Document:

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                                 EXHIBIT 10.128

          MEMBERSHIP INTERESTS PURCHASE AGREEMENT FOR THE DANA DETROIT
                    BUILDING AND THE DANA KALAMAZOO BUILDING

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                     MEMBERSHIP INTERESTS PURCHASE AGREEMENT

                                     between

                                   GEBAM, INC.

                                   as Seller,

                                       and

                    WELLS REAL ESTATE INVESTMENT TRUST, INC.

                                    as Buyer

                           Dated as of March 15, 2002

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                     MEMBERSHIP INTERESTS PURCHASE AGREEMENT
                     ---------------------------------------

             THIS MEMBERSHIP INTERESTS PURCHASE AGREEMENT, dated as of March 15,
2002 (this "Agreement"), is by and between GEBAM, INC., a Delaware corporation
("Seller"), and WELLS REAL ESTATE INVESTMENT TRUST, INC., a Maryland corporation
("Buyer"). The Seller and the Buyer are herein referred to individually as a
"Party" and collectively as the "Parties."

                                   WITNESSETH:
                                   -----------

             WHEREAS, Seller is the beneficial owner of all of the outstanding
membership interests (collectively, the "Membership Interests") in (i) DANACQ
KALAMAZOO, LLC, a Delaware limited liability company (the "Kalamazoo LLC"), and
(ii) DANACQ FARMINGTON HILLS, LLC, a Delaware limited liability company (the
"Farmington LLC"). The term "Companies" as used herein shall mean, collectively,
the Kalamazoo LLC and the Farmington LLC , and the term "Company" as used herein
shall mean, singularly, Kalamazoo LLC and Farmington LLC;

             WHEREAS, the Kalamazoo LLC was formed on October 22, 2001, by the
filing of the Certificate of Formation (the "Kalamazoo Certificate") pursuant to
the Delaware Limited Liability Company Act (6 Del. C. Section 18-101 et seq.).
                                              -------                ------
The Kalamazoo LLC was organized by the Limited Liability Company Agreement of
Danacq Kalamazoo, LLC, a Delaware Limited Liability Company (the "Kalamazoo
Operating Agreement"), dated as of October 22, 2001, executed by Seller;

             WHEREAS, the Farmington LLC was formed on October 22, 2001, by the
filing of the Certificate of Formation (the "Farmington Certificate") pursuant
to the Delaware Limited Liability Company Act (6 Del. C. Section 18-101 et
                                                 -------                --
seq.). The Farmington LLC was organized by the Limited Liability Company
---
Agreement of Danacq Farmington Hills, LLC, a Delaware Limited Liability Company
(the "Farmington Operating Agreement"), dated as of October 22, 2001, executed
by Seller. The term "Certificates" as used herein shall mean, collectively, the
Kalamazoo Certificate and the Farmington Certificate. The term "Operating
Agreements" as used herein shall mean, collectively, the Kalamazoo Operating
Agreement and the Farmington Operating Agreement;

             WHEREAS, the Kalamazoo LLC has (a) purchased the Kalamazoo Property
(as hereinafter defined) located in the City of Kalamazoo, County of Kalamazoo,
State of Michigan, and (b) leased the Kalamazoo Property to Dana Corporation, a
Virginia corporation ("Lessee") pursuant to that certain Lease Agreement dated
as of October 26, 2001, between the Kalamazoo LLC, as lessor, and Lessee, as
lessee, as amended pursuant to that certain First Amendment to Lease Agreement
dated as of December 6, 2001, between the Kalamazoo LLC, as lessor, and Lessee,
as lessee (as amended, the "Kalamazoo Lease");

             WHEREAS, the Farmington LLC has (a) purchased the Farmington
Property (as hereinafter defined) located in the City of Farmington Hills,
County of

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Oakland, State of Michigan, and (b) leased the Farmington Property to Lessee
pursuant to that certain Lease Agreement dated as of October 26, 2001, between
the Farmington LLC, as lessor, and Lessee, as lessee, as amended pursuant to
that certain First Amendment to Lease Agreement dated as of December 6, 2001,
between the Farmington LLC, as lessor, and Lessee, as lessee (as amended, the
"Farmington Lease"). The term "Leases" as used herein shall mean, collectively,
the Kalamazoo Lease and the Farmington Lease;

             WHEREAS, Seller desires to sell the Membership Interests to Buyer,
and Buyer desires to purchase the Membership Interests from Seller, upon the
terms and conditions hereinafter provided;

             NOW, THEREFORE, in consideration of the premises and the mutual
representations and warranties herein contained, the Parties hereto agree as
follows:

                                    SECTION 1

                    PURCHASE AND SALE OF MEMBERSHIP INTERESTS
                    -----------------------------------------

             1.1   Definitions. In addition to the terms defined elsewhere in
                   -----------
this Agreement, the following capitalized terms whenever used in this Agreement
shall have the meanings ascribed below:

             "Business Day" shall mean any day other than Saturday, Sunday, a
recognized United States holiday or a day on which banks in New York, New York
are permitted or required to be closed for business.

             "Existing Title Exceptions" shall mean the documents, instruments
and other matters listed and described in Schedule B of the Existing Title
Policies.

             "Existing Title Policies" shall mean, collectively, the Kalamazoo
Title Policy and the Farmington Title Policy.

             "Farmington Improvements" shall mean all buildings, structures and
improvements situated on the Farmington Land, including, without limitation,
that certain building containing approximately 112,480 square feet of floor
area, all parking areas, and other amenities located on the Farmington Land and
all apparatus, elevators, built-in appliances, equipment, pumps, machinery,
plumbing, air conditioning and electrical and other fixtures located on the
Farmington Land, exclusive of any of same which are owned by Lessee.

             "Farmington Intangible Personal Property" shall mean all intangible
personal property owned by Farmington LLC and related to the Farmington Land,
Farmington Improvements, and Farmington Personal Property, including all
governmental licenses and permits, the Existing Title Policy relating to the
Farmington Land and Farmington Improvements, any guaranties, warranties, or
other rights related to the ownership of or use and operation of the Farmington
Land, Farmington Improvements, and the Farmington Personal Property, and also
specifically including,

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whether or not same is deemed to be "intangible" personal property, all right,
title and interest of Farmington LLC in and to all plans and specifications with
respect to the Farmington Improvements.

             "Farmington Land" shall mean all that tract or parcel of land
located in the City of Farmington Hills, County of Oakland, State of Michigan,
containing approximately 7.7 acres and being more particularly described on
Exhibit E attached hereto, together with all rights, privileges and easements
---------
appurtenant, benefiting or pertaining thereto, including all water rights,
mineral rights, development rights, air rights, reversions, or other
appurtenances to said property, and all right, title and interest of Farmington
LLC, if any, in and to any land lying in the bed of any street, road, alley or
right-of-way, open or proposed, adjacent to or abutting said property.

             "Farmington Personal Property" shall mean all personal property now
owned or acquired by Farmington LLC prior to Closing and located on or in, or
used in connection with, the Farmington Land and Farmington Improvements,
including, without limitation, the items set forth and described on Exhibit F
                                                                    ---------
attached hereto.

             "Farmington Property" shall mean, collectively, the Farmington
Land, the Farmington Improvements, the Farmington Personal Property, and the
Farmington Intangible Personal Property.

             "Farmington Title Policy" shall mean that certain owner's policy of
title insurance issued by Title Company in favor of Farmington LLC, policy file
no. E053708, dated November 6, 2001, including endorsements thereto.

             "GECC" shall mean General Electric Capital Corporation, a Delaware
corporation.

             "Kalamazoo Improvements" shall mean all buildings, structures and
improvements situated on the Kalamazoo Land, including, without limitation, that
certain building containing approximately 150,000 square feet of floor area, all
parking areas, and other amenities located on the Land and all apparatus,
elevators, built-in appliances, equipment, pumps, machinery, plumbing, air
conditioning and electrical and other fixtures located on the Kalamazoo Land,
exclusive of any of same which are owned by Lessee.

             "Kalamazoo Intangible Property" shall mean all intangible personal
property owned by Kalamazoo LLC and related to the Kalamazoo Land, Kalamazoo
Improvements, and Kalamazoo Personal Property, including all governmental
licenses and permits, the Existing Title Policy relating to the Kalamazoo Land
and Kalamazoo Improvements, any guaranties, warranties, or other rights related
to the ownership of or use and operation of the Kalamazoo Land, Kalamazoo
Improvements, and the Kalamazoo Personal Property, and also specifically
including, whether or not same is deemed to be "intangible" personal property,
all right, title and interest of Kalamazoo LLC in and to all plans and
specifications with respect to the Kalamazoo Improvements.

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             "Kalamazoo Land" shall mean all that tract or parcel of land
located in the City of Kalamazoo, County of Kalamazoo, State of Michigan,
containing approximately 27 acres and being more particularly described on
Exhibit C attached hereto, together with all rights, privileges and easements
---------
appurtenant, benefiting or pertaining thereto, including all water rights,
mineral rights, development rights, air rights, reversions, or other
appurtenances to said property, and all right, title and interest of Kalamazoo
LLC, if any, in and to any land lying in the bed of any street, road, alley or
right-of-way, open or proposed, adjacent to or abutting said property.

             "Kalamazoo Personal Property" shall mean all personal property now
owned or acquired by Kalamazoo LLC prior to Closing and located on or in, or
used in connection with, the Kalamazoo Land and Kalamazoo Improvements,
including, without limitation, the items set forth and described on Exhibit D
                                                                    ---------
attached hereto.

             "Kalamazoo Property" shall mean, collectively, the Kalamazoo Land,
the Kalamazoo Improvements, the Kalamazoo Personal Property, and the Kalamazoo
Intangible Personal Property.

             "Kalamazoo Title Policy" shall mean that certain owner's policy of
title insurance issued by Title Company in favor of Kalamazoo LLC, policy file
no. E053710, dated November 7, 2001, including endorsements thereto.

             "Person" shall mean an individual, partnership, corporation, trust,
limited liability company, unincorporated association, joint stock company or
other entity or association.

             "Properties" shall mean, collectively, the Kalamazoo Property and
the Farmington Property.

             "Tax" or "Taxes" shall mean any federal, state, local, or foreign
income, gross receipts, license, payroll, employment, excise, severance, stamp,
occupation, premium, windfall profits, environmental (including taxes under
Section 59A of the Internal Revenue Code of 1986, as amended), customs duties,
capital stock, franchise, profits, withholding, social security (or similar),
unemployment, disability, personal property, sales, use, transfer, registration,
value added, alternative or add-on minimum, estimated, or other tax of any kind
whatsoever, including any interest, penalty, or addition thereto, whether
disputed or not, but expressly excluding any real property taxes or other taxes
which are the responsibility of the Lessee under the Leases.

             "Tax Return" shall mean any return, declaration, report, claim for
refund, or information return or statement relating to Taxes, including any
schedule or attachment thereto, and including any amendment thereof.

             "Title Company" shall mean Commonwealth Land Title Insurance
Company.

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             1.2   Basic Transaction. In reliance upon the representations,
                   -----------------
warranties and agreements contained herein and subject to the terms and
conditions hereof, Seller hereby agrees to sell, convey, transfer and deliver to
Buyer, and Buyer hereby agrees to purchase from Seller, all of the Membership
Interests, for the purchase price set forth in Section 1.3 (the "Purchase
                                               -----------
Price").

             1.3   Purchase Price. The Purchase Price shall be an amount equal
                   --------------
to Forty-One Million Nine Hundred Fifty Thousand Dollars ($41,950,000), payable
as follows:

             (a)   by deposit by the Buyer, concurrently with its execution and
delivery of this Agreement, of the sum of Five Hundred Thousand Dollars
($500,000) (together with any interest earned thereon, the "Deposit") with the
Escrowee (as defined in Section 1.4) by wire transfer in accordance with such
                        -----------
instructions as the Escrowee shall deliver to Buyer for such purpose, to be held
in an interest-bearing account; and

             (b)   the balance, at the Closing (as defined in Section 1.4) by
                                                              -----------
wire transfer in accordance with Section 1.5, provided that, if the Closing
                                 -----------
occurs on any day other than the last day of a calendar month, there shall be
credited against payment of the Purchase Price an amount equal to (i) (A) the
Basic Rent (as defined in the Leases) actually paid by the Lessee with respect
to the calendar month in which the Closing occurs, times (B) a fraction, the
numerator of which is the number of days (including the date of the Closing)
remaining in the calendar month in which the Closing occurs as of the date of
the Closing, and the denominator of which is the number of days in such calendar
month, plus (ii) any Basic Rent prepaid by Lessee for any period following the
month of Closing (collectively, the "Proration Credit").

In addition, Buyer shall assume the obligations of "Lessor Parent" under Article
XXI of the Leases.

             (c)   Seller and Purchaser acknowledge and agree that the Purchase
Price shall be allocated (the "Allocation") as follows:

             Membership Interests in Kalamazoo LLC:      $18,300,000.00
             Membership Interests in Farmington LLC:     $23,650,000.00

             Each of the Buyer and the Seller agree that, at its own cost and
expense, it (i) will prepare all required Tax Returns and reports in a manner
that is consistent with such Allocation, and (ii) will not voluntarily take any
position inconsistent therewith upon examination of any such Tax Return, in any
refund claim, in any litigation or otherwise with respect to such Tax Returns.

             1.4   The Closing. Subject to the conditions set forth in
                   -----------
Section 5, the closing of the purchase and sale of the Membership Interests
---------
hereunder (the "Closing") shall occur on or before March 29, 2002, or such other
date as the Parties shall agree ("Closing Date"). The Closing shall take place
with an escrow with Commonwealth Land Title Insurance Company ("Escrowee")
pursuant to a written escrow agreement

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among Buyer, Seller and Escrowee containing terms and conditions consistent with
the terms and conditions of this Agreement (which shall in all events be
controlling) and mutually satisfactory to Buyer and Seller.

             1.5   Deliveries. At the Closing, Seller shall sell, convey,
                   ----------
transfer and deliver to Buyer, and Buyer will purchase from Seller, the
Membership Interests. As payment in full for the Membership Interests being
purchased by it under this Agreement at the Closing, Buyer shall deliver to
Seller by electronic funds transfer of immediately available funds, through
escrow, the amount of the Purchase Price less the Proration Credit. In addition,
at the Closing, Buyer and Seller shall execute and deliver to escrow (a) a
settlement statement setting forth the amounts paid by or on behalf of, and the
amounts to be paid to, Buyer and Seller pursuant to this Agreement; (b) executed
counterparts of two (2) originals of an assignment and assumption of the
Membership Interests ("Membership Assignment") in the form of Exhibit A attached
                                                              ---------
hereto; (c) executed counterparts of two (2) originals of an assignment and
assumption of the obligations of "Lessor Parent" under Article XXI of the Leases
("Lessor Parent Assignment") in form reasonably acceptable to Seller and to
Lessee as required under Article XXI of the Leases; (d) executed counterparts of
two (2) originals of an assignment and assumption of the rights and obligations
of that certain Tax Indemnification Agreement between Seller and Dana
Corporation dated as of October 26, 2001 in form reasonably acceptable to Seller
and to Buyer; and (e) a notice from Seller and Buyer to Lessee of the sale of
the Membership Interests to Buyer in the form attached hereto as Exhibit G, and
                                                                 ---------
each of Seller and Buyer shall also execute and deliver, or cause to be executed
and delivered, such other agreements or documents, and shall take, or cause to
be taken, such other acts, as may be required of it pursuant to Article XXI of
the Leases to effect the purchase and sale of the Membership Interests in
compliance with such Article XXI. In addition, Buyer shall deliver into escrow,
or cause to be delivered into escrow, fully executed originals of the Amendments
(as defined in Section 5.1(g) hereof), and Seller shall deliver into escrow the
               --------------
following: (i) a non-foreign affidavit in the form of Exhibit L attached hereto
                                                      ---------
(the "Non-Foreign Affidavit"); (ii) a standard owner's affidavit in the form and
substance reasonably required by the Title Company, together with an affidavit
or other documentation reasonably acceptable to the Title Company so that the
Title Company will issue an endorsement to each of the Existing Title Policies
increasing the amount of the insurance provided thereunder to the amount of the
Purchase Price (as allocated as provided in Section 1.3 above) and changing the
                                            -----------
effective date thereof to the date of Closing and a "non-imputation endorsement"
with respect to each of the Existing Title Policies; (iii) appropriate evidence
of Seller's authorization to consummate the subject transaction as reasonably
required by the Title Company; (iv) a certificate evidencing the reaffirmation
of the truth and accuracy of Seller's representations and warranties set forth
in Section 3.1 hereof; (v) such surveys, site plans, plans and specifications
   -----------
and other similar, material documents relating to the Kalamazoo Property and the
Farmington Property as are in the possession or control of Seller or the
Companies; (vii) original certificates of occupancy (or if originals are not
available, then copies) for all space within the Kalamazoo Improvements and the
Farmington Improvements, to the extent same are in the possession or control of
Seller or the Companies; (viii) the original Existing Title Policies; and (ix)
original executed counterparts of the Leases.

                                       6

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             1.6   Resignation. As of the Closing, each Person nominated by
                   -----------
Seller who serves as an officer, manager, director or in any other similar
capacity of either Company shall deliver a signed resignation from all such
positions and release of all claims against the Companies effective as of the
Closing Date in form reasonably acceptable to Buyer, and each such Person shall
thereupon be deemed to have been discharged of any and all liability to either
Company.

             1.7   Tax Returns. Seller agrees that Buyer shall prepare or cause
                   -----------
to be prepared and file or cause to be filed all Tax Returns for the Companies
which are filed after the Closing Date.

                                    SECTION 2

                        INSPECTIONS AND INSPECTION PERIOD
                        ---------------------------------

             2.1   Right to Inspect. Buyer, and Buyer's agents and
                   ----------------
representatives, shall have the right, from time to time, prior to the Closing
Date or earlier termination of this Agreement, during normal business hours, to
enter upon the Properties for the purpose of conducting visual inspections of
the Properties, testing of machinery and equipment, taking of measurements,
making of surveys and generally for the reasonable ascertainment of matters
relating to the Properties; provided, however, that Buyer shall (i) give Seller
                            -----------------
reasonable prior written notice of the time and place of such entry, in order to
permit a representative of Seller to accompany Buyer; (ii) use commercially
reasonable efforts in good faith not to interfere with the operations of the
Properties or Lessee; (iii) restore any damage to the Properties or any adjacent
property caused by such actions; (iv) indemnify, defend and save Seller and, as
the case may be, its partners, trustees, shareholders, directors, members,
officers, employees and agents harmless of and from any and all claims and/or
liabilities which Seller and its partners, trustees, shareholders, directors,
members, officers, employees and agents may suffer or be subject by reason of or
in any manner relating to such entry and such activities, including, without
limitation, any claims by Lessee or its invitees; (v) not enter into Lessee's
leased premises or communicate with Lessee unless Buyer gives Seller at least 24
hours prior written notice and Buyer is accompanied by Seller or Seller's agent
in each instance; (vi) prior to entry onto the Properties, furnish Seller with a
certificate of general liability and property damage insurance maintained by
Buyer with single occurrence coverage of at least $2,000,000 (and aggregate
coverage of $5,000,000) and naming Seller, Lessee and the property manager of
Seller and/or Lessee (as applicable) as additional insureds; and (vii) not
conduct any environmental investigations or testing other than a standard "Phase
I" investigation, without the prior written consent of Seller, which Seller may
withhold in its sole and absolute discretion. All inspection rights under this
Section 2.1 shall be subject to the rights of Lessee under the Leases. To
facilitate Buyer's investigation of the Properties, Buyer acknowledges that
Seller has delivered to Buyer prior to the date hereof the documents with
respect to the Properties, described on Exhibit H attached hereto.
                                        ---------

             2.2   No Liens Permitted. Nothing contained in this Agreement shall
                   ------------------
be deemed or construed in any way as constituting the consent or request of
Seller, express or implied by inference or otherwise, to any party for the
performance of any

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labor or the furnishing of any materials to the Properties or any part thereof,
nor as giving Buyer any right, power or authority to contract for or permit the
rendering of any services or the furnishing of any materials that would give
rise to the filing of any liens against the Properties or any part thereof.
Buyer agrees to promptly cause the removal of, and indemnify, defend and hold
Seller harmless with respect to, any mechanic's or similar lien filed against
the Properties or any part thereof by any party performing any labor or services
at the Properties at Buyer's request or supplying any materials to the
Properties at Buyer's request.

             2.3   Buyer's Right of Termination. If Buyer determines that it is
                   ----------------------------
not satisfied with the Properties and all matters relating thereto as a result
of Buyer's inspection, Buyer shall have the right to terminate this Agreement,
for any reason whatsoever, by giving Seller written notice (the "Termination
Notice") at any time prior to 2:00 p.m. Eastern Standard Time on March 29, 2002.
The period from the date hereof to 2:00 p.m. Eastern Standard Time on March 29,
2002, is referred to herein as the "Inspection Period". Upon giving the
Termination Notice, this Agreement shall immediately terminate (except for the
indemnity obligations of Buyer to Seller under this Agreement in Section 2.1
                                                                 -----------
which shall survive termination of this Agreement and the indemnity obligations
of the Parties under Section 8.2 which shall survive the termination of this
Agreement) and the Deposit shall be returned to Buyer, as Buyer's sole and
exclusive remedy. Except as may otherwise be expressly provided in this
Agreement, Buyer shall be deemed to have consented to every fact, item and
condition relating to the Properties if a Termination Notice is not delivered by
Buyer prior to the expiration of the Inspection Period. Buyer's failure to
deliver the Termination Notice prior to the expiration of the Inspection Period
shall be deemed a waiver of Buyer's right to terminate this Agreement under this
Section 2.3 or by reason of the physical condition of the Properties or any
other matter whatsoever relating to the Properties.

             2.4   Survival. The provisions of this Section 2 shall survive
                   --------
termination of this Agreement or the Closing, as the case may be, for a period
of twelve (12) months; provided, however, that any indemnity set forth in this
Section 2 shall survive the termination of this Agreement or the Closing, as the
case may be, without any such limitation.

                                    SECTION 3

               REPRESENTATIONS, WARRANTIES AND COVENANTS OF SELLER
               ---------------------------------------------------

             3.1   Representations and Warranties of Seller. Seller hereby
                   ----------------------------------------
represents and warrants to Buyer as of the date of this Agreement as follows:

             (a)   Organization and Good Standing of Seller. Seller is a
                   ----------------------------------------
corporation duly organized, validly existing and in good standing under the laws
of the State of Delaware.

             (b)   Organization and Good Standing of Companies. Each of the
                   -------------------------------------------
Companies is a limited liability company, duly organized, validly existing and
in good

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standing under the laws of the State of Delaware and is qualified to do business
in the State of Michigan. Seller has provided to Buyer true and correct copies
of the Certificates and the Operating Agreements, in each case, including all
amendments, as currently in full force and effect.

             (c)   Validity. Seller has the power, capacity and authority to
                   --------
enter into this Agreement, the Membership Assignment and the Lessor Parent
Assignment and to sell the Membership Interests in accordance with the terms
hereof and to perform Seller's obligations hereunder and thereunder. This
Agreement has been (and each of the Membership Assignment and the Lessor Parent
Assignment, upon the Closing, will be) duly authorized by all necessary action
on the part of Seller and GECC and executed and delivered by Seller and
constitutes (or will constitute, as the case may be) the legal, valid and
binding obligation of Seller enforceable against Seller in accordance with its
terms, except as the enforceability thereof may be limited by (i) bankruptcy,
insolvency, reorganization or other similar laws affecting the enforcement of
creditors' rights generally or (ii) by general equitable principles regardless
of whether considered in a proceeding in equity or at law. No other proceedings
on the part of Seller or GECC are necessary to authorize the execution, delivery
and performance of this Agreement by Seller and GECC.

             (d)   Consents. No consent, approval, order or authorization of, or
                   --------
registration, qualification, or filing with any Person or governmental entity is
required that has not been made or obtained in connection with the consummation
of the transactions contemplated by this Agreement.

             (e)   No Conflict. The execution, delivery and performance of this
                   -----------
Agreement, and the consummation of the transactions contemplated hereby, will
not result in (a) any violation or be in conflict with or constitute, with or
without the passage of time or giving of notice, either a breach or default
under, (i) any provision of the certificate of incorporation or by-laws of
Seller, (ii) the Certificates or Operating Agreements, (iii) any instrument,
judgment, order, writ, decree or agreement to which Seller is, or the Companies
are, a party or by which they or any of them are bound, or (iv) to the knowledge
of Seller, any provision of any federal or state statute, rule or regulation
applicable to Seller or the Companies or (b) an event that results in the
creation of any lien upon any assets of Seller or the Companies.

             (f)   Title to Membership Interests. Seller is the sole record and
                   -----------------------------
beneficial owner of all of the Membership Interests, free and clear of any
liens, claims, charging orders or encumbrances of any kind or nature (including
any restrictions on the right to vote, assign or otherwise transfer such
Membership Interests), and, subject to the terms and conditions of this
Agreement, Seller will transfer and deliver to Buyer at Closing good and valid
title to the Membership Interests free and clear of such limitations or
restrictions. The Membership Interests constitute all outstanding membership
interests in the Companies, and there are no outstanding options, warrants or
other rights that would entitle any Person or entity to acquire any interest in
the Companies. All such Membership Interests have been duly authorized and
validly issued, are fully paid and, except as may be expressly set forth in the
Certificates or Operating Agreements, have no

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requirement for the owner thereof to make additional contributions to, or be
liable for obligations of, the Companies.

             (g)   Kalamazoo Property. Since the date of Kalamazoo LLC's
                   ------------------
acquisition of the Kalamazoo Property, Kalamazoo LLC has not granted or
otherwise created or consented to the creation of any easement, restriction,
lien, assessment, or encumbrance respecting the Kalamazoo Property other than
the Kalamazoo Lease.

             (h)   Farmington Property. Since the date of Farmington LLC's
                   -------------------
acquisition of the Farmington Property, Farmington LLC has not granted or
otherwise created or consented to the creation of any easement, restriction,
lien, assessment, or encumbrance respecting the Farmington Property other than
the Farmington Lease.

             (i)   Title Policies. No claims have been made by Seller or the
                   --------------
Companies under either of the Title Policies, and to the Seller's knowledge, (i)
the Title Policies are in full force and effect, and (ii) neither Seller nor the
Companies have acted or failed to act in any manner that would impair the
coverage under the Title Policies.

             (j)   Assets; Liabilities. Since their formation, neither of the
                   -------------------
Companies have acquired any assets other than any contributions made to the
Companies by Seller, the Properties and personal property and rights incidental
thereto, the Companies' interest in the Certificates, the Operating Agreements
and the Leases and any payments made to the Companies under such agreements,
including, without limitation, rent under the Leases. The Companies have no
subsidiaries and own no interests in any other entity. Except as disclosed to
Buyer in this Agreement, since the Companies' formation, neither of the
Companies have incurred any obligation or liability, including, without
limitation, any contingent liabilities, other than those arising under the
Certificates, the Operating Agreements, the Leases and those arising solely by
reason of the Companies' acquisition and ownership of the Properties such as
covenants, conditions and restrictions which burden the Properties. Seller does
not own any assets relating or with respect to the Properties or the Companies
other than the Membership Interests.

             (k)   Litigation. Neither the Seller nor any of the Companies have
                   ----------
been served with any litigation or administrative proceeding and, to Seller's
knowledge, there is no pending or threatened litigation, arbitration, mediation
or administrative proceedings affecting Seller, the Companies or the Properties.
Neither the Seller nor any of the Companies are a party or subject to the
provisions of any order, writ, injunction, judgment or decree of any court or
other governmental entity, and there is no action, suit or proceeding initiated
by Seller or any of the Companies currently pending.

             (l)   Taxes. The Companies have not been required to file any
                   -----
income or franchise tax returns or to pay any income or franchise taxes (other
than any fees or costs paid in order to qualify to do business in the State of
Michigan). Each Company since the date of its formation has been classified as a
"disregarded entity" within the meaning of Treasury Regulation Section
301.7701-2(a). Neither the Seller nor the Companies are delinquent on any Taxes
imposed on Seller or the Companies. Neither of the Companies has waived any
statute of limitations in respect of Taxes or agreed to any

                                       10

<PAGE>

extension of time with respect to any Taxes (including any deficiency). The
Companies do not have any liability, either individually or on a joint and
several basis with Seller or General Electric Capital Corporation, arising under
the Employee Retirement Income Security Act of 1974.

             (m)   Copies of Reports. All environmental, engineering, title and
                   -----------------
appraisal reports (collectively, the "Reports") delivered to Buyer by Seller are
true and complete copes of the reports received by Seller from the issuers of
such reports.

             (n)   No Notices. Except as disclosed in the Reports, to Seller's
                   ----------
knowledge, neither Seller nor the Companies have received any written notice of
(i) any pending or threatened condemnation, taking or similar proceeding
affecting the Properties or any portion thereof, (ii) any pending public
improvements in or about any portion of the Properties which could result in a
special assessment or any reassessments against or affecting the Properties, or
(iii) any building code, zoning or environmental law violation by the Companies
or the Properties.

             (o)   Leases and Tenants. Seller has delivered to Buyer true and
                   ------------------
complete copies of the Leases. Except for the Leases, the Companies have not
entered into and, to Seller's knowledge, there exist no other occupancy
agreements, leases, lettings or tenancies in effect which will affect the
Properties after Closing. None of the Companies' interest in the Leases or of
the Companies' right to receive rent payable by Lessee has been assigned,
conveyed, pledged or in any manner encumbered by the Companies.

             (p)   Leases - Default. No default with respect to the payment of
                   ----------------
Basic Rent (as defined in the Leases) under the Leases has occurred, and to
Seller's knowledge, there are no existing or uncured other defaults by the
Lessee under the Leases.

             (q)   Leases - Commissions. No rental, lease, or other commissions
                   --------------------
with respect to the Leases are payable to any third party whatsoever.

             (r)   Warranties and Guaranties. To Seller's knowledge, attached
                   -------------------------
hereto as Exhibit I is a complete and accurate list and description of all of
          ---------
the warranties and guaranties of contractors, vendors, manufacturers and other
parties in effect and related to the Properties (other than any such warranties
or guaranties that are in favor of Lessee). Seller has heretofore provided
Purchaser with complete and accurate copies of all such warranties and
guaranties listed on Exhibit I.
                     ---------

             (s)   No Other Agreements. Except for the agreements described on
                   -------------------
Exhibit M, the Leases and the exceptions set forth in the Existing Title
---------
Policies, the Companies have not entered into or assumed any other leases,
service contracts, management agreements, or other contracts or agreements, oral
or written, that grant to any Person whomsoever any right, title, interest or
benefit in or to all or any part of the Properties, any rights to acquire all or
any part of the Properties or any rights relating to the use, operation,
management, maintenance, or repair of all or any part of the Properties.

                                       11

<PAGE>

             (t)   Proceedings Affecting Access. To Seller's knowledge, neither
                   ----------------------------
Seller nor the Companies have received written notice of any pending or
threatened proceedings that could have the effect of impairing or restricting
access between the Properties and adjacent public roads.

             (u)   No Roll-Back Taxes. To the Seller's knowledge, the Properties
                   ------------------
have not been classified under any designation authorized by law to obtain a
special low ad valorem tax rate or to receive a reduction, abatement or
deferment of ad valorem taxes which, in such case, will result in additional,
catch-up or roll-back ad valorem taxes in the future in order to recover the
amounts previously reduced, abated or deferred.

             (v)   No Assessments. To Seller's knowledge, other than real
                   --------------
property ad valorem taxes, neither Seller nor the Companies have received
written notice of any assessments that have been made against the Properties
that are unpaid, whether or not they have become liens, and no impact fees or
similar charges or sums are payable as a result of the construction of the
Kalamazoo Improvements or the Farmington Improvements.

             (w)   Surveys. Seller has heretofore delivered to Buyer the most
                   -------
current boundary and "as-built" surveys of the Properties in the possession or
control of Seller.

             (x)   No Liens. All contractors, subcontractors, and other persons
                   --------
or entities furnishing work, labor, materials, or supplies at the request of the
Companies or Seller for the Properties have been paid in full.

             (y)   Bankruptcy. Seller is solvent and has not made a general
                   ----------
assignment for the benefit of creditors nor been adjudicated a bankrupt or
insolvent, nor has a receiver, liquidator, or trustee for any of Seller's
properties (including the Membership Interests) been appointed or a petition
filed by or against Seller for bankruptcy, reorganization, or arrangement
pursuant to the Federal Bankruptcy Act or any similar Federal or state statute,
or any proceeding instituted for the dissolution or liquidation of Seller.

             (z)   Employees. At no time has either of the Companies employed
                   ---------
any persons as employees (whether on a full-time, part-time or temporary basis)
or independent contractors. At no time have either of the Companies been party
to, subject to the terms of, responsible for liabilities of, maintained,
contributed to or been required to contribute to any "Benefit Arrangement." The
term "Benefit Arrangement" shall mean any employment, severance or similar
contract or arrangement (whether or not written) or any plan (specifically
including, but not limited to, any "employee benefit plan," as defined in
Section 3(3) of ERISA, and any "group health plan," as defined in Section
5000(b)(1) of the Internal Revenue Code), policy, fund, program or contract or
arrangement (whether or not written) providing for compensation, bonus,
profit-sharing, stock option, employee stock purchase plan (as that term is
defined in Section 423 of the Internal Revenue Code), or other stock related
rights or other forms of incentive or deferred compensation, vacation benefits,
insurance coverage (including any self-insured arrangements), health or medical
benefits, disability benefits, workers' compensation,

                                       12

<PAGE>

supplemental unemployment benefits, severance benefits and post-employment or
retirement benefits (including compensation, pension, health, medical or life
insurance or other benefits). No Person serving as officer, manager, director or
in any other similar capacity of either Company is entitled to any form of
compensation or other benefits (including benefits pursuant to a Benefit
Arrangement) from the Companies.

             (aa)  Seller Not a Foreign Person. Seller is not a "foreign person"
                   ---------------------------
which would subject Purchaser to the withholding tax provisions of Section 1445
of the Internal Revenue Code of 1986, as amended.

             (bb)  Ordinary Course of the Business. Each Company has operated
                   -------------------------------
its business in the ordinary course, and since the acquisition of the Properties
by the Companies:

                   (i)    to Seller's knowledge, there has been no destruction
or loss of or to any of the assets or properties of any Company;

                   (ii)   there has been no sale, transfer or other disposition
of any material asset or properties of any Company;

                   (iii)  there has been no amendment, termination or waiver of
any right of any Company under any contract or agreement or governmental
license, permit or authorization;

                   (iv)   Except as disclosed in the Existing Title Policies and
except for the Leases, there has been no mortgage, lien, security interest,
pledge, hypothecation or other encumbrance created by the Companies on or in any
of the Properties or assumed by any Company with respect to any of its assets;
and

                   (v)    No Company has made or committed to make any capital
expenditures.

             (cc)  Compliance with Laws. To Seller's knowledge, each Company has
                   --------------------
complied with all statutes, laws, rules, regulations, orders, decrees and
ordinances applicable to it or the operation of the Properties (collectively,
the "Laws"). Neither Seller nor any Company has received any written notice
alleging any such violations of Laws.

             (dd)  Absence of Certain Payments. Neither Seller, or any director,
                   ---------------------------
officer, manager, agent, employee or other Person acting on behalf of Seller,
nor any Company, or any officer, manager, agent or other Person acting on behalf
of any Company, has directly or indirectly, made contributions, gifts, or
payments relating to any political activity or solicitation of business which
was prohibited by law or, on behalf of Seller or any Company, made any direct or
indirect unlawful payment to any governmental official or employee or
established or maintained any unlawful or unreported funds. Neither Seller nor
any Company, or any officer, manager, agent or other Person acting on behalf of
any Company, has accepted or received any unlawful contribution, payment, gift,
entertainment or expenditure.

                                       13

<PAGE>

             (ee)  Certificates. To Seller's knowledge, Seller has heretofore
                   ------------
provided Buyer with complete and accurate copies of all such certificates of
occupancy, licenses and permits related to the Properties and which are in the
possession or control of Seller, and to Seller's knowledge, each of the
Companies is in compliance with the terms of such licenses, permits and
approvals.

             All references in this Section 3.1 or elsewhere in this Agreement
and/or in any other document or instrument executed by Seller in connection with
or pursuant to this Agreement, to "Seller's knowledge", "Seller's actual
knowledge", "to the knowledge of Seller" and words of similar import shall refer
solely to facts within the actual knowledge (without independent investigation
or inquiry) of Cathleen Crowley, Stephen Benko, Kevin Korsh, Kathleen Fanning
and Vickie Cottrell, and shall not be construed to refer to the knowledge of any
other employee, officer, director, shareholder or agent of Seller or any
affiliate of Seller, and shall in no event be deemed to include imputed or
constructive knowledge. Buyer acknowledges that Seller has owned its interest in
the Companies and that the Companies have owned the Properties since
approximately October 26, 2001 and thus that Seller's knowledge regarding the
Properties is limited.

             At Closing, Seller shall represent and warrant to Buyer that all
such representations and warranties of Seller in this Agreement remain true and
correct as of the date of the Closing, except for any changes in any such
representations or warranties that occur and are disclosed by Seller to Buyer
expressly and in writing at any time and from time to time prior to Closing,
which disclosures shall thereafter be updated by Seller to the date of Closing.

             3.2   Covenants of Seller. Seller hereby covenants for the benefit
                   -------------------
of Buyer that during the term of this Agreement:

             (a)   Amendments to Agreements. Except with Buyer's prior written
                   ------------------------
consent, neither Seller nor the Companies will agree to any amendment or
modification of, any supplement to, or any termination or surrender of, or any
waiver of any rights of the Companies under, any of the Certificates, the
Operating Agreements, Existing Title Exceptions or the Leases.

             (b)   Rents. Neither Seller nor the Companies shall accept any
                   -----
payment of rent under the Leases more than thirty (30) days in advance of the
due date.

             (c)   Consents and Approvals. Except with Buyer's prior written
                   ----------------------
consent, neither Seller nor the Companies will grant or withhold any consent or
approval right in favor of either Company under the applicable Lease or commence
any action against Lessee, provided, however, that Seller shall have the right
to grant any such consent or approval or take any such action in its reasonable
discretion if Buyer fails to respond to Seller's request for Buyer's consent by
the earlier of five (5) days after request from Buyer or the date one day before
the deadline for either Company's response under the applicable Lease. Seller
shall provide Buyer with a copy of any request for consent or approval under
either Lease within one (1) business day of receipt by either Company of such
request.

                                       14

<PAGE>

             (d)   Cooperation. Seller shall cooperate with Buyer in its
                   -----------
acquisition of the Membership Interests, including, without limitation, allowing
Buyer access to the Properties, subject to the rights of Lessee under the
Leases, provided, that nothing contained herein shall obligate Seller to incur
any cost or expense for which it is not expressly liable under the other
provisions of this Agreement. Furthermore, nothing in this Agreement shall
obligate Seller to take any action against Lessee under the Leases for Seller's
refusal to allow access or to execute any document requested of Seller under
this Agreement.

             (e)   Ordinary Course of Business. During the term of this
                   ---------------------------
Agreement Seller shall operate the Companies in the ordinary course of business
consistent with past practice and shall use its commercially reasonable efforts
to preserve intact the Companies and their business relationships, and Seller
shall not permit the Companies to undertake any business activity other than the
ownership of the Properties or enter into any other contracts or agreements or
assume or incur any additional obligation or indebtedness, and Seller shall
cause the Companies to perform and discharge all of the duties and obligations
and comply with the covenants and agreements of the landlord or lessor under the
Leases in the manner and within the time limits required thereunder. In
addition, during the term of this Agreement, Seller shall not permit the
Companies or any of their respective officers, managers, representatives or
agents to:

                   (i)    issue or agree to issue any additional membership
      interests;

                   (ii)   merge or consolidate with any other Person or acquire
      any assets outside of the normal operation of the Properties;

                   (iii)  sell, lease, license or otherwise dispose of any
      assets or property;

                   (v)    cancel any debts or waive any claims or rights; or

                   (vi)   agree or commit to do any of the foregoing.

             (f)   Further Encumbrance. Except with Buyer's prior written
                   -------------------
consent, neither Seller nor the Companies shall grant or otherwise create or
consent to the creation of any easement, restriction, lien, assessment or
encumbrance respecting any of the Properties or any of the Membership Interests.

             (g)   Employees. Seller shall not allow the Companies to: (i) enter
                   ---------
into any agreement with any person, labor union, or association regarding the
employment of persons for either Company, (ii) institute or adopt any Benefit
Arrangement, (iii) hire any persons as employees, or (iv) enter into any
agreement or Benefit Arrangement with any person serving as an officer, manager,
director, member or in any other similar capacity of either Company.

             (h)   No Action. Neither Seller nor any Company will knowingly
                   ---------
take, or agree or commit to take, any action that would make any representation
or warranty of the Seller hereunder inaccurate in any respect at or prior to the
Closing Date.

                                       15

<PAGE>

             (i)   Estoppel Certificates. Seller shall use good faith, diligent
                   ---------------------
efforts to obtain (i) the Estoppel Certificate executed by Arboretum Office Park
Association and Arboretum Development Limited Partnership, and (ii) the Estoppel
Certificate executed by Kalamazoo Valley Education and Office Park Condominium
Association, in the forms set forth on Exhibit J attached hereto without any
                                       ---------
material deviations.

             (j)   Taxes. Seller acknowledges and agrees that Seller shall be
                   -----
responsible for (i) the payment of all Taxes of the Companies attributable to
Seller's period of ownership of the Membership Interests (other than any such
Taxes that are the responsibility of Lessee under the Leases) and (ii) the
filing of all Tax Returns related to the Taxes described in the preceding clause
                                                                          ------
(i) for any period as to which the Tax Returns are required to be filed prior to
---
the Closing.

             3.3   Seller's Indemnity Seller hereby agrees to indemnify,
                   ------------------
protect, defend, save and hold harmless Buyer from and against any and all
debts, duties, obligations, liabilities, suits, claims (including any claim for
damage to property or injury to or death of any persons), demands, liens,
encumbrances, causes of action, damages, losses, fees and expenses (including,
without limitation, attorneys' fees and expenses and court costs) (all of the
foregoing, collectively, "Claims") in any way relating to, or in connection with
or arising out of:

                   (a)  any breach by Seller of any of its representations,
warranties or covenants set forth herein;

                   (b)  any act or omission of Seller or the Companies occurring
prior to the Closing (other than for any Claim related thereto which (i) is the
responsibility or obligation of Lessee under the Leases; (ii) arises out of
Buyer's inspection of the Properties; or (iii) would be covered by any insurance
policy that Lessee is required to maintain under the Leases; provided that the
                                                             --------
insurer under such policy has not (y) denied liability under the insurance
policy or (z) accepted defense of such Claim with reservation of its rights
against the applicable Company and ultimately denies liability due to an
exclusion under the insurance policy; provided, further, that if either of the
                                      -----------------
events in clauses (y) or (z) above should occur, then Buyer will cooperate with
Seller in exercising the rights of the Company with respect to any such denial
of liability);

                   (c)  any personal or bodily injury or death or property
damage occurring prior to Closing at or in respect of any of the Properties
(other than for any Claim related thereto which (i) is the responsibility or
obligation of Lessee under the Leases; (ii) arises out of Buyer's inspection of
the Properties; or (iii) would be covered by any insurance policy that Lessee is
required to maintain under the Leases; provided that the insurer under such
                                       --------
policy has not (y) denied liability under the insurance policy or (z) accepted
defense of such Claim with reservation of its rights against the applicable
Company and ultimately denies liability due to an exclusion under the insurance
policy; provided, further, that if either of the events in clauses (y) or (z)
        -----------------
above should occur, then Buyer will cooperate with Seller in exercising the
rights of the Company with respect to any such denial of liability); or

                                       16

<PAGE>

               (d)  any breach by Seller of its obligations as "Lessor Parent"
under Article XXI of the Leases prior to the Closing.

          Notwithstanding anything to the contrary set forth herein, no Claim
under Section 3.3(d) may be brought to the extent such Claim arises by reason of
      --------------
a breach of Buyer's obligations under Section 4.2(d) or a breach of Buyer's
                                      --------------
representation and warranty under Section 4.1(f).
                                  --------------

          The provisions of this Section 3.3 and Section 3.6 below shall survive
                                 -----------     -----------
the Closing until the expiration of any statute of limitations; provided,
                                                                --------
however, the provisions of Section 3.3(a) and the provisions of clauses (i) and
-------                    --------------                       -----------
(iii) of Section 3.6 (regarding the "Joint and Several Representations" and the
-----    -----------
"Joint and Several Indemnity") shall automatically expire with respect to
indemnification for breach of any of the representations and warranties of
Seller on the same respective dates that such representations and warranties
shall expire as set forth in Section 3.5 below.
                             -----------

          3.4  Distributions. Nothing contained herein shall prevent or impair
               -------------
Seller's rights to cause the Companies to make distributions to Seller of any
rental or other income received by the Companies from and after the date of this
Agreement until Closing. Seller shall have no obligation to remit any such
distributions to Buyer after the Closing. Seller agrees to cause the Companies
to close at or before the Closing Date any bank accounts or other accounts with
financial institutions opened in the name of the Companies prior to the Closing.

          3.5  Survival. The representations and warranties of Seller set forth
               --------
in Sections 3.1 (a) through (f), 3.1(j), 3.1(k), 3.1(l), 3.1(s) and 3.1(z) shall
   ----------------         ---  ------  ------  ------  ------     ------
survive the Closing until the expiration of any applicable statute of
limitations. All other representations and warranties of Seller shall survive
the Closing for a period of twelve (12) months following the Closing, except to
the extent that a written notice of breach of any such representation or
warranty has been given by Buyer to Seller prior to the expiration of such
twelve (12) month period and any action to be brought in connection with such
claimed breach is commenced on or prior to the date that is eighteen (18) months
after the Closing Date.

          3.6  Joinder of GECC. GECC hereby agrees to be jointly and severally
               ---------------
liable with Seller for (i) Seller's breach of the Joint and Several
Representations (as hereinafter defined), (ii) Claims with respect to any breach
by Seller of any of the Joint and Several Covenants (as hereinafter defined),
and (iii) the Joint and Several Indemnity (as hereinafter defined).

          (a)  Joint and Several Representations. The term "Joint and Several
               ---------------------------------
Representations" as used herein shall mean the representations and warranties of
Seller set forth in Sections 3.1 (a) through (l), 3.1(o), 3.1(q), 3.1(s), 3.1(x)
                    ----------------         ---  ------  ------  ------  ------
through (aa), 3.1(bb)(ii), 3.1(bb)(iii), 3.1(bb)(v), 3.1(cc), 3.1(dd); provided,
        ----  -----------  ------------  ----------  -------  ------- ---------
however, that for purposes of the joinder of GECC under this Section 3.6, the
-------                                                      -----------
representations set forth in Sections 3.1(i) and 3.1(o) shall be deemed deleted
                             ---------------     ------
in their entirety and replaced with the following:

                                       17

<PAGE>

              "(i) Title Policies. No claims have been made by Seller or the
                   --------------
     Companies under either of the Title Policies, and to Seller's knowledge,
     neither Seller nor the Companies have acted or failed to act in any manner
     that would impair the coverage under the Title Policies."

              "(o) Leases and Tenants. Seller has delivered to Buyer true and
                   ------------------
     complete copies of the Leases. Except for the Leases, the Companies have
     not entered into and, to Seller's knowledge, there exist no other occupancy
     agreements, leases, lettings or tenancies entered into by the Companies in
     effect which will affect the Properties after Closing. None of the
     Companies' interest in the Leases or of the Companies' right to receive
     rent payable by Lessee has been assigned, conveyed, pledged or in any
     manner encumbered by the Companies."

               (b)  Joint and Several Covenants. The term "Joint and Several
                    ---------------------------
Covenants" as used herein shall mean the covenants of Seller set forth in
Sections 3.2(a) through (c), 3.2(e) through (h) and 3.2(j).
---------------------------  ------------------     ------

               (c)  Joint and Several Indemnity. The term "Joint and Several
                    ---------------------------
ndemnity" as used herein shall mean the indemnity obligations of Seller set
forth in Section 3.3; provided, however, that for purposes of the joinder of
         -----------  -----------------
GECC under this Section 3.6, the indemnity obligation set forth in Sections
                -----------                                        --------
3.3(a) shall: (i) be limited to those representations and warranties defined as
------
the Joint and Several Representations above and (ii) be deemed deleted in its
entirety and replaced with the following:

               "(a) any breach by Seller of its representations or warranties
     set forth herein;"

               (d)  Limitation of Liability. Notwithstanding anything to the
                    -----------------------
contrary set forth herein, GECC's liability under this Section 3.6 shall be
                                                       -----------
limited to the amount of the Purchase Price. This Section 3.6 shall not affect
                                                  -----------
the survival periods for the representations and warranties of Seller set forth
in Section 3.5 hereof or the survival period set forth in Section 3.3 hereof.
   -----------                                            -----------

               (e)  Acknowledgement of Consideration. GECC hereby acknowledges
                    --------------------------------
and agrees that the sale of the Membership Interests to Buyer in accordance with
this Agreement will benefit GECC, and GECC has joined in this Agreement for the
purposes set forth in this Section 3.6 for good and valuable consideration, the
                           -----------
receipt and sufficiency of which are hereby acknowledged. GECC hereby consents
to the sale and assignment of the Membership Interests to Buyer or its permitted
assigns.

                                    SECTION 4

              REPRESENTATIONS AND WARRANTIES AND COVENANTS OF BUYER
              -----------------------------------------------------

               4.1  Representations and Warranties of Buyer. Buyer hereby
                    ---------------------------------------
represents and warrants to Seller as of the date of this Agreement as follows:

                                       18

<PAGE>

               (a) Organization and Good Standing. Buyer is a corporation duly
                   ------------------------------
organized, validly existing and in good standing under the laws of the State of
Maryland.

               (b) Validity.  Buyer has the power, capacity and authority to
                   --------
enter into this Agreement, the Membership Assignment and the Lessor Parent
Assignment and to purchase the Membership Interests in accordance with the terms
hereof and to perform Buyer's obligations hereunder and thereunder. This
Agreement has been (and each of the Membership Assignment and the Lessor Parent
Assignment, upon the Closing, will be) duly executed and delivered by Buyer and
constitutes (or will constitute, as the case may be) the legal, valid and
binding obligation of Buyer enforceable against Buyer in accordance with its
terms except as the enforceability thereof may be limited by (i) bankruptcy,
insolvency, reorganization or other similar laws affecting the enforcement of
creditors' rights generally or (ii) by general equitable principles regardless
of whether considered in a proceeding in equity or at law.

               (c) Consents. No consent, approval, order or authorization of, or
                   --------
registration, qualification, or filing with any Person or governmental entity is
required that has not been made or obtained in connection with the consummation
of the transactions contemplated by this Agreement.

               (d) No Conflict. The execution, delivery and performance of this
                   -----------
Agreement, and the consummation of the transactions contemplated hereby, will
not result in (a) any violation or be in conflict with or constitute, with or
without the passage of time or giving of notice, either a default under, (i) any
provision of the certificate of formation or operating agreement of Buyer, (ii)
any instrument, judgment, order, writ, decree or agreement to which Buyer is a
party or by which it is bound, or (iii) to the knowledge of Buyer, any provision
of any federal or state statute, rule or regulation applicable to Buyer or (b)
an event that results in the creation of any lien upon any assets of Buyer
except, in each case, as would not result in a material adverse effect.

               (e) Investment. Buyer is not acquiring the Membership Interests
                   ----------
with a view to or for sale in connection with any distribution thereof within
the meaning of the Securities Act of 1933, as amended (the "Securities Act").
Buyer acknowledges that the transfer of the Membership Interests may be
restricted under the Securities Act and various state securities laws.

               (f) Buyer Location; Compliance with Article XXI of Lease. Buyer's
                   ----------------------------------------------------
chief executive office is located in the State of Georgia. Buyer is a U.S.
Person, as defined in the Leases, and otherwise meets the requirements of each
of paragraph (3) and paragraph (5) of Section 21.1(d) of the Leases.

               (g) No Representations. BUYER ACKNOWLEDGES THAT EXCEPT AS
                   ------------------
EXPRESSLY SET FORTH IN THIS AGREEMENT AND IN THE DOCUMENTS DELIVERED BY SELLER
AT THE CLOSING, SELLER MAKES NO REPRESENTATIONS OR WARRANTIES, NOR SHALL IT BE
DEEMED TO HAVE MADE, ANY REPRESENTATION OR WARRANTY, EXPRESS OR IMPLIED, AS TO
THE VALUE, CONDITION, MERCHANTABILITY OR

                                       19

<PAGE>

FITNESS FOR USE FOR A PARTICULAR PURPOSE OF THE MEMBERSHIP INTERESTS OR OF ANY
ASSET OF THE COMPANIES (INCLUDING, WITHOUT LIMITATION, THE PROPERTIES), AND
BUYER IS PURCHASING THE MEMBERSHIP INTERESTS ON AN "AS IS," "WHERE IS" BASIS.
EXCEPT AS EXPRESSLY SET FORTH IN THIS AGREEMENT AND IN THE DOCUMENTS DELIVERED
BY SELLER AT THE CLOSING SELLER HAS NOT MADE, DOES NOT MAKE AND SPECIFICALLY
NEGATES AND DISCLAIMS ANY REPRESENTATIONS, WARRANTIES, PROMISES, COVENANTS,
AGREEMENTS OR GUARANTIES OF ANY KIND OR CHARACTER WHATSOEVER WITH RESPECT TO THE
PROPERTIES, WHETHER EXPRESS OR IMPLIED, ORAL OR WRITTEN, PAST, PRESENT OR
FUTURE, OF, AS TO, CONCERNING OR WITH RESPECT TO (i) THE VALUE, NATURE, QUALITY
OR CONDITION OF THE PROPERTIES, INCLUDING, WITHOUT LIMITATION, THE WATER, SOIL
AND GEOLOGY, (ii) ANY INCOME TO BE DERIVED FROM THE PROPERTIES, INCLUDING,
WITHOUT LIMITATION, THE ECONOMICS OF THE LEASES, (iii) THE SUITABILITY OF THE
PROPERTIES FOR ANY AND ALL ACTIVITIES AND USES WHICH BUYER MAY CONDUCT THEREON,
(iv) THE COMPLIANCE OF OR BY THE PROPERTIES OR ITS OPERATION WITH ANY LAWS,
RULES, ORDINANCES OR REGULATIONS OF ANY APPLICABLE GOVERNMENTAL AUTHORITY OR
BODY, (v) THE MANNER OR QUALITY OF THE CONSTRUCTION OR MATERIALS INCORPORATED
INTO THE PROPERTIES, (vi) THE MANNER, QUALITY, STATE OF REPAIR OR LACK OF REPAIR
OF THE PROPERTIES, (vii) COMPLIANCE WITH ANY ENVIRONMENTAL REQUIREMENTS (AS
DEFINED BELOW), INCLUDING THE EXISTENCE IN, ON, UNDER, OR IN THE VICINITY OF THE
PROPERTIES OF HAZARDOUS MATERIALS (AS DEFINED BELOW), (viii) ZONING TO WHICH THE
PROPERTIES OR ANY PORTION THEREOF MAY BE SUBJECT, (ix) THE AVAILABILITY OF ANY
UTILITIES TO THE PROPERTIES OR ANY PORTION THEREOF INCLUDING, WITHOUT
LIMITATION, WATER, SEWAGE, GAS AND ELECTRIC, (x) USAGES OF ANY ADJOINING
PROPERTIES, (xi) ACCESS TO THE PROPERTIES OR ANY PORTION THEREOF, (xii) THE
VALUE, COMPLIANCE WITH THE PLANS AND SPECIFICATIONS, SIZE, LOCATION, AGE, USE,
DESIGN, QUALITY, DESCRIPTION, DURABILITY, STRUCTURAL INTEGRITY, OPERATION, TITLE
TO, OR PHYSICAL OR FINANCIAL CONDITION OF THE PROPERTIES OR ANY PORTION THEREOF,
OR ANY INCOME, EXPENSES, CHARGES, LIENS, ENCUMBRANCES, RIGHTS OF CLAIMS ON OR
AFFECTING OR PERTAINING TO THE PROPERTIES OR ANY PART THEREOF, (xiii) THE
CONDITION OR USE OF THE PROPERTIES OR COMPLIANCE OF THE PROPERTIES WITH ANY OR
ALL PAST, PRESENT OR FUTURE FEDERAL, STATE OR LOCAL ORDINANCES, RULES,
REGULATIONS OR LAWS, BUILDING, FIRE OR ZONING ORDINANCES, CODES OR OTHER SIMILAR
LAWS, (xiv) THE EXISTENCE OR NON-EXISTENCE OF UNDERGROUND STORAGE TANKS OR THE
CONDITION THEREOF OR THE EXISTENCE OR STATUS OF ANY PERMITS THEREFOR,

                                       20

<PAGE>

(xv) ANY OTHER MATTER AFFECTING THE STABILITY OR INTEGRITY OF THE LAND OR
IMPROVEMENTS, (xvi) THE POTENTIAL FOR FURTHER DEVELOPMENT OF THE PROPERTIES,
(xvii) THE EXISTENCE OF VESTED LAND USE, ZONING OR BUILDING ENTITLEMENTS
AFFECTING THE PROPERTIES, OR (xviii) ANY OTHER MATTER WITH RESPECT TO THE
PROPERTIES. ADDITIONALLY, NO PERSON ACTING ON BEHALF OF SELLER IS AUTHORIZED TO
MAKE, AND BY EXECUTION HEREOF OF BUYER ACKNOWLEDGES THAT, EXCEPT AS EXPRESSLY
SET FORTH HEREIN AND THE DOCUMENTS DELIVERED BY SELLER AT THE CLOSING, NO PERSON
HAS MADE, ANY REPRESENTATION, AGREEMENT, STATEMENT, WARRANTY, GUARANTY OR
PROMISE REGARDING THE PROPERTIES OR THE TRANSACTION CONTEMPLATED HEREIN; AND NO
SUCH REPRESENTATION, WARRANTY, AGREEMENT, GUARANTY, STATEMENT OR PROMISE IF ANY,
MADE BY ANY PERSON ACTING ON BEHALF OF SELLER SHALL BE VALID OR BINDING UPON
SELLER UNLESS EXPRESSLY SET FORTH HEREIN OR IN THE DOCUMENTS TO BE DELIVERED BY
SELLER AT THE CLOSING. EXCEPT FOR THE EXPRESS REPRESENTATIONS, WARRANTIES AND
COVENANTS OF SELLER SET FORTH HEREIN OR IN THE DOCUMENTS TO BE DELIVERED BY
SELLER AT THE CLOSING, BUYER FURTHER ACKNOWLEDGES AND AGREES THAT BUYER IS NOT
RELYING ON ANY INFORMATION PROVIDED BY SELLER, INCLUDING, WITHOUT LIMITATION,
THE REPORTS, AND AGREES TO ACCEPT THE MEMBERSHIP INTERESTS AT THE CLOSING AND
WAIVE ALL OBJECTIONS OR CLAIMS AGAINST SELLER (INCLUDING, BUT NOT LIMITED TO,
ANY RIGHT OR CLAIM OF CONTRIBUTION) ARISING FROM OR RELATED TO THE PROPERTIES OR
TO ANY HAZARDOUS MATERIALS ON THE PROPERTIES OTHER THAN CLAIMS BASED UPON BREACH
OF AN EXPRESS REPRESENTATION BY SELLER OR DEFAULT OF AN EXPRESS COVENANT OF
SELLER SET FORTH HEREIN OR IN THE DOCUMENTS TO BE DELIVERED BY SELLER AT
CLOSING. BUYER FURTHER ACKNOWLEDGES AND AGREES THAT ANY INFORMATION IN BUYER'S
POSSESSION OR OTHERWISE PROVIDED TO BUYER WITH RESPECT TO THE PROPERTIES WAS
OBTAINED FROM A VARIETY OF SOURCES AND THAT SELLER HAS NOT MADE ANY INDEPENDENT
INVESTIGATION OR VERIFICATION OF SUCH INFORMATION AND MAKES NO REPRESENTATIONS
AS TO THE ACCURACY, TRUTHFULNESS OR COMPLETENESS OF SUCH INFORMATION EXCEPT AS
EXPRESSLY SET FORTH HEREIN AND IN THE DOCUMENTS TO BE DELIVERED BY SELLER AT THE
CLOSING. SELLER SHALL NOT BE LIABLE FOR ANY VERBAL OR WRITTEN STATEMENT,
REPRESENTATION OR INFORMATION PERTAINING TO THE PROPERTIES, OR THE OPERATION
THEREOF, FURNISHED BY SELLER OR ANY REAL ESTATE BROKER, CONTRACTOR, AGENT,
EMPLOYEE, SERVANT OR OTHER PERSON AND NOT SET FORTH HEREIN OR IN THE DOCUMENTS
TO BE DELIVERED BY SELLER AT THE CLOSING. BUYER FURTHER ACKNOWLEDGES AND

                                       21

<PAGE>

AGREES THAT TO THE MAXIMUM EXTENT PERMITTED BY LAW, THE SALE OF THE MEMBERSHIP
INTERESTS AS PROVIDED FOR HEREIN IS MADE ON AN "AS IS, WHERE IS" CONDITION AND
BASIS WITH ALL FAULTS EXCEPT AS EXPRESSLY PROVIDED HEREIN OR IN THE DOCUMENTS TO
BE DELIVERED BY SELLER AT CLOSING. IT IS UNDERSTOOD AND AGREED THAT THE
MEMBERSHIP INTERESTS ARE SOLD BY SELLER AND PURCHASED BY BUYER SUBJECT TO THE
FOREGOING AND THAT THE PURCHASE PRICE HAS BEEN ADJUSTED BY PRIOR NEGOTIATION TO
REFLECT THAT THE MEMBERSHIP INTERESTS ARE SOLD BY SELLER AND PURCHASED BY BUYER
SUBJECT TO THE FOREGOING. THE PROVISIONS OF THIS SECTION 4.1(g) SHALL SURVIVE
                                                 --------------
THE CLOSING OR ANY TERMINATION HEREOF.

             (h)  Hazardous Materials. "Hazardous Materials" shall mean any
                  -------------------   -------------------
substance which is or contains (i) any "hazardous substance" as now or hereafter
defined in Section 101(14) of the Comprehensive Environmental Response,
Compensation, and Liability Act of 1980 (42 U.S.C. (S)9601 et seq.) ("CERCLA")
or any regulations promulgated under CERCLA; (ii) any "hazardous waste" as now
or hereafter defined in the Resource Conservation and Recovery Act (42 U.S.C.
(S)6901 et seq.) ("RCRA") or regulations promulgated under RCRA; (iii) any
substance regulated by the Toxic Substances Control Act (15 U.S.C. (S)2601 et
seq.); (iv) gasoline, diesel fuel, or other petroleum hydrocarbons; (v) asbestos
and asbestos containing materials, in any form, whether friable or non-friable;
(vi) polychlorinated biphenyls; (vii) radon gas; and (viii) any additional
substances or materials which are now or hereafter classified or considered to
be hazardous or toxic under Environmental Requirements (as hereinafter defined)
or the common law, or any other applicable laws relating to the Properties.
Hazardous Materials shall include, without limitation, any substance, the
presence of which on the Properties, (A) requires reporting, investigation or
remediation under Environmental Requirements; (B) causes or threatens to cause a
nuisance on the Properties or adjacent property or poses or threatens to pose a
hazard to the health or safety of persons on the Properties or adjacent
property; or (C) which, if it emanated or migrated from the Properties, could
constitute a trespass.

             (i)  Environmental Requirements. "Environmental Requirements" shall
                  --------------------------   --------------------------
mean all laws, ordinances, statutes, codes, rules, regulations, agreements,
judgments, orders, and decrees, now or hereafter enacted, promulgated, or
amended, of the United States, the states, the counties, the cities, or any
other political subdivisions in which the Properties are located, and any other
political subdivision, agency or instrumentality exercising jurisdiction over
the owner of the Properties, the Properties, or the use of the Properties,
relating to pollution, the protection or regulation of human health, natural
resources, or the environment, or the emission, discharge, release or threatened
release of pollutants, contaminants, chemicals, or industrial, toxic or
hazardous substances or waste or Hazardous Materials into the environment
(including, without limitation, ambient air, surface water, ground water or land
or soil).

             4.2  Covenants of Buyer. Buyer hereby agrees to indemnify, protect,
                  ------------------
defend, save and hold harmless Seller from and against any and all Claims in any
way

                                       22

<PAGE>

relating to, or in connection with or arising out of (i) Buyer's occupation,
ownership, leasing, use, operation, maintenance and management of the
Properties, the Companies or the Membership Interests arising after the Closing
(including, without limitation, (A) any breach by the Companies of any of their
obligations under the Certificates, the Operating Agreements or the Leases after
the Closing, (B) any breach by Buyer of the Certificates or the Operating
Agreements, (C) any act or omission of the Companies or Buyer after the Closing,
or (D) any breach by the Buyer of its obligations as "Lessor Parent" under
Article XXI of the Leases after the Closing), except to the extent any such
Claim is due to Seller's acts or negligence occurring during Seller's period of
ownership of the Membership Interests, or (ii) any breach by Buyer of any of its
representations, warranties or covenants set forth herein. Buyer acknowledges
and agrees that Buyer shall be responsible for (y) the payment of all Taxes of
the Companies attributable to Buyer's period of ownership of the Membership
Interests (other than any such Taxes that are the responsibility of Lessee under
the Leases) and (z) the filing of all Tax Returns related to the Taxes described
in the preceding clause (y) for any period after the Closing as to which the Tax
                 ----------
Returns are required to be filed. The provisions of this Section 4.2 shall
                                                         -----------
survive the Closing or any termination hereof.

             4.3   BUYER'S WAIVER AND RELEASE. EXCEPT FOR THE EXPRESS
                   --------------------------
REPRESENTATIONS, WARRANTIES AND COVENANTS OF SELLER AND GECC SET FORTH HEREIN OR
IN THE DOCUMENTS DELIVERED AT CLOSING, AS PART OF BUYER'S AGREEMENT TO PURCHASE
AND ACCEPT THE MEMBERSHIP INTERESTS "AS-IS WHERE-IS", AND NOT AS A LIMITATION ON
SUCH AGREEMENT, BUYER HEREBY UNCONDITIONALLY AND IRREVOCABLY WAIVES ANY AND ALL
ACTUAL OR POTENTIAL RIGHTS BUYER MIGHT HAVE AGAINST SELLER REGARDING ANY FORM OF
WARRANTY, EXPRESS OR IMPLIED, OF ANY KIND OR TYPE, RELATING TO THE MEMBERSHIP
INTERESTS AND THE PROPERTIES OR ANY OF THE MATTERS REFERRED TO IN SECTION
                                                                  -------
4.1(h). SUCH WAIVER IS ABSOLUTE, COMPLETE, TOTAL AND UNLIMITED IN ANY WAY,
------
EXCEPT WITH RESPECT TO THE RIGHTS OF BUYER UNDER THIS AGREEMENT FOR THE BREACH
BY SELLER OF ANY OF THE REPRESENTATIONS, WARRANTIES OR COVENANTS OF SELLER SET
FORTH HEREIN OR IN THE DOCUMENTS DELIVERED AT CLOSING BY SELLER. SUCH WAIVER
INCLUDES, BUT IS NOT LIMITED TO, A WAIVER OF EXPRESS WARRANTIES, (EXCEPT FOR THE
EXPRESS REPRESENTATIONS, WARRANTIES AND COVENANTS OF SELLER SET FORTH HEREIN OR
IN THE DOCUMENTS DELIVERED AT CLOSING BY SELLER) IMPLIED WARRANTIES, WARRANTIES
OF FITNESS FOR A PARTICULAR USE, WARRANTIES OF MERCHANTABILITY, WARRANTIES OF
HABITABILITY, STRICT LIABILITY RIGHTS, AND CLAIMS, LIABILITIES, DEMANDS OR
CAUSES OF ACTION OF EVERY KIND AND TYPE, WHETHER STATUTORY, CONTRACTUAL OR UNDER
TORT PRINCIPLES, AT LAW OR IN EQUITY, INCLUDING, BUT NOT LIMITED TO, CLAIMS
REGARDING DEFECTS WHICH MIGHT HAVE BEEN DISCOVERABLE, CLAIMS REGARDING DEFECTS
WHICH WERE NOT OR ARE NOT DISCOVERABLE, PRODUCT LIABILITY CLAIMS, PRODUCT

                                       23

<PAGE>

LIABILITY TYPE CLAIMS, ALL OTHER EXTANT OR LATER CREATED OR CONCEIVED OF STRICT
LIABILITY OR STRICT LIABILITY TYPE CLAIMS AND RIGHTS, AND ANY CLAIMS UNDER
CERCLA; PROVIDED, HOWEVER, THAT SUCH WAIVER DOES NOT INCLUDE A WAIVER FOR THE
        --------  -------
BREACH BY SELLER OF ANY OF SELLER'S EXPRESS REPRESENTATIONS, WARRANTIES OR
COVENANTS SET FORTH HEREIN OR IN THE DOCUMENTS DELIVERED AT CLOSING BY SELLER.
EFFECTIVE UPON THE CLOSING DATE, AND TO THE FULLEST EXTENT PERMITTED BY LAW,
BUYER HEREBY RELEASES, DISCHARGES AND FOREVER ACQUITS SELLER AND EVERY ENTITY
AFFILIATED WITH SELLER, ITS SHAREHOLDERS, MEMBERS, OFFICERS, DIRECTORS,
EMPLOYEES, AGENTS, ATTORNEYS, ACCOUNTANTS, PARTNERS AND INDEPENDENT CONTRACTORS
AND THE SUCCESSOR OF EACH AND EVERY ONE OF THEM (COLLECTIVELY, THE "SELLER
PARTIES") FROM ALL CAUSES OF ACTION, CLAIMS, DEMANDS, DEBTS, CONTROVERSIES,
DAMAGES, LIABILITIES, OBLIGATIONS, COSTS, LOSSES AND EXPENSES WHICH BUYER HAS
SUFFERED OR MAY SUFFER OR INCUR RELATING TO THE MEMBERSHIP INTERESTS OR THE
PROPERTIES EXCEPT TO THE EXTENT ARISING UNDER OR PURSUANT TO THIS AGREEMENT OR
UNDER OR PURSUANT TO THE DOCUMENTS DELIVERED AT CLOSING BY SELLER. AS PART OF
THE PROVISIONS OF THIS SECTION 4.3, BUT NOT AS A LIMITATION THEREON, BUYER
                       -----------
HEREBY AGREES THAT THE MATTERS RELEASED HEREIN ARE NOT LIMITED TO MATTERS WHICH
ARE KNOWN OR DISCLOSED AND INCLUDES UNKNOWN CAUSES OF ACTION, CLAIMS,
CONTROVERSIES, DAMAGES, LIABILITIES, COSTS, LOSSES AND EXPENSES AND BUYER HEREBY
WAIVES ANY AND ALL RIGHTS AND BENEFITS WHICH IT NOW HAS, OR IN THE FUTURE MAY
HAVE CONFERRED UPON IT, BY VIRTUE OF THE PROVISIONS OF FEDERAL, STATE OR LOCAL
LAW, RULES OR REGULATIONS. THE PROVISIONS OF THIS SECTION 4.3 ARE MATERIAL AND
                                                  -----------
INCLUDED AS A MATERIAL PORTION OF THE CONSIDERATION GIVEN TO SELLER BY BUYER IN
EXCHANGE FOR SELLER'S PERFORMANCE HEREUNDER. THE PROVISIONS OF THIS SECTION 4.3
                                                                    -----------
SHALL SURVIVE THE CLOSING OR ANY TERMINATION HEREOF.

             SELLER AND BUYER HAVE EACH INITIALED THIS SECTION 4.3 TO FURTHER
                                                       -----------
INDICATE THEIR AWARENESS AND ACCEPTANCE OF EACH AND EVERY PROVISION HEREOF.

BUYER'S INITIALS:[ILLEGIBLE]                      SELLER'S INITIALS:[ILLEGIBLE]
                 -----------                                        -----------

                                    SECTION 5

                               CLOSING CONDITIONS
                               ------------------

             The Closing of the purchase and sale of the Membership Interests is
subject to the following conditions:

                                       24

<PAGE>

             5.1   Buyer's Closing Conditions. Buyer's obligation to acquire the
                   --------------------------
Membership Interests is subject to the satisfaction of the following conditions
or waiver thereof in writing by Buyer:

             (a)   The representations and warranties of Seller under this
Agreement shall be true and correct in all material respects as of the date of
the Closing, as if made thereon.

             (b)   The performance by Seller of its covenants and obligations
under this Agreement.

             (c)   The delivery to Buyer of tenant estoppel certificates
executed by Lessee in the form of Exhibit B attached hereto without any material
                                  ---------
deviations. Seller agrees to use commercially reasonable, good faith efforts to
obtain such tenant estoppel certificates.

             (d)   The delivery to Buyer of resignation letters and releases as
contemplated herein from any Person nominated by Seller who serves as an
officer, manager, director or in any other similar capacity of either Company
and releases from the Seller as to its indemnification by the Companies pursuant
to the Operating Agreements.

             (e)   The delivery to Buyer of the Non-Foreign Affidavit.

             (f)   The condition of title to the Properties shall not be
impaired relative to its state as of the date of execution of this Agreement.

             (g)   Execution, concurrently with the Closing, of amendments to
the Leases (the "Amendments") that, inter alia, modify the rent structure during
                                    ----- ----
the extended terms of the Leases. The Amendments shall be otherwise in form and
substance reasonably satisfactory to Buyer and Lessee; provided, however, that
                                                       -----------------
Buyer shall use good faith, diligent efforts to negotiate the Amendments with
Lessee and to complete negotiations and cause fully executed originals of the
Amendments to be delivered into escrow no later than March 29, 2002; provided,
                                                                     --------
further, that the Amendments shall expressly provide that they will not be
-------
effective unless and until the transactions contemplated by this Agreement have
been consummated. Seller shall have the right to participate in any negotiations
between Buyer and Lessee with respect to the Amendments.

             (h)   No action by any authority shall have been instituted or
threatened (other than any such action instituted or threatened by Buyer or at
the request of Buyer) for the purpose of enjoining or preventing the
transactions contemplated by this Agreement or that questions the legality or
validity of the transactions contemplated hereby.

             5.2   Seller's Closing Conditions. Seller's obligation to sell the
                   ---------------------------
Membership Interests is subject to the satisfaction of the following conditions
or waiver thereof by Seller:

                                       25

<PAGE>

             (a)   The representations and warranties of Buyer under this
Agreement shall be true and correct in all material respects as of the date of
the Closing, as if made thereon.

             (b)   The performance by Buyer of its covenants and obligations
under this Agreement.

             (c)   A certificate evidencing the reaffirmation of the truth and
accuracy of Buyer's representations and warranties set forth in Section 4.1
                                                                -----------
hereof.

             (d)   No action by any authority shall have been instituted or
threatened (other than any such action instituted or threatened by Seller or at
the request of Seller) for the purpose of enjoining or preventing the
transactions contemplated by this Agreement or that questions the legality or
validity of the transactions contemplated hereby.

             5.3   Termination. If the Closing has not occurred by the Closing
                   -----------
Date due to the failure of any of the conditions set forth in Section 5.1 or
                                                              -----------
Section 5.2 above (other than the failure of any such condition due to a breach
-----------
or default hereunder by Buyer or Seller, in which case the provisions of
Sections 6.1 or 6.2 hereof, as applicable, shall control), to be satisfied, or
------------    ---
waived by the applicable Party, then either Buyer (as to the conditions set
forth in Section 5.1) or Seller (as to the conditions set forth in Section 5.2)
         -----------                                               -----------
shall have the right to terminate this Agreement upon notice to the other Party,
in which event Escrowee shall return all documents and all funds deposited with
Escrowee by the depositor thereof. Any such termination shall not relieve any
Party from its breach of any covenant under this Agreement.

                                    SECTION 6

                                     DEFAULT
                                     -------

             6.1   Breach by Buyer. IN THE EVENT OF THE BREACH BY BUYER OF ANY
                   ---------------
REPRESENTATION OR COVENANT UNDER THIS AGREEMENT AND THE FAILURE TO CURE SUCH
BREACH WITHIN THE LATER OF (a) FIVE (5) DAYS OF NOTICE THEREOF OR (b) EXPIRATION
OF THE INSPECTION PERIOD, OR IN THE EVENT OF THE FAILURE OF BUYER TO CLOSE ON OR
BEFORE THE CLOSING DATE (SO LONG AS BUYER'S CLOSING CONDITIONS SET FORTH IN
SECTION 5.1 HEREOF HAVE BEEN SATISFIED), SELLER, AT ITS OPTION, MAY TERMINATE
THIS AGREEMENT AND THEREUPON SELLER SHALL BE ENTITLED TO THE AMOUNT OF THE
DEPOSIT AS LIQUIDATED DAMAGES (AND NOT AS A PENALTY) AND AS SELLER'S SOLE REMEDY
AND RELIEF WITH RESPECT THERETO UNDER THIS AGREEMENT (EXCEPT FOR THE OBLIGATIONS
OF BUYER THAT SURVIVE THE TERMINATION OF THIS AGREEMENT). IN SUCH EVENT (AND
PROVIDED THAT THE ESCROWEE HOLDS THE DEPOSIT IN ACCORDANCE WITH SECTION 1), THE
                                                                ---------
ESCROWEE, IF IT HAS NOT PREVIOUSLY DONE SO, SHALL IMMEDIATELY DELIVER THE AMOUNT
OF THE DEPOSIT (I.E., $500,000.00

                                       26

<PAGE>

PLUS ALL ACCRUED INTEREST THEREON) TO SELLER AS LIQUIDATED DAMAGES UNDER AND IN
CONNECTION WITH THIS AGREEMENT. SELLER AND BUYER HAVE MADE THIS PROVISION FOR
LIQUIDATED DAMAGES BECAUSE IT WOULD BE EXTREMELY DIFFICULT AND IMPRACTICABLE TO
ASCERTAIN AND CALCULATE, ON THE DATE HEREOF, THE AMOUNT OF ACTUAL DAMAGES
SUSTAINED BY SELLER FOR THE BREACH BY BUYER OF ITS OBLIGATION TO PURCHASE THE
MEMBERSHIP INTEREST, AND THE FAILURE OF THE CONSUMMATION OF THE TRANSACTIONS,
CONTEMPLATED BY THIS AGREEMENT OR THE AMOUNT OF COMPENSATION SELLER SHOULD
RECEIVE AS A RESULT OF BUYER'S BREACH OR DEFAULT, AND SELLER AND BUYER AGREE
THAT SUCH SUM REPRESENTS REASONABLE COMPENSATION TO SELLER FOR SUCH BREACH.
NOTWITHSTANDING THE FOREGOING, THE PROVISIONS OF THIS SECTION 6.1 SHALL NOT
                                                      -----------
LIMIT OR AFFECT ANY OF BUYER'S INDEMNITIES AS PROVIDED IN OTHER SECTIONS OF THIS
AGREEMENT, OR SELLER'S RIGHT TO RECEIVE REIMBURSEMENT OF ATTORNEYS' FEES, COSTS
AND EXPENSES IN ACCORDANCE WITH OTHER PROVISIONS OF THIS AGREEMENT.

BUYER'S INITIALS: [ILLEGIBLE]                     SELLER'S INITIALS: [ILLEGIBLE]
                 ------------                                       ------------

             6.2   Breach by Seller. In the event of the breach by Seller of any
                   ----------------
representation or covenant under this Agreement and the failure to cure such
breach within five (5) days after written notice thereof from Buyer or the
failure of Seller to close on or before the Closing Date (so long as Seller's
Closing conditions set forth in Section 5.2 hereof have been satisfied), Buyer,
                                -----------
at its option, may: (a) terminate its obligations under this Agreement by
further written notice thereof to Seller and receive the return of the Deposit
from Escrowee; (b) specifically enforce the terms and provisions of this
Agreement against Seller; (c) avail itself of any other rights and remedies
available to Buyer at law or in equity as a result of such failure by Seller; or
(d) avail itself of any combination of the foregoing.

                                    SECTION 7

                                  RISK OF LOSS
                                  ------------

             7.1   Condemnation. If, prior to the Closing, action is initiated
                   ------------
to take any of the Properties by eminent domain proceedings or by deed in lieu
thereof, Buyer may either at or prior to Closing (a) terminate this Agreement,
whereupon the Deposit shall be immediately returned to Buyer and neither party
shall have any further obligation hereunder except the indemnity obligations of
the Parties that expressly survive the termination of the Agreement, or (b)
consummate the transactions contemplated in this Agreement, in which latter
event there shall be no reduction in the Purchase Price, but Buyer shall receive
at Closing a credit against the Purchase Price in the amount of any award of the
condemning authority received prior to or at Closing by the Companies.

             7.2   Casualty. Except as provided in Section 3.1 of this
                   --------                        -----------
Agreement, Seller assumes all risks and liability for damage to or injury
occurring to the Properties

                                       27

<PAGE>

by fire, storm, accident, or any other casualty or cause until the Closing has
been consummated. If any of the Kalamazoo Improvements or the Farmington
Improvements shall be destroyed or damaged prior to the Closing, and if either
the estimated cost of repair or replacement exceeds One Million Dollars
($1,000,000.00) or the damage results in the termination of either of the
Leases, Buyer may, by written notice given to Seller within twenty (20) days
after receipt of written notice from Seller of such damage or destruction, elect
to terminate this Agreement, in which event the Deposit shall immediately be
returned to Buyer and the rights, duties, obligations, and liabilities of all
Parties hereunder shall immediately terminate and be of no further force or
effect, except for the indemnity obligations of the Parties that expressly
survive the termination of this Agreement. If Buyer does not elect to terminate
this Agreement pursuant to this Section 7.2, or has no right to terminate this
                                -----------
Agreement (because the damage or destruction does not exceed $1,000,000.00 and
has not resulted in the termination of either of the Leases), and the sale of
the Property is consummated, Buyer shall be entitled to receive all insurance
proceeds (subject to any rights of Lessee under the Leases to such proceeds)
paid or payable to Seller or the Companies by reason of such destruction or
damage under the insurance (less amounts of insurance theretofore received and
applied by Seller or the Companies to costs actually incurred for restoration).
Neither Seller nor the Companies shall settle or release any damage or
destruction claims without obtaining Buyer's prior written consent in each case.
All said insurance proceeds received by Seller or the Companies by the date of
Closing shall be paid by Seller to Buyer at Closing, together with the amount
necessary to cover any difference between the amount of such proceeds and the
estimated cost of repair or replacement to the extent such amount is not paid or
obligated to be paid by Lessee under the applicable Lease. In addition, at
Closing, Seller shall pay over to Buyer, and assign to Buyer, all proceeds of
any rent loss insurance for the period of time commencing on the date of
Closing. If the amount of said casualty or rent loss insurance proceeds is not
settled by the date of Closing, Seller shall cooperate with Buyer in order that
Buyer shall receive all of Seller's or the Companies' right, title, and interest
in and under such insurance proceeds.

                                    SECTION 8

                                  MISCELLANEOUS
                                  -------------

               8.1  Expenses. Each Party will bear its own costs and expenses
                    --------
(including legal fees and expenses) incurred in connection with this Agreement
and the transactions contemplated hereby. Seller shall pay any State of
Michigan, county or city transfer tax due and payable in connection with the
assignment of the Membership Interests to Buyer. Seller shall pay for the first
$8,000.00 of the premium for the issuance of the endorsements to the Existing
Title Policies changing the effective dates thereof to the Closing Date and
increasing the amount of the insurance thereunder to the Purchase Price (as
allocated as provided in Section 2.2 hereof) and "non-imputation" endorsements
to the Existing Title Policies; provided, that Buyer shall pay for the costs
associated with such endorsements in excess of $8,000.00. Seller and Buyer shall
each pay one-half of the fees of Escrowee. In the event it becomes necessary for
either party hereto to file suit to enforce this Agreement or any provision
contained herein, the party prevailing in such

                                       28

<PAGE>

suit shall be entitled to recover, in addition to all other remedies or damages,
as provided herein, reasonable attorneys' fees, costs and expenses incurred in
such suit.

               8.2 Broker. Each Party represents to the other Party that no
                   ------
Person, corporation, or partnership acting as real estate broker, finder or real
estate agent (collectively, "broker") brought about this Agreement other than
                             ------
Farragut Investments, Inc. and First Fidelity Companies. Seller agrees to pay
all commissions and fees due and payable to Farragut Investments, Inc. Buyer
agrees to pay all commissions and fees due and payable to First Fidelity
Companies. Seller agrees to and does hereby indemnify Buyer from all loss,
damage, cost, or expense (including reasonable attorneys' fees) that Buyer may
suffer as a result of any claim or action brought by any broker, other than
Farragut Investments, Inc., acting or allegedly acting on behalf of Seller in
connection with this transaction, and Buyer agrees to and does hereby indemnify
and hold Seller harmless from all loss, damage, cost, or expense (including
reasonable attorneys' fees) that Seller may suffer as a result of any claim or
action brought by any broker, other than First Fidelity Companies, acting or
allegedly acting on behalf of Buyer in connection with this transaction. The
obligations of the Parties under this Section 8.2 shall survive the termination
                                      -----------
of this Agreement and/or the Closing.

               8.3 Notices. All notices, requests, demands, claims, and other
                   -------
communications hereunder will be in writing. Any notice, request, demand, claim,
or other communication hereunder shall be deemed duly given if (and then two
business days after) it is sent by registered or certified mail, return receipt
requested, postage prepaid, and addressed to the intended recipient as set forth
below:

          If to Seller:   GEBAM, Inc.
                          c/o GE Capital Asset Management
                          Attention: Robert Nowicki Dana Sale/Leaseback Asset
                          Manager
                          GE Capital Real Estate
                          1528 Walnut Street
                          Philadelphia, PA 19102
                          Fax: (215) 772-0361

                          with a copy, which shall not constitute notice, to:

                          U.S. Realty Advisors, LLC
                          Attention: David M. Ledy
                          1370 Avenue of the Americas
                          New York, NY 10019
                          Fax: (212) 581-4950

                                       29

<PAGE>

                           with a copy, which shall not constitute notice, to:

                           GE Capital Real Estate
                           292 Long Ridge Road
                           Stamford, CT 06927
                           Attention: General Counsel/Dana Portfolio
                           Fax: 203-357-6768

                           with a copy, which shall not constitute notice, to:

                           Paul R. Walker, Esq.
                           Dewey Ballantine LLP
                           333 South Grand Avenue
                           Suite 2600
                           Los Angeles, CA 90071-1530
                           Fax: 213-621-6100

If to Buyer:               Wells Real Estate Investment Trust, Inc.
                           c/o Wells Capital, Inc.
                           6200 The Corners Parkway
                           Suite 250
                           Norcross, GA 30092
                           Attention:  Michael C. Berndt
                           Fax: 770-200-8199

                           with a copy, which shall not constitute notice, to:

                           Mr. John Kerby
                           The First Fidelity Companies
                           Two Ravinia Drive, Suite 1600
                           Atlanta, Georgia  30346
                           Fax:  678-287-3023

                           with a copy, which shall not constitute notice, to:

                           John W. Griffin, Esq.
                           Troutman Sanders LLP
                           Bank of America Plaza
                           600 Peachtree Street, N.E., Suite 5200
                           Atlanta, Georgia 30308-2216
                           Fax: 404-962-6577

               Either Party may send any notice, request, demand, claim, or
other communication hereunder to the intended recipient at the address set forth
above using any other means (including personal delivery, expedited courier,
messenger service, telecopy, telex, ordinary mail, or electronic mail), but no
such notice, request, demand, claim, or other communication shall be deemed to
have been duly given unless and until

                                       30

<PAGE>

it actually is received by the intended recipient. Either Party may change the
address to which notices, requests, demands, claims, and other communications
hereunder are to be delivered by giving the other Party notice in the manner
herein set forth.

               8.4  Entire Agreement. This Agreement constitutes the entire
                    ----------------
agreement between Seller and Buyer with respect to the transactions that are the
subject matter hereof and supercedes in its entirety any prior agreements, prior
representations, alleged warranties, statements, negotiations, undertakings,
letters, acceptances, understandings, contracts and communications, whether
written or oral, among the Parties hereto with respect to or in connection with
the subject matter hereof.

               8.5  Headings, Etc. The headings contained in this Agreement are
                    -------------
intended solely for convenience and shall not affect the rights of the Parties
to this Agreement. When used in this Agreement: (a) "or" is not exclusive; (b)
"including" is not limiting; (c) a reference to any law, rule or regulation
includes any amendment or modification thereto or thereof, as well as any
replacement therefor; and (d) unless otherwise provided for in this Agreement, a
reference to any other agreement, instrument or document shall include such
other agreement, instrument or document, as it may be amended, restated,
supplemented or otherwise modified from time to time in accordance with its
terms. References herein to Sections, paragraphs, Exhibits and the like, unless
otherwise stated, are references to Sections or paragraphs of, or Exhibits to,
this Agreement. Terms such as "herein", "hereof", or "hereunder" refer to this
Agreement as a whole, and not to any particular provision hereof.

               8.6  Severability. Whenever possible, each provision of this
                    ------------
Agreement shall be interpreted in such manner as to be effective and valid under
applicable law, but if any provision of this Agreement is held to be prohibited
by or invalid under applicable law, such provision will be ineffective only to
the extent of such prohibition or invalidity, without invalidating the remainder
of this Agreement.

               8.7  General Provisions Regarding Indemnities. All of the
                    ----------------------------------------
indemnification obligations under this Agreement shall be subject to the
following provisions:

               (a)  Should the indemnitor fail to discharge or undertake to
defend the indemnitee against the applicable Claim (with counsel approved by the
indemnitee), within ten (10) days after the indemnitee gives the indemnitor
written notice of the same, then the indemnitee may settle such Claim, and the
indemnitor's liability to the indemnitee shall be conclusively established by
such settlement, the amount of such liability to include both the settlement
consideration and the reasonable costs and expenses, including attorneys' fees,
incurred by the indemnitee in effecting such settlement.

               (b)  The indemnitor's indemnification obligations under this
Agreement shall cover the costs and expenses of the indemnitee, including
reasonable attorneys' fees, related to any actions, suits or judgments incident
to any of the matters covered by such indemnities.

                                       31

<PAGE>

               (c)  The indemnitor's indemnification obligations under this
Agreement shall also extend to any present or future advisor, trustee, director,
member, officer, partner, employee, beneficiary, shareholder, participant or
agent of or in the indemnitee or any entity now or hereafter having a direct or
indirect ownership interest in the indemnitee.

               8.8  Choice of Law. This Agreement shall be governed by, and
                    -------------
construed in accordance with, the internal laws of the State of Michigan without
giving effect to any choice or conflict of law provision or rule (whether of the
State of Michigan or any other jurisdiction) that would cause the application of
the laws of any jurisdiction other than the State of Michigan.

               8.9  Amendments. No amendment or modification of any provision of
                    ----------
this Agreement shall be valid unless the same shall be in writing and signed by
Seller and Buyer.

               8.10 Counterparts. This Agreement may be signed in two or more
                    ------------
counterparts with the same effect as if the signatures to each counterpart were
upon a single instrument, and all such counterparts together shall be deemed an
original of this Agreement. For purposes of this Agreement, a facsimile copy of
a Party's signature shall be sufficient to bind such Party.

               8.11 Successors and Assigns. Neither this Agreement nor any of
                    ----------------------
the rights, interests or obligations hereunder shall be assigned by any of the
Parties hereto (whether by operation or otherwise) without the prior written
consent of the other Party, provided, however, that Buyer may assign its rights
under this Agreement to an affiliate without the consent of Seller. For purposes
hereof an "affiliate" shall mean an entity controlled by, controlling or under
common control with Buyer. Subject to the foregoing, the Agreement will be
binding upon, inure to the benefit of and be enforceable by the Parties and
their respective successors and permitted assigns.

               8.12 Time of the Essence. Time is of the essence in this
                    -------------------
Agreement.

               8.13 Third Party Beneficiary. This Agreement is for the sole and
                    -----------------------
exclusive use of Seller and Buyer and may not be enforced, nor relied upon, by
any Person other than Seller and Buyer.

               8.14 Binding Agreement. Neither the delivery of an unsigned copy
                    -----------------
of this Agreement by Seller, nor any negotiations by Seller shall constitute an
offer to sell the Membership Interests upon the terms and conditions set forth
in this Agreement or upon any other terms or conditions. Any such delivery or
negotiations shall be deemed solely to solicit offers from potential buyers.
Seller shall have the right at all times until this Agreement is executed and
delivered by both Seller and Buyer to negotiate the sale of the Membership
Interests with Buyer or any other Person upon the terms and conditions set forth
herein or upon any other terms and conditions desired by Seller in its sole
discretion and to cease negotiations with Buyer or any other Person at any time
for

                                       32

<PAGE>

any or no reason. Only the fully executed Agreement signed by both Buyer and
Seller shall bind Seller and Buyer.

                                      * * *

                                       33

<PAGE>

               IN WITNESS WHEREOF, Seller and Buyer have executed this
Agreement as of the date set forth above.

                                    GEBAM, INC.,
                                    a Delaware corporation

                                    By:           /s/ Stephen Benko
                                            -----------------------------------
                                            Name:    Stephen Benko
                                                 ------------------------------
                                            Title:  Authorized Signatory
                                                  -----------------------------

                                    WELLS REAL ESTATE INVESTMENT TRUST, INC.,
                                    a Maryland corporation

                                    By:        /s/ Douglas P. Williams
                                            -----------------------------------
                                            Name:   Douglas P. Williams
                                                 ------------------------------
                                            Title:   Executive Vice President
                                                  -----------------------------

The undersigned joins in this Agreement solely for the purposes set forth in
Section 3.6 hereof:

General Electric Capital Corporation,
a Delaware corporation

By:    /s/ Stephen Benko
     -------------------------------
     Name:  Stephen Benko
           -------------------------
     Title:  Authorized Signatory
           -------------------------

                                       S-1<PAGE>

                                 EXHIBIT 10.129

                  LEASE AGREEMENT FOR THE DANA DETROIT BUILDING

<PAGE>

                                 LEASE AGREEMENT

                          Dated as of October 26, 2001

                                 by and between

                     DANACQ FARMINGTON HILLS LLC, as Lessor

                                       and

               DANA CORPORATION, a Virginia corporation, as Lessee

        Lease of Office and Research and Development Facility located in
                           Farmington Hills, Michigan

<PAGE>

                               TABLE OF CONTENTS

<TABLE>
<CAPTION>
                                                                                             Page
                                                                                             ----
<S>                                                                                          <C>
ARTICLE I DEFINITIONS........................................................................   1

ARTICLE II LEASE OF PROPERTY.................................................................   1

ARTICLE III RENT.............................................................................   1

  Section 3.1     Basic Rent.................................................................   1
                  ----------
  Section 3.2     Additional Rent............................................................   2
                  ---------------
  Section 3.3     Method of Payment..........................................................   2
                  -----------------
  Section 3.4     Late Payment...............................................................   2
                  ------------
  Section 3.5     Net Lease; No Setoff; Etc..................................................   3
                  -------------------------
  Section 3.6     Rent after Failure to Vacate Property......................................   4
                  -------------------------------------

ARTICLE IV GENERAL TAX INDEMNITY.............................................................   5

  Section 4.1     Indemnity..................................................................   5
                  ---------
  Section 4.2     Excluded Taxes.............................................................   5
                  --------------
  Section 4.3     Payment....................................................................   8
                  -------
  Section 4.4     Independent Examination....................................................   8
                  -----------------------
  Section 4.5     Tax Benefit................................................................   9
                  -----------
  Section 4.6     Refund.....................................................................   9
                  ------
  Section 4.7     Contest....................................................................  10
                  -------
  Section 4.8     Reports....................................................................  12
                  -------
  Section 4.9     Non-Parties................................................................  13
                  -----------

ARTICLE V RENEWAL OPTIONS....................................................................  13

  Section 5.1     Fixed Rate Renewal Term....................................................  13
                  -----------------------
  Section 5.2     FMV Renewal Terms..........................................................  13
                  -----------------
  Section 5.3     Conditions to Renewal Terms................................................  13
                  ---------------------------
  Section 5.4     Rent During Renewal Terms..................................................  14
                  -------------------------

ARTICLE VI EARLY TERMINATION.................................................................  14

  Section 6.1     Obsolescence Termination...................................................  14
                  ------------------------

ARTICLE VII CONDITION OF PROPERTY............................................................  16

  Section 7.1     Disclaimers................................................................  16
                  -----------

ARTICLE VIII LIENS...........................................................................  17

ARTICLE IX MAINTENANCE AND REPAIR; ALTERATIONS, MODIFICATIONS AND ADDITIONS..................  18

  Section 9.1     Maintenance and Repair.....................................................  18
                  ----------------------
  Section 9.2     Alterations; Additions.....................................................  18
                  ----------------------
  Section 9.3     Permanent and Non-Severable................................................  20
                  ---------------------------
  Section 9.4     Cooperation................................................................  21
                  -----------
  Section 9.5     Obligations with Respect to Alterations and Additions at End of Term.......  21
                  --------------------------------------------------------------------

</TABLE>

                                       i

<PAGE>

<TABLE>
<S>        <C>                                                                              <C>
   Section 9.6    [Intentionally omitted.]................................................  21
   Section 9.7    Compliance with Applicable Laws and Regulations.........................  21
                  -----------------------------------------------
   Section 9.8    Environmental Covenants.................................................  21
                  -----------------------
   Section 9.9    Contests................................................................  23
                  --------

ARTICLE X LOCATION AND USE................................................................  24

   Section 10.1   Location................................................................  24
                  --------
   Section 10.2   Use.....................................................................  24
                  ---

ARTICLE XI INSURANCE......................................................................  24

   Section 11.1   Coverage................................................................  24
                  --------
   Section 11.2   Policy Provisions.......................................................  26
                  -----------------
   Section 11.3   Certificates of Insurance; Performance by Lessor........................  27
                  ------------------------------------------------
   Section 11.4   General.................................................................  28
                  -------
   Section 11.5   Proceeds................................................................  28
                  --------
   Section 11.6   Separate Insurance......................................................  28
                  ------------------

ARTICLE XII RETURN OF PROPERTY............................................................  29

   Section 12.1   Surrender; Environmental Compliance.....................................  29
                  -----------------------------------

ARTICLE XIII ASSIGNMENT, SUBLEASING AND MERGER............................................  29

   Section 13.1   Subletting of Portions of the Property Without Lessor's Consent.........  29
                  ---------------------------------------------------------------
   Section 13.2   Delivery of Non-Disturbance Agreements by Lessor........................  30
                  ------------------------------------------------
   Section 13.3   Assignment of Lease.....................................................  30
                  -------------------
   Section 13.4   Merger..................................................................  31
                  ------
   Section 13.5   Affiliates..............................................................  31
                  ----------

ARTICLE XIV LOSS, DESTRUCTION, CONDEMNATION OR DAMAGE.....................................  31

   Section 14.1   Payment of Stipulated Loss Value on an Event of Loss....................  31
                  ----------------------------------------------------
   Section 14.2   Restoration; Application of Payments....................................  33
                  ------------------------------------
   Section 14.3   Event of Taking.........................................................  35
                  ---------------
   Section 14.4   Application of Certain Payments Not Relating to an Event of Taking......  36
                  ------------------------------------------------------------------
   Section 14.5   Dispositions of Proceeds during Default.................................  36
                  ---------------------------------------
   Section 14.6   Negotiations............................................................  36
                  ------------
   Section 14.7   No Rent Abatement.......................................................  37
                  -----------------
   Section 14.8   Investment..............................................................  37
                  ----------

ARTICLE XV INSPECTION.....................................................................  37

   Section 15.1   Entry on Property.......................................................  37
                  -----------------

ARTICLE XVI EVENTS OF DEFAULT.............................................................  38

   Section 16.1   Events of Default.......................................................  38
                  -----------------

ARTICLE XVII ENFORCEMENT..................................................................  39

   Section 17.1   Remedies................................................................  39
                  --------
   Section 17.2   Survival of Lessee's Obligations........................................  42
                  --------------------------------
   Section 17.3   Remedies Cumulative; No Waiver; Consents................................  42
                  ----------------------------------------
</TABLE>

                                       ii

<PAGE>

<TABLE>
<S>                                                                                <C>
ARTICLE XVIII RIGHT TO PERFORM FOR LESSEE........................................  43

ARTICLE XIX [Intentionally Omitted]..............................................  43

ARTICLE XX INDEMNIFICATION.......................................................  43

   Section 20.1   General Indemnification........................................  43
                  -----------------------
   Section 20.2   Survival.......................................................  45
                  --------

ARTICLE XXI TRANSFERS OF INTERESTS...............................................  46

   Section 21.1   Transfers of Interests.........................................  46
                  ----------------------

ARTICLE XXII [Intentionally omitted].............................................  48

ARTICLE XXIII MISCELLANEOUS......................................................  48

   Section 23.1   Binding Effect; Successors and Assigns; Survival...............  48
                  ------------------------------------------------
   Section 23.2   Quiet Enjoyment................................................  48
                  ---------------
   Section 23.3   Notices........................................................  48
                  -------
   Section 23.4   Severability...................................................  49
                  ------------
   Section 23.5   Amendment; Complete Agreements.................................  49
                  ------------------------------
   Section 23.6   Headings.......................................................  49
                  --------
   Section 23.7   Counterparts...................................................  49
                  ------------
   Section 23.8   Governing Law; WAIVER OF JURY TRIAL............................  49
                  -----------------------------------
   Section 23.9   Security Funds.................................................  50
                  --------------
   Section 23.10  Discharge of Lessee's Obligations by its Affiliates............  51
                  ---------------------------------------------------
   Section 23.11  Estoppel Certificates..........................................  51
                  ---------------------
   Section 23.12  Miscellaneous Matters Affecting the Property...................  51
                  --------------------------------------------
   Section 23.13  Lessor Bankruptcy..............................................  53
                  -----------------
   Section 23.14  No Joint Venture...............................................  54
                  ----------------
   Section 23.15  No Accord and Satisfaction.....................................  54
                  --------------------------
   Section 23.16  No Merger......................................................  54
                  ---------
   Section 23.17  Further Assurances.............................................  54
                  ------------------
   Section 23.18  Memorandum of Lease............................................  54
                  -------------------
   Section 23.19  Interest Conveyed..............................................  54
                  -----------------
   Section 23.20  Computation of Stipulated Loss Value and Termination Value.....  54
                  ----------------------------------------------------------
   Section 23.21  Subordination and Nondisturbance...............................  55
                  --------------------------------
   Section 23.22  True Lease.....................................................  55
                  ----------
   Section 23.23  Financial Reporting............................................  56
                  -------------------
   Section 23.24  Notice of Certain Changes......................................  56
                  -------------------------

SCHEDULE 1 BASIC RENT SCHEDULE...................................................  54
SCHEDULE 2A STIPULATED LOSS VALUES...............................................  55
SCHEDULE 2B TERMINATION VALUES...................................................  56
SCHEDULE X LESSEE'S EQUIPMENT AND SYSTEMS........................................  57
SCHEDULE Y ENGINEERING REPORT....................................................
EXHIBIT A LEGAL DESCRIPTION OF LAND..............................................  58
EXHIBIT B FORM OF SUBORDINATION, NON-DISTURBANCE AND ATTORNMENT AGREEMENT........  59
</TABLE>

                                      iii

<PAGE>

<TABLE>
<S>                                                                                <C>
EXHIBIT C MEMORANDUM OF LEASE....................................................  60
APPENDIX A DEFINITIONS...........................................................
EXHIBIT D COMPETITORS............................................................  63
</TABLE>

                                       iv

<PAGE>

          LEASE AGREEMENT dated as of October 26, 2001, by and between DANACQ
FARMINGTON HILLS LLC, a Delaware limited liability company, as Lessor, and DANA
CORPORATION, a Virginia corporation, as Lessee.

          In consideration of the mutual agreements herein contained and other
good and valuable consideration, receipt of which is hereby acknowledged, the
parties hereto, intending to be legally bound, agree as follows:

                                   ARTICLE I

                                   DEFINITIONS
                                   -----------

          The capitalized terms used herein and not otherwise defined shall have
the meanings assigned thereto in Appendix A for all purposes hereof.

                                   ARTICLE II

                                LEASE OF PROPERTY
                                -----------------

          On the Lease Term Commencement Date, the Lessor shall demise and
lease, and hereby as of the Lease Term Commencement Date does demise and lease,
the Property to the Lessee, and the Lessee shall rent and lease, and hereby as
of the Lease Term Commencement Date, does rent and lease, the Property from the
Lessor, for the Basic Term and, subject to the exercise by the Lessee of its
renewal options as provided in Article V hereof, for the Renewal Terms. The
Lessee may from time to time own or hold under lease from Persons other than the
Lessor, furniture, trade fixtures and equipment located on or about the Property
(including the equipment and systems described on Schedule X attached hereto and
                                                  ----------
made a part hereof, but excluding HVAC equipment, building systems or other
equipment integral to or necessary for the operation of the Improvements for
general office and research and development purposes and not integral to or
necessary in connection with the business conducted by Lessee) that is not
subject to this Lease. The Lessor shall from time to time, upon the reasonable
request of the Lessee, promptly acknowledge in writing to the Lessee or other
Persons that the Lessor does not own or have any other right or interest in or
to such furniture, trade fixtures and equipment. The demise and lease of the
Property pursuant to this Article II shall include any additional right, title
or interest in the Property which may at any time be acquired by the Lessor, the
intent being that all right, title and interest of Lessor in and to the Property
shall at all times be demised and leased to the Lessee hereunder.

                                  ARTICLE III

                                      RENT
                                      ----

          Section 3.1  Basic Rent. During the Basic Term, Lessee shall pay to
                       ----------
Lessor rent, in advance, for the periods occurring during the Basic Term as set
forth in Schedule 1 hereto on the dates as specified on Schedule 1 under the
         ----------                                     ----------
caption "Rent Payment Date" and in the amounts

                                        1

<PAGE>

as specified on Schedule 1 under the caption "Basic Rent Payment". Basic Rent
                ----------
shall be allocable to the month in which the Rent Payment Date occurs. It is the
intent of the parties that such allocation shall be an allocation of fixed rent
within the meaning of Treas. Reg. (S)1.467-1(c)(2)(ii). If, with respect to any
month, the Basic Rent due and allocable with respect to such month is for a
period of days less than the full number of days in such month, the Basic Rent
due for such month shall be pro rated to an amount equal to the Basic Rent
specified for such month multiplied by a fraction the numerator of which is the
number of days this Lease is in effect for such month and the denominator of
which is the number of days in such month.

          Section 3.2  Additional Rent. Basic Rent shall be absolutely net to
                       ---------------
Lessor so that this Lease shall yield, net to Lessor, the Basic Rent specified
in Section 3.1 in each year of the Lease Term and that all ad valorem real
estate taxes, impositions, insurance premiums, utility charges, maintenance,
repair and replacement expenses, all expenses relating to compliance with
Applicable Laws and Regulations, and all other costs, fees, charges, expenses,
reimbursements and obligations of every kind and nature whatsoever relating to
the Property which may arise or become due during the Lease Term shall be paid
or discharged by Lessee, subject to the rights of Lessee set forth in Section
9.9 hereof. In the event Lessee fails to pay or discharge any imposition, ad
valorem real estate taxes, insurance premium, utility charge, maintenance,
repair or replacement expense or any expense related to compliance with
Applicable Laws and Regulations which it is obligated to pay or discharge,
Lessor may, but shall not be obligated to, pay the same, and in that event
Lessee shall promptly reimburse Lessor therefor and pay the same, together with
interest thereon at the Overdue Rate computed from the date of payment of such
cost to the date of reimbursement, as additional rent (all such items, together
with any other amounts that the Lessee agrees to pay or discharge hereunder,
being sometimes hereinafter collectively referred to as "Additional Rent").
                                                         ---------------

          Section 3.3  Method of Payment. Basic Rent shall be paid to the Lessor
                       -----------------
at such place as Lessor shall specify in writing to the Lessee from time to time
(but in any event not less than five (5) Business Days prior to the due date
therefor). Each payment of Basic Rent shall be made by the Lessee by wire
transfer of funds consisting of lawful currency of the United States of America
which funds shall be immediately available prior to 1:00 p.m., local time, at
the place of payment on the scheduled date when such payment shall be due,
unless such scheduled date shall not be a Business Day, in which case such
payment shall be made on the next succeeding Business Day, with the same force
and effect as though made on such scheduled date and (provided such payment is
made by 1:00 p.m., local time, on such next succeeding Business Day) no interest
shall accrue on the amount of such payment from and after such scheduled date to
the time of such payment on such next succeeding Business Day.

          Section 3.4  Late Payment. If any Basic Rent shall not be paid when
                       ------------
due, the Lessee shall pay to the Lessor as Additional Rent, interest (to the
maximum extent permitted by law) on such overdue amount from and including the
due date thereof to but excluding the Business Day of payment thereof (unless
such payment shall be made after 1:00 p.m., local time, on such date of payment,
in which case such date of payment shall be included) at the Overdue Rate, plus
any penalty or late charge payable to Lender (or that would have been payable to
Lender but for an advance of funds by the Lessor) under the Loan, plus interest
(to the maximum extent permitted by law) thereon at the Overdue Rate. If any
Basic Rent shall be paid on the date when due, but after

                                        2

<PAGE>

1:00 p.m., local time, at the place of payment, interest shall be payable as
aforesaid for one day at the Overdue Rate.

          Section 3.5  Net Lease; No Setoff; Etc. This Lease is a net lease and,
                       -------------------------
notwithstanding any other provision of this Lease, it is intended that Basic
Rent shall be paid without counterclaim, setoff, deduction or defense and
without abatement, suspension, deferment, diminution or reduction, and Lessee's
obligation to pay all such amounts, throughout the Basic Term and all applicable
Renewal Terms, is absolute and unconditional. Except to the extent otherwise
expressly specified in Articles VI and XIV of this Lease, the obligations and
liabilities of the Lessee hereunder shall in no way be released, discharged or
otherwise affected for any reason, including without limitation: (a) any defect
in the condition, merchantability, design, quality or fitness for use of the
Property or any part thereof, or the failure of the Property to comply with all
Applicable Laws and Regulations, including any inability to occupy or use the
Property by reason of such non-compliance; (b) any damage to, removal,
abandonment, salvage, loss, contamination of or Release at or from, destruction
of or any requisition or taking of the Property or any part thereof; (c) any
restriction, prevention or curtailment of or interference with any use of the
Property or any part thereof including eviction; (d) any defect in title to or
rights to the Property or any Lien on such title or rights on the Property; (e)
any change, waiver, extension, indulgence or other action or omission or breach
in respect of any obligation or liability of or by the Lessor; (f) any
bankruptcy, insolvency, reorganization, composition, adjustment, dissolution,
liquidation or other like proceedings relating to the Lessee, the Lessor, or any
other Person, or any action taken with respect to this Lease by any trustee or
receiver of the Lessee, the Lessor or any other Person, or by any court, in any
such proceeding; (g) any claim that the Lessee has or might have against any
Person, including without limitation the Lessor, any vendor, manufacturer,
contractor of or for the Property or any Improvements; (h) any invalidity or
unenforceability or disaffirmance of this Lease against or by the Lessee or any
provision hereof or any of the other Operative Documents or any provision of any
thereof; (i) the impossibility of performance by Lessor, the Lessee or both; (j)
any action by any court, administrative agency or other Governmental Authority;
(k) any environmental condition affecting the Property; or (l) any other
occurrence whatsoever, whether similar or dissimilar to the foregoing, whether
or not the Lessee shall have notice or knowledge of any of the foregoing. Except
as specifically set forth herein, this Lease shall be noncancellable by the
Lessee for any reason whatsoever and, except as expressly provided in this
Lease, the Lessee, to the extent permitted by Applicable Laws and Regulations,
waives all rights now or hereafter conferred by statute or otherwise to quit,
terminate or surrender this Lease, or to any diminution, abatement or reduction
of Rent payable by the Lessee hereunder. If for any reason whatsoever this Lease
shall be terminated in whole or in part by operation of law or otherwise, except
as expressly provided in this Lease, the Lessee shall, unless prohibited by
Applicable Laws and Regulations, nonetheless pay to the Lessor an amount equal
to each Basic Rent and Additional Rent payment at the time and in the manner
that such payment would have become due and payable under the terms of this
Lease if it had not been terminated in whole or in part, and in such case, so
long as such payments are made and no Lease Event of Default shall have occurred
and be continuing the Lessor will deem this Lease to have remained in effect.
The Lessee assumes the sole responsibility for the condition, use, operation,
maintenance and management of the Property, and the Lessor shall have no
responsibility in respect thereof and shall have no liability for damage to the
Property to the Lessee or any subtenant of the Lessee on any account or for any
reason whatsoever other than by reason of the Lessor's willful misconduct or
gross negligence or breach of any of its obligations under any Operative
Document.

                                        3

<PAGE>

          Section 3.6  Rent after Failure to Vacate Property. In the event that
                       -------------------------------------
the Lessee remains in possession of the Property after the expiration or earlier
termination of this Lease, and without the Lessor's consent (unless the Property
has been acquired by the Lessee and the Lessee has fully paid for the same in
accordance with the provisions hereof), the Lessee shall be deemed to be
occupying the Property as a tenant at sufferance. Any such occupancy by the
Lessee shall be subject to all of the terms, covenants and conditions of this
Lease, including without limitation the obligation to pay Additional Rent,
insofar as the same are applicable to such a tenancy, except that (i) the Lessee
shall pay Basic Rent to the Lessor, payable in arrears on the last Business Day
of each month, for each day (or any portion thereof) that such occupancy shall
continue, in an amount per diem equal to 150% of the average daily Basic Rent
payable during the 12 months ending on the last day of the Lease Term and (ii)
the Lessee shall not have the right to make any Alterations unless required by
Applicable Laws and Regulations. Basic Rent shall be payable in the manner
provided in Section 3.3 for payments of Basic Rent. The provisions of this
Section shall not be deemed to grant to the Lessee the right to, or otherwise be
deemed to, extend the Lease Term beyond the expiration or earlier termination of
this Lease. Neither the payment by the Lessee to the Lessor nor the acceptance
by the Lessor from the Lessee of any amount in payment for the Lessee's
occupancy of the Property beyond the expiration or earlier termination of this
Lease shall (a) be deemed to convert the Lessee's occupancy into any interest
other than a tenancy at sufferance, (b) revoke or otherwise impair the validity
of any notice to quit or ejectment notice or proceeding or similar proceeding
terminating this Lease and Lessee's rights of possession hereunder that the
Lessor may have served or commenced, or (c) prohibit or otherwise impair the
Lessor's right to immediately obtain an order of ejectment or possession against
the Lessee. The Lessee irrevocably waives the benefit of Applicable Laws and
Regulations that may grant to the Lessee any rights inconsistent with the
provisions of this Section. The provisions of this Section do not waive Lessor's
right of re-entry or right to regain possession by actions at law or in equity
or any other rights hereunder, and any receipt of payment by Lessor shall not be
deemed a consent by Lessor to the Lessee's remaining in possession or be
construed as creating or renewing any lease or right of tenancy between Lessor
and Lessee.

                                   ARTICLE IV

                              GENERAL TAX INDEMNITY
                              ---------------------

          Section 4.1  Indemnity. Except as provided in Section 4.2 below, the
                       ---------
Lessee agrees (but, in all events, without duplication of indemnities) to
indemnify on an After-Tax Basis each of the Lessor, the Lessor Parent, their
successors and assigns, the agents, directors, officers and employees of the
foregoing, (each, together with any Affiliate thereof, a "Tax Indemnitee"), and
to hold each Tax Indemnitee harmless from and to defend each Tax Indemnitee
against all Taxes that are actually imposed upon any Tax Indemnitee, the
Property or any portion thereof or any interest therein, or upon any Operative
Document or interest therein, or otherwise arising out of, in connection with or
relating to, any of the following:

                                        4

<PAGE>

               (i)    the acceptance, rejection, delivery, construction,
          financing, refinancing, acquisition, operation, warranty, ownership,
          possession, maintenance, repair, lease, condition, alteration,
          modification, restoration, refurbishing, rebuilding, return,
          repossession, servicing, abandonment, retirement, preparation,
          replacement, purchase, sale or other disposition, insuring, sublease,
          any other use or non-use of, or the imposition of any lien (or the
          incurrence of any liability to refund or pay over any amount as a
          result of any lien) on, the Property or any portion thereof or any
          interest therein;

               (ii)   the conduct of the business or affairs of the Lessee or
          any other operator at or in connection with the Property;

               (iii)  the Property or any portion thereof or interest therein or
          the applicability of the Lease to the Property;

               (iv)   the manufacture, design, purchase, acceptance, rejection,
          delivery, non-delivery or redelivery or condition of, or improvement
          to, the Property, or any portion thereof, or any interest therein;

               (v)    the Lease or any other Operative Document, the execution
          or delivery thereof, any other documents contemplated thereby or the
          performance, enforcement or amendment of any terms thereof;

               (vi)   the payment or receipt of Basic Rent, Additional Rent or
          any other payment under the Lease or the other Operative Documents

               (vii)  the conveyance of title to the Property; or

               (viii) otherwise relating to the transactions contemplated by the
          Operative Documents;

          Section 4.2  Excluded Taxes. The indemnity provided for in Section 4.1
                       --------------
above shall be subject to exclusion for Taxes that are attributable to or arise
as a result of any of the following (the "Excluded Taxes"):

               (i)    Taxes imposed on, based on or measured by gross or net
          income or receipts, capital, franchise, net worth or "doing business"
          taxes, in each case whether paid directly or by means of withholding,
          other than, in each case, (x) Taxes that are or are in the nature of
          sales, use, rental, value added, ad valorem, property, or similar
          taxes and (y) the Michigan Single Business Tax for any taxable year
          beginning after the sixth anniversary of the Closing Date but only up
          to a maximum of $26,927 for any such taxable year;

               (ii)   Taxes attributable to any period after expiration or other
          termination of the Lease Term and the payment in full of all amounts
          payable by the Lessee under the Operative Documents;

                                        5

<PAGE>

               (iii)  Taxes imposed on a Tax Indemnitee attributable to the
          gross negligence or willful misconduct of such Tax Indemnitee or any
          Affiliate thereof unless such negligence or misconduct is imputed to
          such Tax Indemnitee or Affiliate solely as a result of its
          participation in the transactions contemplated by the Operative
          Documents and not as a result of any action or inaction by such Tax
          Indemnitee or Affiliate;

               (iv)   Taxes in the nature of capital gain, accumulated earnings,
          personal holding company, excess profits, succession or estate,
          minimum, alternative minimum, preference, franchise, conduct of
          business and other similar taxes, other than, in each case, Taxes that
          are or are in the nature of sales, use, rental, value added, ad
          valorem, property or similar taxes;

               (v)    Taxes imposed on a Tax Indemnitee that arise out of, or
          are caused by, any act or omission of such Tax Indemnitee (or any
          Affiliate thereof) that is expressly prohibited by the Operative
          Documents or by a breach by such Tax Indemnitee (or any Affiliate
          thereof) of any of its representations, warranties or covenants under
          any Operative Document except to the extent attributable to any breach
          by the Lessee of any covenant, representation or warranty contained in
          any Operative Document;

               (vi)   Taxes arising out of, or caused by, (i) any voluntary
          assignment, sale, transfer or other disposition (except incremental ad
          valorem, property, or similar taxes that arise due to the price or
          terms of an assignment or transfer itself) or (ii) any involuntary
          assignment, sale, transfer or other disposition resulting from a
          bankruptcy or similar proceeding for relief of debtors in which such
          Tax Indemnitee is a debtor or a foreclosure by a creditor of the Tax
          Indemnitee of (A) the Lessor Parent of any of its interest in the
          Lessor or (B) the Lessor of all or any of its interest in the Property
          unless, in each case, such assignment, sale, transfer or other
          disposition (1) occurs during the continuance of a Lease Event of
          Default, (2) occurs pursuant to a casualty, or the Lessee's exercise
          of a right under the Operative Documents, (3) results from any merger
          or consolidation of the Lessee or (4) results from any sublease,
          assignment, rebuilding, modification, substitution, improvement,
          replacement or addition of or to the Property by the Lessee but only
          if the Lessor has not consented to such action under the relevant
          provision of the Lease, if such consent is required.

               (vii)  Taxes that would not have arose but for the creation of or
          the existence of Lessor Parent's Liens or Lessor's Liens;

               (viii) Taxes imposed on any assignee or successor-in-interest to
          a Tax Indemnitee to the extent any such Taxes exceed the Taxes that
          would have been imposed had no assignment or transfer taken place
          determined under the law as in effect on the date of transfer
          (excluding however, any such incremental ad valorem, property or
          similar taxes that arise due to the price or terms of the assignment
          or transfer itself);

                                        6

<PAGE>

               (ix)   Taxes that are included as a part of the Lessor's Purchase
          Price;

               (x)    With respect to the Lessor Parent, Taxes for which the
          Lessee is obligated to indemnify the Lessor Parent under the Tax
          Indemnity Agreement (or which are expressly excluded from
          indemnification thereunder);

               (xi)   Taxes attributable to the failure of the Tax Indemnitee to
          comply with certification, information, documentation, reporting or
          other similar requirements concerning the nationality, residence,
          identity, connection with the jurisdiction imposing such Taxes or
          other similar matters, provided that the foregoing exclusion shall
                                 --------
          apply only such Tax Indemnitee is eligible to comply with such
          requirement, the Lessee shall have given such Tax Indemnitee timely
          written notice of such requirement and the Tax Indemnitee shall have
          determined in good faith that compliance with any such requirement
          shall not result in any identified non-immaterial adverse effect to
          its interests or to those of its Affiliates provided further, however
                                                      -------------------------
          that the immediately preceding proviso shall not apply if such
          certification, information, documentation, reporting or other similar
          requirements are required by law or regulation;

               (xii)  Taxes imposed on a Tax Indemnitee where the Tax
          Indemnitee's breach of its contest obligations under Section 4.7
          hereof effectively precludes the Lessee's ability to contest the
          Taxes;

               (xiii) Taxes to the extent imposed on any Tax Indemnitee
          resulting from an amendment, modification, supplement or waiver to any
          Operative Document which was not requested by the Lessee and as to
          which the Lessee is not a party and the Tax Indemnitee (or any
          Affiliate thereof) is a party unless such amendment, modification,
          supplement or waiver (A) was required by Applicable Law or the
          Operative Documents, (B) may be necessary or appropriate to, and is in
          conformity with, any amendment to any Operative Document requested by
          the Lessee in writing or required by Applicable Law, (C) is made while
          a Lease Event of Default shall have occurred and be continuing or (D)
          was expressly consented to by the Lessee or any of its Affiliates in
          writing; and

               (xiv)  Taxes imposed under Section 4975 of the Code or under
          subtitle B of Title I of ERISA.

          Section 4.3  Payment. Each payment required to be made by the Lessee
                       -------
to a Tax Indemnitee pursuant to this Section 4 shall be paid either (i) when due
directly to the applicable taxing authority by the Lessee if it is permitted to
do so, or (ii) where direct payment is not permitted and with respect to gross
up amounts, in immediately available funds to such Tax Indemnitee by the later
of (A) 30 days following the Lessee's receipt of the Tax Indemnitee's written
demand for the payment (which demand shall be accompanied by a statement of the
Tax Indemnitee describing in reasonable detail the Taxes for which the Tax
Indemnitee is demanding indemnity and the computation of such Taxes), (B)
subject to Section 4.7 below, in the case of amounts which are being contested
pursuant to such Section 4.7, at the time and in accordance with a Final
Determination of such contest or (C) in the case of any indemnity demand for
which the

                                        7

<PAGE>

Lessee has requested review and determination pursuant to Section 4.4 below, the
completion of such review and determination; provided, however, in no event
later than the date which is five Business Days prior to the date on which such
Taxes are required to be paid to the applicable taxing authority. Any amount
payable to the Lessee pursuant to Section 4.5 or Section 4.6 below shall be paid
promptly after the Tax Indemnitee realizes (or is deemed to realize) a Tax
Benefit giving rise to a payment under Section 4.5 or receives a refund or
credit giving rise to a payment under Section 4.6, as the case may be, and shall
be accompanied by a statement of the Tax Indemnitee computing in reasonable
detail the amount of such payment. Any amount that would be payable to the
Lessee pursuant to Section 4.5 or Section 4.6 below but for the fact that such
amount would be in excess of the amount of indemnity(ies) previously paid to the
Tax Indemnitee by the Lessee may be used as an offset against any future general
tax indemnity payments owed by the Lessee to such Tax Indemnitee. Upon the Final
Determination of any contest pursuant to Section 4.7 below in respect of any
Taxes for which the Lessee has made a Tax Advance (as defined in Section 4.7
below), the amount of the Lessee's obligation under Section 4.1 above shall be
determined as if such Tax Advance had not been made. Any obligation of the
Lessee under this Section 4 and the Tax Indemnitee's obligation to repay the Tax
Advance will be satisfied first by set off against each other, and any
difference owing by either party will be paid within 10 days of such Final
Determination.

          Section 4.4  Independent Examination. Within 15 days after the Lessee
                       -----------------------
receives any computation from a Tax Indemnitee (pursuant to Section 4.3 above),
the Lessee may request in writing that an independent public accounting firm
selected jointly by the Lessee and the Tax Indemnitee review and determine on a
confidential basis the amount of any indemnity payment by the Lessee to the Tax
Indemnitee pursuant to this Section 4 or any payment by a Tax Indemnitee to the
Lessee pursuant to Section 4.5 or Section 4.6 below. The Tax Indemnitee shall
cooperate with such accounting firm and supply it with all information (other
than income tax returns) reasonably necessary for the accounting firm to conduct
such review and determination provided, that such accounting firm shall agree in
writing in a manner satisfactory to the Tax Indemnitee to maintain the
confidentiality of such information. The parties hereto agree that the
independent public accounting firm's sole responsibility shall be to verify the
computation of any payment pursuant to this Section 4 and that matters of
interpretation of law or of this Lease or any other Operative Document are not
within the scope of the independent accountant's responsibility. The fees and
disbursements of such accounting firm will be paid by the Lessee; provided that
such fees and disbursements will be paid by the Tax Indemnitee if the
verification results in an adjustment in the Lessee's favor of five percent or
more of the indemnity payment or payments computed by the Tax Indemnitee
(calculated using a discount rate of seven percent). The determination of the
accounting firm shall be final, binding and conclusive on both the Tax
Indemnitee and the Lessee. Such accounting firm shall be requested to make its
determination within 20 days.

          Section 4.5  Tax Benefit. If, as the result of any Taxes paid or
                       -----------
indemnified against by the Lessee under this Section 4, the aggregate Taxes
payable by the Tax Indemnitee in connection with such payment for any taxable
period are less (whether by reason of a deduction, credit, allocation or
apportionment of income or otherwise and computed on the basis of the highest
generally applicable Tax rates applicable) than the amount of such Taxes that
otherwise would have been payable by such Tax Indemnitee (a "Tax Benefit"), then
                                                             -----------
to the extent such Tax Benefit was not taken into account in determining the
amount of indemnification payable under Section 4.1 above and provided no Lease
Event of Default shall have occurred and be continuing (in which

                                        8

<PAGE>

event the payment provided under this Section 4.5 shall be deferred until the
Lease Event of Default has been cured), such Tax Indemnitee shall pay to the
Lessee the lesser of (A) (y) the amount of such Tax Benefit, plus (z) an amount
equal to any United States Tax benefit actually realized by such Tax Indemnitee
as a result of the payment under clause (y) above and this clause (z) (such
benefit to be determined on the basis of the highest generally applicable Tax
rates applicable) and (B) the amount of the indemnity(ies) paid pursuant to this
Section 4 giving rise to such Tax Benefit. If it is subsequently determined that
the Tax Indemnitee was not entitled to such Tax Benefit, the portion of such Tax
Benefit that is required to be repaid or recaptured will be treated as Taxes for
which the Lessee shall indemnify the Tax Indemnitee pursuant to this Section 4
without regard to Section 4.2 (except Section 4.2(iii)).

          Section 4.6  Refund. If a Tax Indemnitee obtains a refund or credit of
                       ------
all or part of any Taxes paid, reimbursed or advanced by the Lessee pursuant to
this Section 4, the Tax Indemnitee promptly shall pay to the Lessee (x) the
amount of such refund or credit plus (y) an amount equal to any Tax benefit
actually realized by such Tax Indemnitee as a result of the payments to the
Lessee under clause (x) above and this clause (y) (such amounts to be determined
on the basis of the highest generally applicable Tax rates applicable), provided
that (A) if at the time such payment is due to the Lessee a Lease Event of
Default shall have occurred and be continuing, such amount shall not be payable
until such Lease Event of Default has been cured and (B) the aggregate amount
payable to the Lessee pursuant to this sentence shall not exceed the aggregate
amount of the indemnity(ies) paid pursuant to Section 4.3. If it is subsequently
determined that the Tax Indemnitee was not entitled to such refund or credit,
the portion of such refund or credit that is required to be repaid or recaptured
will be treated as Taxes for which the Lessee shall indemnify the Tax Indemnitee
pursuant to this Section 4 without regard to Section 4.2 (except Section
4.2(iii)). If, in connection with a refund or credit of all or part of any Taxes
paid, reimbursed or advanced by the Lessee pursuant to this Section 4, a Tax
Indemnitee receives an amount representing interest on such refund or credit,
the Tax Indemnitee promptly shall pay to the Lessee (1) the amount of such
interest that shall be fairly attributable to such Taxes paid, reimbursed or
advanced by the Lessee prior to the receipt of such refund or credit net of any
Taxes incurred on such interest and (2) any Tax savings realized by such Tax
Indemnitee as a result of the payments made by the Tax Indemnitee under (1) and
(2) (such benefit to be determined on the basis of the highest generally
applicable Tax rates applicable).

          Section 4.7  Contest.
                       -------

               (i)  Notice of Contest. If a written claim for payment is made by
          any taxing authority against a Tax Indemnitee for any Taxes with
          respect to which the Lessee may be liable for indemnity hereunder (a
          "Tax Claim"), such Tax Indemnitee shall give the Lessee written notice
          of such Tax Claim promptly after its receipt, and shall furnish the
          Lessee with copies of such Tax Claim and all other writings received
          from the taxing authority to the extent relating to such claim,
          provided that failure so to notify the Lessee shall not relieve the
          --------
          Lessee of any obligation to indemnify the Tax Indemnitee hereunder
          except to the extent that such failure effectively precludes the
          ability to conduct a contest hereunder. The Tax Indemnitee shall not
          pay such Tax Claim until at least 30 days after providing the Lessee
          with such written notice, unless required to do so by law or
          regulation.

                                        9

<PAGE>

               (ii)  Control of Contest. Subject to Section 4.7(iii) below, the
          Lessee will be entitled to contest (acting through counsel selected by
          the Lessee and reasonably acceptable to the Tax Indemnitee), and
          control the contest of, any Tax Claim if (i) the contest of the Tax
          Claim may be pursued in the name of the Lessee; (ii) the contest of
          the Tax Claim must be pursued in the name of the Tax Indemnitee but
          can be pursued independently from any other proceeding involving a tax
          liability of such Tax Indemnitee for which the Lessee is not
          responsible (with the Tax Indemnitee agreeing to use reasonable
          efforts to sever the contest of any indemnified Tax from the contest
          of any unindemnified Tax so that the Lessee can control the contest of
          the indemnified Tax), or (iii) the Tax Indemnitee requests that the
          Lessee control such contest. In the case of all other Tax Claims,
          subject to Section 4.7(iii) below, the Tax Indemnitee will contest the
          Tax Claim if the Lessee shall request that the Tax be contested, and
          the following rules shall apply with respect to such contest:

                     (1) the Tax Indemnitee will control the contest of such Tax
          Claim in good faith (acting through counsel selected by the Tax
          Indemnitee and reasonably acceptable to the Lessee),

                     (2) at the Lessee's written request, if payment is made to
          the applicable taxing authority, the Tax Indemnitee shall use all
          reasonable efforts to obtain a refund thereof in appropriate
          administrative or judicial proceedings, and

                     (3) the Tax Indemnitee shall not otherwise settle,
          compromise or abandon such contest without the Lessee's prior written
          consent except as provided in Section 4.7(iv) below.

In either case, the party conducting such contest shall consult with and keep
reasonably informed the other party and its designated counsel with respect to
such Tax Claim, shall provide the other party with copies of any reports or
claims issued by the relevant auditing agents or taxing authority as well as
redacted portions of tax returns, and shall consider and consult in good faith
with the other party regarding any request (a) to resist payment of Taxes if
practical and (b) not to pay such Taxes except under protest if protest is
necessary and proper (but the decision regarding what actions are to be taken
shall be made by the controlling party in its sole judgment; provided, however,
                                                             --------  -------
that (subject to Section 4.7(iv) below) if the Tax Indemnitee is the controlling
party, such Tax Indemnitee may not settle the contest without the consent of the
Lessee).

               (iii) Conditions of Contest. Notwithstanding the foregoing, in no
          event shall the Lessee be permitted or a Tax Indemnitee be required to
          contest (or to continue the contest of) any Tax Claim, unless:

                     (1) within 30 days after notice by the Tax Indemnitee to
          the Lessee of such Tax Claim, the Lessee shall request in writing to
          the Tax Indemnitee that such Tax Claim be contested; provided that if
          a shorter period is required for taking action with respect to such
          Tax Claim and the Tax Indemnitee notifies the Lessee of such
          requirement, the Lessee shall use reasonable efforts to request such
          contest within such shorter period,

                                       10

<PAGE>

                     (2) no Lease Default or Lease Event of Default has occurred
          and is continuing,

                     (3) there is (i) no realistic risk of sale, forfeiture or
          loss of, or the creation of a Lien on the Lessor's or Lessor Parent's
          interest in the Property or any material portion thereof or any
          interest therein (other than a Permitted Lien) and (ii) no risk of the
          imposition of criminal penalties as a result of such Tax Claim;
          provided that clause (3)(i) shall not apply if the Tax is fully paid
          in either manner specified in clause (4) below or the Lessee posts
          security satisfactory to the Tax Indemnitee,

                     (4) if such contest involves payment of such Tax, the
          Lessee will either advance to the Tax Indemnitee on an interest-free
          basis and at no after tax cost to such Tax Indemnitee (a "Tax
                                                                    ---
          Advance") or pay such Tax Indemnitee the amount payable by the Lessee
          -------
          pursuant to Section 4.1 above with respect to such Tax,

                     (5) the Lessee agrees to pay (and pay on demand) and at no
          after tax cost to such Tax Indemnitee all reasonable costs and
          expenses incurred by the Tax Indemnitee in connection with the contest
          of such claim (including all reasonable legal fees and disbursements),

                     (6) the Tax Indemnitee has been provided at the Lessee's
          sole expense with an opinion of independent tax counsel selected by
          the Lessee and reasonably acceptable to the Tax Indemnitee to the
          effect that there is a Reasonable Basis for contesting such Tax Claim,

                     (7) the amount of Taxes in controversy, taking into account
          the amount of all similar and logically related Taxes with respect to
          the transactions contemplated by the Operative Documents that could be
          raised in any other year (including any future year) not barred by the
          statute of limitations, exceeds $30,000,

                     (8) the Lessee shall acknowledge in writing its liability
          to indemnify the Tax Indemnitee hereunder in respect of such claim if
          the contest is not successful, provided that such acknowledgment of
                                         --------
          liability shall not be binding if the contest is resolved on a basis
          from which it can be established that the Lessee would not be required
          to indemnify the Tax Indemnitee under this Section 4 in the absence of
          such acknowledgment, and

                     (9) in the case of a judicial appeal, no appeal to the U.S.
          Supreme Court shall be required of the Tax Indemnitee or shall be
          permitted by the Lessee.

               (iv)  Waiver of Indemnification. Notwithstanding anything to the
          contrary contained in this Section 4, the Tax Indemnitee at any time
          may elect to decline to take any action or any further action with
          respect to a Tax Claim and may in its sole discretion settle or
          compromise any contest with respect to such Tax Claim without the
          Lessee's consent if the Tax Indemnitee:

                                       11

<PAGE>

                     (1) waives its right to any indemnity payment by the Lessee
          pursuant to this Section 4 in respect of such Tax Claim (and any other
          claim for Taxes with respect to any other taxable year the contest of
          which is effectively precluded by the Tax Indemnitee's decision not to
          take (or not to take any further) action with respect to the Tax
          Claim), and

                     (2) promptly repays to the Lessee any Tax Advance and any
          amount paid to such Tax Indemnitee under Section 4.1 above in respect
          of such Taxes, but not any costs or expenses with respect to any such
          contest.

Except as provided in the preceding sentence, any such waiver shall be without
prejudice to the rights of the Tax Indemnitee with respect to any other Tax
Claim.

          Section 4.8  Reports. If any report, statement or return is required
                       -------
to be filed by a Tax Indemnitee with respect to any Tax that is subject to
indemnification under this Section 4, the Lessee will (1) notify the Tax
Indemnitee in writing of such requirement not later than 30 days prior to the
date such report, statement or return is required to be filed (determined
without regard to extensions) and (2) if so directed by the Tax Indemnitee and
if the return to be filed reflects only information in respect of the
transactions contemplated by the Operative Documents, prepare and furnish to
such Tax Indemnitee not later than 30 days prior to the date such report,
statement or return is required to be filed (determined without regard to
extensions) a proposed form of such report, statement or return for filing by
the Tax Indemnitee. Each Tax Indemnitee and the Lessee will timely provide the
other with all information in its possession that the other party may reasonably
require and request to satisfy its obligations under this Section 4.

          Section 4.9  Non-Parties. If a Tax Indemnitee is not a party to this
                       -----------
Agreement, the Lessee may require such Tax Indemnitee to agree in writing, in a
form reasonably acceptable to the Lessee, to the terms of this Section 4 prior
to making any payment to such Tax Indemnitee under this Section. Subject to the
preceding sentence, the Lessee's obligations under this Section 4 shall inure to
the benefit of each and every Tax Indemnitee without regard to whether such Tax
Indemnitee is a party to this Agreement.

                                   ARTICLE V

                                 RENEWAL OPTIONS
                                 ---------------

          Section 5.1  Fixed Rate Renewal Term. Upon the expiration of the Basic
                       -----------------------
Term, Lessee shall have the right and option, subject to the terms of this
Article 5, to extend the Lease Term for five (5) successive fixed rate renewal
terms (each such renewal term, a "Fixed Rate Renewal Term") of five (5) years
                                  -----------------------
each commencing immediately following the expiration of the Basic Term or the
previous Fixed Rate Renewal Term, as the case may be.

          Section 5.2  FMV Renewal Terms. Upon the expiration of the Basic Term
                       -----------------
and the last Fixed Rate Renewal Term, Lessee shall have the right and option,
subject to the terms of this Article 5, to extend the Lease Term for one (1)
successive fair market value renewal period of five (5) years (the "FMV Renewal
                                                                    -----------
Term"; each Fixed Rate Renewal Term and the FMV Renewal Term shall be
----
collectively referred to as the "Renewal Terms").
                                 -------------

                                       12

<PAGE>

          Section 5.3  Conditions to Renewal Terms. The right and option of
                       ---------------------------
Lessee to extend this Lease for any of the Renewal Terms shall be subject to the
following terms:

               (i)   At the commencement of any of the Renewal Terms, this Lease
          shall be in full force and effect and no Material Lease Default or
          Lease Event of Default shall have occurred and be continuing;

               (ii)  Lessee shall have exercised its right to each Fixed Rate
          Renewal Term by giving irrevocable written notice to the Lessor no
          later than twelve (12) months prior to the expiration of the Basic
          Term or the previous Fixed Rate Renewal Term; and

               (iii) Lessee shall have exercised its right to each FMV Renewal
          Term by giving irrevocable written notice to Lessor no later than
          fifteen (15) months prior to the expiration of the Basic Term or the
          then current Renewal Term; and

               (iv)  Each Renewal Term shall be on the same terms, covenants and
          conditions set forth in this Lease; provided, however, that Basic Rent
                                              --------  -------
          shall be determined in the manner set forth in Section 5.4 hereof.

          Section 5.4  Rent During Renewal Terms. (a) (a) Basic Rent for each
                       -------------------------
Rent Payment Date during the first two (2) Fixed Rate Renewal Terms shall be
payable monthly in advance and in the amounts and on the day of each month that
Basic Rent was due during the last year of the Basic Term. Basic Rent for each
Rent Payment Date during each Fixed Rate Renewal Term after the first two (2)
Fixed Rate Renewal Terms shall be payable monthly in advance on the day of each
month that Basic Rent was due during the last year of the Basic Term and in the
amount of 105% of Basic Rent that was due during the last year of the
immediately preceding Fixed Rate Renewal Term.

          (b)  Basic Rent for each FMV Renewal Term shall be the Fair Market
Rental Value of the Property as of the date of commencement of such FMV Renewal
Term, determined in accordance with the Appraisal Procedure not more than two
hundred seventy (270) days prior to the commencement of such FMV Renewal Term
payable monthly in advance on the day of each month that Basic Rent was due
during the last year of the Basic Term or of the preceding Renewal Term, as the
case may be.

                                   ARTICLE VI

                                EARLY TERMINATION
                                -----------------

          Section 6.1  Obsolescence Termination. So long as no Lease Event of
                       ------------------------
Default has occurred and is continuing, the Lessee shall have the right, on the
terms and subject to the conditions contained in this Section 6.1, at its option
at any time during the period commencing on the date which is the first day of
the eleventh (11th) lease year and ending on the date that is at least fifteen
(15) months prior to expiration of the Basic Term, on at least one hundred
twenty (120) days' irrevocable (subject to the second succeeding paragraph)
prior written notice (a "Notice of Termination") to the Lessor, to terminate
                         ---------------------
this Lease on any Rent Payment Date (the "Termination
                                          -----------

                                       13

<PAGE>

Date"), if the Property shall have become Obsolete or if Lessee shall have made
----
a good faith determination, such good faith determination to be evidenced by an
Officer's Certificate delivered to the Lessor, to the effect that disposition of
the Property is necessary or advisable for purposes of complying with Applicable
Laws and Regulations. In connection with and at the time of delivery of any
Notice of Termination, Lessee shall notify Lessor of its election to (x) make a
rejectable offer to cause the Property to be sold as hereinafter provided or (y)
make a termination payment equal to an amount equal to the sum of the remaining
Basic Rent Payments that would have been due to the Lessor through the Basic
Term had this lease continued in full force and effect from the Termination Date
to the end of such Basic Term (the "Basic Term Rent Amount").

          If the Lessee shall have chosen the option described in clause (x)
above, in connection with and at the time of delivery of any Notice of
Termination, Lessee shall deliver to Lessor an appraisal of the then-current
Fair Market Sales Value of the Property free and clear of the Lease (the
"Appraisal") determined in accordance with the Appraisal Procedure. During the
period commencing on the date of receipt by Lessor of the Notice of Termination
and ending on the date on which Lessor is no longer entitled to provide a
Retention Election, the Lessor, but not the Lessee, shall be entitled, directly
or through one or more agents, to seek bids for the sale of the Property. During
the period commencing with the date on which the Lessor is no longer entitled to
provide a Retention Election until the Termination Date, the Lessee, as
non-exclusive agent for the Lessor, shall undertake on behalf of the Lessor to
obtain cash bids for the purchase of the Property. Prior to solicitation of any
such bids, the Lessee and the Lessor shall agree on a form of contract of
purchase relating to the Property acceptable to the Lessor. The Lessee may use a
third party as its agent in connection with any such sale. In connection with so
acting as Lessor's agent, Lessee may, by written notice to Lessor delivered no
less than fifteen (15) days after expiration of the period during which Lessor
is entitled to provide a Retention Election, extend the Termination Date to any
Rent Payment Date not more than two hundred seventy (270) days from the
Termination Date initially designated in the Notice of Termination. The Lessee
shall certify to the Lessor in writing the amount and terms of each bid received
by the Lessee and the name and address of the Person submitting a bid (which
Person shall not be the Lessee, any Affiliate of the Lessee, or any Person with
an agreement to allow Lessee or any Affiliate of Lessee to use the Property at
any time during the three (3) year period following any such termination but may
be the Lessor). Unless Lessor should have delivered a Retention Election, on the
Termination Date (subject to receipt of the net sales price and all additional
payments and instruments specified in the next succeeding sentence), (i) the
Lessee shall deliver possession of the Property to such highest bidder, and (ii)
the Lessor shall, on an "as is, where is" basis and without recourse to or
warranty by the Lessor, except as to the absence of Lessor Liens and subject to
the same disclaimers as set forth in Section 7.1, simultaneously therewith sell
the Property to such highest bidder, the total net selling price realized at
such sale to be retained by the Lessor. In addition, on the Termination Date,
the Lessee shall deliver to Lessor an instrument in which Lessee agrees not to,
and not to permit any Affiliate to, directly or indirectly use the Property
during the three (3) year period following the Termination Date and shall pay to
the Lessor the sum of (A) the excess, if any, of the Termination Value
determined as of the Termination Date over the net sales price of the Property
paid to the Lessor pursuant to the preceding sentence, plus (B) all accrued and
unpaid Basic Rent as of the Termination Date, if any, plus (C) any Make-Whole
Amount, plus (D) any Additional Rent then accrued and unpaid as of the
Termination Date.

                                       14

<PAGE>

          Notwithstanding the foregoing, the Lessor may elect to retain, rather
than sell, its interest in the Property by giving irrevocable notice to that
effect to the Lessee provided that such irrevocable notice (a "Retention
                     --------                                  ---------
Election") is given no later than one hundred twenty (120) days after the
--------
receipt of the Notice of Termination. If the Lessor elects to retain its
interest in the Property pursuant to this paragraph, on the Termination Date the
Lessee shall deliver possession of the Property to Lessor or Lessor's designee
and the Lessee shall pay to the Lessor or to whoever is entitled thereto, on the
scheduled Termination Date, the amount set forth in clauses (B) and (D) of the
preceding paragraph.

          If the Lessee shall have chosen the option described in clause (y) of
the first paragraph of this Section 6.1, on the Termination Date (i) the Lessee
shall deliver possession of the Property to the Lessor, (ii) the Lessee shall
pay to the Lessor the Basic Term Rent Amount, plus all accrued and unpaid Basic
Rent as of the Termination Date, if any, plus any Additional Rent accrued and
unpaid as of the Termination Date and (iii) upon delivery of the Property to the
Lessor and payment of the amount set forth in clause (ii) above, this Lease
shall terminate.

          Anything in this Section 6.1 to the contrary notwithstanding, the
Lessee shall have the right to revoke any Notice of Termination in which the
Lessee chose the option described in clause (x) of the first paragraph of this
Section 6.1 on not more than two (2) occasions during the Lease Term if, with
respect to each such occasion, during the period in which the Lessee had the
right to serve as agent for the Lessor to obtain cash bids either (i) there were
no cash bids or (ii) all such cash bids were for an amount less than 90% of the
Fair Market Sales Value of the Property as set forth in the Appraisal. Lessee
shall pay the Lessor's reasonable expenses incurred in connection with the
rescinded termination or incurred in connection with the completed termination.

          If, in connection with any occasion on which the Lessee shall have
chosen the option described in clause (x) of the first paragraph of this Section
6.1, an acceptable bid for the Property shall not have been obtained or if a
sale shall not have occurred on or as of the Termination Date, then this Lease
shall continue in full force and effect until an acceptable bid is obtained and
a sale shall have occurred. If the Lessee shall fail to pay all amounts due
under and pursuant to this Section 6.1 on the scheduled Termination Date, no
sale shall be consummated, this Lease shall continue in full force and effect
and it shall be deemed that Lessee has revoked its Notice of Termination.

          Upon compliance by the Lessee with the provisions of this Section 6.1,
the obligation of the Lessee to pay Basic Rent after the Termination Date shall
cease, the Lease Term shall end and the obligations of the Lessee hereunder
(other than any such obligations expressly surviving termination of this Lease)
shall terminate as of the Termination Date. The Lessor shall be under no duty to
solicit bids, to inquire into the efforts of the Lessee to obtain bids or
otherwise to take any action in connection with any such sale other than to sell
its interest in the Property as provided above.

                                       15

<PAGE>

                                  ARTICLE VII

                              CONDITION OF PROPERTY
                              ---------------------

          Section 7.1  Disclaimers. The Property is demised and let by the
                       -----------
Lessor "AS IS" in its present condition, subject to (a) the rights of any
parties in possession thereof, (b) the state of the title thereto existing at
the time the Lessor acquired title to its interest in the Property, (c) any
state of facts which an accurate survey or physical inspection might show
(including the survey delivered on the Lease Term Commencement Date), (d) all
Applicable Laws and Regulations and (e) any violations of Applicable Laws and
Regulations which may exist on the Lease Term Commencement Date. The Lessee has
examined the Property and (insofar as the Lessee is concerned) has found the
same to be satisfactory. THE LESSOR HAS NOT MADE NOR SHALL BE DEEMED TO HAVE
MADE ANY REPRESENTATION OR WARRANTY, EXPRESS OR IMPLIED, NOR SHALL BE DEEMED TO
HAVE ANY LIABILITY WHATSOEVER AS TO THE VALUE, HABITABILITY, CONDITION, DESIGN,
OPERATION, OR FITNESS FOR USE OF THE PROPERTY (OR ANY PART THEREOF), OR ANY
OTHER REPRESENTATION OR WARRANTY WHATSOEVER, EXPRESS OR IMPLIED, WITH RESPECT TO
THE PROPERTY (OR ANY PART THEREOF) AND THE LESSOR SHALL NOT BE LIABLE FOR ANY
LATENT, HIDDEN, OR PATENT DEFECT THEREIN OR THE FAILURE OF THE PROPERTY, OR ANY
PART THEREOF, TO COMPLY WITH ANY APPLICABLE LAWS AND REGULATIONS except that the
Lessor hereby represents and warrants that the Property is and shall be free of
Lessor Liens attributable to Lessor. It is agreed that the Lessee has been
afforded full opportunity to inspect the Property, is satisfied with the results
of its inspections of the Property and is entering into this Lease solely on the
basis of the results of its own inspections and all risks incident to the
matters discussed in the preceding sentence, as between the Lessor, on the one
hand, and the Lessee, on the other, are to be borne by the Lessee. The Lessee
acknowledges that the Property has been subject to a sale-leaseback transaction
among the Lessee, the Seller and the Lessor and, therefore, the Lessee is fully
familiar with the condition of the Property and is not looking to any other
Person as to any warranty with respect thereto. The provisions of this Article
VII have been negotiated, and, except to the extent otherwise expressly stated,
the foregoing provisions are intended to be a complete exclusion and negation of
any representations or warranties by the Lessor, express or implied, with
respect to the Property, that may arise pursuant to any law now or hereafter in
effect, or otherwise.

                                  ARTICLE VIII

                                      LIENS
                                      -----

          The Lessee shall not directly or indirectly create, incur, assume or
suffer to exist any Lien on or with respect to the Property, any Basic Rent,
title thereto or any interest therein, except in all cases Permitted Liens. The
Lessee shall promptly, but not later than thirty (30) days after the filing
thereof, at its own expense, take such action as may be necessary duly to
discharge or eliminate or bond in a manner reasonably satisfactory to the Lessor
any such Lien (other than Permitted Liens) and provide title endorsement
coverage as Lessor may reasonably request if the same shall arise at any time.

                                       16

<PAGE>

          Nothing contained in this Lease shall be construed as constituting the
consent or request of the Lessor, express or implied, to or for the performance
by any contractor, laborer, materialman, or vendor of any labor or services or
for the furnishing of any materials for any construction, alteration, addition,
repair or demolition of or to the Property or any part thereof, which would
result in any liability of the Lessor for payment therefor. NOTICE IS HEREBY
GIVEN THAT THE LESSOR WILL NOT BE LIABLE FOR ANY LABOR, SERVICES OR MATERIALS
FURNISHED OR TO BE FURNISHED TO THE LESSEE, OR TO ANYONE HOLDING AN INTEREST IN
THE PROPERTY OR ANY PART THEREOF THROUGH OR UNDER THE LESSEE, AND THAT NO
MECHANIC'S OR OTHER LIENS FOR ANY SUCH LABOR, SERVICES OR MATERIALS SHALL ATTACH
TO OR AFFECT THE INTEREST OF THE LESSOR IN AND TO THE PROPERTY.

                                   ARTICLE IX

                      MAINTENANCE AND REPAIR; ALTERATIONS,
                      ------------------------------------
                           MODIFICATIONS AND ADDITIONS
                           ---------------------------

          Section 9.1  Maintenance and Repair. The Lessee, at its own expense,
                       ----------------------
shall at all times, (a) maintain the Property in good order and repair, subject
to ordinary wear and tear, provided, however, the Lessee shall make such
                           --------  -------
additions, improvements and updates to the Property as may be necessary to
maintain the Property consistent with the standards then applicable to other
similar properties owned and operated by the Lessee and its Affiliates, but in
no event less than the standards of other prudent owners of similar office and
research and development facilities; provided, further, however, the Lessee
                                     --------  -------  -------
shall satisfy the recommendations with respect to the Property set forth in
Schedule Y attached hereto no later than November 30, 2001; (b) maintain the
Property in accordance with all Applicable Laws and Regulations; (c) comply with
the standards imposed by any insurance policies required to be maintained
hereunder which are in effect at any time with respect to the Property or any
part thereof; and (d) make all necessary or appropriate repairs, replacements
and renewals of the Property which may be required to keep the Property in the
condition required by the preceding clause (a), whether interior or exterior,
structural or nonstructural, ordinary or extraordinary, foreseen or unforeseen,
and including, without limitation, repairs, replacements and renewals that would
constitute capital expenditures under GAAP if incurred by an owner of property.
The Lessee waives any right that it may now have or hereafter acquire to (i)
require the Lessor to maintain, repair, replace, alter, remove or rebuild all or
any part of the Property or (ii) make repairs at the expense of the Lessor. All
such repairs, restorations and replacements shall be constructed and installed
in a good and workmanlike manner in compliance with Applicable Laws and
Regulations. In carrying out its obligations under this Section 9.1, the Lessee
shall not discriminate in any way in the maintenance of the Property as compared
with other similar properties owned, managed or leased by the Lessee.

          Section 9.2  Alterations; Additions.
                       ----------------------

          (a)  (i)  Lessee shall make all alterations, renovations,
          modifications or improvements to the Improvements, including, without
          limitation, construction of new facilities with respect thereto and
          expansion and re-arrangement of the Improvements, destruction or
          demolition of existing Improvements (provided that

                                       17

<PAGE>

such destruction or demolition does not reduce the number of rentable square
feet of the Improvements) and complete re-construction of a facility or any part
thereof which is included as part of the Property (collectively, "Alterations"),
                                                                  -----------
which are required by Applicable Laws and Regulations.

               (ii)  Provided Lessee at the time of an Alteration maintains a
          Credit Rating of Investment Grade or higher, Lessee may make any
          Alteration not required by Applicable Laws and Regulations, the cost
          of which is ten percent (10%) or less of the Purchase Price of the
          Property, without Lessor's and Lender's consent;

               (iii) Provided Lessee at the time of an Alteration maintains a
          Credit Rating of Investment Grade or higher, Lessee may make any
          Alteration not required by Applicable Laws and Regulations, the cost
          of which is more than ten percent (10%) of the Purchase Price of the
          Property, with Lessor's and Lender's prior consent, which consent
          shall not be unreasonably withheld;

               (iv)  In the event Lessee shall not then maintain a Credit Rating
          of Investment Grade or higher, Lessee shall not have the right to make
          any Alteration not required by Applicable Laws or Regulations the cost
          of which exceeds $250,000 unless Lessee shall have received the prior
          written consent of Lessor, not to be unreasonably withheld or delayed,
          and Lessee shall have delivered to Lessor security for the benefit of
          the Lessor and the Lender in form and substance reasonably
          satisfactory to the Lessor, and in amounts at all times sufficient
          (and which may be applied, with the consent of Lessor and Lender) to
          complete such Alteration.

Lessee's right to make Alterations is subject to the conditions that:

               (x)   such Alterations do not decrease (other than to a de
          minimis extent) the Fair Market Sales Value, Residual Value,
          condition, utility or Remaining Life of the Property below the Fair
          Market Sales Value, Residual Value, condition, utility or Remaining
          Life of the Property immediately prior to the Alterations (assuming
          the Property was in the condition required by this Lease) and such
          Alterations do not cause the Property to be characterized as
          "limited-use property" (as defined in Revenue Procedure 2001-28); and

               (y)   Lessee has delivered to Lessor and Lender the plans and
          specifications relating to the proposed Alteration which, in cases
          where Lessor's and Lender's consent to an Alteration is required,
          shall be subject to Lessor's and Lender's approval, not to be
          unreasonably withheld or delayed. With respect to any Alteration,
          Lessee shall certify that: (x) any new structures, and any structural
          alterations, additions or additional buildings or structures, shall be
          built under the supervision of a certified architect, (y) the
          structural integrity of the existing buildings will not be impaired by
          such work, and (z) such new structures, structural alterations,
          additions or additional buildings or structures or the results of such
          demolition will not encroach upon (or with respect to demolitions,
          cause any damage to) any adjacent premises. With respect to
          demolitions, Lessee shall certify,

                                       18

<PAGE>

          with respect to buildings not demolished, the substance of subclause
          (y) of the immediately preceding sentence, and with respect to
          buildings being demolished, the substance of subclause (z) of the
          immediately preceding sentence.

          (b) It is understood and agreed that, so long as no Material Lease
Default or Lease Event of Default shall have occurred and be continuing, Lessee
shall have the right to construct on the Land, with the consent of Lessor and
Lender (such consent not to be unreasonably withheld or delayed), additional
buildings and other facilities which are not an integral part of the
Improvements ("Additions") so long as such Additions and the impact of such
               ---------
Additions on the Property meet the conditions set forth in Sections 9.2(a)(i)
and 9.2(a)(ii) above. In addition, the Lessor and Lender agree pursuant to
Section 23.12 below, to provide such easements as may be reasonably requested by
the Lessee in connection with such Additions, provided that such easements do
                                              --------
not cause the Property and Alterations to fail to meet the conditions set forth
in Section 9.2(a)(i) above.

          (c) If Lessee shall make or cause to be made any Alterations or
Additions, it shall do so in a good and workmanlike manner and, subject to
Section 9.9 hereof, in compliance with Applicable Laws and Regulations, and such
Alterations or Additions, as the case may be, shall be free of Liens other than
Permitted Liens. Whenever Lessee is making Alterations or Additions, Lessee
shall commence such Alterations or Additions promptly and, once commenced, shall
diligently pursue the completion of such Alterations or Additions and, in any
event, shall complete such Alterations within the lesser of three (3) years
after commencement of such Alterations or Additions or the then remaining term
of this Lease. If any such Alterations or Additions shall not have been
completed prior to the expiration of this Lease, Lessee shall be deemed to
remain in possession of the Property and Section 3.6 hereof shall apply.

          (d) For the purpose of confirming that Lessee is not required to
remove any specified Alteration or Addition as required by Section 9.5, the
Lessee shall have the right to request the consent of the Lessor as to any
Alteration or Addition to the Property pursuant to this Section 9.2 as to which
consent is not otherwise required hereunder, which consent shall not be
unreasonably withheld. The reasonable cost and expense of Lessor's (i) review of
any plans and specifications or other documents required to be furnished
pursuant to this Lease or (ii) review/supervision of any such Alterations or
Additions shall be paid by Lessee to Lessor, within thirty (30) days after
demand, as Additional Rent.

          Section 9.3  Permanent and Non-Severable. All Alterations not required
                       ---------------------------
by Applicable Laws and Regulations, which are severable from the Property, which
have not been financed by the Lessor, and which may be removed therefrom without
(a) decreasing (other than to a de minimis extent) the Fair Market Sales Value,
Residual Value or Remaining Life of the Property from the Fair Market Sales
Value, Residual Value and Remaining Life that the Property would have had if
such Alterations had never been made and (b) causing material damage to the
Property (after taking into account the repairs which would be required to
return the Property to its condition prior to the time that such Alterations
were made (provided that Lessee makes all such repairs)) ("Severable
           --------                                        ---------
Alterations") shall remain the property of Lessee. Not earlier than sixty (60)
-----------
days prior to the surrender of the Property, the Lessor may elect to purchase on
the Lease Termination Date from the Lessee any Severable Alterations (if not
already owned by the Lessor, previously removed by the Lessee or previously
identified for removal by Lessee) which purchase

                                       19

<PAGE>

shall be at the Fair Market Sales Value of such Alterations. Any such Severable
Alterations which Lessor has not purchased or requested be removed and which
Lessee elects to leave in place at the end of the Lease Term and all Additions
shall, at such time, become Lessor's property and title thereto shall vest in
Lessor without compensation to Lessee. All Alterations which are not Severable
Alterations will become part of the Property and title thereto will
automatically vest in Lessor when made without compensation to Lessee, and will
thereupon become part of the Property subject to this Lease. On the Lease
Termination Date at the request of Lessor, Lessee shall deliver a deed or bill
of sale on an "as is, where is" basis to Lessor covering all Alterations which
are not Severable Alterations and all other Alterations and Additions which
Lessee is not removing from the Property, in each case, appropriate to transfer
title to Lessor, free and clear of all Liens other than Permitted Liens.

          Section 9.4  Cooperation. If any Applicable Laws and Regulations
                       -----------
require that Lessor submit a request for governmental approvals and permits in
connection with any Alterations or Additions, Lessor shall, subject to the terms
and conditions of Section 23.12, cooperate in obtaining all necessary
governmental permits and approvals to complete any such Alterations or Additions
without any cost or expense to Lessor.

          Section 9.5  Obligations with Respect to Alterations and Additions at
                       --------------------------------------------------------
End of Term. At the end of the Lease Term, if requested by Lessor, Lessee shall
-----------
(at its expense) remove all Additions and all Alterations as to which the Lessor
has not consented to their construction or installation on the Property. Lessee
shall, at Lessee's sole cost and expense, diligently complete the removal of
such Additions and Alterations (including any portion thereof below ground
level) in a good and workmanlike manner in compliance with Applicable Laws and
Regulations, and shall restore the Land on which such Alterations or Additions
were constructed to its condition prior to the making of such Alterations or
Additions.

          Section 9.6  [Intentionally omitted.]

          Section 9.7  Compliance with Applicable Laws and Regulations. During
                       -----------------------------------------------
the Lease Term, at Lessee's expense and without expense to the Lessor, Lessee
will comply in all material respects with the provisions of all Applicable Laws
and Regulations governing the use, operation, condition or maintenance of, or
otherwise affecting, the Property; provided, however, that this Section 9.7
                                   --------  -------
shall not apply to compliance with Environmental Laws, which compliance shall be
governed solely by Section 9.8.

          Section 9.8  Environmental Covenants. In order to induce Lessor to
                       -----------------------
enter into this Lease, Lessee covenants and agrees during the term of this
Lease:

          (a)  to comply and to cause all assignees, tenants, sub-tenants and
other Persons occupying or conducting business on the Property to comply with
all Environmental Laws applicable to the Property or any operation thereon or to
Lessee or its subtenants, assignees, tenants as occupants of the Property or
other Persons occupying or conducting business on the Property;

          (b)  to have sole responsibility for any and all costs and expenses of
compliance with applicable Environmental Laws, including any such compliance
directed to the Lessor or to

                                       20

<PAGE>

which any of Lessor, or Lessee or its subtenants, assignees, tenants or other
Persons occupying or conducting business on the Property may become subject;

           (c) not to generate, use, treat, store, handle, Release or dispose
of, or permit the generation, use, treatment, storage, handling, Release or
disposal of Hazardous Materials on the Property, or transport or permit the
transportation of Hazardous Materials to or from the Property in any quantity or
manner which would violate, or give rise to liability under, any applicable
Environmental Laws;

           (d) to conduct or cause to be conducted any investigation, study,
sampling and testing and undertake any Remedial Action with respect to Hazardous
Materials on or from the Property (including, for the avoidance of doubt, with
respect to Hazardous Materials on or from the Property prior to commencement of
the Lease Term) as required by and in accordance with the requirements of the
applicable Environmental Laws;

           (e) (i)   Lessee shall promptly notify Lessor of (A) any fact,
circumstance, condition, occurrence or Release of Hazardous Materials occurring
at or from the Property relating to any underground storage tank or otherwise
that may be reasonably expected to result in an expense in excess of $500,000
relating to or as a result of noncompliance with any applicable Environmental
Law, such notice to be given no later than fifteen (15) Business Days after the
condition is discovered by Lessee or such Release or occurrence takes place,
whichever is later, and (B) any pending or threatened Environmental Claim that
may reasonably be expected to result in an expense in excess of $500,000 against
Lessee relating to the Property, such notice to be given no later than fifteen
(15) Business Days after Lessee receives written notice that such Environmental
Claim is commenced or threatened. To the extent possible, all such notices shall
describe in reasonable detail the nature of the Environmental Claim, fact,
circumstance, condition, occurrence or Release and Lessee's response thereto.

               (ii)  Upon the written request of Lessor, Lessee shall provide
           Lessor with copies of all written communications with any
           Governmental Authority or third party (other than any privileged
           written communication with counsel), and all other documents
           reasonably requested by the foregoing Persons relating to the subject
           of any notice required under Section 9.8(e)(i).

               (iii) Lessee shall provide reports relating to any Environmental
           Claim in such detail as may reasonably be requested by Lessor. In
           addition, if any fact, circumstance, condition, occurrence or Release
           occurs at or from the Property that relates to any underground
           storage tank or otherwise that may reasonably be expected to result
           in an expense in excess of $500,000 relating to or as a result of
           noncompliance with any applicable Environmental Law or Environmental
           Claim, Lessor may require with respect to the Property that is the
           subject of the claim, at Lessee's sole cost and expense, the
           undertaking of a Phase I environmental audit and, if such Phase I
           environmental audit discloses any environmental condition or
           conditions that reasonably require a Phase II environmental audit, a
           Phase II environmental audit for the Property. All audits pursuant to
           this provision shall be prepared by a consultant that is, and the
           scope of the audit shall be, reasonably acceptable to Lessor.

                                       21

<PAGE>

                (iv)  Subject to the terms of Article XV, Lessor, Lender and
           their respective agents, employees, contractors and representatives
           shall have the right, but not the duty, at Lessor's cost and expense
           (unless a Lease Event of Default is continuing, in which case such
           inspection will be at Lessee's cost and expense), to enter upon the
           Property during reasonable times and upon reasonable notice to
           monitor and inspect any fact, circumstance, condition, occurrence or
           Release of Hazardous Materials thereon that relates to an underground
           storage tank or otherwise that may result in an expense in excess of
           $500,000 relating to or as a result of non-compliance with any
           applicable Environmental Law. In exercising its rights herein, each
           such party shall use reasonable efforts to minimize interference with
           the Lessee's business but any such entry shall not constitute an
           eviction of Lessee, in whole or in part. If any Governmental
           Authority shall ever require testing to ascertain whether there has
           been a Release or violation of applicable Environmental Laws, then
           the costs thereof shall be paid by Lessee; and

           (f) Lessee shall maintain the Property and cause alterations to be
performed to the Property in compliance with Environmental Laws applicable to
asbestos.

           Section 9.9 Contests. (a) Subject to the terms of Section 9.9(b) of
                       --------
this Lease, during the Lease Term, Lessee may contest the validity or
application of any Applicable Laws and Regulations (other than with respect to
any matters described in the Tax Indemnity Agreement, as to which the Tax
Indemnity Agreement shall control) or the validity or amount of any Impositions
or Liens by appropriate proceedings diligently conducted in good faith in the
name of Lessee, or, if the provisions of any Applicable Laws and Regulations
require that such proceeding be brought by or in the name of Lessor, with
Lessor, in the name of Lessor, or both, without any cost or expense to Lessor so
long as such proceedings shall not interfere with the disposition of the
Property or any part thereof or involve (i) any material risk of the sale,
forfeiture or loss of the Property or any part thereof or title thereto or any
interest therein, (ii) a material risk of extending the ultimate imposition of
such Applicable Laws and Regulations beyond the termination of the Lease Term,
(iii) any risk of criminal liability being imposed on the Lessor, or (iv) a
material risk of reduction of the value, utility or remaining useful life
(except to an insignificant extent) of the Property.

           (b) Subject to Section 9.9(a) and satisfaction of the following
conditions, Lessee, at its sole cost and expense, may contest the assertion by
any Governmental Authority or any other Person of any Applicable Laws and
Regulations affecting all or a portion of the Property:

                (i)   no Lease Event of Default has occurred and is continuing;

                (ii)  such contest shall not present (A) any material danger of
           the sale, forfeiture or loss of any part of the Property, title
           thereto or interest therein, material interference with the use,
           value or disposition of the Property or the payment of Rent relating
           to the Property, or (B) any danger of criminal liability or material
           danger of any civil sanctions being imposed on the Lessor;

                (iii) such contest shall not result, or be reasonably likely to
           result, in any Lien against the Property or any Rent payable
           hereunder or, if such contest shall, or

                                       22

<PAGE>

           shall be reasonably likely to, result in any such Lien, and if the
           Lessee shall not then maintain a Credit Rating of Investment Grade,
           Lessee shall have provided additional security for the benefit of the
           Lessor and the Lender in form and substance, and in amounts,
           reasonably satisfactory to the Lessor;

                (iv) any such contests, once instituted, unless discontinued,
           settled or compromised, shall be prosecuted diligently until a final
           judgment is obtained; and

                (v)  Lessee may only delay compliance with the subject
           Applicable Laws and Regulations until the earliest to occur of: (A) a
           determination by the applicable judicial or Governmental Authority
           that the contest is unsuccessful, which determination is not, or
           ceases to be, subject to further appeal, (B) the discontinuance,
           settlement or compromise of such judicial proceeding or proceeding
           involving or heard by a Governmental Authority or (C) the last day of
           the Basic Term or any Renewal Term then in effect.

                                   ARTICLE X

                                LOCATION AND USE
                                ----------------

           Section 10.1 Location. Lessee shall not remove, or permit to be
                        --------
removed, the Improvements or any part thereof from the Property without the
prior written consent of the Lessor, except that the Lessee or any other Person
may remove (a) any Severable Alteration with respect to which title has passed
to or remained with the Lessee in accordance with the provisions of Section 9.3,
(b) any part of the Improvements on a temporary basis for the purpose of repair
or maintenance thereof or (c) any part of an Improvement which has been replaced
by another part pursuant to Section 9.2 and which has become subject to this
Lease.

           Section 10.2 Use. Lessee may use the Property for any lawful purpose,
                        ---
provided such use involves general office, research and development or
distribution purposes, and does not increase the risk of an Environmental Claim
("Permitted Uses"). Lessor shall not unreasonably withhold its consent to any
  --------------
other use of the Property by Lessee, so long as such use relates to the business
of manufacturing, distributing, assembling and designing automobile, truck and
off-highway vehicle parts. Lessee shall have the right not to utilize the
Property or any part thereof at any time and from time to time, subject to
compliance with all other terms of this Lease.

                                   ARTICLE XI

                                    INSURANCE
                                    ---------

           Section 11.1 Coverage. Subject to Lessee's rights of self-insurance
                        --------
set forth in this Section 11.1, Lessee shall maintain or cause to be maintained:

           (a) (i) all-risk property insurance covering each and every component
of the Property against physical loss or damage, including, but not limited to
fire and extended coverage, collapse, flood and earth movement in an amount at
least equal to the replacement value. Such

                                       23

<PAGE>

insurance policy shall contain an agreed amount endorsement waiving any
coinsurance penalty; (ii) loss of rental income insurance in an amount
sufficient to provide proceeds which will cover the actual loss of Basic Rent
during restoration, not to exceed a period of twelve (12) months.

           (b) "boiler and machinery" insurance with respect to damage (not
insured against pursuant to Section 11.1(a) hereof) to the boilers, pressure
vessels or similar apparatus located on the Property for risks normally insured
against under boiler and machinery policies;

           (c) commercial general liability insurance with respect to the
Property written on an occurrence basis (not claims made basis) with a limit of
not less than $1,000,000 per occurrence. Such coverage shall include, but shall
not be limited to, premises/operations, explosion, collapse, underground
hazards, hostile fire and limited sudden and accidental pollution, contractual
liability, independent contractors, property damage, bodily injury, advertising
injury and personal injury liability. Such insurance shall not contain an
exclusion for punitive or exemplary damages when insurable by law;

           (d) (i) Workers' Compensation insurance in accordance with statutory
provisions or qualified self-insurance covering accidental injury, illness or
death of an employee of Lessee while at work or in the scope of his employment
with Lessee and (ii) Employer's Liability in an amount not less than $1,000,000
or such greater amount as may be required by law. Such coverage shall not
contain any occupational disease exclusion; and

           (e) excess or umbrella liability insurance in an amount not less than
$10,000,000 written on an occurrence basis (i.e., not claims made basis)
                                            ----
providing coverage limits in excess of the insurance limits in (c) and (d)(ii)
above for all operations of the Lessee. Such insurance shall follow the form of
the primary insurance and drop down in case of exhaustion of underlying limits.
Such insurance shall not contain an exclusion for punitive or exemplary damages
where insurable under law.

           The insurance required to be maintained pursuant to this Lease shall
be no less favorable, except for limits of liability, than that generally
maintained by Lessee and its Affiliates on properties which are owned or
operated by them and all insurance carried pursuant to Sections 11.1(a) (i) and
11.1(a)(ii) or 11.1(c) shall be placed with such insurer having a minimum
Standard & Poor's rating of A and insurance carried pursuant to Sections 11.1(b)
and 11.1(e) shall be placed with such insurer having a minimum A.M. Best rating
of A.IX (or such other rating as Lessor and Lender may reasonably agree)
authorized to do business in the State in which the Property is located, and be
in such form, with terms, conditions, limits and deductibles as shall be
reasonably acceptable to the Lessor; provided that such insurance may be
reinsured by insurers in which Lessee or any of its Affiliates has an interest.

           To the extent that any of the levels of insurance specified above are
not available in the commercial market or not available at commercially
reasonable rates, the Lessee shall be entitled to maintain insurance at lower
levels or different terms and conditions so long as the coverage is consistent
with the practice of the Lessee.

           Any of the foregoing insurance coverages may be carried as a part of
blanket policies, provided that (i) amounts shall not be less than those
                  --------
required by this Section 11.1; (ii) any

                                       24

<PAGE>

such policy(ies) shall otherwise comply with the requirements of this Article
XI; (iii) the protection afforded, except for the limits of liability or the
exhaustion of aggregate limits, under any such policy(ies) shall be no less than
that which would have been afforded under a separate policy or policies relating
only to the Property; and (iv) each certificate of insurance shall explicitly
specify replacement value with respect to the Property coverage.

           Notwithstanding the preceding provisions of this Section 11.1, at any
time that the Lessee shall maintain a Credit Rating of BBB from Standard &
Poor's and Baa2 from Moody's, or higher, Lessee shall be entitled to self-insure
and/or have deductibles against any risks described in Section 11.1(a)-(d) so
long as such risks retained do not exceed $10,000,000 (as adjusted upwards
annually by the consumer price index) in any single occurrence and no Lease
Event of Default shall have occurred and be continuing for thirty (30) days. At
any time that the Lessee is not entitled to self-insure as described in the
immediately preceding sentence, (i) if the Lessee shall then maintain a Credit
Rating of Investment Grade or higher, the amount of any deductible with respect
to any property insurance policy required by this Lease shall be $250,000 or
less and with respect to any general liability insurance policy required by this
Lease shall be $1,500,000 or less or (ii) if the Lessee shall not then maintain
a Credit Rating of Investment Grade or higher, then within thirty (30) days of
the downgrade below Investment Grade, the amount of any deductible with respect
to any property or general liability insurance policy required by this Lease
shall not be greater than five percent 5% of annual Basic Rent. The Lessee may,
from time to time, increase the amount of self-insurance and/or deductibles from
the amounts set forth herein with the Lessor's prior written consent, such
consent not to be unreasonably withheld. In addition, with respect to insurance
required by Section 11.1(e), at the written request of the Lessor delivered not
less than sixty (60) days prior to the proposed effective date thereof, all
minimum amounts of policies (but not deductibles) shall be increased (but not
decreased) on or after the tenth (10th) anniversary of the Lease Term
Commencement Date and every five (5) years thereafter to the level that a
prudent lessee of comparable property would carry.

           Section 11.2 Policy Provisions. Any insurance policy required to be
                        -----------------
maintained by Lessee pursuant to Section 11.1 shall:

           (a) specify Lessee as the insured, Lessor as loss payee and Lender as
mortgagee and loss payee with respect to all property insurance, including
rental income insurance, and, except in the case of the insurance described in
Section 11.1(d), Lessor and Lender as additional insured in respect of claims or
suits for bodily injury or property damage arising from the use, ownership,
occupancy, lease or sublease of the Property as to all such insurances. It shall
be understood that any obligation imposed upon the Lessee, including but not
limited to the obligation to pay premiums, shall be the sole obligation of
Lessee and not of Lessor;

           (b) provide, in the case of insurance carried pursuant to Section
11.1(a) and (b), that all insurance proceeds in respect of any loss or
occurrence with respect to the Property (i) shall be adjusted with Lessee,
unless a (and only for so long as no) Lease Event of Default shall be
continuing, in which case such proceeds shall be adjusted solely with Lessor (or
Lender, if Lessor has assigned such right to Lender) and (ii) shall be payable
(x) to Lessee in accordance with Article XIV, and (y) in all other circumstances
to Lessor or the Depository or otherwise as Lessor may direct;

                                       25

<PAGE>

           (c)  provide that, in respect of the interests of Lessor and Lender,
such policies shall not be invalidated by any action or inaction of Lessee or
any other Person (other than the Person making the claim thereunder) and shall
insure Lessor and Lender regardless of, and any claims for losses shall be
payable notwithstanding:

                (i)   any act of negligence, including any breach of any
           condition or warranty in any policy of insurance, of Lessee or any
           other Person (other than the Person making the claim thereunder);

                (ii)  the occupation or use of the Property for purposes more
           hazardous than permitted by the terms of the policies;

                (iii) any foreclosure or other similar proceeding or notice of
           sale relating to any of the Property; and

                (iv)  any change in the title to or ownership of the Property
           after Lessee and its insurance underwriter has notice of such change
           in title or ownership;

           (d)  provide that such insurance shall be primary insurance and that
the insurers under such insurance policies shall be liable under such policies
without right of contribution from any other insurance coverage effected by or
on behalf of Lessor under any other insurance policies covering a loss that is
also covered under the insurance policies maintained or arranged by Lessee
pursuant to this Article XI and shall expressly provide that all provisions
thereof, except the limits of liability (which shall be applicable to all
insureds as a group) and liability for premiums (which shall be solely a
liability of Lessee), shall operate in the same manner as if there were a
separate policy covering each insured;

           (e)  provide that any cancellation thereof shall not be effective as
to Lessee, Lessor or Lender until at least thirty (30) days after receipt by
Lessee or Lessor, as applicable, of written notice thereof (except for the
nonpayment of premium for which ten (10) days notice shall be given); provided
                                                                      --------
that such delayed effectiveness shall not be required where the insurance
proposed to be canceled has been replaced with other insurance, or Lessee has
self-insured, in either case in accordance with the terms hereof; and

           (f)  waive any right of subrogation of the insurers against Lessor
and Lender and waive any right of the insurers to any setoff or counterclaim or
any other deduction, whether by attachment or otherwise, in respect of any
liability of Lessor or Lender.

           So long as no Lease Event of Default shall have occurred and be
continuing, the Lessee shall have the right to settle all claims with the
insurers.

           Section 11.3 Certificates of Insurance; Performance by Lessor. On or
                        ------------------------------------------------
prior to the Closing Date and on or before the fifteenth (15th) day prior to the
expiration of any policy maintained pursuant to this Article XI and not less
than five (5) days prior to any assignment of Lessee's interest in this Lease
permitted under Section 13.3 of this Lease or any sale or replacement of the
Property or any refinancing permitted under this Lease, Lessee shall deliver to
Lessor certificates of insurance issued by the insurers evidencing the insurance
maintained pursuant to this Article XI or, to the extent Lessee is permitted to
self-insure under the requirements established in

                                       26

<PAGE>

Section 11.1 of this Lease and Lessee has elected to do so, an Officer's
Certificate that self-insurance is permitted under Section 11.1 of this Lease
and that self-insurance is in place for any insurance coverage required under
this Article XI that is not otherwise evidenced by the insurers' certificates of
insurance. In the event that Lessee shall fail to maintain insurance or provide
notice of self-insurance as herein provided, Lessor and/or its successors,
designees, or assigns may at their respective option, but without obligation,
provide such insurance and, in such event, Lessee shall, within ten (10) days
after receipt of demand from time to time, reimburse Lessor and/or its
successors, designees, or assigns for the cost thereof, together with interest
on such cost at the Overdue Rate computed from the date of payment of such cost
to the date of reimbursement. Lessor and/or its successors, designees, or
assigns shall give prompt written notice to Lessee of any such insurance.

           Section 11.4 General. Notwithstanding anything to the contrary
                        -------
herein, no provision of this Article XI or any provision of this Lease shall
impose on Lessor any duty or obligation to verify the existence or adequacy of
the insurance coverage maintained by Lessee, nor shall Lessor be responsible for
any representations or warranties made by or on behalf of Lessee to any
insurance broker, company or underwriter.

           Section 11.5 Proceeds. All proceeds of property insurance policies or
                        --------
self-insurance maintained pursuant to this Article XI and the amount of any
deductible shall be paid in the manner set forth in Article XIV of this Lease;
provided, however, that, if the applicable Section of this Lease requires that
--------  -------
the proceeds of property insurance be retained by the Depository, and Lessee was
self-insured with respect to the occurrence which would have generated such
proceeds, then Lessee shall, within seven (7) days after receipt of written
notice from Lessor, pay a sum equal to the proceeds which would have been paid
by the insurance policies required under Section 11.1(a) (assuming that there
was no deductible allowed and no self-insurance in place), to the Depository as
though there were an actual policy of insurance in place.

           Section 11.6 Separate Insurance. Nothing in this Article XI shall be
                        ------------------
construed to prohibit Lessor from insuring at its own expense the Property or
its interest therein, provided any insurance so maintained shall not provide for
or result in a reduction of the coverage or the amounts payable under any of the
insurance required to be maintained by Lessee under this Article XI.

                                  ARTICLE XII

                               RETURN OF PROPERTY
                               ------------------

           Section 12.1 Surrender; Environmental Compliance. On the Lease
                        -----------------------------------
Termination Date, Lessee shall surrender the Property in good order and
condition, ordinary wear and tear and loss by casualty covered by insurance (to
the extent the proceeds have been received by the Lessor) excepted, free and
clear of all Liens other than Lessor Liens and Liens described in clause (vi) of
the definition of Permitted Liens, in the condition required by Section 9.1 of
this Lease. In the event Lessee elects, at its option, to remove any of the
equipment described on Schedule X, or any other property or equipment not
                       ----------
subject to this Lease, Lessee shall repair any damages caused by such removal
and restore the Property to the condition it was in prior to the installation of
such

                                       27

<PAGE>

equipment or property. Upon surrender, the Lessee shall deliver an Environmental
Report to the Lessor showing that the Property is in compliance with
Environmental Laws, which Environmental Report shall be dated within one hundred
twenty (120) days of the date of such surrender. The delivery of such
Environmental Report shall not relieve the Lessee of any indemnification
obligation or liability with respect to any Release, violation of Environmental
Law, Environmental Claim or other loss of or damage to any property or the
environment. Simultaneously with such surrender, Lessee shall deliver to Lessor:

                (i)   to the extent maintained by Lessee in the ordinary course
           of its business, originals of all transferable operating licenses,
           other licenses, certificates of occupancy, other certificates,
           permits, authorizations and approvals relating to the use and
           occupancy of the Property;

                (ii)  to the extent in the possession or control of Lessee (x)
           plans and specifications for all mechanical, electrical and HVAC
           systems pertaining to the Property and (y) as-built drawings,
           blueprints, operating and repair manuals, engineering logs and
           preventative maintenance records relating to the Property or any
           Alteration or Addition;

                (iii) maintenance contracts, warranties or claims related to the
           Property or any Alteration or Addition;

                (iv)  keys to the Property and all locks located therein in the
           possession or control of Lessee; and

                (v)   such other papers and documents in the possession and
           control of Lessee which may be necessary for the ownership or the
           proper operation of the Property.

                                  ARTICLE XIII

                        ASSIGNMENT, SUBLEASING AND MERGER
                        ---------------------------------

           Section 13.1 Subletting of Portions of the Property Without Lessor's
                        -------------------------------------------------------
Consent. The Lessee may sublease all or any part of the Property to any Person
-------
at any time on such terms and conditions as Lessee may desire in its sole
discretion, without the consent of Lessor; provided, however, that (i) any such
                                           --------  -------
sublease shall be expressly subject and subordinate to this Lease and shall not
release Lessee from any of its obligations or liabilities under this Lease or
under any other Operative Document; (ii) no such sublease may be entered into if
a Lease Event of Default has occurred and is continuing; (iii) any sublessee
shall not be bankrupt or insolvent at the inception of the sublease and shall be
permitted to use the Property only for Permitted Uses; (iv) any such sublease
shall be for a term that does not extend beyond the Basic Term or any Renewal
Term that has been irrevocably elected; (v) the sublease shall not contain any
purchase options; and (vi) no sublease shall cause any portion of the Property
to be tax-exempt use property within the meaning of Section 168(h) of the Code.

                                       28

<PAGE>

           Section 13.2 Delivery of Non-Disturbance Agreements by Lessor. Upon
                        ------------------------------------------------
the request of Lessee, Lessor and Lender shall execute and deliver a
subordination, non-disturbance and attornment agreement in the form attached to
this Lease as Exhibit B (a "Non-Disturbance Agreement"), in connection with a
                            -------------------------
sublease by Lessee complying with Section 13.1, provided such sublease is (i) to
a sublessee with a Credit Rating of at least Baa by Moody's and BBB by Standard
& Poor's, (ii) at a rental rate equal to the greater of the Basic Rent payable
under this Lease on a per square foot basis and the Fair Market Rental Value of
the Property, (iii) for not less than fifty percent (50%) of the usable square
footage of the Improvements which space is physically contiguous to the space
which is not subleased and is accessible by a separate entrance or a common
lobby, (iv) for a term of not less than five (5) years and not more than ten
(10) years, and provided that the Improvements are readily convertible to
                --------
multi-tenant use without material expenditure of funds so that the space
remaining after the subletting is contiguous and is accessible by a separate
entrance or a common lobby and is a self-contained and readily marketable unit
of space. Lessor and Lender shall execute and deliver the Non-Disturbance
Agreement with respect to such sublease within twenty (20) Business Days after
request by Lessee so long as (x) Lessee pays all reasonable costs and expenses
(including reasonable attorneys' fees and expenses) in connection therewith, (y)
no Lease Event of Default has then occurred and is continuing and (z) the Lessee
shall have delivered a certificate to the Lessor and the Lender confirming
compliance with Section 13.1 and this 13.2.

           Section 13.3 Assignment of Lease. So long as no Lease Event of
                        -------------------
Default has occurred and is continuing, Lessee may assign its interest in this
Lease without the consent or approval of Lessor. No assignment permitted
hereunder shall (a) relieve Lessee of any of its obligations, liabilities or
duties hereunder and under the other Operative Documents, which shall be and
remain those of a principal and not a guarantor, (b) cause any portion of the
Property to be tax-exempt use property within the meaning of Section 168(h) of
the Code or (c) be to an assignee that is bankrupt or insolvent as of the
effective date of such assignment. Notwithstanding clause (a) of the immediately
preceding sentence, Lessee may assign its interest in this Lease and the Lessee
shall be relieved of all its obligation, liabilities or duties hereunder so long
as (i) (A) the assignee of this Lease has a Credit Rating of not less than A3 by
Moody's and A- by Standard & Poor's or (B) the obligations of the assignee of
this Lease are guaranteed by an entity which has a Credit Rating of not less
than A3 by Moody's and A- by Standard & Poor's, (ii) the assignee and such
guarantor shall have assumed the due and punctual performance of all of the
obligations of Lessee under this Lease pursuant to an assignment and assumption
agreement and guarantee in form and substance, and supported by opinions in form
and substance and from counsel, satisfactory to the Lessor and Lender and (iii)
Lessor shall have consented thereto (which consent shall not be unreasonably
withheld).

           Section 13.4 Merger. The Lessee agrees that it will not consolidate
                        ------
with or merge with any other Person or sell, convey, transfer or lease its
assets as an entirety or substantially as an entirety, unless: (a) the surviving
entity (if other than the Lessee) or the Person that shall acquire by sale,
conveyance, transfer or lease the assets of the Lessee as an entirety or
substantially as an entirety shall execute and deliver to the Lessor an
assumption by such successor entity of the due and punctual performance of each
covenant and condition of this Lease to be performed or observed by the Lessee
and (b) no Material Lease Default or Lease Event of Default shall have occurred
and be continuing after giving effect to such consolidation, merger or sale,
conveyance, transfer or lease of assets of the Lessee as an entirety or
substantially as an entirety.

                                       29

<PAGE>

Upon any such consolidation or merger, or any sale, conveyance, transfer or
lease of the assets of the Lessee as an entirety or substantially as an entirety
in accordance with this Section 13.4, the surviving Person or the Person to
which such sale, conveyance, transfer or lease shall be made shall succeed to,
and be substituted for, and may exercise every right and power of, the Lessee
under this Lease.

           Section 13.5 Affiliates. Subject to Section 13.1, the Lessee shall
                        ----------
have the right, without the consent of Lessor, to sublease the Property or
portions thereof to, or share occupancy with Affiliates of Lessee (or entities
which are joint ventures of Lessee, its Affiliates and third parties), provided
Lessee shall remain liable under this Lease as a principal and not as a
guarantor.

                                  ARTICLE XIV

                    LOSS, DESTRUCTION, CONDEMNATION OR DAMAGE
                    -----------------------------------------

           Section 14.1 Payment of Stipulated Loss Value on an Event of Loss.
                        ----------------------------------------------------
Upon the occurrence of an Event of Loss, the Lessee shall promptly (and, in any
event, within thirty (30) days after such occurrence) give the Lessor written
notice of such Event of Loss and shall, within ninety (90) days after such
occurrence give the Lessor written notice stating whether Lessee elects to (i)
comply with the provisions of Section 14.2 hereof relating to restoration and
rebuilding of the Property affected by such damage, destruction or taking, or
(ii) terminate this Lease on a Rent Payment Date occurring not less than one
hundred twenty (120) days from the delivery of such notice and, if such election
shall occur during the Basic Term, making a rejectable offer to purchase the
Property in accordance with this Section 14.1. Unless the Lessor rejects the
Lessee's offer to purchase the Property in accordance with the last paragraph of
this Section 14.1, on the first Stipulated Loss Value Date at least one hundred
twenty (120) days after the date of such notice the Lessee shall, without regard
to the adequacy of any Net Casualty Proceeds or Net Condemnation Proceeds, pay
to the Lessor an amount equal to the sum of the Stipulated Loss Value as of such
payment date and other amounts, if any, then due hereunder or under any of the
other Operative Documents (collectively, the "Termination Amount"). If an Event
                                              ------------------
of Loss shall occur during a Renewal Term, Lessee shall, within ninety (90) days
after such occurrence, give Lessor written notice whether Lessee elects to (i)
comply with the provisions of Section 14.2 hereof relating to restoration or
rebuilding of the Property, or (ii) terminate this Lease. In the event Lessee
elects to terminate this Lease, this Lease shall terminate on a Rent Payment
Date selected by Lessee which is not less than sixty (60) days after the date of
Lessee's notice, upon payment by Lessee of the sums described in Section 14.1(d)
hereof.

           (a) If the Lessor fails to expressly reject Lessee's offer to
purchase pursuant to this Section 14.1 in writing within ninety (90) days from
the date of Lessee's offer, the Lessee shall pay the Termination Amount
specified in Section 14.1 to the Lessor on such purchase date; provided that (i)
                                                               --------
any Net Casualty Proceeds derived from insurance required to be maintained by
the Lessee pursuant to Section 11.1 of this Lease then held by the Lessor shall
be credited against such Termination Amount, if not already paid by the Lessee,
and any Net Casualty Proceeds derived from insurance required to be maintained
by the Lessee pursuant to Section 11.1 of this Lease remaining thereafter shall
be paid to, or retained by, the Lessee or as it may direct or, if such
Termination Amount has already been paid by the Lessee, any such Net Casualty
Proceeds shall be

                                       30

<PAGE>

paid over to, or retained by, the Lessee or as it may direct and (ii) the
Lessee's interest in the Net Condemnation Proceeds (to the extent that proceeds
have been received by the Lessor) shall be credited against such Termination
Amount, if not already paid by the Lessee, and any such Net Condemnation
Proceeds remaining thereafter shall be paid over to, or retained by, the Lessee
or as it may direct or, if such Termination Amount has already been paid by the
Lessee, such Net Condemnation Proceeds (to the extent that proceeds have been
received by the Lessor) shall be paid over to, or retained by, the Lessee or as
it may direct. Upon payment in full of the Termination Amount payable pursuant
to this Section 14.1, (x) the Lease Term shall end, (y) the obligations of the
Lessee hereunder (other than any obligations expressed herein as surviving
termination of this Lease) shall terminate as of the date of such payment and
(z) with respect to an Event of Loss not constituting an Event of Taking of 100%
of the Property, the Lessor shall transfer to the Lessee, or if the Lessee shall
so designate, to the property damage insurer, as-is, where-is, without recourse
or warranty but free and clear of Lessor Liens, and subject to the same
disclaimers as set forth in Section 7.1, all right, title and interest of the
Lessor in, to and under the Property.

           (b) Anything herein to the contrary notwithstanding, if the Lessee
shall fail to pay all amounts due under and pursuant to this Section 14.1, no
sale shall be consummated and this Lease shall continue in full force and
effect.

           (c) In the event that the Lessor expressly rejects in writing the
offer of the Lessee to purchase the Property as provided in this Section 14.1 at
the purchase price stated therein, the Lessee shall pay the following amount to
the Lessor or such amount shall be retained (in the case of the Net Casualty
Proceeds) by the Lessor on the date that would otherwise have been the purchase
date pursuant to Section 14.1(i) hereof: the sum of (A) Net Casualty Proceeds or
Net Condemnation Proceeds, as the case may be, plus (B) with respect to an Event
of Loss not constituting an Event of Taking, an amount equal to the deductible
under the policy or policies represented by such Net Casualty Proceeds, plus (C)
with respect to an Event of Loss not constituting an Event of Taking, any
amounts Lessee has chosen to self-insure (the amounts described in clauses (A),
(B) and (C) being collectively referred to as the "Loss Proceeds" for the
                                                   -------------
Property. Upon payment in full of such amount, plus any Basic Rent then accrued
and unpaid and any Additional Rent, (1) the Lease Term shall end and (2) the
obligations of the Lessee hereunder (other than any obligations expressed herein
as surviving termination of this Lease) shall terminate as of the date of such
payment. Upon payment to Lessor of all amounts owing under this paragraph, all
Loss Proceeds remaining shall be paid to or retained by the Lessee.

           Section 14.2 Restoration; Application of Payments. All Net Proceeds
                        ------------------------------------
(except for payments under insurance policies maintained other than pursuant to
Article XI of this Lease) received at any time by the Lessor or the Lessee from
any Governmental Authority or other Person with respect to any Condemnation,
Casualty or Event of Loss to the Property or any part thereof, shall (except to
the extent Section 14.4 applies) be applied as set forth below in this Section
14.2. Unless the Lessee shall have offered to purchase the Property in
accordance with Section 14.1 hereof and the Lessor shall have agreed to accept
such offer, the repair, rebuilding, replacement and restoration of the Property
shall be commenced by Lessee within one hundred twenty (120) days after any
Condemnation, Casualty or Event of Loss (and in any event, Lessee shall promptly
effect such repair, rebuilding, replacement or restoration as shall be necessary
to stabilize the Improvements and render the Improvements safe), and such
repair, rebuilding, replacement or

                                       31

<PAGE>

restoration shall be completed promptly, but in any event prior to the end of
the Lease Term. Subject to the provisions of this Section 14.2, so long as there
is not continuing any Material Lease Default or Lease Event of Default, the
Lessee shall control all aspects of any repair, rebuilding, replacement and
restoration of the Property so as to (i) restore the same to at least the value,
utility and remaining useful life and (ii) to the extent possible, to
substantially the same condition as existed immediately prior to the occurrence
of such Condemnation, Casualty or Event of Loss (other than the restoration of
Improvements made after the Closing Date to which the Lessee retains title) and,
except to the extent permitted by Section 9.9, in accordance with Applicable
Laws and Regulations. In addition to its rights under Section 15.1 hereof,
Lessor shall have the right to review plans and specifications and inspect the
Property, at Lessee's sole cost and expense, at any time upon not less than
three (3) Business Days' prior notice in connection with any such repair,
rebuilding, replacement or restoration.

           (a) If the Lessee shall have elected or be required to repair or
restore the Property and (i) no Material Lease Default or Lease Event of Default
has occurred and is continuing, (ii) Lessee shall then maintain a Credit Rating
of Investment Grade and (iii) the Net Proceeds (including amounts with respect
to which Lessee is self-insured as provided in Section 11.5 hereof) payable are
ten percent (10%) of the Purchase Price or less, all such Net Proceeds shall,
subject to Section 11.2(b), be paid to the Lessee immediately upon demand, and
in any event shall be applied, as necessary, for the repair or restoration of
the Property;

           (b) If (i) a Material Lease Default or Lease Event of Default has
occurred and is continuing at the time of the subject Casualty, Condemnation or
Event of Loss, or thereafter during the repair or restoration period or (ii)
Lessee shall then not maintain a Credit Rating of Investment Grade or (iii) the
Net Proceeds with respect to the Property exceed ten percent (10%) of the
Purchase Price, the full amount of such Net Proceeds, or the amount of such
excess, as applicable shall be paid to the Depository. The Depository shall have
no affirmative obligation to prosecute a determination of the amount of, or to
effect the collection of, any Net Proceeds unless the Depository shall have been
given an express written undertaking to do so. Moneys received by the Depository
pursuant to the provisions of this Lease shall not be commingled with the
Depository's own funds and shall be held by the Depository in trust, either
separately or with other trust funds, for the uses and purposes provided in this
Lease. The Depository shall invest any moneys held by it in Permitted
Investments and the interest paid or received by the Depository on the moneys so
held in trust shall be added to the moneys so held in trust. The Depository
shall not be liable or accountable for any action taken or suffered by the
Depository or for any disbursement of moneys made by the Depository in good
faith in reliance on advice of legal counsel. In disbursing monies pursuant to
this Section, the Depository may rely conclusively on the information contained
in any notice given to the Depository by the Lessee (a copy of which shall be
sent to the Lessor) in accordance with the provisions hereof unless the Lessor
notifies the Depository in writing within ten (10) Business Days after the
giving of any such notice by the Lessee that (i) the Lessor intends to dispute
such information, in which case the disputed amount shall not be disbursed but
shall continue to be held by the Depository until such dispute shall have been
resolved or (ii) a Lease Event of Default is continuing, in which case the
proceeds shall be held in accordance with Section 23.9 hereof;

           (c) If such excess proceeds or the full amount of such Net Proceeds,
as applicable, are being held pursuant to clause (b) above, from time to time,
but not more often than

                                       32

<PAGE>

once in any thirty (30) day period and provided that the Lessee has first paid
                                       --------
any amounts required to be paid by the Lessee out of its own funds hereunder,
the Lessee may (i) request reimbursement out of such excess proceeds or Net
Proceeds, as applicable, for the actual costs and expenses incurred by the
Lessee in connection with such repair and rebuilding; or (ii) request the
Depository to pay such costs and expenses directly to contractors and suppliers.
Such requests shall be made by written notice to the Depository, setting forth
in reasonable detail all of such costs and expenses incurred by the Lessee and
certifying that (1) all of such costs and expenses are due and owing (or will be
due and owing within the next seven (7) days) and (2) such costs and expenses
were not the subject of a previous certificate delivered pursuant to this clause
(c) and (3) such other matters as are customary in accordance with prudent
practice for periodic construction draws. Any request by the Lessee for the
payment of such excess proceeds or such Net Proceeds, as applicable, shall also
be accompanied by:

          (I)  a certificate of a licensed architect certifying:

               (A) that the restoration has been completed to the extent set
     forth in the request for work completed to such date by the Lessee in
     compliance in all material respects with the approved plans for such
     restoration; and

               (B) the cost, as reasonably estimated by such certifying party,
     of the restoration to be completed subsequent to the date of such
     certificate; and

          (II) an Officer's Certificate of the Lessee certifying that:

               (A) the amount of Net Proceeds then held by the Depository and
     the Lessee, as the case may be, are sufficient to complete the restoration
     to be completed subsequent to the date of such certificate or if not, that
     Lessee has delivered to the Depository available funds (and Lessee hereby
     agrees to deposit such funds with the Depository) which, together with the
     undisbursed Net Proceeds, are sufficient to complete the restoration;

               (B) no Material Lease Default or Lease Event of Default is
     continuing; and

               (C) no Liens other than Permitted Liens have arisen out or any
     labor performed in connection with such repair and restoration.

          If the Lessor shall in good faith desire to dispute the information
contained in any notice given by the Lessee, the Lessor shall so notify the
Lessee and the Depository in writing within five (5) Business Days after the
giving of such notice, specifying the amount intended to be disputed and the
nature of the dispute. After such five (5) Business Days period has elapsed, if
the Lessor has not disputed the information contained in the Lessee's notice,
the Depository shall promptly disburse to the Lessee out of such excess proceeds
or Net Proceeds, as the case may be, the amount of such costs and expenses;

          (d) Subject to Section 14.5, and once such repair and restoration is
completed in accordance with the plans and specifications approved by Lessor, as
certified by an independent architect engaged by Lessee, and fully paid for, any
Net Casualty Proceeds under insurance paid for

                                       33

<PAGE>

or provided by the Lessee in excess of amounts necessary for the repair or
restoration of the affected Improvements, or amounts necessary for the payments
required to be paid pursuant to Section 14.1, shall be paid to the Lessee upon
payment of the amounts required to be paid under Section 14.1 or to be paid
because of the Lessor's rejection of the Lessee's offer to purchase the
Property; and

          (e)  Any Net Condemnation Proceeds shall be divided between the Lessor
and the Lessee as their interests appear in accordance with Applicable Laws and
Regulations. Any such Net Condemnation Proceeds attributable to the Lessee's
interest in the affected Property(s) shall be applied first to the payment of
amounts required to be paid under Section 14.1, if applicable, and all other Net
Condemnation Proceeds attributable to the Lessee's interest shall be paid to the
Lessee. Any Net Condemnation Proceeds attributable to the Lessor's interest in
the Property shall be distributed to the Lessor.

          During any period of repair or rebuilding pursuant to this Article
XIV, this Lease will remain in full force and effect and Basic Rent allocable to
the Property shall continue to accrue and be payable without abatement or
reduction. The Lessee shall maintain records setting forth information relating
to the receipt and application of payments in accordance with this Section 14.2.
Such records shall be kept on file by the Lessee at its offices and shall be
made available at their then current location to the Lessor during normal
business hours upon request. All repair and rebuilding pursuant to this Article
XIV shall be done in compliance with the requirements of Section 9.2(a) (as if
references therein to "Alterations" were to such repair and rebuilding).

          Section 14.3  Event of Taking. If an Event of Taking shall occur for
                        ---------------
the Property, prior to the date title to the Property shall have been conveyed
to the condemning authority having jurisdiction thereof, the Lessee shall give
the Lessor prompt written notice of such occurrence and the date thereof.

          Section 14.4  Application of Certain Payments Not Relating to an Event
                        --------------------------------------------------------
of Taking.  (a) In case of a requisition for temporary use of all or a
---------
portion of the Property which is not an Event of Taking for the Property, this
Lease shall remain in full force and effect, without any abatement or reduction
of Basic Rent, and the Net Condemnation Proceeds for the Property shall, unless
a Material Lease Default or Lease Event of Default has occurred and is
continuing, be paid to the Lessee, except that any portion of such Net
Condemnation Proceeds that was awarded with respect to the time period after the
expiration or termination of the Lease Term shall be allocated between the
Lessor and the Lessee as their respective interests shall appear. Following the
occurrence of any Condemnation which is not an Event of Taking at the Property
(so long as this Lease shall not have been terminated with respect to the
Property as provided in this Article XIV), Lessee shall to the extent possible
restore the Property to the condition existing prior to the date of such
Condemnation not constituting an Event of Taking.

          (b)  In case of a Condemnation not resulting in an Event of Taking and
which is not a case of a requisition for temporary use of all or a portion of
the Property, to the extent the Condemnation relates to an Improvement included
in the Property, the Lessee shall (i) construct a building or improvement of
equal remaining economic useful life and expected residual value or repair,
rebuild, replace or restore the Property to the fullest possible extent. In
connection therewith this Lease shall continue in full force and effect, without
any abatement or reduction in

                                       34

<PAGE>

Basic Rent and the Net Condemnation Proceeds for the Property shall be paid to
the Lessor and the Lessee as their interests may appear.

          Section 14.5  Dispositions of Proceeds during Default. Subject to the
                        ---------------------------------------
provisions of Sections 14.2(b) hereof, so long as a Material Lease Default or
Lease Event of Default shall have occurred and be continuing, any amount that
would otherwise be payable to or for the account of, or that would otherwise be
retained by, the Lessee pursuant to this Article XIV shall be paid to the Lessor
and applied by Lessor to the payment of Lessee's obligations under this Lease
and the other Operative Documents or held as security for the obligations of the
Lessee under this Lease pursuant to Section 23.9 hereof, as Lessor may elect.

          Section 14.6  Negotiations. In the event any part of the Property
                        ------------
becomes subject to condemnation or requisition proceedings, the Lessee shall
give notice thereof to the Lessor promptly after the Lessee has knowledge
thereof and so long as this Lease has not been terminated the Lessee shall
control the negotiations with the relevant Governmental Authority; provided that
no settlement will be made without Lessor's prior consent, not to be
unreasonably withheld unless a Material Lease Default or Lease Event of Default
is continuing in which case Lessor shall assume control of such negotiations and
Lessor may agree to such settlement without the consent of the Lessee in its
sole discretion. The Lessee and the Lessor shall give to the other such
information, and copies of such documents, which relate to such proceedings, or
which relate to the settlement of amounts due under insurance policies required
by Article XI, and are in the possession of the Lessee or the Lessor, as the
case may be, as are reasonably requested by the other.

          Section 14.7  No Rent Abatement. Rent shall not abate hereunder by
                        -----------------
reason of any Casualty, any Condemnation or any Event of Loss when this Lease
does not terminate in accordance with the provisions of this Article XIV, and
the Lessee shall continue to perform and fulfill all of the Lessee's
obligations, covenants and agreements hereunder to the extent reasonably
practicable given such Casualty, Condemnation or Event of Loss. Without limiting
the foregoing, the Lessee expressly waives the provisions and benefits of any
present or future law relating to damage or destruction (including, without
limitation, any statutes now or hereafter in effect in any jurisdiction where
the Property is located) and agrees that the provisions of this Lease shall
control the rights of the Lessor and the Lessee with respect to damage or
destruction or any condemnation.

          Section 14.8  Investment. Provided that no Lease Event of Default is
                        ----------  --------
continuing, the Lessor agrees that the Lessee may direct the investment of
amounts held by the Lessor or the Depository pursuant to this Article XIV and
not applied to the payment of Lessee's obligations under this Lease and the
other Operative Documents in Permitted Investments. Any losses attributable to
such investment shall be promptly reimbursed by the Lessee. During the
continuance of a Material Lease Default or Lease Event of Default, the Lessor
shall cause all such funds to be invested in Permitted Investments.

                                       35

<PAGE>

                                   ARTICLE XV

                                   INSPECTION
                                   ----------

          Section 15.1  Entry on Property. Lessor, its agents, employees and
                        -----------------
contractors, at their own expense, or after a Lease Event of Default has
occurred and is continuing at Lessee's expense, may enter the Property (to be
accompanied by a designated representative of Lessee) during normal business
hours and upon not less than five (5) Business Days' prior written notice (or,
in the case of an emergency, two (2) Business Day' prior written notice;
provided that if Lessor reasonably believes that irreparable damage to the
--------
Property will occur by not inspecting sooner than after such two (2) Business
Day period, upon such shorter notice as is reasonable in light of the
circumstances) to conduct inspections of the Property, or exhibit the Property
to bona fide prospective purchasers or lenders, excluding designated secured
areas. Other than in connection with a proposed sale of the Property or
refinancing of any loan secured thereby or during a period when a Lease Event of
Default shall have occurred and be continuing or during the twelve (12) month
period prior to the expiration of the Lease Term, such inspections shall be
limited to no greater than twice per calendar year.

          Lessee waives any claim for damages for any injury or inconvenience to
or interference with Lessee's business or any loss of occupancy or quiet
enjoyment of the Property occasioned by such entry; except if the claim arises
out of the gross negligence or willful misconduct of such parties or their
respective agents or contractors in connection with such entry. In the exercise
of its right of entry hereunder, such parties shall use all reasonable efforts
not to interfere with the business operations of Lessee or any other Person at
the Property. In addition, subject to such confidentiality requirements with
respect to trade secrets or information relating to the proprietary business of
Lessee as Lessee shall reasonably deem necessary or appropriate, and upon
reasonable prior notice, Lessor and its agents, employees and contractors shall
be entitled to inspect the books and records relating to the condition,
maintenance and operation of the Property (other than in respect of any
businesses operated thereon) at the offices of Lessee or any Affiliate of Lessee
that may be subleasing or managing the Property and to meet with representatives
of Lessee regarding the same, in each case during normal business hours.

                                  ARTICLE XVI

                                EVENTS OF DEFAULT
                                -----------------

          Section 16.1  Events of Default. The following events shall constitute
                        -----------------
Lease Events of Default:

          (a)  the Lessee shall fail to make any payment of Basic Rent within
five (5) days after the due date thereof or shall fail to make any payment of
Stipulated Loss Value or Termination Value within ten (10) Business Days after
the receipt of written notice of such failure to the Lessee from the Lessor;

                                       36

<PAGE>

          (b) the Lessee shall fail to make any payment of Additional Rent or
any other amount payable hereunder and such failure shall continue for a period
of twenty (20) Business Days after written notice of such failure to the Lessee
from the Lessor or the payee thereof;

          (c) the Lessee shall sublease, assign or otherwise transfer its
interest in this Lease in violation of the terms hereof, violate the provisions
of Section 13.4 hereof or abandon the Property;

          (d) the Lessee shall fail to perform in any material respect any
covenant, condition or agreement (not included in clauses (a), (b), (c) or (g)
of this Section 16.1) to be performed by it hereunder or under any other
Operative Document and such failure shall continue for a period of thirty (30)
days after written notice thereof to the Lessee from the Lessor; provided, that
if such default is capable of being cured but cannot be cured within such 30-day
period, the cure period shall be extended, for as long as is necessary to
effectuate a cure, so long as the Lessee is diligently pursuing such cure (but
in no event in excess of one hundred eighty (180) days from the date of Lessor's
notice of default);

          (e) the filing by Lessee of any petition for dissolution or
liquidation of Lessee, or the commencement by Lessee of a voluntary case under
any applicable bankruptcy, insolvency or other similar law now or hereafter in
effect, or Lessee shall have consented to the entry of an order for relief in an
involuntary case under any such law, or the failure of Lessee generally to pay
its debts as such debts become due (within the meaning of the Bankruptcy Code or
any other applicable bankruptcy laws), or the failure by Lessee promptly to
satisfy or discharge any execution, garnishment or attachment of such
consequence as will impair its ability to carry out its obligations under this
Lease, or the appointment of or taking possession by a receiver, custodian or
trustee (or other similar official) for Lessee or any substantial part of its
property, or a general assignment by Lessee for the benefit of its creditors, or
the entry by Lessee into an agreement of composition with its creditors, or
Lessee shall have taken any corporate action in furtherance of any of the
foregoing; or the filing against Lessee of an involuntary petition in bankruptcy
which results in an order for relief being entered or, notwithstanding that an
order for relief has not been entered, the petition is not dismissed within
ninety (90) days of the date of the filing of the petition, or the filing under
any law relating to bankruptcy, insolvency or relief of debtors of any petition
against Lessee for reorganization, composition, extension or arrangement with
creditors which either (i) results in a finding or adjudication of insolvency of
Lessee or (ii) is not dismissed within ninety (90) days of the date of the
filing of such petition (the term "dissolution or liquidation" of Lessee, as
used in this paragraph (e), shall not be construed to include the cessation of
the corporate existence of Lessee resulting either from a merger or
consolidation of Lessee into or with another corporation or a dissolution or
liquidation of Lessee following a transfer of all or substantially all of its
assets as an entirety as permitted by the express terms of the Operative
Documents);

          (f) any representation or warranty by Lessee in any Operative Document
or in any certificate or document delivered pursuant to any Operative Document
shall have been materially incorrect when made, shall remain material when
discovered and, if capable of cure, shall not have been cured within thirty (30)
days after receipt of written notice by Lessee from Lessor, unless the default
is not curable within such thirty (30) days but is capable of being cured within
one hundred eighty (180) days and the Lessee shall be diligently proceeding to
correct such

                                       37

<PAGE>

failure and such failure shall not be corrected within one hundred eighty (180)
days from the date of Lessor's notice of default; or

          (g) the failure by the Lessee to maintain the insurance required by
Article XI hereof.

                                  ARTICLE XVII

                                   ENFORCEMENT
                                   -----------

          Section 17.1  Remedies. Upon the occurrence of any Lease Event of
                        --------
Default and at any time thereafter so long as the same shall be continuing, the
Lessor may, at its option, by notice to the Lessee declare this Lease to be in
default, and subject to Applicable Laws and Regulations, at any time thereafter
the Lessor may, so long as such Lease Event of Default is continuing, do one or
more of the following as the Lessor, in its sole discretion shall determine:

          (a) the Lessor may, by notice to the Lessee terminate this Lease as of
the date specified in such notice, and as of the date specified in such notice
the term of this Lease shall expire and terminate as fully and completely as if
such date had been fixed for the expiration of the term of this Lease, and all
rights of Lessee hereunder shall expire and terminate, but Lessee shall remain
liable as hereinafter provided; however, (A) no reletting, reentry or taking of
possession of the Property by the Lessor will be construed as an election on the
Lessor's part to terminate this Lease unless a written notice of such intention
is given to the Lessee, (B) notwithstanding any reletting, reentry or taking of
possession, the Lessor may at any time thereafter elect to terminate this Lease
for a continuing Lease Event of Default, and (C) no act or thing done by the
Lessor or any of its agents, representatives or employees and no agreement
accepting a surrender of the Property shall be valid unless the same be made in
writing and executed by the Lessor;

          (b) the Lessor may (i) demand that the Lessee, and the Lessee shall
upon the written demand of the Lessor, return the Property promptly to the
Lessor in the manner and condition required by, and otherwise in accordance with
all of the provisions of, Articles IX and XII hereof as if the Property were
being returned at the end of the Lease Term, and the Lessor shall not be liable
for the reimbursement of the Lessee for any costs and expenses incurred by the
Lessee in connection therewith and (ii) without prejudice to any other remedy
which the Lessor may have for possession of the Property, enter upon the
Property and take immediate possession of (to the exclusion of the Lessee) the
Property and expel or remove the Lessee and any other Person who may be
occupying the Property, but if such other Person shall have entered into a
non-disturbance and attornment agreement with the Lessor only to the extent
permitted therein, by summary proceedings, all without liability to the Lessor
for or by reason of such entry or taking of possession, whether for the
restoration of damage to the Property caused by such taking or otherwise and, in
addition to Lessor's other damages, Lessee shall be responsible for the
reasonably necessary costs and expenses of reletting, including, without
limitation, brokers' fees and the costs of any alterations (but only for use of
the Improvements as then constituted) or repairs made by Lessor;

                                       38

<PAGE>

          (c)  the Lessor may sell the Property at public or private sale, as
the Lessor may determine, free and clear of any rights of the Lessee in which
event the Lessee's obligation to pay Basic Rent hereunder for periods commencing
after the date of such sale shall be terminated (except to the extent that Basic
Rent is to be included in computations under paragraph (e) or (f) below if the
Lessor shall elect to exercise its rights thereunder);

          (d)  the Lessor may hold, keep idle or lease to others all or any part
of the Property as the Lessor in its sole discretion may determine, free and
clear of any rights of the Lessee and without any duty to account to the Lessee
with respect to such action or inaction or for any proceeds with respect to such
action or inaction, except that the Lessee's obligation to pay Basic Rent from
and after the occurrence of a Lease Event of Default shall be reduced by the net
proceeds, if any, received by the Lessor from leasing the Property to any Person
other than the Lessee for the same periods or any portion thereof after
deductions for all costs of reletting the Property, including without limitation
all repossession costs, brokerage commissions, reasonable attorneys fees
(including fees and expenses of appellate proceedings), employee expenses,
alteration costs and expenses of preparation for such reletting;

          (e)  The Lessor may, whether or not the Lessor shall have exercised or
shall thereafter at any time exercise any of its rights under paragraph (a),
(b), (c) or (d) of this Article XVII with respect to the Property, demand, by
written notice to the Lessee specifying a date (the "Final Payment Date") not
                                                     ------------------
earlier than ten (10) days after the date of such notice, that the Lessee pay to
the Lessor, and the Lessee shall pay to the Lessor, on the Final Payment Date,
as liquidated damages for loss of a bargain and not as a penalty (the parties
agreeing that the Lessor's actual damages would be difficult to predict, but the
aforementioned liquidated damages represent a reasonable approximation of such
amount) pursuant to clause (iii) below, as consideration for the transfer of the
Property, an amount equal to the sum of (A) all accrued and unpaid Basic Rent
due and unpaid as of the Final Payment Date (it being understood that the Lessee
shall pay when due any Basic Rent due on a Rent Payment Date which occurs on or
after the Lease Event of Default but prior to the Final Payment Date), plus (B)
whichever of the following amounts the Lessor, in its sole discretion, shall
specify in such notice (together with interest on such amount at the Overdue
Rate from the Final Payment Date specified in such notice to the date of actual
payment):

               (i)  if the Property or any part thereof has not been sold, an
          amount equal to the excess, if any, of the Stipulated Loss Value or
          Termination Value for that portion of the Property not so sold,
          computed as of the Final Payment Date, over the Fair Market Sales
          Value of the Property as of the Final Payment Date (such Fair Market
          Sales Value to be determined by mutual agreement of the Lessor and the
          Lessee or if they cannot agree within ten (10) days after such notice
          by the Appraisal Procedure); or

               (ii) if the Property or any part thereof has not been sold, an
          amount equal to the excess, if any, of the Stipulated Loss Value or
          Termination Value for the portion of the Property not so sold computed
          as of the Final Payment Date over the present value of the Fair Market
          Rental Value for the portion of the Property not so sold for the
          balance of the Lease Term discounted monthly at an annual rate of
          eight percent (8%) (such Fair Market Rental Value to be determined by
          mutual agreement

                                       39

<PAGE>

          of the Lessor and the Lessee or if they cannot agree within ten (10)
          days of such notice by the Appraisal Procedure);

          (f)  if the Lessor shall have sold the Property or any part thereof
pursuant to paragraph (c) above, the Lessor may, if it shall so elect, demand
that the Lessee pay to the Lessor, and the Lessee shall pay to the Lessor, on
the date of such sale, as liquidated damages for loss of a bargain and not as a
penalty (the parties agreeing that the Lessor's actual damages would be
difficult to predict, but the aforementioned liquidated damages represent a
reasonable approximation of such amount) (in lieu of Basic Rent for the Property
due for periods commencing on or after the Stipulated Loss Value Date or
Termination Value coinciding with such date of sale (or, if the sale date is not
a Stipulated Loss Value Date, the Stipulated Loss Value or Termination Value
date next preceding the date of such sale)), an amount equal to the sum of (A)
all accrued and unpaid Basic Rent due and unpaid as of such sale date (it being
understood that the Lessee shall pay when due any Basic Rent due on a Rent
Payment Date which occurs on or after the Lease Event of Default but prior to
such sale date), plus (B) the amount of any excess of the Stipulated Loss Value
or Termination Value for the Property so sold, computed as of such Stipulated
Loss Value Date, over the net proceeds of such sale, together with interest at
the interest rate on any debt secured by an interest in the Lease and the
Property on such excess from such Stipulated Loss Value Date to the date of
sale, plus (C) interest at the Overdue Rate on all of the foregoing amounts from
the date of such sale until the date of payment; provided, however, to the
                                                 --------  -------
extent that the Lessee shall have paid Basic Rent in advance on or after the
date the Lease Event of Default occurred but prior to such sale date, the amount
payable by the Lessee hereunder shall be reduced by an amount equal to the
advance Basic Rent so paid multiplied by a fraction, the numerator of which
shall be the number of days in the Lease Period with respect to such advance
Basic Rent payment before such sale date and the denominator of which shall be
the actual number of days in such Lease Period.

          (g)  The Lessor may exercise any other right or remedy that may be
available to it under Applicable Laws and Regulations or in equity, or proceed
by appropriate court action (legal or equitable) to enforce the terms hereof or
to recover damages for the breach hereof. Separate suits may be brought to
collect any such damages for any Lease Period(s), and such suits shall not in
any manner prejudice the Lessor's right to collect any such damages for any
subsequent Lease Period(s).

          (h)  The Lessor may retain and apply against the Lessor's damages all
sums which the Lessor would, absent such Lease Event of Default, be required to
pay to, or turn over to, the Lessee pursuant to the terms of this Lease,
including, without limitation, any sums which the Lessor may be required to pay
to Lessee under Section 14.5.

          Section 17.2   Survival of Lessee's Obligations. No termination of
                         --------------------------------
this Lease, in whole or in part, or repossession of any of the Property or
exercise of any remedy under Section 17.1 shall, except as specifically provided
therein, relieve the Lessee of any of its liabilities and obligations hereunder.
In addition, except as specifically provided therein, the Lessee shall be
liable, except as otherwise provided above, for any and all unpaid Rent,
including Additional Rent, due hereunder before, after or during the exercise of
any of the foregoing remedies, including all reasonable legal fees and other
costs and expenses incurred by the Lessor by reason of the occurrence of any
Lease Event of Default or the exercise of the Lessor's remedies with respect

                                       40

<PAGE>

thereto, and including all costs and expenses incurred in connection with (x)
the return of the Property in the manner and condition required by, and
otherwise in accordance with the provisions of, Articles IX and XII hereof as if
the Property were being returned at the end of the Lease Term or (y) making any
Alterations the Lessor deems reasonably necessary for purposes of reletting the
Property as then constituted. At any sale of the Property or any part thereof or
any other rights pursuant to Section 17.1, the Lessor may bid for and purchase
the Property.

          Section 17.3   Remedies Cumulative; No Waiver; Consents. To the extent
                         ----------------------------------------
permitted by, and subject to the mandatory requirements of Applicable Laws and
Regulations, each and every right, power and remedy herein specifically given to
the Lessor or otherwise in this Lease shall be cumulative and shall be in
addition to every other right, power and remedy herein specifically given or now
or hereafter existing at law, in equity or by statute, and each and every right,
power and remedy whether specifically herein given or otherwise existing may be
exercised from time to time and as often and in such order as may be deemed
expedient by the Lessor, and the exercise or the beginning of the exercise of
any power or remedy shall not be construed to be a waiver of the right to
exercise at the same time or thereafter any right, power or remedy. No delay or
omission by the Lessor in the exercise of any right, power or remedy or in the
pursuit of any remedy shall impair any such right, power or remedy or be
construed to be a waiver of any default on the part of the Lessee or to be an
acquiescence therein. The Lessor's consent to any request made by the Lessee
shall not be deemed to constitute or preclude the necessity for obtaining the
Lessor's consent, in the future, to all similar requests. No waiver by the
Lessor of any Lease Event of Default shall in any way be, or be construed to be,
a waiver of any future or subsequent Lease Event of Default.

                                 ARTICLE XVIII

                           RIGHT TO PERFORM FOR LESSEE
                           ---------------------------

          If the Lessee shall fail to perform or comply with any of its
agreements contained herein, the Lessor may, on five Business Days' prior
written notice to the Lessee (except in the event of an emergency, in which case
only such prior notice, if any, as is reasonable under the circumstances shall
be required), perform or comply with such agreement, and the Lessor shall not
thereby be deemed to have waived any default caused by such failure and such
performance or compliance shall not relieve the Lessee from any default
hereunder, and the amount of such payment and the amount of the expenses of the
Lessor (including reasonable attorney's fees and expenses) incurred in
connection with such payment or the performance of or compliance with such
agreement, as the case may be, together with interest thereon at the Overdue
Rate, shall be deemed Additional Rent, payable by the Lessee to the Lessor upon
demand.

                                       41

<PAGE>

                                  ARTICLE XIX

                             [Intentionally Omitted]
                             -----------------------

                                   ARTICLE XX

                                 INDEMNIFICATION
                                 ---------------

          Section 20.1   General Indemnification. The Lessee agrees to assume
                         -----------------------
liability for, and to indemnify, protect, defend, save and keep harmless each
Indemnitee, on an After-Tax Basis, from and against, any and all Claims that may
be imposed on, incurred by or asserted against any Indemnitee, whether or not
such Indemnitee shall also be indemnified as to any such Claim by any other
Person, in any way relating to or arising out of (a) the ownership, operation,
possession, use, improvement, leasing, subleasing, disposition or maintenance of
all or any part of the Property (or any Replacement Property), (b) the
construction, design, purchase, acceptance, rejection, modification,
substitution or condition of the Property (or any Replacement Property),
including without limitation claims or penalties arising from any violation of
Applicable Laws and Regulations, without regard to whether compliance therewith
is required by the terms of this Lease or liability in tort (strict or
otherwise), (c) any Release, violation of Environmental Laws, Environmental
Claim or other loss of or damage to any property or the environment relating to
the Property (or any Replacement Property) or the Lessee (including, without
limitation, all expenses associated with remediation, response, removal,
corrective action, financial assurance, natural resource damages and the
protection of wildlife, aquatic species, vegetation, flora and fauna, and any
mitigative action required under applicable Environmental Laws), (d) the
Operative Documents, or the transaction contemplated thereby, including, without
limitation, the transfer of title to the Land, the Improvements and the Fixtures
(and any Replacement Property) to the Lessor or (e) any breach by the Lessee or
the Seller of any of their representations or warranties under the Operative
Documents (including, without limitation, any such breach of representations
relating to the Lessor's title to any portion of the Property (or any
Replacement Property)) or failure by the Lessee or the Seller to perform or
observe any covenant or agreement to be performed by it under any of the
Operative Documents; provided, however, that the Lessee shall not be required to
                     --------  -------
indemnify an Indemnitee under this Section 20.1 for any of the following: (1)
with respect to the Lease, any Claim to the extent attributable to acts or
events which occur after the later of (A) the expiration of the Lease Term or
earlier termination of the Lease (and, if required by the terms of the Lease,
the surrender of the Property (or any Replacement Property) by the Lessee to the
Lessor or its assigns) (except to the extent fairly attributable to acts or
events occurring or accruing prior thereto) and (B) the surrender of possession
of the Property to the Lessor, (2) any Claim to the extent resulting from the
willful misconduct or gross negligence of such Indemnitee or any of its
Indemnitee Group (other than willful misconduct or gross negligence which is
imputed as a matter of law to such Indemnitee by virtue of a Lessor's ownership
of the Property or any Replacement Property), (3) any cost or expense expressly
provided under the Operative Documents to be paid or borne by a party other than
the Seller or the Lessee, (4) any Claim resulting from a transfer by any
Indemnitee of all or part of its interest in a Lease, the other Operative
Documents or any Property, other than (w) while a Lease Event of Default shall
have occurred and be continuing, (x) a transfer as a result of an Event of Loss
or Event of Taking pursuant to the Lease, (y) a transfer resulting from Lessee's
election to terminate the Lease pursuant to Section 6.1 or to cause a
substitution

                                       42

<PAGE>

pursuant to Section 6.2 of the Lease, or (z) any other transfer required by the
terms of the Lease, (5) any Claim resulting from a breach or violation by such
Indemnitee of any of its or by Indemnitee Group of any of their respective
representations, warranties or covenants in any of the Operative Documents or
from a violation of Applicable Laws and Regulations by an Indemnitee or by any
of its Indemnitee Group other than any such violation (x) imputed to any such
Person as a matter of law by reason of their participation in the Overall
Transaction or (y) otherwise related to the business or activities of the Lessee
or the nature, design, engineering, construction, location, maintenance, repair
or use of the Property (or any Replacement Property) by the Lessee, (6) any
Claim resulting from Lessor Liens attributable to such Indemnitee or any of its
Indemnitee Group and (7) any Claim in respect of Taxes (as to which the Tax
Indemnity Agreement and the provisions of Article IV hereof shall govern), other
than a payment necessary to make a payment under this Section 20.1 on an
After-Tax Basis. The Lessee shall be entitled to credit against any payments due
under this Section 20.1 any insurance recoveries received by the Indemnitee in
respect of the related Claim under or from insurance paid for by the Lessee or
assigned to the Lessor by the Lessee.

          If the Lessee shall obtain knowledge of any Claim indemnified against
under this Section 20.1, the Lessee shall give prompt notice thereof to the
appropriate Indemnitee or Indemnitees, and if any Indemnitee shall obtain any
such knowledge, such Indemnitee shall give prompt notice thereof to the Lessee,
provided that failure so to notify the Lessee shall not release the Lessee from
--------
any of its obligations to indemnify hereunder except to the extent such failure
shall have precluded the Lessee from contesting such Claim or such failure shall
result in an increased Claim, but only to the extent of such increase. With
respect to any amount that the Lessee is requested by an Indemnitee to pay by
reason of this Section 20.1, such Indemnitee shall, if so requested by the
Lessee and prior to any payment and at Lessee's expense, submit such additional
information to the Lessee as the Lessee may reasonably request and which is
reasonably available to such Indemnitee to substantiate properly the requested
payment.

          In case any action, suit or proceeding shall be brought against any
Indemnitee, such Indemnitee shall notify the Lessee of the commencement thereof,
and the Lessee shall be entitled, at its expense, acting through counsel
reasonably acceptable to such Indemnitee, to participate in, and, to the extent
that the Lessee desires to, assume and control the defense thereof; provided,
                                                                    --------
however, that the Lessee shall not be entitled to assume and control the defense
-------
of any such action, suit or proceeding if and to the extent that, (A) in the
reasonable opinion of such Indemnitee, (x) such action, suit or proceeding
involves the potential imposition of criminal liability or civil sanctions on
such Indemnitee or (y) the control of such action, suit or proceeding would
involve the Lessee in a potential conflict of interest which under applicable
rules of professional conduct would prohibit representation of both such
parties, (B) a Material Lease Default or Lease Event of Default has occurred and
is continuing and the Indemnitee notifies the Lessee that it is no longer
permitted to control the defense of such Claim, (C) the proceeding involves any
material danger of the sale, forfeiture or loss of, or the creation of any Lien
(other than any Permitted Lien) on the Property, or (D) the amounts involved, in
the good faith opinion of the Indemnitee, are likely to have a material adverse
effect on the business of such Indemnitee, in which case the Indemnitee will be
entitled to assume and take control of the defense thereof at Lessee's expense.
The Indemnitee may participate in a reasonable manner at its own expense and
with its own counsel in any proceeding conducted by the Lessee in accordance
with the foregoing. The Lessee shall not settle or

                                       43

<PAGE>

compromise any such action, suit or proceeding unless in connection therewith
Lessee shall obtain a full release against any Claim involved therein in favor
of each Indemnitee.

          Each Indemnitee shall at the Lessee's expense supply the Lessee with
such information and documents reasonably requested by the Lessee as are
necessary or advisable for the Lessee to participate in any action, suit or
proceeding to the extent permitted by this Section 20.1. No Indemnitee shall
enter into any settlement or other compromise with respect to any Claim which is
entitled to be indemnified under this Section 20.1 without the prior written
consent of the Lessee, which consent shall not be unreasonably withheld, unless
such Indemnitee waives its right to be indemnified under this Section 20.1 with
respect to such Claim.

          Upon payment in full of any Claim by the Lessee pursuant to this
Section 20.1 to or on behalf of an Indemnitee, the Lessee, without any further
action, shall be subrogated to any and all claims that such Indemnitee may have
relating thereto (other than claims in respect of insurance policies maintained
by such Indemnitee at its own expense), and such Indemnitee shall execute such
instruments of assignment and conveyance, evidence of claims and payment and
such other documents, instruments and agreements as may be necessary to preserve
any such claims and otherwise cooperate with the Lessee and give such further
assurances as are necessary or advisable to enable the Lessee vigorously to
pursue such claims.

          Nothing in this Section 20.1 shall be construed as a guaranty by the
Lessee of any residual value in the Property.

          The Lender shall be a third party beneficiary of this Article XX
entitled to enforce the provisions hereof directly against the Lessee.

          Section 20.2   Survival. The obligations of Lessee under this Article
                         --------
XX shall survive expiration or earlier termination of this Lease. No Indemnitee
shall be entitled to payment of any amount hereunder to the extent of any prior
payment with respect to the same Claim under any other indemnity from the
Lessee.

                                  ARTICLE XXI

                             TRANSFERS OF INTERESTS
                             ----------------------

          Section 21.1   Transfers of Interests. (a) (a) (i) Other than as
                         ----------------------
expressly permitted by this Section 21.1, Lessor shall not, without the prior
written consent of the Lessee, assign, convey or otherwise transfer (other than
to a lender in connection with a financing or mortgaging with respect to the
Property) all or any part of the Lessor's right, title or interest in, to and
under this Lease or any other Operative Documents or the Property (the "Lessor
                                                                        ------
Interest") and (ii) other than as expressly permitted by this Section 21.1, the
--------
Lessor Parent, which is the sole member of the Lessor, shall not assign, convey
or otherwise transfer all or any part of its membership interest with respect to
the Lessor (the "Member Interest").
                 ---------------

          (b)  If Lessor desires to sell or offer for sale the Lessor Interest,
or Lessor Parent desires to sell or offer for sale the Member Interest, the
Lessor or Lessor Parent, as the case may be, shall first provide Lessee in
writing all of the material economic terms and conditions of the

                                       44

<PAGE>

proposed sale, including, without limitation, the price (the "Offered Terms")
                                                              -------------
and the requirements for compliance with or satisfaction of any transfer,
assignment and assumption obligations under any Loan then outstanding, and shall
offer Lessee the opportunity to purchase the Lessor Interest or Member Interest,
as the case may be, for the same purchase price and otherwise on substantially
the same terms and conditions as such Offered Terms (other than representations
and warranties that may be offered as an inducement to certain third parties).
Lessee shall have the right to accept the Offered Terms by written notice to the
Lessor given within thirty (30) Days after Lessee's receipt of the Offered
Terms; provided, however, that the Lessee shall have satisfied any transfer,
assignment and assumption obligations and any other requirements of Lessor in
connection therewith under any Loan then outstanding. If Lessee does not accept
the Offered Terms within thirty (30) Days after receipt of the Offered Terms
from the Lessor, Lessee shall be deemed to have rejected the Offered Terms and
the Lessor may enter into a contract to sell the Lessor Interest or the Lessor
Parent may enter into a contract to sell the Member Interest during the fifteen
(15) month period beginning on the date of the expiration of the applicable
period, provided that a sale resulting from such offer shall be consummated on
        --------
substantially the same terms as the Offered Terms (other than representations
and warranties that may be offered as an inducement to certain third parties)
(it being agreed that any sale at a price that is equal to or greater than 95%
of the purchase price contained in the Offered Terms shall be considered to be
substantially the same terms as to price). If such sale is not consummated
within a reasonable period after a contract for sale has been executed within
such fifteen (15) month period, the provisions of this Section 21.1(b) shall
again apply in respect of any proposed offer of the Lessor Interest or Member
Interest whether made during such fifteen (15) month period or thereafter.

          (c)  Notwithstanding anything contained to the contrary in this
Section 21.1, Lessee shall not have the right of first offer under Section
21.1(b) with respect to the Lessor Interest or Member Interest; (i) while a
Lease Event of Default has occurred and is continuing; (ii) following a
retention of the Property by the Lessor in connection with a termination under
Section 6.1; (iii) at any time after the expiration or earlier termination of
this Lease; (iv) in connection with a termination of this Lease or a sale of the
Property pursuant to Section 6.1; or (v) the first transfer occurring in the
first twenty-four (24) months of the Basic Term.

          (d)  Neither Lessor nor Lessor Parent shall, directly or indirectly
assign, convey or otherwise transfer all or any part of the Lessor Interest or
Member Interest to a transferee, respectively, without the prior written consent
of Lessee, unless:

                    (1)  Lessor and Lessor Parent shall have complied with their
          respective obligations under Section 21.1(b) above;

                    (2)  Lessee shall have received at least two (2) Business
          Days prior notice for the first transfer and fifteen (15) Business
          Days prior notice for transfers thereafter, which notice shall specify
          the name and address of the proposed transferee, whether such proposed
          transferee meets the requirements of paragraph (5) of this Section
          21.1(d) and a certification to the effect that the Lessor has complied
          with the provisions of Section 21.1(b);

                    (3)  the transferee shall have the requisite power and
          authority to enter into and carry out the transactions contemplated
          hereby and by the other

                                       45

<PAGE>

          related Operative Documents, such transfer does not and will not
          involve, either directly or indirectly, the assets of any employee
          benefit plan or plan that would cause a violation of any provision of
          ERISA or the imposition of an excise tax under the Code, and such
          transfer will not violate any Applicable Laws and Regulations or
          create a relationship which would be in violation of any Applicable
          Laws and Regulations;

                    (4)  the transferee shall agree in writing to be bound by
          all the terms of, and to undertake all the obligations of Lessor and
          Lessor Parent, respectively, contained in this Lease and the Operative
          Documents pursuant to an assignment and assumption agreement in a form
          reasonably acceptable to Lessee;

                    (5)  the transferee (x) is a U.S. Person or, if not, Lessee
          receives, at Lessor's cost and expense, satisfactory legal opinions
          that Lessee is not subject to any material increased tax indemnity or
          withholding tax risk, and such other corporate, tax and regulatory
          opinions as Lessee may reasonably request, (y) is not a Competitor;
          and (z) has a tangible net worth equal to or greater than $1,000,000;
          and

                    (6)  the Lessor Parent and Lessee shall have received an
          opinion of counsel to the transferee (prepared at no expense to
          Lessee) as to compliance with paragraph (3) and due authorization,
          execution, delivery, validity and enforceability of the assumption
          agreement referred to in paragraph (4) of this Section 21.1(d).

          (e)  Each party hereto agrees that, upon any transfer by the Lessor or
the Lessor Parent of the Lessor Interest or the Member Interest, as the case may
be, in accordance with the provisions of Section 21.1 hereof, the transferee
shall, with respect to the interest transferred, succeed to, and be substituted
for, and may exercise every right and power of, the Lessor or the Lessor Parent,
as the case may be, under this Lease and each other Operative Document to which
the Lessor or the Lessor Parent is a party with the same effect as if such
transferee had been named as the Lessor or the Lessor Parent herein and therein,
and the transferor (and the Lessor Parent to the extent the transferor is the
Lessor) shall, subject to the provisions of Section 21.1(d)(4) hereof, be
released from all of its obligations under such Operative Documents to the
extent of the interest transferred; provided, however, that the transferor shall
                                    --------  -------
not be released from any obligation arising, accruing or relating to any period
prior to such transfer unless such new transferee expressly agrees to assume
such obligations.

          (f)  Notwithstanding anything to the contrary contained herein, the
provisions of this Article XXI, except clauses (d)(5)(x) and (d)(5)(y) of
Section 21.1, shall not apply to transfers to Affiliates of General Electric
Capital Corporation, a Delaware corporation, or during the continuance of an
Event of Default under this Lease.

                                       46

<PAGE>

                                  ARTICLE XXII

                             [Intentionally omitted]
                             -----------------------

                                 ARTICLE XXIII

                                 MISCELLANEOUS
                                 -------------

          Section 23.1   Binding Effect; Successors and Assigns; Survival. The
                         ------------------------------------------------
terms and provisions of this Lease, and the respective rights and obligations
hereunder of the Lessor and the Lessee, shall be binding upon their respective
permitted successors, legal representatives and assigns, and inure to the
benefit of their respective permitted successors, legal representatives and
assigns.

          Section 23.2   Quiet Enjoyment. The Lessor covenants that it will not
                         ---------------
and it will not cause or permit anyone claiming by or through Lessor to
interfere in the Lessee's or any of its sublessees' quiet enjoyment of the
Property hereunder during the Lease Term, so long as no Lease Event of Default
has occurred and is continuing.

          Section 23.3   Notices. Unless otherwise specifically provided herein,
                         -------
all notices, consents, directions, approvals, instructions, requests and other
communications required or permitted by the terms hereof to be given to any
Person shall be in writing by United States mail, by nationally recognized
courier service or by hand and any such notice shall become effective when
received or, if sent by nationally recognized courier service for next day
delivery, on the next day after delivery of such notice to such courier service,
and shall be directed to the Address of such Person. From time to time any party
may designate a new Address for purposes of notice hereunder by notice to each
of the other parties hereto. The Lessee shall deliver copies to the Lender of
all notices delivered to the Lessor at the time, and in the manner, delivered to
the Lessor; provided, however, that the failure to deliver such notice shall not
            --------  -------
constitute a default hereunder or a breach hereof.

          Section 23.4   Severability. Any provision of this Lease that shall be
                         ------------
prohibited or unenforceable in any jurisdiction shall, as to such jurisdiction,
be ineffective to the extent of such prohibition or unenforceability without
invalidating the remaining provisions hereof and any such prohibition or
unenforceability in any jurisdiction shall not invalidate or render
unenforceable such provision in any other jurisdiction, and Lessee shall remain
liable to perform its obligations hereunder except to the extent of such
unenforceability.

          Section 23.5   Amendment; Complete Agreements. Neither this Lease nor
                         ------------------------------
any of the terms hereof may be terminated, amended, supplemented, waived or
modified orally, but only by an instrument in writing signed by the Lessee and
the Lessor. This Lease, together with the other Operative Documents, is intended
by the parties as a final expression of their agreement and as a complete and
exclusive statement of the terms thereof, all negotiations, considerations and
representations between the parties having been incorporated herein and therein.
No course of prior dealings between the parties or their officers, employees,
agents or Affiliates shall be relevant or admissible to supplement, explain, or
vary any of the terms of this Lease or any other Operative

                                       47

<PAGE>

Document. Acceptance of, or acquiescence in, a course of performance rendered
under this or any prior agreement between the parties or their Affiliates shall
not be relevant or admissible to determine the meaning of any of the terms of
this Lease or any other Operative Document. No representations, undertakings, or
agreements have been made or relied upon in the making of this Lease other than
those specifically set forth in the Operative Documents.

          Section 23.6   Headings. The Table of Contents and headings of the
                         --------
various Articles and Sections of this Lease are for convenience of reference
only and shall not modify, define or limit any of the terms or provisions
hereof.

          Section 23.7   Counterparts. This Lease may be executed by the parties
                         ------------
hereto in separate counterparts, each of which when so executed and delivered
shall be an original, but all such counterparts shall together constitute but
one and the same instrument.

          Section 23.8   Governing Law; WAIVER OF JURY TRIAL. This Lease shall
                         -----------------------------------
be governed by and construed in accordance with the internal laws (and not the
conflict laws) of the State of New York; provided, however, that if the law of
the State in which the Property is located is required to be applicable to any
provisions hereof, then the State law shall be applicable with respect to such
provisions.

          (a)  Jurisdiction. Any action or proceeding against any of the parties
               ------------
hereto relating in any way to this Lease or any other Operative Document may be
brought and enforced in the courts of the State of New York or of the United
States for the Southern District of New York, and the parties hereto irrevocably
consent to the jurisdiction of each such court in respect of any such action or
proceeding. Each of the parties hereto further irrevocably consents to the
service of process in any such action or proceeding by the mailing of copies
thereof by registered or certified mail, postage prepaid, return receipt
requested, to the Address of such party as provided for notices under Section
23.3 hereof. The foregoing shall not limit the right of any party to serve
process in any other manner permitted by law or to bring any action or
proceeding, or to obtain execution of any judgment, in any other jurisdiction,
including without limitation the State in which the Property is located.

          (b)  Venue. Each of the parties hereto hereby irrevocably waives any
               -----
objection that it may now or hereafter have to the laying of venue of any action
or proceeding arising under or relating to this Lease or any other Operative
Document in any court located in the Borough of Manhattan, City and State of New
York, and hereby further irrevocably waives any claim that a court located in
the Borough of Manhattan, City and State of New York is not a convenient forum
for any such action or proceeding.

          (c)  WAIVER OF JURY TRIAL. LESSEE AND LESSOR HEREBY WAIVE TRIAL BY
               --------------------
JURY IN ANY ACTION OR PROCEEDING TO WHICH LESSEE AND LESSOR MAY BE PARTIES
ARISING OUT OF OR IN ANY WAY PERTAINING TO THIS LEASE. IT IS HEREBY AGREED AND
UNDERSTOOD THAT THIS WAIVER CONSTITUTES A WAIVER OF TRIAL BY JURY OF ALL CLAIMS
AGAINST PARTIES TO SUCH ACTIONS OR PROCEEDINGS, INCLUDING CLAIMS AGAINST PARTIES
WHO ARE NOT PARTIES TO THIS LEASE. THIS WAIVER IS KNOWINGLY, WILLINGLY AND
VOLUNTARILY MADE BY LESSEE AND LESSOR, AND LESSEE AND LESSOR HEREBY ACKNOWLEDGE

                                       48

<PAGE>

THAT NO REPRESENTATIONS OF FACT OR OPINION HAVE BEEN MADE BY ANY INDIVIDUAL TO
INDUCE THIS WAIVER OF TRIAL BY JURY OR IN ANY WAY TO MODIFY OR NULLIFY ITS
EFFECT. LESSEE AND LESSOR FURTHER ACKNOWLEDGE THAT THEY HAVE BEEN REPRESENTED IN
THE SIGNING OF THIS LEASE AND IN THE MAKING OF THIS WAIVER BY INDEPENDENT LEGAL
COUNSEL, SELECTED OF THEIR OWN FREE WILL, AND THAT THEY HAVE HAD THE OPPORTUNITY
TO DISCUSS THIS WAIVER WITH COUNSEL.

          Section 23.9   Security Funds. Any amounts otherwise payable to Lessee
                         --------------
under this Lease or any other Operative Document but which shall be paid to or
retained by Lessor pursuant to the terms hereof as a result of any Lease Default
or Lease Event of Default shall be held by the Lessor, as security for the
obligations of Lessee under this Lease and the other Operative Documents and, at
such time as there shall not be continuing any such Lease Default or Lease Event
of Default, such amounts, net of any amounts theretofore applied to Lessee's
obligations hereunder or under any other Operative Document, shall be paid to
Lessee. Any such amounts which are held by the Lessor pending payment to Lessee
shall, until paid to Lessee as provided herein or until applied against Lessee's
obligations hereunder, under any other Operative Document in connection with any
exercise of remedies hereunder, be invested in Permitted Investments by the
Lessor as directed from time to time by Lessor for the benefit and at the risk
and expense of the Lessee.

          Section 23.10  Discharge of Lessee's Obligations by its Affiliates.
                         ---------------------------------------------------
The Lessor agrees that performance of any of the Lessee's obligations hereunder
by one or more of its Affiliates or one or more sublessees of the Property or
any part thereof shall constitute performance by the Lessee of such obligations
to the same extent and with the same effect hereunder as if such obligations
were performed by the Lessee.

          Section 23.11  Estoppel Certificates. Each party hereto agrees that at
                         ---------------------
any time and from time to time during the Lease Term, it will promptly, but in
no event later than fifteen (15) Business Days after request by the other party
hereto, execute, acknowledge and deliver to such other party or to any
prospective purchaser (if such prospective purchaser has signed a commitment or
letter of intent to purchase the Property or any part thereof), assignee or
mortgagee or third party designated by such other party, a certificate stating
(a) that this Lease is unmodified and in force and effect (or if there have been
modifications, that this Lease is in force and effect as modified, and
identifying the modification agreements); (b) the date to which Basic Rent has
been paid; (c) whether or not there is any existing default by the Lessee in the
payment of Basic Rent or any other sum of money hereunder, and whether or not
there is any other existing default by either party with respect to which a
notice of default has been served, and, if there is any such default, specifying
the nature and extent thereof; (d) whether or not, to the knowledge of the
signer, there are any setoffs, defenses or counterclaims against enforcement of
the obligations to be performed hereunder existing in favor of the party
executing such certificate and (e) other items that may be reasonably requested;
provided that no such certificate may be requested unless the requesting party
--------
has a good faith reason for such request.

          Section 23.12  Miscellaneous Matters Affecting the Property.
                         --------------------------------------------

                                       49

<PAGE>

          (1)  If no Material Lease Default or Lease Event of Default shall
occur and be continuing (other than any Material Lease Default or Lease Event of
Default which will be cured by the action which Lessee requests pursuant to this
Section 23.12(1)), the Lessor shall (within thirty (30) days after its receipt
of (x) the written request of Lessee, and (y) the materials requested by the
party in question pursuant to Section 23.12(2) hereof (such request to be made
within fifteen (15) days of receipt of Lessee's notice under clause (x)
hereof)), subject to the requirements of Section 23.12(2) hereof, join in any
(i) grant of easements, licenses, rights of way, party wall rights and other
rights in the nature of easements, with or without consideration, (ii) release
of easements, licenses, rights of way, party wall rights or other rights in the
nature of easements which are for the benefit of the Land or Property or any
portion thereof, with or without consideration, (iii) dedication or transfer of
portions of the Land, not improved with a building, for road, highway or other
public purposes, with or without consideration, (iv) execution of petitions to
have the Land or any portion thereof annexed to any municipal corporation or
utility district, (v) to the extent necessary to use of the Property, execution
of agreements for the use and maintenance of common areas, for reciprocal rights
of parking, ingress and egress and amendments to any covenants and restrictions
affecting the Land or Property or any portion thereof, with or without
consideration, (vi) request to any Governmental Authority for platting or
subdivision or replatting or resubdivision approval with respect to the Land or
any portion thereof or any parcel of land of which the Land or any portion
thereof forms a part or a request for any variance from zoning or other
governmental requirements, with or without consideration, (vii) creation of a
governmental special benefit district for public improvements and payments of
special assessments in connection therewith, in lump sum or installments, and
(viii) execution and delivery to such Person of any instrument appropriate to
confirm or effect such grant, release, dedication, transfer, request or such
other matter, document or proceeding (to the extent of their respective
interests in the Land, Property or the applicable portion thereof).

               (2)  The Lessor's obligations pursuant to Section 23.12 (1)
          hereto shall be subject to the requirements that:

               (i)  any action taken pursuant to Section 23.12(1) hereof (an
          "Action") shall be at the sole cost and expense of Lessee, and,
           ------
          whether or not any proposed Action is consummated, Lessee shall pay
          all reasonable out-of-pocket costs of the Lessor and the Lender in
          connection therewith (including, without limitation, the reasonable
          fees of attorneys, architects, engineers, planners, appraisers and
          other professionals retained by the Lessor or the Lender in connection
          with any proposed Action);

               (ii) the requested Action will not interfere with and is not
          detrimental to the continued use and operation of the Property and
          will not cause the Property or any portion thereof to fail to comply
          in all respects with the provisions of this Lease or any other
          Operative Documents and all Applicable Laws and Regulations and
          applicable Permitted Liens (including, without limitation, all
          applicable zoning, planning, building, and subdivision ordinances, all
          applicable setback and parking requirements, all applicable
          restrictive covenants and all applicable architectural approval
          requirements) and will not cause a breach of or a default under any
          mortgages secured by or other loan document evidencing indebtedness
          secured by the Property;

                                       50

<PAGE>

               (iii)   all Governmental Actions required prior to the requested
         Action shall have been applied for or obtained, and all filings
         required prior to the requested Action shall have been made;

               (iv)    no such Action shall result in any material down-zoning
         of the related Land or any portion thereof or a material reduction in
         the maximum density or development rights available to the Land under
         all Applicable Laws and Regulations;

               (v)     all consideration received in connection with any Action
         (net of all expenses paid by Lessee under clause (i) above) shall be
         paid to Lessee and any portion thereof (to the extent received by
         Lessee) which is allocable to the interests of the Lessor shall be paid
         by Lessee over to such party as its interest may appear promptly
         following receipt thereof;

               (vi)    all documents executed in connection with any Action
         shall be reasonably satisfactory in form and substance to the Lessor
         and the Lender;

               (vii)   Lender's consent, if and to the extent required under any
         document evidencing the Loan, shall have been obtained;

               (viii)  the Lessor and the Lender shall have received the items,
         if any, requested pursuant to Section 23.12(2) hereof;

               (ix)    this Lease and Lessee's obligations hereunder shall
         continue in full force and effect, without abatement, suspension,
         deferment, diminution, reduction, counterclaim, setoff, relevant
         defense or deduction, notwithstanding the taking of any requested
         Action or the refusal of the Lessor or the Lender to take any requested
         Action;

               (x)     to the extent any agreement entered into in connection
         with such Action provides any party a right to a Lien on any portion of
         the Property, such agreement shall expressly provide that such Lien
         shall be subject and subordinate to any mortgage on the Property;

               (xi)    no such requested Action shall reduce the Fair Market
         Sales Value, Residual Value, condition, utility or Remaining Life of
         the Property other than to a de minimis extent or otherwise cause any
         adverse tax consequences to Lessor;

               (xii)   Lessor shall have received at Lessee's sole cost and
         expense any title endorsement to its Owner's Title Insurance Policy as
         Lessor reasonably requests in connection therewith;

               (xiii)  Lender shall have received at Lessee's sole cost and
         expense any title endorsement to the Mortgage Title Policy as Lender
         reasonably requests in connection therewith; and

                                       51

<PAGE>

               (xiv)   Lessee shall have paid, or reimbursed Lessor and Lender
         for, all costs and expenses incurred in connection therewith.

         (3)  In connection with any request by Lessee pursuant to this Section
23.12, Lessee shall deliver to the Lessor (each in form and substance reasonably
satisfactory to the Lessor), a written report that describes (1) the nature of
the Action and (2) the form and amount of consideration to be paid or received,
copies of all Governmental Actions required in connection with such Action,
copies of all governmental filings required in connection with such Action and
other reasonable evidence (including an Officer's Certificate certifying as to
the satisfaction of the requirements of Section 23.12(2) hereof), surveys, plans
and specifications and the like containing satisfaction of the requirements of
Section 23.12(2) herein with respect to such Action.

         Section 23.13 Lessor Bankruptcy. The parties hereto agree that the
                       -----------------
benefits to the Lessee of Section 365(h) of the Bankruptcy Code shall include
any Renewal Terms even if the Lessor becomes subject to the Bankruptcy Code
prior to the commencement of any Renewal Term.

         Section 23.14 No Joint Venture. There is no intention to create a joint
                       ----------------
venture or partnership relation between the Lessor and the Lessee and any such
implication is hereby expressly disclaimed.

         Section 23.15 No Accord and Satisfaction. The acceptance by the Lessor
                       --------------------------
of any sums from the Lessee (whether as Basic Rent or otherwise) in amounts
which are less than the amounts due and payable by the Lessee hereunder is not
intended, nor shall be construed, to constitute an accord and satisfaction of
any dispute between the Lessor and the Lessee regarding sums due and payable by
the Lessee hereunder, unless the Lessor specifically deems it as such in
writing.

         Section 23.16 No Merger. In no event shall the leasehold interests,
                       ---------
estates or rights of the Lessee hereunder merge with any interests, estates or
rights of the Lessor in or to the Property, it being understood that such
leasehold interests, estates and rights of the Lessee hereunder shall be deemed
to be separate and distinct from the Lessor's interests, estates and rights in
or to the Property, notwithstanding that any such interests, estates or rights
shall at any time or times be held by or vested in the same person, corporation
or other entity.

         Section 23.17 Further Assurances. The Lessee, at its own cost and
                       ------------------
expense, will cause to be promptly and duly taken, executed, acknowledged and
delivered all such further acts, documents and assurances as the Lessor
reasonably may request from time to time in order to carry out more effectively
the intent and purposes of this Lease and the other Operative Documents.

         Section 23.18 Memorandum of Lease. Concurrently with execution and
                       -------------------
delivery hereof, the parties shall execute and deliver a short form memorandum
of lease in substantially the form of Exhibit C attached hereto and made a part
hereof to be recorded (or if required, the Lease shall be so recorded) in the
Register of Deeds office of the county in which the Property is situated.

         Section 23.19 Interest Conveyed. This Lease is an agreement of lease
                       -----------------
and the Lessor does not convey to the Lessee any right, title or interest in or
to the Property except as a lessee.

                                       52

<PAGE>

         Section 23.20 Computation of Stipulated Loss Value and Termination
                       ----------------------------------------------------
Value. Stipulated Loss Value as of any Stipulated Loss Value Date shall be
-----
computed by multiplying the Purchase Price of the Property by the percentage set
forth opposite the applicable Stipulated Loss Value Date on Schedule 2A hereto.
                                                            -----------
Termination Value as of any Termination Date shall be computed by multiplying
the Purchase Price of the Property by the percentage set forth opposite the
applicable Termination Date on Schedule 2B hereto.
                               -----------

         Section 23.21 Subordination and Nondisturbance. Upon the Lessor's
                       --------------------------------
request from time to time, the Lessee shall execute an agreement subordinating
the Lessee's right, title and interest in and to the Property under this Lease
to the Lien of mortgages or deeds of trust encumbering the Lessor's right, title
and interest in and to the Property, and to all renewals, modifications,
consolidations, replacements and extensions thereof; provided, however, that the
                                                     --------  -------
mortgagee of such mortgage or beneficiary of such deed of trust shall have
executed an agreement in form and substance reasonably satisfactory to the
Lessee providing that, so long as no Lease Event of Default shall have occurred
and then be continuing, no foreclosure or other proceedings for the enforcement
of such mortgage or deed of trust shall terminate this Lease or otherwise
adversely affect the Lessee's quiet and peaceful use and possession of the
Property for the uses and purposes permitted under this Lease, nor shall the
leasehold estate granted by this Lease be affected in any other manner, Lessee
shall not (except to the extent required by Applicable Laws and Regulations) be
named in any such proceedings and upon completion thereof the successor in title
to the Lessor shall be bound to this Lease as a direct obligation between the
Lessee and such successor, except that no such successor shall be (A) liable for
any act or omission of any prior Lessor, (B) bound by any payment of Rent which
the Lessee might have paid more than one month prior to its due date hereunder,
or (C) bound by any amendment or modification (made subsequent to the date of
such mortgage or deed of trust) or cancellation of this Lease or surrender of
the Property (except surrenders and cancellations expressly provided for herein)
made without the prior written consent of the mortgagee of such mortgage or the
beneficiary of such deed of trust. Lessee shall attorn to and recognize any such
mortgagee or beneficiary, in the event such mortgagee or beneficiary becomes the
owner of the Property by foreclosure, conveyance in lieu of foreclosure or
otherwise, or any other successor or assignee of Lessor permitted under the
terms of this Lease, as the landlord and lessor under this Lease for the
remainder of the term hereof, and Lessee shall perform and observe its
obligations hereunder, subject only to the terms and conditions of this Lease.
Lessee further covenants and agrees to execute and deliver upon the request of
such mortgagee or beneficiary or successor or assignee of Lessor an appropriate
agreement of attornment to such person or entity and any subsequent titleholder
of the Property in accordance with the terms of this Section 23.21.

         Lessee agrees to enter into agreements that are reasonably required for
Lessor to obtain financing, upon the request and at the expense of Lessor;
provided, however, that no such agreement shall adversely affect the rights or
--------  -------
interests of the Lessee, including without limitation, the rights of Lessee
under this Lease or any other Operative Document.

         Section 23.22 True Lease. Lessor and Lessee agree that this Lease is a
                       ----------
true lease and as such the lessor shall be treated as the owner and Lessor of
the Property and the Lessee as the lessee thereof and that this Lease does not
represent a financing arrangement. Each party shall

                                       53

<PAGE>

reflect the transaction represented hereby in all applicable books, records and
reports (including tax filings) in a manner consistent with "true lease"
treatment rather than "financing" treatment.

         Section 23.23  Financial Reporting. So long as the Lessee is subject to
                        -------------------
the reporting requirements of Sections 13 and 15(d) of the Securities Exchange
Act of 1934, as amended, Lessee will deliver to Lessor and to any Lender (a)
copies of all of Lessee's Annual Reports on Form 10-K within ninety (90) days
after filing the same with the Securities and Exchange Commission ("SEC"), (b)
Quarterly Reports on Form 10-Q within sixty (60) days after filing the same with
the SEC, and (c) with reasonable promptness, such additional information
(including copies of public reports filed by Lessee) regarding the business
affairs and financial condition of Lessee as Lessor or any Lender may reasonably
request. If Lessee is no longer subject to such reporting requirements, Lessee
will deliver to Lessor and to any Lender within 90 days after the end of each
fiscal year of Lessee, a balance sheet of Lessee and its consolidated
subsidiaries as at the end of such year and a statement of profits and losses of
Lessee and its consolidated subsidiaries for such year setting forth in each
case, in comparative form, the corresponding figures for the preceding fiscal
year, and certified by independent certified public accountants of recognized
national (in the United States) standing selected by Lessee and within 60 days
after the end of each fiscal quarter of Lessee a balance sheet of Lessee and its
consolidated subsidiaries as at the end of such quarter and statements of profit
and losses of Lessee and its consolidated subsidiaries for such quarter setting
forth in each case, in comparative form, the corresponding figures for the
similar quarter of the preceding year, and certified by the chief financial
officer of Lessee, the foregoing financial statements all being prepared in
accordance with generally accepted accounting principles, consistently applied.

         Section 23.24  Notice of Certain Changes. Lessee shall provide Landlord
                        -------------------------
and, so long as the Lien of any loan secured by the Property has not been
terminated or discharged, the Lender, prompt written notice of any change in its
chief executive office, principal place of business, or name, jurisdiction of
incorporation or the place where it maintains its business records concerning
the Property or the Overall Transaction, which notice shall, in any event, be
provided no later than 30 days after such change.

         Section 23.25  Non-Recourse. Notwithstanding anything in this Lease to
                        ------------
the contrary, the obligations of Lessor under this Lease (except the obligations
of the sole member of Lessor described in Article XXI of this Lease) are not
personal obligations of the members, managers, directors, officers,
shareholders, agents or employees of Lessor and Lessor shall have no obligation,
nor incur any liability, beyond Lessor's interest in the Property and Lessee
shall look exclusively to such interest of Lessee in the Property for the
payment and discharge of any obligation imposed upon Lessor under this Lease.
Lessee agrees that, with respect to any judgment which may be obtained by Lessee
against Lessor, Lessee shall look solely to the estate or interest owned by
Lessor in the Property, and Lessee will not collect or attempt to collect any
such judgment out of any other assets of Lessor or seek recourse against the
assets of the members, managers, directors, officers, shareholders, agents or
employees of Lessor.

                                       54

<PAGE>

                            [signature page follows]

                                       55

<PAGE>

         IN WITNESS WHEREOF, the undersigned have each caused this Lease
Agreement to be duly executed and delivered by their respective officers
thereunto duly authorized as of the day and year first above written.

                                       LESSOR:

In the presence of:                    DANACQ FARMINGTON HILLS LLC, a Delaware
                                       limited liability company

/s/ Elizabeth M. Curley                By:  General Electric Capital Corporation
-----------------------------------         ------------------------------------
Name: Elizabeth M. Curley              Its: Manager

/s/ Margaret H. Pease                  By:  /s/ Stephen Benko
-----------------------------------         -----------------------------------
Name: Margaret H. Pease                     Stephen Benko

                                       Its: Authorized Signatory
                                            -----------------------------------

                                       LESSEE:

                                       DANA CORPORATION, a Virginia corporation

___________________________________    By:_____________________________________
Name:
___________________________________    Its:____________________________________
Name:

Acknowledged and agreed to for the sole
purpose of Article XXI hereof:

Lessor Parent--GEBAM, Inc., the sole member of Lessor,
       will agree to the of Article XXI

By:  /s/ Stephen Benko
   ---------------------------------------
     Stephen Benko

Its: Authorized Signatory
    --------------------------------------

<PAGE>

                  IN WITNESS WHEREOF, the undersigned have each caused this
Lease Agreement to be duly executed and delivered by their respective officers
thereunto duly authorized as of the day and year first above written.

                                       LESSOR:

In the presence of:                    DANACQ FARMINGTON HILLS LLC, a Delaware
                                       limited liability company

___________________________________    By:  General Electric Capital Corporation
                                            ------------------------------------
Name:                                  Its: Manager

___________________________________    By:  ___________________________________
Name:

                                       Its: ___________________________________

                                       LESSEE:

                                       DANA CORPORATION, a Virginia corporation

/s/ Theresa S. Whetro                  By: /s/ A. Glenn Paton
-----------------------------------       -------------------------------------
Name: Theresa S. Whetro

/s/ Deborah A. Vankirk                 Its: A. Glenn Paton, Viece Prsident-
-----------------------------------         Treasurer
Name: DEBORAH A. VANKIRK

Acknowledged and agreed to for the sole
purpose of Article XXI hereof:

Lessor Parent--GEBAM, Inc., the sole member of Lessor,
       will agree to the of Article XXI

By:_______________________________________

Its:______________________________________

<PAGE>

                                    DANA CORP
                          Schedule 1 to Lease Agreement
                       Primary Term Rent Payment Schedule
                              Farmington Hills, MI

Rent Payment Dates                   Monthly Rental Payment & Allocation Thereof
------------------                   -------------------------------------------
November 1, 2001 - October 1, 2011          $                  194,216.67
November 1, 2011 - October 1, 2021          $                  213,638.33

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