, which shall be added to the next consecutive
twelve (12) months' rent due from Lessee, as provided in paragraph 4.1(h)
hereof.

         7.4      LESSEE'S PERSONAL PROPERTY INSURANCE. Lessee, at its cost and
expense, shall either by separate policy or at Lessee's option by endorsement to
a policy already carried, maintain insurance coverage on all of Lessee's
personal property and the Tenant Improvements similar in coverage to that of the
Lessor under subparagraph 7.1. Lessee indemnifies and saves harmless Lessor for
any loss of, or damage to, the personal property of Lessee, except to the extent
such loss or damage is caused by the negligence of Lessor.

         7.5      INSURANCE POLICIES. Insurance required pursuant to this
paragraph shall be procured from companies duly licensed to transact business in
the State of Virginia and maintaining a "general policyholder's rating" of at
least B+, V or a similar rating, as set forth in the most current issue of "Best
Insurance Guide." Lessor or Lessee shall not do or permit to be done anything
which shall invalidate the insurance policies described in this paragraph.
Lessor and Lessee shall cause to be delivered to the other certificates
evidencing the existence and amounts of such insurance with the other party as a
named insured. No such policy shall be cancelable or subject to modification
except after thirty (30) days prior written notice to Lessor or Lessee. Lessor
and Lessee shall at least thirty (30) days prior to the expiration

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 of such policies furnish Lessor or Lessee with evidence of renewals or
"insurance binders" evidencing renewal thereof, or evidence that renewal is
being responsibly pursued. In the absence of such evidence, Lessor or Lessee may
order such insurance and charge the costs thereof to the other party, which
amounts shall be payable by Lessor or Lessee upon demand. If the insuring party
shall fail to procure and maintain the insurance required by this paragraph, the
other party may, but shall not be required to, procure and maintain the same, at
the expense of Lessee.

         7.6    INDEMNITY.

         (a)    Lessee's Indemnity. Except for any and all claims caused by
Lessor or its employees, agents or representatives, Lessee shall indemnify and
hold harmless Lessor from and against any and all claims arising from Lessee's
use or occupancy of the Premises, or from the conduct of Lessee's business or
from any activity, work or things done, permitted or suffered by Lessee in or
about the Premises, including (but not exclusively), environmental
contamination, and shall further indemnify and hold harmless Lessor from and
against any and all claims arising from any breach or default in the performance
of any obligation on Lessee's part to be performed under the terms of this
Lease, or arising from any negligence of Lessee, or any of Lessee's agents,
contractors, or employees, and from and against all costs, attorney's fees,
expenses and liabilities incurred in the defense of any such claim or any action
or proceeding brought thereon; and in case any such action or proceeding be
brought against Lessor by reason of any such claim, Lessee, upon notice from
Lessor, shall defend the same at Lessee's expense by counsel selected by
Lessee's insurance carrier, or if such counsel is selected by Lessee, such
counsel shall be selected subject to the approval of Lessor, which approval
shall not be unreasonably withheld.

         (b)    Lessor's Indemnity. Lessor shall, to the extent permitted by
state and federal law, indemnify and hold harmless Lessee from and against any
and all claims caused by Lessor or its employees, but not claims arising from
any negligence of Lessor's contractors or subcontractors, or any other third
party. Lessor shall, to the extent permitted by state and federal law, indemnify
and hold harmless Lessee from and against any and all claims caused by any
breach or default in the performance of any obligation on Lessor's part to be
performed under the terms of this lease.

8.       PAYMENTS IN LIEU OF REAL AND PERSONAL PROPERTY TAXES, AND OTHER LOCAL
TAXES. In the event that ownership of the Premises by Lessor results in an
exemption from any local real estate taxes and/or any local personal property
taxes and/or any other local taxes which would have been assessed by Greensville
County if the Premises were owned by a "taxable entity", then Lessee shall pay
to Lessor the total of any and all such taxes which would have been assessed by
Greensville County if the Premises were owned by a "taxable entity". The amounts
so owed shall be paid in twelve (12) equal monthly installments, as provided for
in paragraph 4.1 (e) hereof.

9.       UTILITIES. Lessor shall either secure a waiver of any fees normally
imposed as "connection fees" for connecting service laterals to public water and
sewer systems, or alternatively, Lessor shall make payment of such connection
fees on behalf of Lessee. Except for payment of connection fees for water and
sewer service, Lessee shall pay all costs incurred for the provision of water,
heat, light, power, telephone and other utilities and services supplied to the
Premises, together with any taxes thereon, and arrange to have these utilities
listed in its account and billed directly to Lessee. Any service laterals
required shall be a part of the construction project, and accordingly, Lessor
makes no warranty or representation concerning what utilities are available at
the Premises, nor does Lessor guarantee the provision of any utility service to
the Premises.

10.      ASSIGNMENT AND SUBLETTING.

         10.1     LESSOR'S CONSENT REQUIRED. Lessee shall not voluntarily or by
operation of law assign, transfer, mortgage, sublet, or otherwise transfer or
encumber all or any part of Lessee's interest in this Lease or in the Premises,
without Lessor's prior written consent, which Lessor may not unreasonably
withhold. Lessor shall respond to Lessee's request for consent hereunder in a
timely manner and any attempted assignment, transfer, mortgage, encumbrance or
subletting without such consent shall be void.

         10.2     LESSEE AFFILIATES. Notwithstanding the provisions of Paragraph
10.1 hereof, Lessee may assign or sublet the Premises, or any portion thereof,
without Lessor's consent, to any corporation which controls, is controlled by or
is under common control with Lessee, or to any corporation resulting from the
merger or consolidation with Lessee, or to any person or entity which acquires
substantially all of the assets of Lessee, provided that said assignee assumes,
in full, the obligations of Lessee under this Lease. In the event of such
assignment or sublease by Lessee, Lessee shall remain fully obligated hereunder
notwithstanding sub-Lessee or assignee becoming obligated hereunder, unless
Lessor affords prior written consent to a release of Lessee. Lessor shall not
unreasonably withhold its consent to any such request by Lessee for an
assignment or sublet. However, if the bondholders, or the bond trustee, refuses
to consent to a request of Lessee for an assignment or sublet, such refusal
shall constitute a reasonable basis for Lessor to likewise deny such consent.

         10.3     SUBLESSEE'S PERMITTED ACTIVITIES. The activities of any
Sublessee shall be limited to those which do not jeopardize the tax-exempt
status of the bond issue, and in the event that the activity of Lessee or any
sublessee causes the issue to become taxable, Lessee shall be liable for all
damages which arise therefrom, whether direct or indirect, and whether to
Lessor, the bondholders or any other party in interest, and including liability
for legal fees and re-financing costs, if any.

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11.     DEFAULTS; REMEDIES.

         11.1     DEFAULT OF LESSEE. A default shall occur if:

                  (a)    Lessee falls to make any rent payment within ten (10)
days after the due date thereof.

                  (b)    Lessee fails to perform any obligation imposed by this
Lease Agreement and does not correct, if possible, such failure within (i)
ninety (90) days after receipt of notice from Lessor specifying the manner in
which Lessee is in default, or (ii) thirty (30) days from the date on which
Lessee has actual notice of a material default. If the nature of Lessee's
default is such that more than thirty (30) days are reasonably required for its
cure, then it shall not be deemed to be a breach of this lease by Lessee if
Lessee commences such cure within said thirty (30) day period, and thereafter
diligently pursues such cure to completion.

                  (c)    Permanently vacating the Premises, or abandoning
occupancy of the Premises for thirty (30) consecutive days, or more.

                  (d)    The occurrence of any of the following events: (i)
making by Lessee of any general assignment for the benefit of creditors; (ii)
Lessee becoming a debtor as defined in Section 11 U.S.C. Section 101 or any
successor statute thereto (unless, in the case of a petition filed against
Lessee, the same is dismissed within sixty (60) days; (iii) the appointment of a
trustee or receiver who takes possession of substantially all of Lessee's assets
located at the Premises or of Lessee's interest in this Lease, where possession
is not restored to Lessee within thirty (30) days; or (iv) the attachment,
execution or other judicial seizure of substantially all of Lessee's assets
located at the Premises or of Lessee's interest in this Lease, where such
seizure is not discharged within thirty (30) days.

         11.2     REMEDIES OF LESSOR. In the event of a default by Lessee,
Lessor shall have the rights granted by law, including but not limited to the
following rights:

                  (a)      To terminate this Lease Agreement by giving thirty
(30) days' written notice, unless such default is cured within such 30-day
period or Lessee is in the process of curing such default. In the event of
termination of the Lease Term by Lessor pursuant to this provision, Lessor shall
have the right to re-enter and take possession of the Premises.

                  (b)      To sue Lessee for any sums that may be due, plus
interest thereon, which interest shall accrue at the rate of nine percent (9%)
per annum.

                  (c)      To sue Lessee in equity to compel the specific
performance of this Lease Agreement.

                  (d)      To exercise any and all other actions available to
Lessor, at law or in equity, which shall be in addition to, but not in lieu of,
the remedies set forth above.

         11.3     DEFAULT OF LESSOR. Lessor shall be in default if Lessor fails
to perform the obligations required of Lessor without any unreasonable delay.

         11.4     REMEDIES OF LESSEE.

                  (a)      To terminate this Lease Agreement by giving thirty
(30) days' written notice, unless such default is cured within such 30-day
period or Lessor is in the process of curing such default.

                  (b)      To sue Lessor for any sums that may be due, plus
interest thereon, which interest shall accrue at the rate of nine percent (9%)
per annum.

                  (c)      To sue Lessor in equity to compel the specific
performance of this Lease Agreement.

                  (d)      To exercise any and all other actions available to
Lessee, at law or in equity, which shall be in addition to, but not in lieu of,
the remedies set forth above.

12.      CONDEMNATION. If the Premises or any portion thereof are taken under
the power of eminent domain, or sold under the threat of the exercise of said
power (all of which are herein called "Condemnation"), this Lease shall
terminate as to the part so taken as of the date the condemning authority takes
title or possession, whichever first occurs. If more than ten percent (10%) of
the floor area

                                      7
<PAGE>

of the Buildings, or more than twenty-five percent (25%) of the land area of the
Premises, which is not occupied by any Buildings, is taken by Condemnation,
Lessee may, at Lessee's option, to be exercised in writing within thirty (30)
days after Lessor shall have given Lessee written notice of such taking (or in
the absence of such notice, within (30) days after the condemning authority
shall have taken possession), terminate this Lease as of the date the condemning
authority takes such possession. If Lessee does not terminate this Lease in
accordance with the foregoing sentence, this Lease shall remain in full force
and effect as to the portion of the Premises remaining, except that the rent
shall be reduced in the proportion that the floor area of the Buildings taken
bears to the total floor area of the Buildings. Any award for the taking of all
or any part of the Premises under the power of Condemnation or any payment made
under threat of the exercise of such power shall be divided as provided by law
or in the award of damages. In the event that this Lease is not terminated by
reason of such Condemnation, Lessor shall to the extent of severance damages
received by Lessor in connection with such condemnation, repair any damage to
the Premises caused by such Condemnation, except to the extent that Lessee has
been reimbursed therefor by the condemning authority.

13.      COMPLIANCE WITH ORDERS, ORDINANCES, ETC.

         During the Lease Term, Lessee covenants, at its sole cost and expense,
to promptly comply with all laws and ordinances or the orders, rules,
regulations and requirements, related to Lessee's use and occupation of the
Premises and those of general application to facilities or buildings of similar
construction or use located in the county and state where the Premises are
located, with all federal, state and municipal governments or other governmental
or quasi-governmental authorities having jurisdiction over either the Premises
or Lessee and appropriate departments, commissions, board and officers thereof,
which may be applicable to the Premises, or Lessee's use of the Premises.

14.      HAZARDOUS SUBSTANCES.

                  (a)      Definitions. Lessor and Lessee hereby covenant and
agree that the following terms shall have the following meanings:

                  (i)      "Environmental Laws" means all federal, state, and
local laws, statues, ordinances, regulations and codes relating to the use,
storage, treatment, generation, transportation, processing, handling,
production, or disposal of any Hazardous Substance and the rules, regulations,
policies, guidelines, interpretations, decisions, orders, and directives with
respect thereto.

                  (ii)     "Hazardous Substance" means, without limitation, any
flammable explosives, radioactive materials, asbestos, urea formaldehyde foam
insulation, polychlorinated biphenyls, petroleum and petroleum based products,
methane, hazardous materials, hazardous wastes hazardous or toxic substances, or
related materials, as defined in the Comprehensive Environmental Response,
Compensation and Liability Act of 1080, as amended (42 U.S.C. Sections 9001, et
seq.), the Hazardous Materials Transportation Act as amended (40 U.S.C. Sections
1902, et seq.), the Toxic Substances Control Act, as amended (15 U.S.C. Sections
2601, et seq), or any other applicable Environmental Law.

                  (iii)    "Release" has the same meaning as given to that term
in the Comprehensive Environmental Response, Compensation and Liability Act of
1980, as amended (42 U.S.C. Sections 9601, et seq.), and the regulations
promulgated thereunder.

                  (b)      Lessor's Responsibility and Liability. Lessee
acknowledges that Lessor has heretofore delivered to Lessee a "Phase I"
Environmental Assessment of the Property. Lessee acknowledges that it has
completed a review of that Environmental Assessment. Accordingly, before Lessee
can hold Lessor liable for any environmental contamination which it claims to
have been present at the Premises upon the Commencement Date, Lessee must prove
that such environmental contamination was present upon the Commencement Date
(i.e., in the absence of such proof by Lessee there shall be a

                                       8

<PAGE>

presumption in favor of Lessor that such environmental contamination was not
present on the Commencement Date).

                  (c)      Lessee's Obligations and Responsibilities. Lessee
covenants and agrees with Lessor as follows:

                  (i)      Lessee shall keep the Premises free of all Hazardous
Substances, except for Hazardous Substances stored, treated, generated,
transported, processed, handled, produced, or disposed of in the normal
operation of the Premises by Lessee for the use described herein, which shall be
in accordance with all Environmental Laws.

                  (ii)     Lessee shall comply with all Environmental Laws.

                  (iii)    Lessee shall promptly provide Lessor with a copy of
all notifications which it gives or receives with respect to any past or present
Release of any Hazardous Substance or the threat of such a Release on, at, or
from the Premises or any property adjacent to or within the immediate vicinity
of the Premises.

                  (iv)     Lessee covenants and agrees, at its sole cost and
expense, to indemnify, defend, and save harmless Lessor from and against any and
all damages, losses, liabilities, obligations, penalties, claims, litigation,
demands, defenses, judgments, suits, actions, proceedings, costs, disbursements,
and/or expenses (including without limitation, reasonable attorneys' and
experts' fees and expenses) of any kind or nature whatsoever which may at any
time be imposed upon, incurred by, asserted, or awarded against Lessor arising
out of the actions or inactions of Lessee, from (i) the storage, treatment,
generation, transportation, processing, handling, production, or disposal of any
Hazardous Substance on the Premises, (ii) the presence of any Hazardous
Substance or a Release of any Hazardous Substance or the threat of such a
Release on the Premises, (iii) human exposure to any Hazardous Substance, (iv) a
violation of any Environmental Law on the Premises, and (v) a material
misrepresentation or inaccuracy in any representation or warranty or material
breach of or failure to perform any covenant made by Lessee in this subparagraph
(c). If Lessee does not purchase the Property, it shall nevertheless remain
liable to Lessor, after termination of the lease, for any degradation to the
environmental condition to the Property occasioned during the Lease Term by
Lessee, or by any invitee, licensee, guest or other person, firm or corporation
which was on the Premises during the Lease Term by the authority, whether
explicit or implicit, of Lessee. In the event of a dispute, there shall be a
presumption that the environmental contamination was caused by Lessee, or by a
person, firm or corporation acting pursuant to the authority of Lessee, which
presumption Lessee shall have the right to rebut.

                  (v)      If Lessee does not purchase the Property, then prior
to termination of the lease Lessee shall procure, at its expense, a Phase I
Environmental Assessment. At its own expense, Lessee shall take all actions
necessary to restore the environmental condition of the Property to as "clean"
an environmental condition as existed on the commencement date hereof. The
actions required of Lessee may include, although not exclusively, procuring a
Phase II Environmental Assessment and taking any and all remediation action
indicated by either of said environmental assessments.

                  (vi)     If Lessee does not purchase the Property, it shall
nevertheless remain liable to Lessor, after termination of the lease, for any
degradation to the environmental condition to the Property occasioned during the
Lease Term by Lessee, or by any invitee, licensee, guest or other person, firm
or corporation which was on the Premises during the Lease Term by the authority,
whether explicit or implicit, of Lessee. In the event of a dispute, there shall
be a presumption that the environmental contamination was caused by Lessee, or
by a person, firm or corporation acting pursuant to the authority of Lessee,
which presumption Lessee shall have the right to rebut.

                                       9

<PAGE>

15.      QUIET ENJOYMENT. Upon Lessee paying the rent for the Premises and
observing and performing all of the covenants, conditions and provisions on
Lessee's part to be observed and performed hereunder, Lessee shall have quiet
possession of the Premises for the entire term hereof subject to all of the
provisions of this Lease. The individuals executing this Lease on behalf of
Lessor represent and warrant to Lessee that (i) they are fully authorized and
legally capable of executing this Lease on behalf of Lessor, (ii) such execution
is binding upon all parties holding an ownership interest in the Premises, and
(iii) they own the Premises free and clear of any liens or encumbrances of any
kind, except those which will not interfere with Lessee's use of the Premises.

16.      SIGNS. With Lessor's prior written consent, which shall not be
unreasonably withheld, Lessee shall have the right to place a monument sign
adjacent to the Premises and to place signs on the Buildings, which are visible
from the surrounding public streets and highways. The size, location and color
of signs shall be compatible with Lessor's overall plan for the Industrial Park,
and must comply with state and local law, including (but not exclusively), the
Greensvlle County Zoning Ordinance.

17.      MISCELLANEOUS

         17.1     SEVERABILITY. The invalidity of any provision of this Lease as
determined by a court of competent jurisdiction, shall in no way affect the
validity of any other provision hereof.

         17.2     TIME OF ESSENCE. Time is of the essence with respect to the
performance of all obligations to be performed or observed by the parties under
this Lease.

         17.3     INCORPORATION OF PRIOR AGREEMENTS; AMENDMENTS. This Lease
contains all agreements of the parties with respect to any matter mentioned
herein. No prior agreement or understanding pertaining to any such matter shall
be effective. This Lease may be modified in writing only, signed by the parties
in interest at the time of the modification. Exception: Notwithstanding the
foregoing language of this paragraph, Lessor shall provide Lessee with letters
confirming that use of the Premises for the intended purposes is permitted by
the Greensville County Zoning Ordinance, and confirming that Lessee shall
receive those tax benefits available to new industries which locate within
Greensville County's Enterprise Zone.

         17.4     NOTICES. All payments of rent and other payments, if any,
required to be made by Lessee or Lessor under the provisions of this Lease
Agreement, and all notices and other communications required or permitted to be
given or delivered under this Lease Agreement to Lessor or to Lessee, which
notices or communications must be in writing, shall either be (i) delivered
personally; (ii) faxed; or (iii) placed in the United States mail, certified
mail, return receipt requested, addressed as follows:

         (a)      If to the Lessor, to:  County Administrator Industrial
                                         Development Authority of
                                         Greensville County, Virginia
                                         1750 East Atlantic Street
                                         Emporia, Virginia 23847

         (b)      If to the Lessee, to:  Director, Corporate and Real Estate
                                         Wheeling Pittsburgh
                                         Steel Corporation
                                         1134 Market Street
                                         Wheeling, West Virginia 26003

Any payment or notice delivered personally shall be deemed to have been given
and delivered when personally delivered. Any fax shall be deemed delivered when
the initiating party receives written confirmation of receipt from the
recipient. Any notice by certified mail shall be deemed received when the return
receipt is signed by the addressee or service is refused. Lessor and Lessee, by
notice received by the other party from time to time and at any time, may
designate a different address for the making of

                                       10

<PAGE>

payments or the giving of notices or other communications required or permitted
to be given to the party designating such new address.

         17.5     WAIVERS. No waiver by Lessor or Lessee of any provision hereof
shall be deemed a waiver of any other provision hereof or of any subsequent
breach by Lessee or Lessor of the same or any other provision. Lessor's or
Lessee's consent to, or approval of, any act shall not be deemed to render
unnecessary the obtaining of Lessor's or Lessee's consent to or approval of any
subsequent act by Lessee or Lessor.

         17.6     RECORDING. Either Lessor or Lessee shall, upon request of the
other, execute, acknowledge and deliver to the other a "short form" memorandum
of this Lease for recording purposes.

         17.7     CUMULATIVE REMEDIES. No remedy or election hereunder shall be
deemed exclusive but shall, wherever possible, be cumulative with all other
remedies at law or in equity.

         17.8     SUCCESSORS IN TITLE. The terms and conditons hereof shall be
binding upon the parties hereto, and upon their heirs, assigns, devises,
personal representatives, or any other successors in title.

         17.9     ATTORNEY'S FEES. If either party brings an action to enforce
the terms hereof or declare rights hereunder, the prevailing party in any such
action on trial or appeal, shall be entitled to its reasonable attorney's fees
to be paid by the losing party as fixed by the court.

         17.10    LESSOR'S ACCESS. Lessor and Lessor's agents shall have the
right to enter the Premises at reasonable times with reasonable written notice
for the purpose of inspecting the same, showing the same to prospective
purchasers, lenders, or lessees.

         17.11    INCORPORATED BY REFERENCE. All of the exhibits attached hereto
are incorporated herein by this reference as is fully rewritten herein.

         17.12    FORCE MAJEURE. Except for Lessee's duty to pay rent, which
shall not be abated, in the event Lessor or Lessee shall be delayed or hindered
or prevented in the performance of any obligations required under the Lease by
reasons of strike, lockouts, inability to procure labor or materials, failure of
power, fire or other acts of God, restrictive governmental laws or regulations,
riots, insurrection, war or any other reason not within the reasonable control
of Lessor or Lessee, then the performance of such obligations shall be excused
for a period of such delay and the period for the performance of any such act
shall be extended for a period equivalent to the period of any such delay.

         17.13    SUBORDINATION ATTORNMENT; NONDISTURBANCE.

                  (a)      Subordination. This Lease shall be subject and
subordinate to any ground lease, mortgage, deed of trust or other hypothecation
or security device (collectively the "Security Device"), now or hereafter placed
by Lessor upon the real property of which the Premises are a part and to any
renewals, modifications, consolidations, replacements and extensions thereof. If
any lender shall elect to have this Lease superior to the lien of this Security
Advice and shall give written notice thereof to Lessee, this Lease shall be
deemed prior to such Security Device, notwithstanding the relative dates of the
documentation or recordation thereof.

                  (b)      Attornment. Subject to the nondisturbance provisions
of subparagraph (c), Lessee agrees to attorn to a lender or any other party who
acquires ownership of the Premises by reason of a foreclosure of a Security
Device.

                  (c)      Lessee's subordination of this Lease shall be subject
to receiving assurance (a "Nondisturbance Agreement") from the Lender that
Lessee's possession of this Lease, including any

                                       11

<PAGE>

options to extend the term hereof, will not be disturbed so long as Lessee is
not in breach hereof and attoms to the record owner of the Premises.

                  (d)      Self-Executing. The agreements contained in this
Section 17.13 shall be effective without the execution of any further documents;
provided, however, that upon written request from Lessor or a lender in
connection with a sale, financing or refinancing of the Premises, Lessee and
Lessor shall execute such further writing as may be reasonably required to
separately document any such subordination or nonsubordination, attornment
and/or nondisturbance agreement as is provided for herein.

         17.14    CONSENTS. Wherever in this Lease the consent of a party is
required, such consent shall not be unreasonably withheld or delayed.

         17.15    GOVERNING LAW. In the event that litigation is initiated by
either party hereto, such litigation shall be initiated in Federal District
Court for the Eastern District of Virginia, which Court shall have exclusive
jurisdiction, excluding appeals. In the event that resolution of any dispute
hereunder requires an application of case law or statutory law, the laws of the
Commonwealth of Virginia shall control.

         17.16    AMENDMENTS. This Lease may be modified only in writing, signed
by the parties in interest at the time of the modification.

         17.17    COMPLETE AGREEMENT: The terms and conditions hereof represent
the entire and complete agreement among the parties, and the parties expressly
provide that any modification hereto must be effected in writing, and signed by
the parties hereto.

18.      LESSEE'S PURCHASE OPTIONS.

         18.1     OPTION TO PURCHASE THE PREMISES.

                  (a)      Lessee shall have the option of purchasing the
Premises during the Lease Term, or upon termination of this lease. To exercise
its purchase option during the Lease Term, Lessee shall provide written notice
of its exercise to Lessor, and closing shall occur as quickly thereafter as
possible. If Lessee has not purchased the Premises during the Lease Term, it
shall purchase the Premises upon termination of this lease, unless no fewer than
four (4) full months prior to such termination date, Lessee has provided written
notice to Lessor that it will not be purchasing the Premises upon termination.
If Lessee exercises its purchase option during the Lease Term, the purchase
price shall be the sum of all remaining debt service payments for the tax exempt
revenue bond financing, plus accrued interest and plus all other charges owed
from Lessee to Lessor in accordance with the terms and conditions hereof, plus
one dollar ($1.00), plus any lawful charges which may be levied upon Lessor by
its bondholders (and Lessor shall make a reasonable effort to minimize the costs
so levied). If Lessee exercises its purchase option upon termination of the
lease, the purchase price shall be one dollar ($1.00) plus all other charges
owed from Lessee to Lessor in accordance with the terms and conditions hereof.

                  (b)      Closing Date. If the Option is exercised by Lessee,
the transaction for the purchase and sale of the Premises shall be closed (the
"Closing") on the date specified by Lessee in its written notification. Lessee
may specify any closing date it prefers during the final year of the lease. For
a closing prior to the final year of the lease, the closing date shall be no
more than ninety days after the date Lessee affords written notification that it
exercises its purchase option.

                  (c)      Special Warranty Deed and Payment. At the Closing,
Lessor shall convey to Lessee the fee simple title to the Premises as described
in the preceding paragraph by a special warranty deed, free and clear of all
defects, liens, encumbrances, easements and restrictions, reservations,
conditions, agreements and encroachments, except: (i) those which existed upon
the Commencement

                                       12

<PAGE>

Date; and (ii) those created during the term of this lease with the knowledge of
Lessee. Lessor shall also execute and deliver to Lessee such documents as are
customary in the community where the property is being conveyed. Lessee shall
pay the Purchase Price, together with the amount of Rent and other charges due
under this Lease prorated to the Closing Date in cash or its equivalent.

LESSOR AND LESSEE HAVE CAREFULLY READ AND REVIEWED THIS LEASE AND EACH TERM AND
PROVISION CONTAINED HEREIN AND, BY EXECUTION OF THIS LEASE, SHOW THEIR INFORMED
AND VOLUNTARY CONSENT THERETO. THE PARTIES HEREBY AGREE THAT, AT THE TIME THIS
LEASE IS EXECUTED, THE TERMS OF THIS LEASE ARE COMMERCIALLY REASONABLE AND
EFFECTUATE THE INTENT AND PURPOSE OF LESSOR AND LESSEE WITH RESPECT TO THE
PREMISES.

         IN WITNESS WHEREOF, the parties hereto have caused their duly
authorized officer to execute this Lease to be effective the date first above
written.

WHEELING CORRUGATING, division of            INDUSTRIAL DEVELOPMENT
WHEELING-PITTSBURGH STEEL                    AUTHORITY OF GREENSVILLE COUNTY,
CORPORATION                                  VIRGINIA
By: :/s/ Tom Patrick                         By: /s/ Donati R. Hugh
     -------------------------------             -------------------------------
     Authorized Officer                          Director

State of Virginia
City/County of Greensville, to-wit:

         The foregoing instrument was acknowledged before me this 3rd day of
September, 1998, by Donati R. Hugh, on behalf of the Industrial Development
Authority of Greensville County, Virginia.

                                             [signature illegible]
(SEAL)                                       -----------------------------------
My commission expires: 12/31/98              Notary Public

State of West Virginia
City /County of Ohio, to-wit:

         The foregoing instrument was acknowledged before me this 31st day of
August, 1998, by Tom Patrick on behalf of Wheeling-Pittsburgh Steel Corporation.

                                             /s/ Diane Y. Duncan
(SEAL)                                       -----------------------------------
My commission expires: 10/28/07              Notary Public

                                       13

<PAGE>

                              PROPERTY DESCRIPTION

                      LEASE AGREEMENT DATED AUGUST 17, 1998

                                     BETWEEN

                        INDUSTRIAL DEVELOPMENT AUTHORITY

                         OF GREENSVILLE COUNTY, VIRGINIA

                                       AND

                              WHEELING CORRUGATING

All that certain tract or parcel of land situate in Belfield Magisterial
District, Greensville County, Virginia, shown as containing 14.786 acres
(644,061 square feet), and designated as Parcel 2A, on a certain plat thereof
made by George T. McFarland, CLS, dated August 15, 1998, which plat is attached
to, and recorded with, the deed mentioned below, whereon said property is shown
as being bounded as follows: on the north by Sussex Drive (U. S. Route No. 301);
on the east by CSX Railroad; on the south by lands of the Greensville County
Industrial Park (remainder of parcel #2); and on the west by an eighty foot
access easement entitled "80' Road R/W".

The property described above is in all respects the identical property conveyed
unto the Industrial Development Authority of Greensville County, Virginia, by
deed from Greensville County, Virginia, dated August 17, 1998, of record in the
Clerk's Office of the Circuit Court for Greensville County, Virginia.<PAGE>

                                                                EXHIBIT 10.14(f)

                                  LEASE SUMMARY

                                  PALMETTO, FL

LESSOR:            Palmetto Business Park, LP
                   One West Avenue
                   Larchmont, NY 10538

LESSEE:            Wheeling-Pittsburgh Steel Corporation
                   1134 Market Street
                   Wheeling, WV 26003

LOCATION:          2001 Highway 301, Palmetto, FL 34221

PREMISES:          approximately 47 acres of Common Areas (Section 22),
                   together with a single-story "fabrication" building
                   consisting of 57,600 agreed square feet (Exhibit "A").

PURPOSE:           General office, warehousing, distribution, manufacturing and
                   servicing purposes.

TERM:              10 Years, with three 5-year options (September 1, 2000 -
                   August 31, 2010)

RENEWAL:           Three 5-year options. Tenant to provide Landlord with
                   written notice of intent to exercise option(s) to renew at
                   least nine (9) months prior to expiration of the then
                   current term.

BASE RENT:         $15,120.00 per month (based upon $3.15 per square foot per
                   year) for Lease Years 1 through 5.

                   $16,992.00 per month (based upon $3.54 per square foot per
                   year) for Lease Years 6 through 10. See option terms.

ADDITIONAL RENT:   Taxes, Insurance Premiums, Common Area Expenses, and Certain
                   Build-out costs.

TAXES:             One-twelfth (1/12) of all taxes, assessments, and charges.

UTILITIES:         Tenant pays all utilities.

INSURANCE:         Tenant obtains/maintains/pays commercial general liability
                   insurance. Landlord obtains/maintains property insurance on
                   building, and Tenant pays cost thereof on monthly basis.
                   Mutual waiver of subrogation.

ENVIRONMENTAL      Incidents caused by Tenant are to be cured by Tenant.
INDEMNITY:         Incidents caused by Landlord are to be cured by
                   Landlord. Incidents caused by Third Parties are to be
                   either cured by Landlord or caused to be cured by
                   Landlord. Landlord indemnifies Tenant for incidents caused
                   by other parties.

SUBLEASE:          Prior written consent from Landlord needed before
                   subletting. Such consent shall not be unreasonably withheld
                   by Landlord.

ALTERATIONS:       Do not need Landlord's consent for non-structural alterations
                   up to $25,000. Must have Landlord's prior written consent for
                   structural alterations. All work at Tenant's sole expense.

<PAGE>

MAINTENANCE:       Tenant to pay all operating, maintenance, and non-structural
                   repair expenses. Landlord to pay for structural repairs and
                   repairs to service system used for delivery of utilities.

                                       2

<PAGE>

                            STANDARD INDUSTRIAL LEASE

         THIS STANDARD INDUSTRIAL LEASE is made by and between Palmetto Business
Park, LP, a Delaware limited partnership ("LANDLORD"), and WHEELING-PITTSBURGH
STEEL CORPORATION, a Delaware corporation ("TENANT").

LEASE OF PREMISES

Landlord owns that certain real property improved with one or more multi tenant
buildings located at 2001 Highway 301, Palmetto, Manatee County, Florida (the
real property and the buildings are collectively referred to as, the
"PROPERTY"). Landlord hereby leases to Tenant and Tenant hereby leases from
Landlord, subject to all of the terms and conditions set forth herein, those
certain premises (the "PREMISES") described in Item 2 of the Basic Lease
Provisions and shown on the site plan attached hereto as EXHIBIT "A". The
Premises includes that certain single-story "fabrication" building (the
"BUILDING") whose street address is described in Item 1 of the Basic Lease
Provisions and is also improved with landscaping, parking facilities, common
area improvements, and other appurtenances.

BASIC LEASE PROVISIONS

1.       Premises Address:              2001 Highway 301
                                        Palmetto, Manatee County,
                                        Florida 34221

2.       Description of Premises:

         (a)      Building Area:        The single-story "fabrication" building
                                        consisting of 57,600 agreed square feet
                                        as outlined on the site plan attached
                                        hereto as EXHIBIT "A".

         (b)      Land Area:            Approximately 47 acres of Common Areas.
                                        (See Section 22).

3.       Term:                          10 years (See Section 1), with 3 5-year
                                        options. (See Section 1.1)

4.       Basic Monthly Rent:

         (a)      Initial Term:         $15,120.00 per month (based upon $3.15
                                        per square foot per year) for Lease
                                        Years 1 though 5; and

                                        $16,992.00 per month (based upon $3.54
                                        per square foot per year) for Lease
                                        Years 6 though 10. (See Section 2)

         (b)      Option Terms:         $19,104.00 per month (based upon $3.98
                                        per square foot per year) for Lease
                                        Years 11-15;

                                        $21,504.00 per month (based upon $4.48
                                        per square foot per year) for Lease
                                        Years 16 though 20; and

                                        $24,192.00 per month (based upon $5.04
                                        per square foot per year) for Lease
                                        Years 21 though 25.

                                       1

<PAGE>

4A.      Expenses:

         (a)      Insurance:            Initially, $.02 per square foot per
                                        year. (See Section 11)

         (b)      Taxes:                Initially, $.395 per square foot per
                                        year. (See Section 3)

         (c)      Common Area           Expenses: Shall be capped at $.15 per
                                        square foot per year for the Initial
                                        Term (See Item 4(a) above) increasing
                                        annually thereafter, on a cumulative
                                        basis, by the lesser of (i) the "cost of
                                        living" increase as indicated by a
                                        geographically appropriate Consumer
                                        Price Index (C.P.I.) as published by the
                                        U.S. Bureau of Labor Statistics, or (ii)
                                        the actual expenses. (See Section 22.2)

         (d) Tenant's Share:            10.5% of the Common Area Expenses, the
                                        percentage of which is computed by
                                        dividing the Building Area by the total
                                        rentable area of the buildings on the
                                        Property of 546,700 square feet (the
                                        "TOTAL RENTABLE AREA"). (See Section
                                        22.2)

4B.      Amortization of
         Certain Build-out Costs:       In addition to Basic Monthly Rent,
                                        Expenses and any other sums due under
                                        the Lease, Tenant agrees to pay to
                                        Landlord a sum not to exceed the amount
                                        of $205,000.00 for those tenant
                                        improvements indicated on EXHIBIT "D",
                                        which amount shall be payable, without
                                        interest, in equal monthly installments
                                        not to exceed $2,000.00 per month, with
                                        the entire balance outstanding due and
                                        payable on the 37th month of the Term.

5.       Number of Parking
         and Loading Spaces:            (See Section 10 and Exhibit "B")

6.       Addresses for Notices:

         TENANT:                        LANDLORD:
         1134 Market Street             One West Avenue
         Wheeling, West Virginia 26003  Larchmont, New York 10538
         Attn: Real Estate Department   Attn: Stuart Lichter
         Tel. (304) 234-2313            Tel. (914) 834-2600
         Fax (304) 234-2582             Fax (914) 834-2002

         WITH A COPY TO:                WITH A COPY TO:
         Wheeling-Pittsburgh Steel      Fainsbert, Mase & Snyder, LLP
         Corporation                    11835 West Olympic Blvd., Wheeling, West
         1134 Market Street             Suite 1100
         Virginia 26003                 Los Angeles, California 90064
         Attn: Law Department           Attn: John A. Mase, Esq.
         Tel. (304) 234-2350            Tel. (310) 473-6400
         Fax (304) 234-2555             Fax (310) 473-8702

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<PAGE>

7.       Target Delivery Date:          May 1, 2000

         Commencement Date:             June 15, 2000 (See Section 4.3)

8.       All payments payable under this Lease shall be sent to Landlord at the
         address specified in Item 6 or to such other address in the state in
         which the Premises is located as Landlord may reasonably designate in
         writing.

9.       Date of this Lease:            April 27, 2000.

10.      Brokers:                       Cushman & Wakefield; Colliers Arnold;
                                        and Hart Corporation (See Section
                                        20.7).

11.      Railroad Track Maintenance:    Tenant shall maintain the railroad
                                        sidetracks serving the Premises
                                        beginning at the point of the "Y" switch
                                        and extending south to the termination
                                        point of such sidetracks.

         IN WITNESS THEREOF, and as of the date set forth in Item 9 above, the
parties hereto have executed this Lease, consisting of the foregoing Basic Lease
Provisions, the provisions of the Standard Lease Provisions (the "Standard Lease
Provisions") (consisting of Sections 1 through 22 which will follow) and the
Exhibits attached hereto, all of which are incorporated herein by this
reference. In the event of any conflict between the provisions of the Basic
Lease Provisions and the provisions of the Standard Lease Provisions, the
Standard Lease Provisions shall control.

"Tenant"                                "Landlord"
WHEELING-PITTSBURGH STEEL               PALMETTO BUSINESS PARK, LP
CORPORATION                             By: Industrial Realty Group, Inc.,
                                        its general partner

By:      /s/ James E. Muldoon           By:    [signature illegible]
         ------------------------              ---------------------------------
                                               Agent for Palmetto Business Park
Its:     VP & GM, Wheeling Corr. Co.
         ------------------------

                                       3

<PAGE>

                            STANDARD LEASE PROVISIONS

1.       TERM

         1.1      TERM. Unless earlier terminated pursuant to the provisions
hereof, the term of this Lease shall commence on the Commencement Date (defined
in Section 4.3) and shall be for the period shown in Item 3 of the Basic Lease
Provisions ("TERM"). Notwithstanding the later commencement of the Term, this
Lease shall be a binding contractual obligation effective upon execution hereof
by Landlord and Tenant.

         1.2      SURRENDER OF PREMISES. Subject to Section 6. 1, at the
expiration of the Term, Tenant's sole obligation with respect to the surrender
of the Premises shall be to remove Tenant's Property (defined in Section 6.3)
therefrom and deliver the Premises to Landlord in its then existing condition
and configuration, as modified by those Alterations for which Tenant is not
responsible for removing pursuant to Section 6. 1, "broom-clean" and subject to
(a) ordinary wear and tear, (b) damage caused by any negligent act or omission
or willful misconduct of Landlord or its agents, employees, officers,
contractors, or representatives or resulting from any breach of Landlord's
obligations or warranties hereunder, and (c) damage by fire, the elements,
casualty, civil unrest, and acts of God.

2.       BASIC MONTHLY RENT

         2.1      BASIC MONTHLY RENT.

                  2.1.1    BASIC MONTHLY RENT. Tenant agrees to pay each month
during the Term as Basic Monthly Rent for the Premises the sum shown in Item 4
of the Basic Lease Provisions ("BASIC MONTHLY RENT"). For purposes of this
Lease, a "LEASE YEAR" shall be each twelve (12) calendar month period commencing
on the Commencement Date (or anniversary thereof) if the Commencement Date is
the first day of a month, otherwise, Lease Year shall commence on the first day
of the calendar month following the Commencement Date (or anniversary thereof).

                  2.1.2    MONTHLY PAYMENT OF BASIC MONTHLY RENT; LATE CHARGES.
Basic Monthly Rent shall be payable in equal consecutive monthly installments,
in advance, commencing on the Commencement Date and continuing on the first day
of each calendar month thereafter, subject to a proportionate refund of any
Basic Monthly Rent paid in advance should this Lease be terminated before the
expiration of any month for which Basic Monthly Rent shall have been paid. If
the Commencement Date or the expiration or earlier termination of this Lease is
a day other than the first day of a calendar month (a "PARTIAL LEASE MONTH"),
then the installment of Basic Monthly Rent for that Partial Lease Month shall be
prorated on a per diem basis (the "PARTIAL LEASE MONTH RENT"). If on more than
one occasion during any Lease Year any monthly installment of Basic Monthly Rent
or any other sum due from Tenant is not received within ten (10) business days
from the date when it is due, then beginning on the second such occasion and
each occasion thereafter during the subject Lease Year, Tenant shall pay
Landlord, in addition to the amount due, a charge equal to five percent (5%) of
the delinquent amount (the "LATE CHARGE"). The parties agree that the amount of
such Late Charge represents a fair and reasonable estimate of costs and expenses
that would be incurred by Landlord by reason of late payment by Tenant.
Acceptance of such Late Charge by Landlord shall in no event constitute a waiver
of Tenant's default with respect to such delinquent amount, nor shall such
acceptance prevent Landlord from exercising any of the other rights and remedies
granted hereunder or by law to Landlord. If any installment of Basic Monthly
Rent shall not be received by Landlord within thirty (30) days after the date
Landlord notifies Tenant that such amount is overdue, then such overdue amount
shall bear interest (as of such due date) at the rate of eighteen percent (18%)
per year from the date due until paid.

<PAGE>

3.       TAXES

         3.1      REAL ESTATE TAXES. In addition to Basic Monthly Rent, and
beginning on the Commencement Date, Tenant shall pay to Landlord, monthly, in
advance, one-twelfth (1/12) of the all taxes, assessments and charges levied
upon or with respect to the Property or any personal property of Landlord used
in the operation thereof, or Landlord's interest in the Property or such
personal property, including, without limitation, all general real property
taxes and general and special assessments (collectively, the "Taxes"). The
amount of the Taxes shall be estimated by Landlord and billed by Landlord to
Tenant (the "Estimated Taxes"). Landlord shall have the right to reasonably
revise such estimates from time to time and to adjust Tenant's monthly payments
accordingly. Payment of Taxes for any partial months shall be prorated on a per
diem basis. With reasonable promptness after the expiration of each Computation
Year, Landlord shall furnish Tenant with a statement of the actual Taxes
("Actual Taxes"), including copies of all tax bills. If the Actual Taxes for
such Computation Year exceed the Estimated Taxes paid by Tenant for such
Computation Year, Tenant shall pay to Landlord the difference between the amount
paid by Tenant and the Actual Taxes within thirty (30) days after the receipt of
Landlord's statement of the Actual Taxes. If the total amount paid by Tenant for
any such Computation Year shall exceed the Actual Taxes for such Computation
Year, such excess shall be credited against the next installments of Taxes due
from Tenant to Landlord hereunder or refunded to Tenant. Neither Landlord's
failure to deliver, nor late delivery of, the Estimated or Actual Taxes shall
constitute a default by Landlord hereunder or a waiver of Landlord's right to
collect any payment provided for herein. Notwithstanding the foregoing, Tenant
shall not be responsible for paying any increase in real estate taxes due to a
change in ownership or transfer of Landlord's interest in the Premises occurring
during the Term. Furthermore, Tenant shall not be required to pay any
assessments or impact fees arising in connection with the original development
of the Premises.

         3.2      PERSONAL PROPERTY TAXES. Tenant shall pay, prior to
delinquency, all taxes assessed against and levied upon trade fixtures,
furnishings, equipment, and all other personal property of Tenant contained in
the Premises. When possible, Tenant shall cause all such property to be assessed
and billed separately from the Landlord's real property. If any of Tenant's
personal property shall be assessed with Landlord's real property, Tenant shall
pay the taxes attributable to Tenant within thirty (30) days after receipt of a
detailed written statement setting forth the taxes applicable to Tenant's
property.

         3.3      COMPUTATION YEAR. For purposes of the payment of Taxes,
Insurance and Common Area Expenses pursuant to Sections 3.1, 11.1.2 and 22
herein, "Computation Year" shall mean each twelve (12) consecutive month period
commencing January 1 of each year during the Term, provided that Landlord, upon
notice to Tenant, may change the Computation Year from time to time to any other
twelve (12) consecutive month period and, in the event of any such change,
Tenant's share of the Real Estate Taxes and Insurance shall be equitably
adjusted for the Computation Years involved in any such change.

4.       DELIVERY OF PREMISES

         4.1      CONDITION OF PREMISES. As of the Delivery Date (defined
herein), Landlord covenants that the Building and the Premises shall be in
compliance with all requirements of all governmental statutes, laws, ordinances,
rules, regulations, and orders applicable to the Building and the Premises,
including, without limitation, those Laws necessary to obtain a certificate of
occupancy (or the equivalent thereof) for the Building and the Premises
(collectively, the "LAWS"). Landlord further agrees that, prior to delivery of
the Premises to Tenant, Landlord shall test the existing fire sprinkler system
and make any repairs necessary to put the sprinkler system in good working
condition.

         4.2      DELIVERY OF PREMISES. Landlord shall deliver exclusive
possession of the Premises to Tenant in "broom clean" condition, free of all
debris, materials, and equipment, with water, gas, electric,

                                       2

<PAGE>

sewer and telephone servicing the Building and the Premises in good working
order, and with unobstructed access available to the Building and the parking
and delivery facilities servicing the Building and the Premises. Tenant shall
have no obligation to accept delivery of the Premises prior to the Target
Delivery Date unless Tenant has consented thereto in writing. The date on which
Landlord tenders possession of the Premises to Tenant in the condition called
for herein shall be deemed the "DELIVERY DATE" Landlord agrees to use best
efforts to deliver the Premises to Tenant in the condition called for herein, by
the Outside Delivery Date (defined below).

         4.3      COMMENCEMENT DATE. The Term of the Lease, and (subject to
Section 4.4 below) Tenant's obligation to pay Basic Monthly Rent and all other
rental described herein, shall commence on June 15, 2000 (the "COMMENCEMENT
DATE.")

         4.4      FAILURE TO TIMELY DELIVER THE PREMISES. In the event that
Landlord shall fail to deliver the Premises to Tenant in the condition called
for herein by June 1, 2000 ("OUTSIDE DELIVERY DATE"), then following such
Outside Delivery Date, Tenant shall have the option to terminate this Lease upon
delivery of written notice to Landlord. Tenant's right to terminate the Lease
pursuant to this Section 4.4 shall be expressly limited to a material breach of
the Lease by Landlord and shall not be applicable to minor repairs or
improvements, including "punch-list" type of items, which do not unreasonably
interfere with Tenant's use of the Premises. In addition, so long as Landlord
tenders possession of the Premises by the Outside Delivery Date, Tenant shall
not terminate the Lease without first delivering notice to Landlord detailing
any work to be completed by Landlord and allowing Landlord ten (10) business
days in which to cure the matters raised in Tenant's notice.

5.       USE OF PREMISES

         5.1      USES. Tenant shall have the right to the exclusive use and
occupancy of the Premises for general office, warehousing, distribution, and
servicing purposes, and for all other uses permitted by law.

         5.2      TENANT'S COMPLIANCE WITH LAWS. Tenant shall comply with all
Laws regarding Tenant's use and occupancy of the Premises. In no event shall
Tenant be responsible for any violation of Laws with respect to the Premises or
Building which existed prior to the Commencement Date, the compliance of which
shall be the sole responsibility of Landlord.

         5.3      COMPLIANCE LIMITS. During the last six (6) months of the Term,
Tenant, in lieu of complying with Laws as required by Section 5.2, may cancel
this Lease by giving prompt notice to Landlord if Tenant's estimated cost of
compliance exceeds fifteen percent (15%) of the annualized Basic Monthly Rent
(as set forth in the Basic Lease Provisions). If Tenant cancels this Lease under
this Section 5.3, Landlord may, within ten (10) days of receiving Tenant's
notice of cancellation, agree to comply with (and indemnify and hold Tenant
harmless from the effect of) the Laws in question at Landlord's expense by
giving Tenant notice and, upon Landlord doing so, this Lease shall continue in
effect.

6.       ALTERATIONS; TENANT'S PROPERTY

         6.1      ALTERATIONS. Tenant shall have the right at its own expense
from time to time to redecorate and renovate the Premises and to make such other
non-structural alterations, improvements, installations, and changes in the
Premises and such parts thereof (collectively, "ALTERATIONS") as Tenant shall
deem expedient or necessary for its purposes without the consent of Landlord up
to $25,000 per Alteration. As to any structural Alterations, Tenant may make
such Alterations only if it has first obtained the consent thereto of Landlord
in writing. As a condition to granting its consent, Landlord may require that
such structural Alterations (including demising walls) remain a part of the
Premises following the expiration or earlier termination of the Lease. Landlord
agrees that it shall not unreasonably withhold,

                                       3

<PAGE>

condition, or delay such consent and that such consent shall be conclusively
deemed given if Landlord shall not object to such Alterations in writing within
ten (10) business days of receipt from Tenant of such notice together with the
plans and specifications for the proposed Alteration. Tenant acknowledges that
the construction of certain Alterations may also require the consent of
Landlord's lender. In such event, Landlord's consent shall be conditioned upon
Landlord receiving consent from its lender. Any such Alterations shall be done
in good and workmanlike manner, and in accordance with all applicable Laws.
Except as stated above with respect to structural Alterations, any and all
Alterations made by Tenant in, to, or upon the Premises shall remain the
property of Tenant and may be removed from the Premises at any time during the
Term, provided that any damage caused by such removal shall be repaired by
Tenant and Tenant restores the Premises to the condition as it existed prior to
the installation of the Alterations. In the event that Tenant wishes not remove
one or more Alterations at the end of the Term, Tenant shall notify Landlord
within sixty (60) days prior to the end of the Term which Alterations Tenant
wishes to leave. Landlord shall then give Tenant at least thirty (30) days prior
written notice, which, if any, of such Alterations are to be removed.
Notwithstanding the foregoing, if requested by Tenant prior to construction or
installation of any Alterations, Landlord shall advise Tenant in writing as to
whether Landlord will require the removal of such Alterations at the end of the
Term.

         6.2      SECURITY AND COMMUNICATIONS EQUIPMENT. Subject to Tenant's
compliance with applicable Laws, Tenant shall have the right, at no additional
rental cost, to install reasonable security devices ("SECURITY EQUIPMENT")
within and/or around the Premises and the Building, provided that in no event
shall the installation and use of such Security Equipment adversely affect the
roof or the structural elements thereof, and provided further that all costs
associated with the installation and removal of said Security Equipment, and any
damage to the roof or Building structure as a result thereof, shall be the sole
responsibility of Tenant.

         6.3      TENANT'S PROPERTY. "TENANT'S PROPERTY" means all furniture,
trade fixtures, computer systems, telephone systems, inventory and office and
other equipment (including, without limitations the Communication Device and
Security Equipment described in Section 6.2 above) installed in, or affixed to,
or used in connection with the Premises by or on behalf of Tenant that may be
removed without structural damage to the Building. Tenant may at any time after
the Commencement Date through the expiration or sooner termination of this Lease
remove all or any portion of Tenant's Property from the Premises. Tenant shall
repair or cause to be repaired any damage to the Building caused by such removal
promptly following such removal. Landlord expressly waives any and all statutory
or common law landlord's lien and any and all rights under present or future
laws to levy or distrain for rent against Tenant's Property and further agrees
to execute and deliver promptly any and all instruments evidencing such waiver
reasonably requested by Tenant.

         6.4      LIENS. Tenant shall pay, when due, (or at Tenant's option,
Tenant shall post adequate bond) for all claims for labor or materials furnished
to or for Tenant at or for Tenant's use in the Premises, which claims are or may
be secured by any mechanic's or materialmen's lien against the Premises or any
interest therein. If Tenant shall, in good faith, contest the validity of any
such lien, claim, or demand, then Tenant shall, at Tenant's sole expense, defend
itself and Landlord against the same and shall pay and satisfy any adverse
judgment that may be rendered thereon before the enforcement thereof against
Landlord or the Premises. Tenant shall give Landlord not less than ten (10) days
notice prior to the commencement of any Alteration in the Premises if required
to give notice as provided above in Section 6.1 and Landlord shall have the
right to post notices of non-responsibility in or on the Premises as provided by
Laws. Notwithstanding the foregoing, Tenant shall have no responsibility for
discharge of any mechanics' liens filed by a contractor, subcontractor,
materialman, or laborer of Landlord.

                                       4

<PAGE>

7.       REPAIRS

         7.1      LANDLORD'S REPAIRS. Landlord shall make all necessary repairs
and replacements to the Premises and the Building, to the extent the same relate
to (i) the structural portions of the Building, including without limitation,
the roof, exterior walls, bearing walls, interior structural support beams,
floor slabs, foundations, support columns, and (ii) all service systems of the
Building for the delivery of Utilities (defined below) to the Premises. Service
systems for the delivery of Utilities shall include all of those portions of the
service systems for the delivery of Utilities (e.g. power lines, etc.) located
outside the Building, unless caused by the negligence or intentional acts of
Tenant or any Tenant Party (defined in Section 14.1).

         7.2      TENANT'S REPAIRS. Subject to the provisions of Sections 7.1
and 16.1, Tenant shall perform normal maintenance of the Premises, including the
day to day maintenance of the landscaping and parking areas of the Premises,
inspection and general maintenance of the fire sprinkler system, if any, as well
as all other equipment, facilities and components within the Premises including,
interior walls, finish work, ceilings, floors, lighting fixtures, bulbs and
ballasts, connections for Utilities located within the Premises, windows, glass,
doors, and plate glass, downspouts, gutters, air conditioning and heating
systems, truck doors, dock levelers, bumpers, seals and enclosures, plumbing,
electrical, termite and pest extermination, and damage to common areas caused by
Tenant, excluding only those repairs expressly required to be made by Landlord
hereunder, reasonable wear and tear or damage caused by any negligent act or
omission of Landlord or its agents or employees or resulting from any breach of
any of Landlord's warranties or obligations hereunder; provided, however, that
Tenant shall not be responsible for any repair that constitutes a capital item
or capital repair under generally accepted accounting principles, unless such
repair is required as a result of any negligent act or omission of Tenant or its
agents or employees. In addition, should Landlord fail to make or begin such
repairs or corrections for which it is responsible under Section 7.1 within
fifteen (15) days after written notice from Tenant so to do, Tenant may, but
shall have no obligation to, make said repairs or corrections at Landlord's
expense. Tenant, in keeping the Premises in good order, condition and repair,
shall exercise and perform good maintenance practices. Tenant shall maintain,
and shall provide Landlord with proof thereof, an annual service maintenance
contract for the HVAC system in a form and with a contractor reasonably
satisfactory to Landlord.

8.       UTILITIES AND SERVICES

         8.1      UTILITIES AND SERVICES. Tenant shall pay for all water, gas,
heat, light, power, telephone and trash disposal (collectively, "Utilities")
supplied to the Premises.

         8.2      INTERFERENCE WITH TENANT'S USE AND ENJOYMENT OF THE PREMISES.
In the event that Tenant suffers a material interference of its use and
enjoyment of any portion of the Premises by reason of (a) any entry by Landlord
into the Premises, or (b) any interference with access to the Premises or the
delivery facilities thereto by Landlord, and such material interference
continues for five (5) consecutive days, or for any seven (7) days in any
consecutive twelve (12) month period, Basic Monthly Rent and all other rent and
other charges hereunder shall abate in a reasonable amount based upon the degree
of interference of Tenant's use and enjoyment of its Premises, calculated from
the date of commencement of such interference until the date Tenant's full use
and enjoyment of the entire Premises is restored.

9.       ASSIGNMENT AND SUBLETTING

         9.1      ASSIGNMENTS AND SUBLEASES TO AFFILIATES. Tenant shall have the
right to assign its leasehold interest hereunder or sublease all or any portion
of the Premises to an Affiliate (defined below) of Tenant or to any corporate
successor of Tenant, whether by merger, operation of law, or acquisition of

                                       5

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substantially all the operating assets of Tenant, without the consent or
approval of Landlord; provided, that (a) each such assignee (other than in the
case of a merger or other transfer where no former assignment of the Lease is
involved) shall assume all obligations of Tenant to be thereafter performed
hereunder, (b) each such sublessee shall agree that its sublease shall be
subject and subordinate to this Lease and (c) Tenant provides prior written
notice of such assignment or sublease to Landlord. As used herein, the term
"AFFILIATE" shall mean any corporation or other entity or person which controls,
is controlled by or is under common control with Tenant, with the term "control"
being deemed to mean beneficial ownership of more than twenty percent (20%) of
the voting power of such entity.

         9.2      ASSIGNMENTS AND SUBLEASES GENERALLY. Subject to the provisions
of Section 9.1, Tenant shall not assign or mortgage its leasehold interest under
this Lease or sublease all or any portion of the Premises without the prior
written consent of Landlord, which consent shall not be unreasonably withheld,
conditioned, or delayed.

10.      PARKING

         Tenant shall have the right to the exclusive, continuous use, without
additional charge throughout the Term, of the parking and loading spaces located
in the parking facilities and loading areas of the Premises, as set forth on
EXHIBIT "B" attached hereto, for the parking, loading, and unloading of vehicles
used by Tenant, its officers, employees, guests, invitees, suppliers, shippers
and contractors (collectively, "TENANT USERS"). Landlord shall cause all of
these spaces to be available at all times for use by Tenant Users and shall
provide appropriate signage and markings prominently indicating that said spaces
are available only for use by Tenant. Landlord shall be responsible for any
repairs required to the parking areas, other than the general day to day
maintenance thereof which shall be the responsibility of the Tenant.

11.      INSURANCE

         11.1     REQUIRED INSURANCE.

                  11.1.1   TENANT'S INSURANCE. Subject to the provisions of this
Section 11, Tenant shall procure and maintain during the Term, at its sole cost
and expense, (a) commercial general liability insurance policy with not less
than One Million Dollars ($1,000,000.00) combined single limit coverage for both
bodily injury and property damage, and (b) a standard "all-risk" policy of
insurance (or its equivalent) covering loss or damage to Tenant's Property in an
amount sufficient to cover the full replacement value thereof (to the extent
commercially available on a reasonable basis), as the same may exist from time
to time. All such policies of insurance shall (1) be issued by responsible
insurance companies licensed to do business in the state in which the Premises
is located, (ii) provide that the insurer shall endeavor to provide thirty (30)
days prior written notice to Landlord and Tenant of cancellation, and (iii) in
the case of Tenant's liability insurance, shall name Landlord and Quadrelle as
additional insureds. Notwithstanding any provision to the contrary contained in
this Section 11.1.1, if Tenant elects to satisfy its insurance obligations under
this Lease by securing an insurance policy or insurance policies through
commercial insurance carriers (rather than self-insure in accordance with
Section 11.2), Tenant may maintain such policy or policies with deductibles as
reasonably determined by Tenant and Tenant shall not be obligated to maintain an
insurance policy or policies in amounts or of types that are commercially
unreasonable. At Landlord's request, Tenant shall provide Landlord satisfactory
evidence that such policies of insurance are in full force and effect.

                  11.1.2   LANDLORD'S INSURANCE. Subject to the provisions of
this Section 11, Landlord shall procure and maintain during the Term a policy of
commercial general liability insurance "all-risk" policy of insurance covering
loss or damage to the Building and the Premises, with a policy limit of not

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less that $900,000.00. At Tenant's request, Landlord shall provide Tenant
satisfactory evidence that such policies of insurance are in full force and
effect. Tenant agrees to reimburse to Landlord, as additional rent hereunder,
Landlord's cost of procuring and maintaining said insurance (i.e., the cost of
the premiums therefor) (the "Insurance Premiums"). In addition to Basic Monthly
Rent, and beginning on the Commencement Date, Tenant shall pay to Landlord,
monthly, in advance, one-twelfth (1/12) of the Insurance Premiums. Payment of
the Insurance Premiums for any partial months shall be prorated. on a per diem
basis. With reasonable promptness after the expiration of each Computation Year,
Landlord shall furnish Tenant with a statement of the actual Insurance Premiums
(the "Actual Insurance Premiums"). If the Actual Insurance Premiums for such
Computation Year exceeds the estimated Insurance Premiums paid by Tenant for
such Computation Year, Tenant shall pay to Landlord the difference between the
amount paid by Tenant and the Actual Insurance Premiums within thirty (30) days
after the receipt of Landlord's statement of the Actual Insurance Premiums. If
the total amount paid by Tenant for the Insurance Premiums during any such
Computation Year shall exceed the Actual Insurance Premiums for such Computation
Year, such excess shall be credited against the next installments of the
Insurance Premiums due from Tenant to Landlord hereunder or refunded to Tenant.
Neither Landlord's failure to deliver, nor late delivery of, the statement of
the Actual Insurance Premiums shall constitute a default by Landlord hereunder
or a waiver of Landlord's right to collect any payment provided for herein.

         11.2     BLANKET OR SELF INSURANCE.

                  (a)      Either party may, at its option, satisfy any or all
of its insurance obligations under this Lease with any so-called "blanket policy
or policies of insurance now or hereafter carried and maintained by such party;
provided, however, that the coverage afforded by such policy or policies shall
not be reduced or diminished by reason of the use of such blanket policy or
policies.

                  (b)      So long as Tenant maintains a net worth of at least
Fifty Million Dollars ($50,000,000), Tenant may self-insure all or any of the
types of insurance otherwise required to be maintained by Tenant under Section
11.1. In such event, the remaining provisions of this Lease relating to
coverage, indemnity, proceeds, and the like shall apply with respect to Tenant
as they would with respect to any insurer.

         11.3     WAIVER OF SUBROGATION. Landlord and Tenant each hereby release
each other and waive any and all rights of recovery against the other, and
against the officers, directors, employees, agents and representatives of the
other, for loss of or damage to such waiving party or its property or the
property of others under its control to the extent that the nature of the loss
or damage is covered by the insurance which is required by this Section 11 to be
obtained or by any other valid and collectible insurance policy in force at the
time of such loss or damage. Each policy of all risk or similar property damage
insurance obtained by Landlord or Tenant with respect to the Premises or the
Building shall include a clause or endorsement denying the insurer any rights of
subrogation against the other party.

12.      FIRE OR CASUALTY

         12.1     RESTORATION AND ABATEMENT. Except where this Lease shall be
terminated by either Landlord or Tenant pursuant to this Section 12, in the
event that all or any portion of the Premises or the Building is damaged or
destroyed by fire or other casualty, Landlord shall promptly commence and
thereafter pursue to completion full restoration of the Premises and the
Building to their condition existing immediately prior to such fire or other
casualty. Landlord's duty to restore the Premises hereunder shall not include
Tenant's Property or any leasehold improvements constructed by Tenant. Effective
as of the date of such fire or other casualty to any portion of the Premises,
Basic Monthly Rent and all other rent and charges payable by Tenant hereunder
shall abate in proportion to the degree of interference of Tenant's use and
enjoyment of its Premises, calculated from the date of the fire or other

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casualty until the date the restoration is complete and in the case of damage to
the Building, until Tenant has re-occupied the space for business purposes.

         12.2     RIGHT TO TERMINATE. Tenant shall have the right, effective
upon delivery of written notice to Landlord, to terminate this Lease in any case
of fire or other casualty damage to the Premises or the Building resulting in
material interference to Tenant's business operations in the Premises (i) which,
in Tenant's reasonable judgment, will not be fully restored within one hundred
fifty (150) days of the date of damage, or (ii) which occurs during the last six
(6) months of the Term and in Tenant's reasonable judgment will not be fully
restored within thirty (30) days of the date of damage. Landlord shall have the
right, effective sixty (60) days following delivery of written notice to Tenant
(or at Tenant's election, upon receipt of Landlord's notice), to terminate this
Lease (i) in any case of fire or other casualty damage to the Building resulting
in damage, the cost of restoration of which exceeds fifty percent (50%) of the
replacement cost of the entire Building, (ii) in the event such damage occurs
during the last six (6) months of the Term and in Landlord's reasonable judgment
cannot be fully restored within thirty (30) days of the date of damage; (iii) in
any case where the cost of restoration of the Premises hereunder not covered by
insurance required to be carried by Landlord pursuant to Section 11.1.2 above
exceeds Two Hundred Fifty Thousand Dollars ($250,000.00); or, (iv) in the event
that Landlord's lender does not distribute the insurance proceeds to Landlord
for the rebuilding or repairing of the damage pursuant to the terms of any
mortgage encumbering the Building.

         12.3     WAIVER OF STATUTORY PROVISIONS. Landlord and Tenant agree that
the provisions of this Section 12 and all other provisions of this Lease shall
exclusively govern the rights and obligations of the parties with respect to any
damage or destruction to any portion of the Building or Premises and hereby
waive any statutory or common law rights or provisions inconsistent herewith.

         12.4     TENANT'S REMEDIES. If Landlord shall be obligated to repair or
restore the Premises or the Building under the provisions of this Section 12 and
shall not diligently pursue such repair or reconstruction, including applying
for and diligently pursuing the issuance of all necessary permits, inspections,
and approvals from appropriate governmental entities necessary for the
commencement of such repair or restoration, within thirty (30) days after such
obligation shall accrue, Tenant may, at Tenant's option and in addition to the
other remedies available to Tenant under this Lease, elect to repair or restore
such damage by giving Landlord written notice of Tenant's election to do so at
least ten (10) business days prior to the commencement of such repair or
restoration. If Tenant elects to repair, Tenant shall be entitled to
reimbursement from Landlord for such repair or restoration as similarly provided
in Section 7.2 hereof.

13.      EMINENT DOMAIN

         13.1     LEASE TERMINATION. In the event the whole of the Premises
shall be taken under the power of eminent domain, or sold to prevent or under
the threat of the exercise thereof (collectively, a "TAKING"), this Lease shall
automatically terminate as of the date of such Taking. For purposes of this
Lease, the date of Taking shall be the earlier of the date of transfer of title
resulting from such Taking or the date of transfer of possession resulting from
such Taking. In the event of (a) a Taking of less than the whole of the Premises
and, in the reasonable judgment of Tenant, the remaining part is insufficient
for the operation of Tenant's business in the Premises, or (b) a temporary
Taking for less than balance of the Term of a material portion of the Premises
or any portion of the remainder of the Premises necessary for the full use and
enjoyment of the Premises by Tenant, Tenant shall have the right to terminate
this Lease upon delivery of written notice to Landlord given at any time within
sixty (60) days following the date Tenant is notified in writing of such Taking.
If Tenant so elects to terminate this Lease, this Lease and the Term shall end
as of the date specified in Tenant's notice and Basic Monthly Rent and
additional rent

                                       8

<PAGE>

shall be apportioned and paid by Tenant to the earlier of the date of the Taking
or the date specified in Tenant's notice.

         13.2     LEASE CONTINUATION. In the event that this Lease is not
terminated pursuant to a taking, Landlord shall, with reasonable diligence,
proceed to restore (to the extent permitted by Laws and covenants, conditions,
and restrictions then applicable to the Premises), the Building and the Premises
(other than Tenant's Property) to a complete functioning unit of substantially
the same proportionate usefulness, design, and construction existing immediately
prior to the date of the Taking. In such case, Basic Monthly Rent, additional
rent, and all other rent and other charges payable by Tenant hereunder shall be
reduced based upon the nature of the space taken (office space, storage, parking
area) and upon the proportion which the portion taken bears to the area of the
Premises immediately prior to such Taking.

         13.3     ALLOCATION OF AWARD. Landlord shall be entitled to receive the
entire award in any condemnation proceedings without deduction therefrom for any
estate vested in Tenant and Tenant shall receive no part of such award. Tenant,
if allowed by the Laws, may bring its own action to claim, prove, and receive in
the condemnation proceedings (a) the unamortized value over the Term of this
Lease of Tenant's Property and its improvements and alterations to the Premises
installed by or at Tenant's expense, regardless of whether the same Alterations
might be considered to be Landlord's property under the provisions of this
Lease, (b) the value of Tenant's fixtures that are damaged, destroyed, or taken
hereunder, (c) the cost of Tenant's relocation, and (d) any special awards paid
to tenants when their space is taken by eminent domain.

         13.4     WAIVER OF STATUTORY PROVISIONS. Landlord and Tenant agree that
the provisions of this Section 13 and all other provisions of this Lease shall
exclusively govern the rights and obligations of the parties with respect to any
Taking of any portion of the Building or Premises and hereby waive any statutory
or common law rights or provisions inconsistent herewith.

14.      INDEMNIFICATION

         14.1     TENANT'S INDEMNITY. Subject to the provisions of Sections 11.3
and 14.3 and limited to the extent of insurance provided by Tenant hereunder,
Tenant shall indemnify, protect, defend (with counsel approved by Landlord), and
hold Landlord harmless from and against any and all claims, demands, actions,
obligations, losses, liabilities, damages, costs, and expenses (including,
without limitation, reasonable attorneys' fees and other professional fees),
incurred by or asserted against Landlord in connection with any claim, action,
or demand for bodily injury or death or property damage arising out of any
negligent act or omission or willful misconduct, of Tenant or of any of Tenant's
employees, officers, agents, contractors, or representatives (each, a "TENANT
PARTY") occurring on or about the Premises, excluding any claims for lost
profits, loss in value, or other consequential damages; provided, however, that
the foregoing shall not apply to the extent of any (a) negligence or willful
misconduct of Landlord or any Landlord Party, or (b) breach of any of Landlord's
warranties or obligations hereunder.

         14.2     LANDLORD'S INDEMNITY. Subject to the provisions of Sections
11.3 and 14.3 and limited to the extent of insurance provided by Landlord
hereunder, Landlord shall indemnify, protect, defend (with counsel approved by
Tenant), and hold Tenant harmless from and against any and all claims, demands,
actions, obligations. losses, liabilities, damages, costs, and expenses
(including, without limitation, reasonable attorneys' fees and other
professional fees), incurred by or asserted against Tenant in connection with
any claim, action or demand for bodily injury or death or property damage
arising out of any negligent act or omission or willful misconduct of Landlord
or of any of Landlord's employees, officers, agents, contractors, or
representatives (each, a "LANDLORD PARTY") occurring on or about the Premises,
excluding any claims for lost profits, loss in value, or other consequential
damages; provided,

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<PAGE>

however, that the foregoing shall not apply to the extent of any (a) negligence
or willful misconduct of Tenant or any Tenant Party, or (b) breach of any of
Tenant's warranties or obligations hereunder.

         14.3     RECIPROCAL INDEMNITY AS TO PROPERTY DAMAGE FOR INSURED PARTY.
Tenant shall indemnify, protect, defend (with counsel approved by Landlord), and
hold Landlord harmless from and against, and hereby waives any claim against
Landlord for any and all claims, demands, obligations, liabilities, damages,
losses, actions, costs, and expenses (collectively, the "CLAIMS AND EXPENSES"),
including, without limitation, claims for reimbursement of deductibles or
self-insured retentions, resulting from damage to any tenant improvements within
the Premises or any property of Tenant within the Premises to the extent such
Claims and Expenses result from a peril insured under Tenant's insurance
(without regard to whether Tenant in fact carries such insurance), to be carried
under Section 11.1.1. Landlord shall indemnify, protect, defend (with counsel
satisfactory to Tenant), and hold Tenant harmless from and against, and hereby
waives any claim against Tenant for, any and all Claims and Expenses (including,
without limitation, claims for reimbursement of deductibles or self-insured
retentions) resulting from damage to the Premises (but excepting any and all
Claims and Expenses resulting from damage to any property within the Premises
with respect to which Tenant has an obligation to insure under Section 11.1.1),
to the extent such Claims and Expenses result from a peril insured under
Landlord's insurance (without regard to whether Landlord in fact carries such
insurance) to be carried by Landlord under Section 11.1.2.

15.      SUBORDINATION; ATTORNMENT; ESTOPPEL CERTIFICATES

         15.1     SUBORDINATION. Subject to the provisions of this Lease and
Landlord's delivery to Tenant of non-disturbance agreements as required in
Section 15.2, this Lease and the rights of Tenant hereunder shall, at the option
of Landlord, be subject and subordinate to any and all deeds of trust, security
interests, mortgages, master leases, ground leases, or other security documents
and all modifications, renewals, and replacements thereof (collectively,
"SECURITY DOCUMENTS") which now or hereafter constitute a lien upon the
Premises.

         15.2     NON-DISTURBANCE AGREEMENTS. With respect to each Security
Document applicable to the Premises, Landlord shall use its best efforts to
obtain and deliver to Tenant, as soon as reasonably possible, a commercially
reasonable non-disturbance agreement from the appropriate holder thereof.

         15.3     ESTOPPEL CERTIFICATES. Landlord and Tenant shall, at any time
upon not less than ten (10) days prior written notice, execute and deliver to a
prospective new landlord, lender, or assignee or subtenant of Tenant, or other
appropriate third party, as the case may be, a statement in writing (a)
certifying that this Lease is unmodified and in full force and effect, or if
modified, stating the nature of such modification and certifying that this
Lease, as so modified, is in full force and effect, (b) the date to which the
rent and other charges are paid in advance, if any and (c) acknowledging that
there are not, to the party's best knowledge, any uncured defaults or
unfulfilled obligations on the part of the other party hereunder, or specify
such defaults or unfulfilled obligations if any are claimed.

16.      REPRESENTATIONS AND WARRANTIES

         16.1     FIRST CLASS PREMISES. Landlord hereby represents, warrants,
and agrees that (a) the Premises and the Building shall (i) be structurally
sound, and (ii) comply with all Laws, and all applicable covenants, conditions,
and restrictions in effect on the date hereof, and (b) the Premises and the
plumbing, fire and life safety systems, lighting, loading door systems and
heating and ventilating systems contained in the Premises (collectively, the
"Systems") shall be in good operating condition as of the Delivery Date;
provided that Tenant shall have thirty (30) days from the Commencement Date to
notify Landlord as to any defect in any of the Systems and that, thereafter, the
maintenance and repair of such Systems shall be

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<PAGE>

subject to the provisions of Section 7.2 hereof. Notwithstanding any provision
of this Section 16 to the contrary, Landlord make no representations or
warranties with respect to zoning or other laws or ordinances relating solely to
the use and occupancy of the Premises by Tenant.

         16.2     TITLE AND USE. Landlord hereby represents, warrants and agrees
that (a) Landlord owns fee title to the Premises, (b) the provisions of this
Lease do not (and during the Term will not) conflict with or violate the
provisions of existing or future agreements between Landlord and third parties
or any matter or instrument affecting title to the Premises, including, without
limitation, any covenants, conditions, restrictions, or easements applicable to
the Premises, (c) Tenant shall have throughout the Lease Term reasonably
unobstructed access to the Premises and the Building, including the parking and
delivery facilities thereto, subject to Section 10.

         16.3     HAZARDOUS MATERIAL.

                  16.3.1   LANDLORD WARRANTY. Except as set forth in the
Environmental Reports, as hereinafter defined, Landlord hereby represents,
warrants and agrees that, to the best of its knowledge (i) no known or suspected
release, discharge, emission, installation, or disposal of any Hazardous
Material (defined below) has occurred in, on, at, under, above, or about the
Premises or the Building to date, (ii) the soil, ground water, and improvements
on or under the Premises are free of any Hazardous Material, and (iii) except as
to Tenant's operations, at all times during the Term, Landlord shall comply with
all Laws governing the generation, handling, treatment, storage, use,
transportation, release, discharge, and disposal of any Hazardous Material.
Tenant hereby acknowledges receipt of the following documentation: the Report of
Results - Environmental Site Assessment Phase I, Palmetto Corporate Complex,
dated March 31, 1998; the Report of Results - Environmental Site Assessment
Phase II, Palmetto Corporate Complex, dated April 17, 1998; and the March 15,
2000 letter to Tom Bopp from Scott A. Russell, MS and captioned "The Summary of
Environmental Reports, Palmetto Business Park;" all issued by Environmental
Safety Consultants, Inc. of Bradenton, Florida (collectively, the "Environmental
Reports").

                  16.3.2   TENANT'S OBLIGATIONS.

                           (a)      Tenant shall notify Landlord of any
Hazardous Materials that Tenant uses, handles, or stores in, on, or about the
Premises within thirty (30) days of Tenant's commencement of such use, handling,
or storage of such Hazardous Materials in, on, or about the Premises. Tenant
hereby agrees that it will remediate both during and following the Term, to the
satisfaction of the applicable governmental and regulatory agencies and, to the
extent the same are not inconsistent therewith, on a basis consistent with
applicable Laws, any release of Hazardous Material which is required to be
remediated under applicable Laws, to the extent such release results or resulted
from the negligent or intentional acts or omissions of Tenant, any Tenant Party
(defined in Paragraph 14.1), or any invitee thereof. In those instances where
Tenant has a duty to remediate pursuant to the immediately preceding sentence,
Tenant shall commence the process necessary for such remediation with reasonable
promptness following the receipt of written notice from Landlord or any
applicable governmental or regulatory agency of the governmental requirement for
such remediation, and thereafter shall pursue such remediation to completion
with reasonable promptness. Tenant hereby agrees that any such remediation
required under this Section 16.3.2 shall be conducted in a manner consistent
with the standard of remediation applied to similar contaminations by owners of
comparable commercial projects in the municipal area in which the Premises is
located. In the event contamination by Hazardous Materials occurs in, on at,
under, above, or about the Property by reason of the negligent or intentional
acts or omissions of Tenant, any Tenant Party, or any invitee thereof, Tenant
shall indemnify, defend, protect, and hold Tenant harmless from all claims and
actions asserted by governmental or regulatory authorities, adjacent landowners,
or other lessees arising therefrom. Notwithstanding any provision of this
Section

                                       11

<PAGE>

16.3 to the contrary, (i) Tenant shall not be responsible for any current,
pre-existing, or future contamination of the Premises by Hazardous Material to
the extent such contamination did not result from the negligent or intentional
acts of Tenant or any Tenant Party, and (ii) Tenant shall have no obligation to
pay to or to reimburse Landlord for (or otherwise bear) any expense, cost or
liability to the extent the same did not result from the negligent or
intentional acts or omissions of Tenant, any Tenant Party or any invitee
thereof.

                           (b)      With reasonable promptness following
acquisition of actual knowledge of any material release of Hazardous Material
in, on, at, under, above, or about the Premises which Tenant is required to
remediate pursuant to this Section 16.3.2, Tenant shall notify Landlord of the
existence of such release; provided, however that Tenant shall not be deemed to
have actual knowledge of any such release unless and until the executive
management personnel of Tenant shall become actually aware of the existence of
such release.

                  16.3.3   LANDLORD'S OBLIGATIONS. In the event contamination by
Hazardous Material occurs or has occurred in, on at, under, above, or about the
Premises other than by reason of the negligent or intentional acts or omissions
of Tenant, any Tenant Party, or any invitee thereof, (i) Tenant shall have no
responsibility whatsoever to Landlord with respect to the existence or
remediation of such contamination, (ii) Landlord shall indemnify, defend,
protect; and hold Tenant harmless from all claims and actions asserted by
governmental or regulatory authorities, adjacent landowners, or other lessees
arising therefrom, (iii) Landlord shall promptly commence and diligently
prosecute to completion a remediation program or programs with respect thereto
approved by all appropriate governmental and regulatory agencies and which is in
compliance with all Laws, (iv) to the extent that such contamination and/or
remediation of same materially interferes with Tenant's use and enjoyment of the
Premises or operation of Tenant's business thereon, Tenant's obligation to pay
Basic Monthly Rent and other changes payable hereunder shall abate, on a basis
proportionate to the scope and degree of such interference, for the duration of
such interference, and (v) if such contamination and/or remediation of same does
materially interfere with the operation of Tenant's business at the Premises and
has continued for a period in excess of One Hundred and Fifty (150) days (or
under the circumstances is likely to continue for such period), Tenant shall
have the right to terminate this Lease at any time prior to the cessation of
such interference by delivery of thirty (30) days prior written notice to
Landlord.

                  16.3.4   "HAZARDOUS MATERIAL" DEFINED. As used herein, the
term "HAZARDOUS MATERIAL" includes any hazardous, explosive, radioactive, or
toxic substance, material, or waste which is or becomes regulated by any local
governmental authority in the state in which the Premises is located or the
United States, including, without limitation, any material or substance which is
(a) defined or listed as a "hazardous waste," "extremely hazardous waste,"
"restricted hazardous waste," "hazardous substance," "hazardous material,"
"pollutant," or "contaminant" under any Law, (b) a petroleum or a petroleum
derivative, (c) a flammable explosive, (d) a radioactive material, (e) a
polychlorinated biphenyl, (f) asbestos or an asbestos derivative, (g) urea
formaldehyde foam insulation, or (h) radon gas.

                  16.3.5   SURVIVAL. Notwithstanding any provision to the
contrary contained in this Lease, the provisions of this Section 16.3 shall
survive the expiration or earlier termination of this Lease.

17.      DEFAULT

         17.1     TENANT DEFAULT.

                  (a)      The occurrence of any of the following shall
constitute a material default (a "TENANT DEFAULT") of this Lease by Tenant: (i)
any failure by Tenant to pay any installment of Basic Monthly Rent or to make
any other payment required to be made by Tenant hereunder when due, where

                                       12

<PAGE>

such failure continues for ten (10) days after the due date; or (ii) any failure
by Tenant to perform or comply with any other provision of this Lease, to be
performed or complied with by Tenant, where such failure continues for thirty
(30) days after delivery of written notice of such failure by Landlord to
Tenant; provided, however, that if the nature of such default is such that the
same cannot reasonably be cured within such thirty (30) day period, there shall
not be a Tenant Default if Tenant shall, within thirty (30) days of such notice
commence such cure, and thereafter diligently prosecute such cure to completion.

                  (b)      In the event of the occurrence of a Tenant Default,
Landlord shall have the option to terminate this Lease by giving written notice
of such termination. In the event that Landlord shall elect to so terminate this
Lease, then Landlord may recover from Tenant: (i) the worth at the time of award
of any unpaid rent which had been earned at the time of such termination; plus
(ii) the worth at the time of award of the amount by which the unpaid rent which
would have been earned after termination until the time of award exceeds the
amount of such rental loss which reasonably could have been avoided; plus (iii)
the worth at the time of award of the amount by which the unpaid rent for the
balance of the Term after the time of award exceeds the amount of such rental
loss which reasonably could be avoided; and (iv) any other amount reasonably
necessary to compensate Landlord for all detriment proximately caused by the
Tenant Default.

                  (c)      As used in subsections (b)(i) and (b)(ii) above, the
"worth at the time of the award" is computed by allowing interest at the rate of
ten percent (10%) per annum. As used in subsection (b)(iii) above, the "worth at
the time of award" is computed by discounting such amount at the discount rate
of the Federal Reserve Bank of San Francisco at the time of award plus one
percent (1%). In the event of any Tenant Default, Landlord shall have an
obligation to take promptly all action reasonably available to it to mitigate
its damages.

                  (d)      In addition, in the event of a Tenant Default,
Landlord may cure the same at the expense of Tenant (i) immediately and without
notice in the case, of emergency or where such default will result in a material
violation of Law by Landlord, if not cured immediately, and (ii) in any other
case if such default continues for thirty (30) days following the receipt by
Tenant of written notice of such default from Landlord. All reasonable costs
incurred by Landlord in curing such default shall be reimbursable by Tenant as
additional rent hereunder within thirty (30) days of demand therefor.

         17.2     LANDLORD DEFAULT.

                  (a)      The occurrence of any of the following shall
constitute a material default (a "LANDLORD DEFAULT") of this Lease by Landlord:
(i) any failure by Landlord to perform or comply with any other material
provision of this Lease, to be performed or complied with by Landlord, where
such failure continues for thirty (30) days after delivery of written notice of
such failure by Tenant to Landlord; provided, however, that if the nature of
such default is such that the same cannot reasonably be cured within such thirty
(30) day period, there shall not be a Landlord Default if Landlord shall, within
thirty (30) days of such notice, commence such cure and thereafter diligently
prosecute such cure to completion; or (ii) any representation or warranty of
Landlord being false or misleading in any material respect when made.

                  (b)      If the Landlord Default materially and adversely
affects Tenant's rights under this Lease and cannot be cured within a reasonable
time or at a reasonable cost by Tenant, Tenant may terminate this Lease. If
Tenant terminates this Lease, Tenant may recover all damages it incurs resulting
therefrom. Notwithstanding the foregoing, before exercising any Termination
Right, Tenant shall provide any mortgagee of the property of which the Premises
is a part ("Mortgagee") with notice of the breach or default by Landlord giving
rise to same (the "Default Notice") and, thereafter, the opportunity to cure
such breach or default as provided for herein. After Mortgagee receives a
Default Notice, Mortgagee shall

                                       13

<PAGE>

have a period of thirty (30) days in which to cure the breach or default by
Landlord. Mortgagee shall have no obligation to cure (and shall have no
liability or obligation for not curing) any breach or default by Landlord,
except to the extent that Mortgagee agrees or undertakes otherwise in writing.
In addition, as to any breach or default by Landlord the cure of which requires
possession and control of the Property, provided only that Mortgagee undertakes
to Tenant by written notice to Tenant within thirty (30) days after receipt of
the Default Notice to exercise reasonable efforts to cure or cause to be cured
by a receiver such breach or default within the period permitted by this
paragraph, Mortgagee's cure period shall continue for such additional time (the
"Extended Cure Period") as Mortgagee may reasonably require to either: (i)
obtain possession and control of the Property with due diligence and thereafter
cure the breach or default with reasonable diligence and continuity; or (ii)
obtain the appointment of a receiver and give such receiver a reasonable period
of time in which to cure the default.

                  (c)      In addition in the event of a Landlord Default,
Tenant may cure the same at the expense of Landlord (i) immediately and without
notice in the case of emergency or where such default will result in a material
violation of Law by Tenant, if not cured immediately and (ii) in any other case
if such default continues for thirty (30) days following the receipt by Landlord
of written notice of such default from Tenant. All costs incurred in good faith
by Tenant in curing such default shall be reimbursable by Landlord within thirty
(30) days of demand.

18.      ACCESS

         Landlord shall, upon reasonable advanced notice to Tenant (except in an
emergency), have the right during the Term hereof at all reasonable times during
Tenant's business hours (a) to inspect the Premises and to show the same to
prospective mortgagees and purchasers; (b) during the last six (6) months of the
Term, to show the same to prospective tenants; (c) at all times to make repairs
or replacements as required by this Lease or as may be necessary; provided,
however, that Landlord shall use all reasonable efforts not to disturb Tenant's
use and occupancy of the Premises. Tenant may designate one (1) or more areas in
the Premises as secure areas, and Landlord shall have no right of access thereto
without being accompanied by Tenant's designated representative except in the
case of emergencies.

19.      RIGHT OF FIRST REFUSAL

         Tenant shall have a one (1) year right of first refusal to lease Bays
9, 10 and 11 (excluding the common access areas) in the Building as more
particularly set forth on EXHIBIT "C" attached hereto (the "Expansion Space"),
provided, however, Tenant is not in default of this Lease on the date of
exercise of its right of first refusal and has not been in default of this Lease
more than two (2) times during the Term. Prior to leasing any portion of the
Expansion Space to another tenant, Landlord shall first give Tenant a written
notice containing the rental amount as agreed between the proposed tenant and
Landlord (the "Expansion Notice"). Tenant shall have ten (10) business days from
the date of the Expansion Notice to exercise its right of first refusal, and
shall have five (5) business days thereafter to execute an amendment to this
Lease with Landlord incorporating the Expansion Space at the rental amount set
forth in the Expansion Notice (the "Expansion Amendment"). The term for the
Expansion Space shall be coterminous with the Term hereunder. The right of first
refusal is personal to Tenant and, except as set forth in Paragraph 9.1 herein,
may not be assigned without Landlord's written consent which may be withheld in
its sole discretion. Time is of the essence with regard to Tenant's obligations
hereunder. Accordingly, if Landlord does not receive notice, or the executed
Expansion Amendment, from Tenant within the express time periods set forth
herein, Tenant's right of first refusal shall be terminated and Landlord shall
be free to lease the Expansion Space to another tenant.

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<PAGE>

20.      MISCELLANEOUS

         20.1     ATTORNEYS' FEES. In the event of any legal action or
proceeding brought by either party against the other arising out of this Lease,
the prevailing party shall be entitled to recover reasonable attorneys' fees and
costs incurred in such action. Such amounts shall be included in any judgment
rendered in any such action or proceeding.

         20.2     WAIVER. No waiver by either Landlord or Tenant of any
provision of this Lease or of any breach by the other party hereunder shall be
deemed to be a waiver of any other provision hereof, or of any subsequent breach
by such party. Any consent to or approval of any act given by either party
hereunder shall not be deemed to render unnecessary the obtaining of Tenant's
consent to or approval of any subsequent act of Landlord.

         20.3     NOTICES. All notices which Landlord or Tenant may be required,
or may desire, to serve on the other must be in writing and may be served by
personal service, or as an alternative to personal service, by mailing the same
by registered or certified mail, postage prepaid, or by a reputable overnight
delivery service (such as Federal Express or the like) addressed as set forth in
Item 6 of the Basic Lease Provisions, or addressed to such other address or
addresses as either Landlord or Tenant may from time to time designate to the
other in writing.

         20.4     HOLDING OVER. If Tenant holds over after the expiration or
earlier termination of the Term hereof, with or without the express or implied
consent of Landlord, Tenant shall become and be a month to month tenant at 125%
of the Basic Monthly Rent then payable during the final Lease Year of the Term
and otherwise upon the terms, covenants and conditions herein specified, so far
as applicable.

         20.5     QUIET POSSESSION. Landlord covenants, warrants and agrees that
Tenant shall lawfully, peaceably and quietly have, hold, occupy and enjoy the
Premises during the Term without hindrance, claim, ejection or interference by
Landlord or any other person or entity. Landlord shall take all necessary steps
to secure and to maintain for the benefit of Tenant such quiet, peaceful
possession.

         20.6     SUCCESSORS AND ASSIGNS. Except as otherwise provided in this
Lease, all of the covenants, conditions and provisions of this Lease shall be
binding upon and shall inure to the benefit of the parties hereto and their
respective heirs, personal representatives, successors and assigns.

         20.7     BROKERS. Tenant and Landlord each warrants to the other that
it has had no dealings with any real estate broker or agent in connection with
the Premises and this Lease, and that it knows of no real estate broker or agent
who is or might be entitled to a commission in connection with this Lease other
than Cushman & Wakefield, Colliers Arnold and Hart Corporation ("Broker").
Landlord shall only pay the real estate brokerage commission due to Broker and
any real estate broker or agent entitled to a commission in connection with this
Lease if claimed through the actions of Landlord. Tenant shall pay any other
commission or finder's fee due if claimed through the actions of Tenant.

         20.8     EXAMINATION OF LEASE. Submission of this instrument for
examination or signature does not constitute a reservation of or option for
lease, and it is not effective as a lease or otherwise until execution by
Landlord and Tenant and delivery to Tenant of a fully-executed copy.

         20.9     TIME. Time is of the essence of this Lease and each and all of
its provisions.

         20.10    DEFINED TERMS AND MARGINAL HEADINGS. The words "Landlord" and
"Tenant" as used herein shall include the plural as well as the singular. The
marginal headings and titles to the articles of

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this Lease are not a part of this Lease and shall have no effect upon the
construction or interpretation of any part hereof. The terms set forth below
shall have the meanings given to them in the sections noted:

<TABLE>
<S>                             <C>
AFFILIATE                       9.1
ALTERATIONS                     6.1
BASIC MONTHLY RENT              2.1.1
BUILDING                        Basic Lease Provisions
CLAIMS & EXPENSES               14.3
COMMENCEMENT DATE               4.3
COMMON AREA EXPENSES            22.2
COMMUNICATION DEVICE            6.2
COMPUTATION YEAR                3.3
DELIVERY DATE                   4.2
ESSENTIAL BUILDING SERVICES     8.2
HAZARDOUS MATERIAL              16.3.4
INSURANCE CAP                   11.1.2
LANDLORD DEFAULT                17.2(a)
LANDLORD PARTY                  14.2
LATE CHARGE                     2.1.2
LAWS                            4.1
LEASE YEAR                      2.1.1
OUTSIDE DELIVERY DATE           4.4
PARTIAL LEASE MONTH             2.1.2
PARTIAL LEASE MONTH RENT        2.1.2
PREMISES                        Basic Lease Provisions
PROPERTY                        Basic Lease Provisions
SECURITY DOCUMENTS              15.1
SECURITY EQUIPMENT              6.2
STANDARD LEASE PROVISIONS       Basic Lease Provisions
TAKING                          13.1
TENANT DEFAULT                  17.1 (a)
TENANT PARTY                    14.1
TENANT USERS                    10
TENANT'S PROPERTY               6.3
TENANT'S SHARE                  Basic Lease Provisions
TERM                            1.1
UTILITIES                       8.1
</TABLE>

         20.11    CONFLICT OF LAWS; PRIOR AGREEMENTS; SEPARABILITY. This Lease
shall be governed by and construed pursuant to the laws of the state in which
the Premises is situated. This Lease contains all of the agreements of the
parties hereto with respect to any matter covered or mentioned in this Lease. No
prior agreement, understanding or representation pertaining to any such matter
shall be effective for any purpose. No provision of this Lease may be amended or
added except by an agreement in writing signed by both parties hereto or their
respective successors in interest. The illegality, invalidity or
unenforceability of any provision of this Lease shall in no way impair or
invalidate any other provision of this Lease, and such remaining provisions
shall remain in full force and effect.

         20.12    AUTHORITY. If Landlord is a corporation, each individual
executing this Lease on behalf of Landlord hereby covenants and warrants that
Landlord is a duly authorized and existing corporation, that Landlord has and is
qualified to do business in the state in which the Premises is situated, that
the corporation has full right and authority to enter into this Lease, and that
each person signing on behalf of

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<PAGE>

the corporation is authorized to do so. If Landlord is a partnership or trust,
each individual executing this Lease on behalf of Landlord hereby covenants and
warrants that he is duly authorized to execute and deliver this Lease on behalf
of Landlord in accordance with the terms of such entity's partnership or trust
agreement. Either party shall provide the other party on demand with such
evidence of such authority as the other party shall reasonably request,
including, resolutions and certificates.

         20.13    REASONABLENESS STANDARD. Except as otherwise provided in this
Lease, whenever the consent or approval of a party hereto is required hereunder,
such consent or approval shall not be unreasonably withheld or delayed by that
party, and whenever this Lease grants a party hereto the right to take action,
exercise discretion, make a judgment or other determination, or request or
require documents or other items of information, such parties shall act
reasonably and in good faith. Neither party hereto shall take any action solely
for the purpose of frustrating the other party's reasonable expectations
concerning the benefits to be enjoyed hereunder, and this Lease shall at all
times be construed to effectuate the reasonable expectations of sophisticated
parties concerning the benefits to be enjoyed hereunder.

21.      MEDIATION

         Landlord and Tenant shall attempt to resolve any dispute relating to
this Lease or the breach thereof through good faith negotiations. If such
negotiations fail, the dispute shall first be submitted for initial fact-finding
and non-binding mediation to a neutral third-party reasonably acceptable to both
Landlord and Tenant in the City of Pittsburgh, Pennsylvania. Such mediator shall
be selected within thirty (30) days of written notice by either party demanding
such fact-finding and mediation. The cost of such fact-finding and mediation
shall be borne equally between Landlord and Tenant. If Landlord and Tenant
cannot resolve such dispute within ninety (90) days of the initial demand for
such fact-finding and mediation, Landlord and Tenant reserve all rights they may
have at law.

22.      COMMON AREAS

         22.1     Common Areas Defined. In addition to the Premises, Tenant
shall have the use of those certain common areas to be designated by the
Landlord from time to time on the Property; such areas shall include, but not be
limited to, parking areas, access roads and facilities, interior corridors,
sidewalks, driveways and landscaped and open areas (collectively, the "Common
Areas"). The use of the Common Areas shall be for the non-exclusive use of
Tenant and Tenant's employees, agents, suppliers, customers and patrons, in
common with Landlord and all other tenants of the Property and all such other
persons to whom Landlord has previously granted, or may hereinafter grant,
rights of usage; provided that such nonexclusive use shall be expressly subject
to such reasonable rules and regulations which may be adopted by the Landlord
from time to time. Tenant shall not be entitled to use the common areas for
storage of goods, vehicles, refuse or any other items. Landlord reserves the
right to alter, modify, enlarge, diminish, or reduce the Common Areas from time
to time in its sole discretion; provided, however, it does not unreasonably and
materially interfere with Tenant's use and occupancy of the Premises. If Tenant
shall use any of the Common Areas for storage of any items, Tenant shall pay all
fines imposed upon either Landlord or Tenant by any fire, building or other
regulatory body, and Tenant shall pay all costs incurred by Landlord to clear
and clean the Common Areas and dispose of such items, including but not limited
to, a disposal fee of twenty-five dollars ($25.00) for each pallet or other
container and fifty dollars ($50.00) for each drum, together with any additional
costs for testing and special disposal, if required.

         22.2     COMMON AREA EXPENSES.

                  22.2.1   Definition. "Common Area Expenses" shall mean the
aggregate amount of the total costs and expenses paid or incurred by Landlord in
any way connected with or related to (i) the

                                       17

<PAGE>

operation, repair and maintenance of the Common Areas and the Property (except
for areas of the Property leased to other tenants), including, without
limitation, electricity, gas, water, sewer and other utilities, trash removal,
security, snow plowing, landscaping, mowing and weed removal, sweeping and
janitorial services, on-site manager and related expenses, office expenses,
electrical, plumbing, sprinkler and HVAC repair and maintenance, alarm and
sprinkler system testing, maintenance and repair, repair, resurfacing and
restriping of all parking areas, loading and unloading areas, trash areas,
roadways, driveways, walkways, common signage, painting of the Buildings and
Property, fence and gate repair and maintenance, repair and replacement of all
lighting facilities, and any and all other repairs and maintenance to the Common
Areas and the Property (except for areas of the Property leased to other
tenants), and (ii) the furnishing of or contracting for any service generally
provided to the tenants of the Property by Landlord, including, without
limitation, managerial fees (not to exceed 3% of the gross rental income from
the Property) and administrative expenses related to the Property (not to exceed
10% of the Common Expenses). The computation of Common Area Expenses shall be
made in accordance with generally accepted accounting principles.
Notwithstanding the foregoing, for purposes of calculating Tenant's Share, only
one-half of the actual expenses relating to the environmental monitoring of the
Property shall be included as part of the Common Area Expenses.

                  22.2.2   Adjustments to Tenant's Share. In the event that
either the Building Area or the Total Rentable Area are changed, Tenant's Share
will be appropriately adjusted by Landlord. For purposes of the Computation Year
in which such change occurs, Tenant's Share shall be determined on the basis of
the number of days during such Computation Year at each such percentage.

                  22.2.3 Payment of Tenant's Share. In addition to Basic Monthly
Rent, and beginning on the Commencement Date, Tenant shall pay to Landlord,
monthly, in advance, one-twelfth (1/12) of Tenant's Share due for each
Computation Year, in an amount estimated by Landlord and billed by Landlord to
Tenant ("Estimated Expenses"). Landlord shall have the right to reasonably
revise such estimates from time to time and to adjust Tenant's monthly payments
accordingly, subject to any caps thereon as set forth in the Basic Lease
provisions. If either the Commencement Date or the expiration of the Term shall
occur on a date other than the first or last day of a Computation Year
respectively, Tenant's Share for such Computation Year shall be in the
proportion that the number of days the Lease was in effect during such
Computation Year bears to 365. With reasonable promptness after the expiration
of each Computation Year, Landlord shall furnish Tenant with a statement of the
actual expenses ("Actual Expenses"), setting forth in reasonable detail the
Common Area Expenses for such Computation Year and Tenant's Share. If the actual
Common Area Expenses for such Computation Year exceed the estimated Common Area
Expenses paid by Tenant for such Computation Year, Tenant shall pay to Landlord
the difference between the amount paid by Tenant and the actual Common Area
Expenses within thirty (30) days after the receipt of Landlord's Expense
Statement, subject to any caps thereon as set forth in the Basic Lease
provisions . If the total amount paid by Tenant for any such Computation Year
shall exceed the actual Common Area Expenses for such Computation Year, such
excess shall be credited against the next installments of Tenant's Share due
from Tenant to Landlord hereunder. Neither Landlord's failure to deliver, nor
late delivery of, the Estimated or Actual Expenses shall constitute a default by
Landlord hereunder or a waiver of Landlord's right to collect any payment
provided for herein.

23.      OPTIONS TO EXTEND

         Landlord hereby grants to Tenant three (3) options to extend the Term
for the Premises for an additional five (5) years per extended option term, upon
each and all of the terms and conditions of this Lease as amended below;
provided, however, Tenant is not in default of this Lease on the date of
exercise of the option and has not been in material default of this Lease more
than two (2) times during the Term, as extended. Tenant shall give to Landlord
written notice on or prior to nine (9) months before expiration of the then
current Lease Term or first option period of the exercise of the option(s) to
extend this Lease

                                       18

<PAGE>

for such additional term, time being of the essence. The Term as defined in
Section 1.1 herein shall also include any options to extend properly exercised
hereunder. If notice of exercise of any current option is not timely given, all
further options shall automatically expire. The rent for the option terms shall
as set forth in Item 4(b) of the Basic Lease provisions. The options are
personal to Tenant and may not be assigned by Tenant, except in compliance with
Section 9.1 herein, without Landlord's written consent which may be withheld in
its sole discretion.]

                                       19

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