Document:

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                                                                    EXHIBIT 10.4

CITIZENS & NORTHERN BANK
------------------------

                            2001 Incentive Award Plan

PART I:  PLAN ADMINISTRATION

SECTION 1: PURPOSE OF THE PLAN

     The purpose of the Incentive Award Plan ("the plan") is to provide
incentives and awards to those employees who attain and sustain consistently
high levels of performance that exceed expectations and that contribute to the
success, profitability, and return to the shareholders of the Citizens &
Northern Bank. The plan is designed to support organizational objectives and
financial goals as defined by the long- and short-range strategic and financial
plans.

SECTION 2: GENERAL DESCRIPTION

     Compensation awards are based on individual contributions to performance as
measured by: selected financial ratios, operating results, and/or qualitative
evaluations. These measures are constructed to recognize the influence of both
external and internal factors on performance, by establishing the relationship
of performance to benchmark measures. The benchmark measures are external peer
groups, internal planning data, operating performance data, and/or objectives
agreed upon by a plan participant.

     The plan protects shareholders' interests by requiring a minimum return on
     earnings before any performance incentive award can be made-the
     "performance threshold." At the same time, the plan specifies annual goals
     and provides a performance review and measurement system. The plan has been
     designed to permit future inclusion of other individuals and groups.

     The calculation of share of profits to be distributed to the Plan
     participants, and the incentive formulas, are constructed to provide awards
     consistent with the increase in profits or the continuation of exceptional
     earnings performance. The incentive formulas ensure a level of incentive
     award that is competitive with comparable positions and levels of
     performance in other financial institutions, to enable Citizens & Northern
     Bank to attract, retain, and motivate high-quality personnel and support
     continued growth and profitability. The share of profits payable as bonus
     awards is described in Part II of the plan.

     The plan is established to augment regular salary and benefits programs
     already in existence. The incentive plan is not meant to be a substitute
     for salary increases but supplemental to salary and as stated earlier, a
     reward for "exceptional" performance.

     The plan has been developed to recognize that the amount of incentive bonus
     award attainable by key executives should vary depending upon the
     executive's position with the company and the competitive levels of
     incentive bonus for those positions within the banking and financial
<PAGE>   2
     service industry. Thus threshold, target and maximum Incentive
     Opportunities are established for each position

SECTION 3: ADMINISTRATION OF THE PLAN

Throughout this plan, reference to the actions and authority of the Salary
Committee of the Board of Directors ("the committee") also presumes that the
committee will recommend, and the board of directors will approve or disapprove,
final disposition of all matters pertaining to administration of the plan. The
committee, with board approval, has the responsibility to interpret, administer,
and amend the plan as necessary. The recommendations of the committee as
approved by the board, affecting the construction, interpretation, and
administration of the plan shall be final and binding on all parties, including
the bank and its employees.

     At or before the beginning of each plan year, the committee will review and
may revise the operating rules. Performance targets [Incentive Bonus Plan
Performance Matrix] and the Incentive Opportunity payout awarded for attaining
those targets may be changed in order to emphasize specific goals and objectives
of the plan. However, it is expected that the plan will require modification
only when significant changes in organization, goals, personnel, or performance
occur. The chief executive officer may recommend to the committee proposed
changes to the operating rules.

     The incentive bonus paid to each participant may be determined using up to
three separate criteria percentages: corporate performance percentage,
unit/department/branch performance percentage and the individual performance
percentage. The incentive bonus paid to any participant shall be calculated by
multiplying the Incentive Opportunity amount by the sum of the corporate
performance percentage, the adjusted unit/department/branch performance
percentage and the adjusted individual percentage. Each participant's
unit/department/branch performance and individual performance percentages shall
be adjusted by the participant's supervisors. The chief executive officer's
individual performance shall be evaluated by the compensation committee and
executive committee chairs to adjust the individual performance percentage.

     An individual or individuals designated by the chief executive officer will
     perform the computation of incentive awards. Maintenance of participant
     payment records shall be the responsibility of the Human Resource Director.

     Finally, the committee, with board approval, may exclude extraordinary
     occurrences, which could affect the performance awards, either positively
     or negatively, but are of their nature outside the significant influence of
     plan participants. The characteristics of such extraordinary occurrences
     are generally that they involve the board of directors in:

     o        The original decision to take some action.

     o        Advance of the occurrence.

     o        Issues most often related to a restructuring of assets, or unusual
              expense or income realization.
<PAGE>   3
     Extraordinary occurrences may be excluded when calculating performance
     results to ensure that the best interests of the organization are protected
     and are not brought into conflict with the best interest of plan
     participants. When and if extraordinary occurrences are excluded from the
     calculation of individual performance measures, they should also be
     excluded in calculating the bonus.

SECTION 4: PLAN PARTICIPANTS

     Those employees recommended by executive management who, in management's
     judgment, are responsible for directing and performing functions which have
     significant bearing on the profitability and operational performance of the
     bank shall be eligible for participation in the plan.

     At or before the beginning of each plan year, the committee shall review
     the recommendations of management on the selection of those employees
     eligible for participation in the plan for that year. Management shall
     recommend a threshold, target and maximum Incentive Opportunity percentage
     of base salary for each participant. Participants shall be notified of
     their eligibility as soon as selection is completed and the board of
     directors has adopted the plan. The committee shall review and recommend
     the inclusion participants to the full board for their approval.

     Participants may be added during the plan year at the discretion of
     management and the committee, and their incentive award should be prorated
     as established in this plan.

Section 5: Payment of Individual Incentive Compensation Awards

     Within 60 days following the end of the plan year, or as soon as financial
     and operating results are known, participants will receive their incentive
     payment as determined by the Incentive Bonus Plan Performance Matrix.

 Section 6: Payments

     Termination for Reasons Other Than Death or Retirement - In the event of
     termination of employment for reasons other than death or retirement, the
     participant, at the discretion of the committee, may forfeit all unpaid
     incentive awards.

     Management will reserve the right to deny an award to any participant. Such
     action will be due to the failure of the participant to properly perform
     during the year. While it is expected that this type of action would be
     rare, there may arise situations where the rewarding of a cash bonus would
     inappropriately reinforce bad behavior and poor performance.

Section 7: Incentive Compensation Plan Operating Rules
<PAGE>   4
      BEFORE THE BEGINNING OF EACH PLAN YEAR, THE COMMITTEE MAY REVIEW AND
REVISE, IF DESIRED, PART II: OPERATING RULES OF THE PLAN FOR THE YEAR THEN
BEGINNING. THE OPERATING RULES SHALL INCLUDE THE FOLLOWING:

a)       IDENTIFICATION OF PARTICIPANTS SELECTED FOR PARTICIPATION IN THE PLAN

b)       The method for determining the amount of the total bonus to be paid to
         plan participants, including the Incentive Bonus Plan Performance
         Matrix.

c)       Schedules and formulas for determining the amount of the incentive
         compensation awards to plan participants for the plan year then
         beginning, including threshold, target and maximum performance measures
         and the percentage of bonus award determined by corporate,
         unit/department/branch and individual performance. Participants must be
         informed at or before the plan year of the manner in which performance
         will be evaluated.

d)       Other administrative and procedural rules which the committee considers
         appropriate.

     After approval by the committee and the board of directors, management
     shall, as soon as practical, inform each of the participants under the plan
     and the board of directors, of the operating rules for the plan year then
     beginning.

Section 8: Performance Progress Reporting

      The Human Resource Director will be responsible for communicating
attainment of goals during the course of the plan year so that participants may
evaluate their performance relative to goals throughout the year. Data from
internal and external sources are to be made available to plan participants, the
committee, and the board as soon as practical.

Section 9: Amendment or Termination of Plan

     The committee, with concurrence of the board of directors, may terminate,
     amend, or modify this plan at any time. The termination, amendment, or
     modification of the plan shall in no way affect a participant's right to
     unpaid incentive compensation awards under this plan.

Section 10: Other Considerations

Right of Assignment - No right or interest of any participant in the plan shall
be assignable or transferable, or subject to any lien, directly, by operation of
law, or otherwise, including levy, garnishment, attachment, pledge, or
bankruptcy.

Right of Employment - The receipt of an award under this plan shall not
guarantee any employee any right to continued employment; the right to dismiss
any employee is specifically reserved to the organization. The receipt of an
award for any one year shall not guarantee an employee the right to receive an
award for any subsequent year.
<PAGE>   5
Withholding for Taxes - The organization shall have the right to deduct from all
payments under this plan any federal or state taxes required by law to be
withheld with respect to such payments.

Salary - Salary is defined as base earnings for the year, which includes any
increase in weekly rate of pay but not including any referral awards, golden
nugget, taxable fringe benefits or prior bonus payments.
<PAGE>   6
CITIZENS & NORTHERN BANK
------------------------

                              Incentive Award Plan

PART II: OPERATING RULES

Section l: General

     The following Incentive Compensation Plan Operating Rules will be in effect
during 2001 and until revised. These operating rules are subject to change by
the committee before the start of the plan year, with the approval of the board
of directors. It is anticipated that the rules will be revised only when
significant changes occur in organization, operations, industry compensation
practices, or other pertinent factors. Changes from year to year will be
minimized in order to maintain the basic continuity of the plan.

Section 2: Incentive Bonus Plan Performance Matrix for 2001

The Incentive Bonus is first calculated based upon achievement of Annual ROA as
a percentage of Peer Group Performance. The chart below will determine the
Incentive Opportunity percentage of base salary from which a participant's bonus
would be paid:

<TABLE>
--------------------------------------------------------------------------------
<CAPTION>
Annual ROA Achieved:                      Non-Interest Income Growth
 As a Percentage of                     % Incentive Opportunity Earned
    Peer Group              ----------------------------------------------------
    Performance                    Minimum          Target          Maximum
                                  9% or less          12%         15% or more
--------------------------------------------------------------------------------
<S>          <C>                  <C>              <C>            <C>
             < 90%                     0%               0%             0%
--------------------------------------------------------------------------------
              90%                     30%              40%            50%
--------------------------------------------------------------------------------
              95%                     45%              60%            75%
--------------------------------------------------------------------------------
              100%                    60%              80%           100%
--------------------------------------------------------------------------------
              105%                    75%             100%           120%
--------------------------------------------------------------------------------
              110%                    80%             105%           130%
--------------------------------------------------------------------------------
              120%                    85%             110%           140%
--------------------------------------------------------------------------------
         130% and above               90%             120%           150%
--------------------------------------------------------------------------------
</TABLE>

 ................................................................................

Section 2: Participants and Performance Weighting Criteria

A portion of incentive opportunity will be based on three performance criteria:
Corporate, Unit/Department/Branch and Individual. Each of the three performance
criteria will be weighted depending upon the type of job the participant
performs. For example, branch manager participants shall have more of their
award based on their branch (unit) and their individual performance and
contributions, while less upon the corporate attainment of performance goals.
The executive management will have more of their award based on corporate
performance than upon individual and unit contributions.<PAGE>   1
                                  EXHIBIT 10.1

                       FACILITY LEASE AND AMENDMENT NO. 1
<PAGE>   2
                                 LEASE AGREEMENT

                                     BETWEEN

                       CORPOREX PROPERTIES OF TAMPA, INC.
                                    LANDLORD

                                       AND

                        BBJ ENVIRONMENTAL SOLUTIONS, INC.
                                     TENANT
<PAGE>   3
                                 LEASE AGREEMENT

                       CORPOREX PROPERTIES OF TAMPA, INC.
                                 TAMPA, FLORIDA

        This is a Lease Agreement dated this 18th day of April, 1994 by and
between CORPOREX PROPERTIES OF TAMPA, INC., a Florida corporation, hereinafter
called the "Lessor", and BBJ ENVIRONMENTAL SOLUTIONS, INC., a Florida
corporation, hereinafter called "Lessee."

        WITNESSETH, that for and in consideration of the rent hereafter
reserved, and the covenants herein contained, the Lessor does hereby lease and
demise to the Lessee and said Lessee does hereby take and rent of Lessor, the
premises descried on Schedule 1 hereto, hereinafter referred to as the
"Premises", for the term as described on Schedule 1 hereto, or until such term
shall so cease and expire as hereinafter provided. The premises is located on a
parcel of land described on Schedule 1 hereto, hereinafter referred to as the
"developed parcel".

        The Lessee agrees to pay the Lessor, as rent for each year of said term,
the amounts set forth on Schedule 1 hereto, payable without deduction or demand,
in equal monthly installments (hereinafter sometimes referred to as the "basic
rental"), in advance, on the first day of each calendar month during the term
hereof, the first installment payable on the execution of this Lease and the
remaining installments payable in advance on the first day of each and every
month during the said term at Corporex Properties of Florida, P.O. 550152,
Tampa, FL 33655 or to such other party and at such other address as said Lessor
may from time to time designate to Lessee in writing. In the event Lessee fails
to pay the basic rental hereinbefore reserved within ten (10) days of the due
date, Lessee shall promptly pay to Lessor a service charge of five percent (5%).

        At the beginning of and for each lease year, as hereinafter defined,
after the first rental of this Lease until this Lease is terminated as
hereinafter set forth, the monthly basic rental shall be adjusted and changed as
follows:

        If the term of this Lease shall commence on a day other than the first
day of a calendar month, rent shall be paid in advance at the rate above
specified for the remaining portion of the month in which the term commenced. If
Lessor shall be unable to give possession of the premises on the date of the
commencement of the term hereof by reason of the fact that the premises are
located in a building being constructed and which has not been sufficiently
completed to make the premises ready for occupancy, or if the Lessor is unable
to give possession of the premises ready for occupancy, or if the Lessor is
unable to give possession of the premises on the date of commencement of the
term hereof by reason of the holding over or retention of possession of any
tenant, or if repairs, improvements, or decoration of the premises, or of the
building of which the premises form a part, are not completed, or for any other
reason, Lessor shall not be subject to any liability for the failure to give
possession on said date. Under
<PAGE>   4
such circumstances the rent reserved and covenanted to be paid herein shall not
be subject to any liability for the failure to give possession on said date.
Under such circumstances the rent reserved and covenanted to be paid herein
shall not commence until the possession of premises is tendered by Lessor with
Lessor's certification to Lessee that same are ready for occupancy. Should
tender of possession of premises by later or earlier than the beginning date
named above, then in that event, the beginning and ending dates of this Lease
shall be adjusted, by letter from Lessor to Lessee, to conform to date of such
tender of possession just as if the same had been originally named as the
beginning date, and this Lease shall run for its full term from the date of such
tender of possession. No such failure to give possession on the date of
commencement of the term shall in any other respect affect the validity of this
Lease or the obligations of Lessee hereunder. If permission is given to Lessee
to enter into the possession of the premises or to occupy premises other than
the premises prior to the date specified as the commencement of the term of this
Lease, Lessee covenants and agrees that such occupancy shall be deemed to be
under all the terms, covenants, conditions, and provisions of this Lease. Lessee
shall at any time during the term of this Lease, upon ten (10) days prior notice
by Lessor, execute and deliver to Lessor or to Lessor's mortgagee a Certificate
of Estoppel.

        Lessee has deposited with Lessor as security for Lessee's performance of
all of Lessee's obligations hereunder the security deposit specified in Schedule
I hereto, which Lessor shall hold without interest due Lessee If at any dine
during the term of this Lease, Lessee shall default in the payment of rent,
lessor may apply said security deposit to cure the default, the right to so
apply being hereby expressly granted to Lessor. In such event, Lessee shall
restore said deposit to the original amount with ten (10) days after demand
therefore by Lessor or its Agent In the event said deposit is not used or used
up as provided for above, then said deposit shall be returned to Lessee after
termination of this Lease and an inspection of the building by Lessor or its
Agent establishing that the building is being surrendered to the Lessor in
substantially the same condition in which it was received by the Lessee,
ordinary wear and tear excepted.

                  AGREEMENTS AND COVENANTS OF LESSOR:

                  The Lessor hereby covenants and agrees as follows:

                  (1)      To permit the Lessee quiet enjoyment of possession of
                           the premises during the term of this Lease, or for so
                           long as Lessee shall pay the rent aforesaid and carry
                           out all other obligations herein made binding upon
                           the Lessee

                  (2)      That the heating, plumbing, electrical,
                           air-conditioning and sprinkler systems in the
                           premises will be in good working order and condition
                           at the beginning of the term of this Lease. Upon
                           tender by Lessor to Lessee of the above mentioned
                           equipment in good working order, Lessee shall
                           thereafter by solely responsible for all maintenance,
                           repairs, and replacements required therefor during
                           the full term of this Lease, as hereinafter provided
                           in paragraph (8) of "Agreements and Covenants of
                           Lessee".

                  (3)      To maintain in good condition and repair the
                           foundation, roof (excluding skylights and signs), and
                           exterior masonry walls of the premises, as well as
<PAGE>   5
                           pipes and conduits located beyond the boundaries of
                           the premises; and to make all repairs becoming
                           necessary by reason of any structural defects in the
                           premises; provided, however, that Lessor shall not be
                           required to make any repairs necessitated by reason
                           of any act of omission of Lessee, or its employees,
                           agents, licenses, invitees, or anyone claiming under
                           Lessee, or caused by any alteration, addition, or
                           improvement made by Lessee or anyone claiming under
                           Lessee, and that if Lessor does make any such repairs
                           Lessee shall promptly upon demand reimburse to Lessor
                           the cost thereof.

                  (4)      To maintain in good condition and repair, all common
                           areas on the developed parcel, at the expense of
                           Lessee, and the other Lessees, as hereinafter
                           provided.

B.       AGREEMENT AND COVENANTS OF LESSEE:

         The Lessee hereby covenants and agrees as follows:

         (1)      Not to use the premises for any disorderly or unlawful purpose
                  of any use inconsistent with M-IA zoning, but only for
                  conducting therein the permitted uses specified on Schedule 1
                  hereto.

         (2)      To obtain from appropriate governmental agencies at the
                  Lessee's expense any and all permits, licenses, and the like,
                  required to permit Lessee to occupy the premises for the
                  purpose herein stated, and to be at all times in compliance
                  with such permits, licenses, and the like, and all applicable
                  governmental ordinances and regulations.

         (3)      To keep the premises clean and free from rubbish and to keep
                  the show windows and signs neat, clean, and in good order, all
                  at Lessee's sole expense; or Lessor at its sole discretion
                  shall have the right to perform these maintenance items and
                  Lessee agrees to reimburse Lessor its pro rata share of such
                  costs. Lessee further agrees not to store any material or
                  trash of any nature whatever on the exterior of the premises
                  nor to erect any screen or fence without the prior written
                  consent of Lessor

         (4)      To pay all charges for all utilities including, but not
                  limited to, electricity, gas, fuel, water, sewer charges,
                  vault space, and telephone services (including the
                  installation of telephone equipment) used in or on the
                  premises, as they become due and payable and to transfer all
                  accounts therefor to the Lessee's name at the outset of the
                  term of this Lease. Lessor shall have no obligation to provide
                  or pay for any utilities to be used on the premises.

         (5)      To refrain from keeping gasoline or other inflammable
                  material, or any explosive (or hazardous substance as defined
                  below) in the premises or on the developed parcel, or from
                  doing any act or thing which may make void or voidable the
                  Lessor's insurance against fire, and to conform to all rules
                  or regulations from time to time established by the
                  appropriate insurance rating organization.
<PAGE>   6
ENVIRONMENTAL MATTERS:

HAZARDOUS SUBSTANCES

         (a)      For the purposes of Section B(5), the term "Hazardous
                  Substance" shall be interpreted broadly to include those
                  substances defined as a "hazardous substance", "pollutant" or
                  "contaminant" pursuant to the Compensation Liability Act, 72
                  U.S.C., 9061 et sec, as amended and regulations thereunder, or
                  any other federal, state or local regulation or ordinance; and
                  shall also specifically include without limitation petroleum
                  and petroleum based derivatives, distillates and byproducts,
                  asbestos; and any hazardous waste; solid waste or other
                  similar material.

         (b)      Tenant warrants and represents that it shall not use, store,
                  treat, accumulate or transport Hazardous Substances at, on, or
                  from the Premises during the Lease Term except for deminimis
                  quantities not requiring the issuance of a governmental or
                  other permit and in a manner that complies fully with all
                  applicable federal, state, and local laws, regulations and
                  ordinances. Tenant additionally warrants and represents that
                  Tenant's occupancy of the Premises and its activities thereon
                  shall not cause or result in any release, leak, discharge,
                  spill, disposal, or emission of Hazardous Substance at, in,
                  on, from or under the Premises during or following the Lease
                  Term.

                  Landlord warrants and represents that, to the best of its
                  knowledge, any use, storage, treatment, accumulation, or
                  transportation of Hazardous Substances, which has occurred in
                  or on the Premises prior to the date hereof has been in
                  compliance with the applicable federal, state, or local laws,
                  regulations, and ordinances. Landlord additionally warrants
                  and represents that, to the best of its knowledge, no release,
                  leak, discharge, spill, disposal, or emission of Hazardous
                  Substances has occurred in, or under the Premises prior to the
                  date hereof.

                  Landlord agrees to indemnify and hold the Tenant harmless from
                  any and all claims, damages, fines, judgements, penalties,
                  costs, liabilities, or losses (including without limitation
                  reasonable sums paid for settlement of claims, attorney fees,
                  consultant and expert fees) arising during or after the Lease
                  Term from or in connection with the presence of any Hazardous
                  Substance in, or under the Premises prior to the Lease Term.
                  Without limiting the foregoing, this Indemnification shall
                  include reasonable cost incurred due to any investigation of
                  the Premises or any clean-up, removal or restoration mandated
                  by a federal, state or local agency or political subdivision,
                  with respect to any Hazardous Substances present on the
                  Premises prior to the Lease Term. The provisions of this
                  paragraph shall survive the expiration or termination of this
                  Lease.
<PAGE>   7
         (6) To pay the Lessor, in addition to other sums herein provided for,
the following:

                  (a)      Its Pro Rata Share of all real estate taxes (which
                           shall mean all taxes and assessments, general or
                           special, ordinary or extraordinary, foreseen or
                           unforeseen, assessed, levied or imposed upon the
                           premises or the developed parcel or assessed or
                           levied or imposed upon the fixtures, machinery,
                           equipment or systems, in, upon or used in connection
                           with the operation of the premises or the developed
                           parcel under the current or any future taxation or
                           assessment system or modification of' supplement or
                           substitute for such system and whether or not based
                           on or measured by the receipts from the premises or
                           the developed parcel, including all taxes and
                           assessments for public improvements or any other
                           purpose and any gross receipts or similar tax
                           purpose) as additional rent hereunder, in one lump
                           sum within ten (10) days after Lessor's demand
                           therefor. If the premises constitute a portion of a
                           building or buildings situated upon the developed
                           parcel, then Lessee shall pay to Lessor a pro rata
                           portion of the aforesaid real estate taxes levied on
                           the developed parcel, based on the proportion that
                           the total square foot floor area of the premises
                           leased to Lessee hereunder bears to the total square
                           foot floor area of the building or buildings on the
                           developed parcel of which said premises forms a part.
                           Any such payment shall be prorated for fractional
                           portions of tax years during the term of this Lease.
                           A tax bill issued by the appropriate governmental
                           authorities shall be accepted by Lessee as conclusive
                           evidence of the amount of said real estate taxes.

                  (b)      Its pro rata share of the costs of maintenance and
                           repair of all elements of the common areas on the
                           developed parcel, including, but not limited to, the
                           costs of maintaining and repairing all roadways
                           internal to the developed parcel, all parking lots,
                           landscaping, drainage structures, signs' external
                           lighting systems, if any, insurance on the developed
                           parcel, and administrative costs associated with
                           management of the premises and the developed parcel.

                  (c)      Its pro rata share of the cost of carrying such fire,
                           public liability, and extended coverage insurance
                           upon the premises as the Lessor elects to carry, if
                           any, to the extent that such shall be due to the
                           nature of Lessee's use of the premises; provided,
                           however, if Lessee uses the premises for other than
                           normal office-warehouse uses, Lessee shall pay the
                           entire increase in Lessor's insurance premium
                           occasioned by such uses.

                  (d)      The cost of any repairs to the exterior walls,
                           foundation, or roof or any other structural portions
                           of the premises, or the developed parcel, if and to
                           the extent such repairs were made necessary by the
                           act or neglect of the Lessee or of the agents,
                           employees, licensees, invitees, or anyone claiming
                           under Lessee.
<PAGE>   8
         (7)      To make, at the Lessee's expense, such alterations and
                  modifications to the premises as may be required by building,
                  OSHA, or other applicable regulations or local codes in the
                  jurisdiction in which the premises are located. Furthermore,
                  no such alterations and modifications, nor any other
                  alteration, modification, addition, or installation the Lessee
                  may wish to make, shall be made unless the Lessor shall first
                  have given written approval of the plans and specifications
                  therefore, and shall have been protected, to the Lessor's
                  satisfaction, against any cost or damage incident thereto, and
                  unless the Lessee shall first have secured all necessary
                  building and other permits. All such alterations,
                  modifications, additions, or installations, when made, shall
                  become, unless the Lessor elects otherwise as provided in
                  paragraph (13) hereof, the property of the Lessor and shall
                  remain upon and be surrendered with said premises as a part
                  thereof at the end of the term of this Lease. The Lessee
                  hereby agrees to indemnity, defend, and save harmless the
                  Lessor from any liability which may devolve upon the Lessor as
                  a consequence of such alterations, modifications, additions or
                  installations.

         (8)      To make, at Lessee's expense, all repairs and to do all acts
                  of maintenance becoming necessary in or upon the premises
                  during the term of this Lease, including specifically but not
                  being limited to the doors and door jams, both inside and
                  outside, loading docks, windows and window casings and sills,
                  both inside and outside, gutters and downspouts, and plate or
                  other glass windows and doors, and to make, at Lessee's
                  expense, all repairs and to do all acts of maintenance
                  becoming necessary during the term of this Lease to maintain,
                  and to replace all worn out and broken parts of, the heating,
                  plumbing, electrical, air-conditioning and sprinkler Systems
                  and equipment, and elevators, if any, and to enter into
                  service contracts, on behalf of Lessee only, for the
                  maintenance of the heating, air-conditioning and sprinkler
                  Systems, and elevators, if any. No such service contract shall
                  extend beyond the term of this Lease.

         (9)      To make no claim against the Lessor and to assume the
                  responsibility of defending, at Lessee's expense, any claim
                  which shall be made against the Lessor by the Lessee or any
                  agent, employee, or servant of the Lessee or by others
                  claiming the right to be on or about the premises or the
                  developed parcel through or under the Lessee for any injury,
                  loss, or damage to person or property occurring upon the
                  premises or the developed parcel from any cause. The Lessee
                  covenants and agrees to indemnity and save harmless the Lessor
                  from and against any and all liability, damages, expenses,
                  causes of the action, suits, claims, or judgements of any
                  person or persons, firm or corporation arising out of or in
                  any manner connected with injury or death to person, and
                  damage to or loss of personal property, in or on the demised
                  premises or the developed parcel, by reason of acts, failure
                  to act or negligence of Lessee or Lessee's agents, servants,
                  and employees or others in or about said premises. In
                  confirmation thereof, the Lessee covenants and agrees that it
                  will, at all times during the term hereof, at its own expense
                  carry and keep in full force and effect in companies
                  satisfactory to Lessor, public liability insurance in form
                  satisfactory to Lessor, with limits of:

                  (a)      at least FIVE HUNDRED THOUSAND DOLLARS ($500,000.00)
                           for injury, including death, to any one person, and

<PAGE>   9
                  (b)      at least ONE MILLION DOLLARS ($1,000,000.00) for
                           injury, including death in any one casualty, and

                  (c)      with property damage coverage of at least TWO HUNDRED
                           FIFTY THOUSAND DOLLARS ($250,000.00) or in such
                           greater amounts of insurance coverage as Lessor may
                           from time to time reasonably require. Lessee shall
                           also, at its own cost, carry plate glass insurance on
                           said premises. All such policies shall name the
                           Lessor and the Lessee as parties insured, and shall
                           contain a provision that the same may not be canceled
                           without giving to the Lessor at least ten (10) days
                           prior written notice. Each such policy, or a
                           certificate showing the same to be in effect, shall
                           be delivered to the Lessor at the commencement of the
                           Term hereof, and renewals thereof shall be delivered
                           to the Lessor at least ten (10) days prior to
                           expiration or cancellation of any such policy. The
                           Lessee covenants and agrees that no liability shall
                           be imposed upon the Lessor because of any injury or
                           damage to person or property, or because of any
                           interference with the services and facilities to be
                           performed or provided by Lessor as hereinabove
                           described, caused by accidents, repairs, riots,
                           strikes, or any reason beyond the control of the
                           Lessor.

         (10)     This Lease, and all rights of Lessee hereunder, are
                  subject and subordinate to any first mortgage which does now
                  or may hereafter affect the premises, and to any and all
                  renewals, modifications, consolidations, replacements, and
                  extensions thereof. It is the intention of the parties that
                  this provision be self-operative and that no further
                  instrument shall be required to effect such subordination of
                  this Lease. Lessee shall, upon demand at any time or times,
                  execute, acknowledge, and deliver to Lessor any and all
                  instruments that may be necessary or proper to subordinate
                  this Lease, and all rights of Lessee hereunder, to any such
                  mortgage or deed of trust or to confirm or evidence said
                  subordination; and Lessee hereby appoints the Lessor as its
                  attorney-in-fact to execute such instruments in Lessee's
                  behalf. Provided, however, that as long as Lessee continues
                  payment of rent and performance of its covenants hereunder,
                  Lessee's right of possession of the demised premises under
                  this Lease shall not be affected by any foreclosure of such
                  deed of trust or mortgage. Notwithstanding the subordination
                  of this Lease as aforesaid, any present or future mortgagee or
                  beneficiary under any mortgage or deed of trust may, by giving
                  Lessee written notice thereof, require that this Lease shall
                  be senior in lien to such mortgage or deed of trust, and that
                  Lessee attorn to the purchaser upon such foreclosure sale and
                  to recognize such purchaser as the Lessor under this Lease
                  Lessee agrees to execute and deliver, at any time and from
                  time to time, upon the request of Lessor, or of any such
                  holder, any instrument which, in the reasonable judgment of
                  the Lessor, may be necessary or appropriate in any such
                  foreclosure proceeding or otherwise to evidence such
                  attornment. Lessee further waives the provisions of any
                  statute or rule of law, now or hereafter in effect, which may
                  give or purport to give Lessee any right or election to
                  terminate or otherwise adversely affect this Lease, and the
                  obligations of Lessee hereunder, the event of any such
                  foreclosure.

         (11)     This Lease, and all rights of Lessee hereunder, are subject
                  and subordinate to all of the matters of title of record as of
                  the date hereof.
<PAGE>   10
         (12)     To comply with all rules and regulations set forth on Schedule
                  4 hereto, and any reasonable rule and regulations hereafter
                  established by the Lessor, for the use of the premises and the
                  developed parcel.

         (13)     To remove from the premises, at the expiration or other
                  termination of this Lease, all goods and effects not belonging
                  to the Lessor, and to surrender possession of the premises and
                  all fixtures and furnishings connected therewith in good
                  repair, order and condition in all respects, reasonable wear
                  and ordinary use thereof excepted; and if the Lessee shall
                  have made any alterations, additions, installations, or
                  modifications in or to the premises, whether consented to by
                  the Lessor or not, Lessee shall, if requested to do so by the
                  Lessor in writing prior to the expiration of the term of this
                  Lease, remove the same or such thereof as may be specified in
                  such notice, and repair any damage caused by such removal, all
                  at Lessee's expense. If Lessee fails to perform any of the
                  foregoing obligations, Lessor is authorized to do so in
                  Lessee's behalf and to sell such articles and effects left on
                  the premises as may be saleable. The proceeds of such sale
                  shall be applied toward the expenses thus incurred, and Lessee
                  agrees to pay any balance promptly.

         (14)     Not to operate any machinery in the premises which may cause
                  excessive vibration, noise or damage to the premises; nor to
                  use a loudspeaker which can be heard outside the premises.

         (15)     Not to place any exterior advertising signs or awnings upon
                  the premises or the developed parcel, not to place any
                  advertising signs or posters on the interior of the show
                  windows, and not to change the color of the exterior painting,
                  without the prior written approval of the Lessor.
                  Notwithstanding any previous sign approvals by Lessor, if at
                  any time the Lessor adopts a new sign specification for the
                  warehouse building, Lessee agrees at Lessee's expense to
                  promptly replace or alter its existing sign to comply with the
                  Lessor's new sign specification.

         (16)     Not to execute any assignment, sublease, concession or
                  mortgage of this Lease, or of the premises, or of any part
                  thereof, without first having obtained the written consent of
                  the Lessor.

         (17)     To permit the Lessor to enter the premises at any reasonable
                  time for the purpose of making repairs, or to determine the
                  condition of the premises and the Lessee's compliance with the
                  conditions of this Lease after notice to the Lessee.

         (18)     To permit the Lessor to show the premises to prospective
                  purchasers at all reasonable times and to prospective tenants
                  at all reasonable times within one hundred eighty (180) days
                  prior to the expiration of the term of this Lease, and to
                  exhibit notices for lease or sale within one hundred eighty
                  (180) days prior to the expiration of the term after notice to
                  the Lessee.

         (19)     To notify Lessor promptly of any defect appearing in the
                  premises or common areas of the developed parcel which the
                  Lessor is obligated to maintain and repair under Paragraph (3)
<PAGE>   11
                  or (4) of agreements and covenants of Lessor.

         (20)     Lessee's covenants to pay rental, taxes, insurance, and other
                  sums due hereunder are independent of Lessor's covenants
                  hereunder, and Lessee shall have no right to withhold any such
                  payments on account of any alleged failure by Lessor to
                  perform or comply with any of Lessor's covenants.

         (21)     Anything contained in the foregoing provisions of this section
                  to the contrary notwithstanding, neither Lessee nor any other
                  person having an interest in the possession, use, occupancy,
                  or utilization of the premises shall enter into any lease,
                  sublease, license, concession or other agreement for use,
                  occupancy or utilization of space in the premises which
                  provides for rental or other payment for such use, occupancy,
                  or utilization based, in whole or in part, on the net income
                  or profits derived by any person from the premises lease,
                  used, occupied or utilized (other than an amount based on a
                  fixed percentage or percentages of receipts or sales), and any
                  such purported lease, sublease, license, concession or other
                  agreement shall be absolutely void and ineffective as a
                  conveyance of any right or interest in the possession, use,
                  occupancy or utilization of any part of the premises.

C.       GENERAL PROVISIONS:

         (1)      Eminent Domain: Lessee agrees that if the premises, or any
                  part thereof, shall be taken or condemned for public or
                  quasi-public use or purpose by any competent authority, Lessee
                  shall have no claim against Lessor and shall not have any
                  claim or right to any portion of the amount that may be
                  awarded as damages or paid as a result of any such
                  condemnation, it being agreed that the full amount of such
                  award, if any, made by the taking authorities shall be paid to
                  and retained by Lessor, free of any claim by Lessee to any
                  portion thereof, and all rights of Lessee to damages therefor,
                  if any, are hereby assigned by Lessee to Lessor. In the event
                  that all or substantially all of the premises shall be taken
                  or condemned by any governmental authority, then the term of
                  this Lease shall cease and terminate from the date on which
                  the Lessee is required, by such taking authority, to surrender
                  possession of said premises and the Lessee shall not have nor
                  make any claim against Lessor for the value of any unexpired
                  term of this Lease. In the event that a portion of the
                  premises shall be taken or condemned by any governmental
                  authority, then this Lease shall continue in full force and
                  effect, and rent shall abate in an amount which bears the same
                  ratio to the monthly basic rental as the value of the floor
                  space taken bears to the value of the total floor space of the
                  premises. All rentals and other sums payable by Lessee
                  hereunder shall be adjusted to the date on which Lessee is
                  required, by the taking authority, to surrender possession of
                  the premises or portion of the premises so taken.

         (2)      Lessee Holding Over: if the Lessee shall not immediately
                  surrender possession of the premises at the termination of
                  this Lease, the Lessee shall become a Lessee from month to
                  month, provided rent shall be paid to and accepted by the
                  Lessor, in advance, at double the rate of rental payable
                  hereunder just prior to the termination of this Lease, but
                  unless and until the Lessor shall accept such rental from the
                  Lessee, the Lessor shall continue to be entitled to retake
                  possession of the premises without any prior notice whatsoever
                  to Lessee. If the Lessee shall fail to surrender possession of
                  the premises immediately upon the expiration of
<PAGE>   12
                  the term hereof, the Lessee hereby agrees that all of the
                  obligations of the Lessee and all rights of the Lessor
                  applicable during the term of this Lease shall be equally
                  applicable during such period of subsequent occupancy, whether
                  or not a month to month tenancy shall have been created as
                  aforesaid, and that if a month to month tenancy shall have
                  been created as aforesaid, said month to month tenancy may be
                  terminated only upon thirty (30) days advance written notice
                  by the party so terminating to the other party.

         (3)      Fire Clause. This Lease is made on condition that, if the
                  premises, or any part thereof, be destroyed or damaged by fire
                  or other casualty covered by a Standard Fire and Extended
                  Coverage Policy, so as to render said premises unfit for use
                  and occupancy, a proportionate part of the rent shall be
                  suspended and abated until said premises shall have been put
                  in as good condition for use and occupancy as at the time of
                  such damage or destruction, or until this Lease shall be
                  canceled and terminated as next hereinafter provided, as the
                  case may be. It shall be the duty of the Lessor to determine
                  and to notify the Lessee, in writing, within forty five (45)
                  days after such damage or destruction, the date by which the
                  premises can be fully restored with reasonable diligence. II
                  the date by which such restoration can be completed, as stated
                  in the Lessor's notice, shall be later, than six (6) months
                  after such damage or destruction, then either party hereto
                  shall have the right, to be exercised within thirty (30) days
                  after receipt of such notice from the Lessor, to cancel and
                  terminate this Lease, by giving to the other party a written
                  notice of his desire so to cancel and terminate; but if this
                  Lease shall not be so canceled, it shall remain in full force
                  and effect and the Lessee shall reoccupy the premises when
                  fully restore([ However, if the date by which such restoration
                  can be completed, as stated in the Lessor's notice, shall be
                  earlier than six (6) months after such damage or destruction,
                  this Lease shall remain in full force and effect, and the
                  Lessee shall reoccupy the premises when fully restored,
                  provided, however, that if, at the expiration of a period of
                  six (6) months following such damage or destruction, the
                  premises shall not have been fully restored as a result of
                  some cause beyond the Lessor's control, the Lessor shall have
                  the right to complete such restoration, provided he shall use
                  reasonable diligence in so doing, without thereby affording to
                  the Lessee the right to cancel this Lease. In case of damage
                  or destruction of the premises by an uninsured casualty, or if
                  the estimated cost of repair or restoration shall exceed
                  Lessor's insurance recovery, the Lessor, at its option, may
                  cancel and terminate this Lease by giving the Lessee a written
                  notice to this effect within forty five (45) days after such
                  damage or destruction, but if the Lessor shall not so elect to
                  terminate, all of the provisions hereinbefore contained
                  respecting an insured casualty shall be equally applicable to
                  such non-insured casualty.

         (4)      Termination Prior to Expiration of the Term: It is mutually
                  covenanted and agreed that if the Lessee shall fail to keep
                  and perform all of the covenants, conditions, and agreements
                  herein made binding upon the Lessee, or if the estate hereby
                  created shall be taken on execution or other process of law,
                  or if the Lessee shall be declared bankrupt or insolvent
                  according to law, or if a receiver or other similar officer
                  shall be appointed to take charge of all or any part of the
                  property of the Lessee, or if any assignment shall be made of
                  the Lessee's property for the benefit of creditors, then and
                  in each such case, Lessee shall be in default of this Lease,
                  and, at the sole option of the Lessor, the Lessee's right of
                  possession shall thereupon cease and terminate and the Lessor
                  shall be entitled to possession of the premises and to reenter
                  the same without further demand of rent or demand of
                  possession
<PAGE>   13
                  of said premises, and may forthwith recover possession of said
                  premises by whatever process of law may be available in the
                  jurisdiction in which the premises may be located, any notice
                  to quit or notice of intention to enter being hereby expressly
                  waived by the Lessee, or the Lessor may retake possession
                  without process of law. In the event of such reentry or
                  retaking, the Lessee shall, nevertheless remain liable and
                  answerable for the full rental to the date of such retaking or
                  reentry, and for damages for the deficiency or loss of rent
                  which the Lessor may thereby sustain in respect of the balance
                  of the term; and in such case, the Lessor shall have the right
                  to let the premises for the benefit of the Lessee, in
                  liquidation and discharge, in whole or in part, as the case
                  may be, of he liability of the Lessee hereunder; and such
                  damages, at the option of the Lessor, may be recovered at the
                  time of retaking or reentry, or in separate actions from time
                  to time as the Lessee's obligation to pay rent would have
                  accrued if the term had continued, or from time to time as
                  said damages shall have been made more easily ascertainable by
                  relettings, or such action, at the option of the Lessor, may
                  be deferred until the expiration of the term, in which latter
                  event, the cause of action shall not be deemed to have accrued
                  until the expiration of said term. The Lessor, however, may
                  refrain from terminating the Lessee's right of possession, and
                  in such case, may enforce against the Lessee the provisions of
                  this Lease for the full term hereof. In the event legal
                  proceedings are instituted against Lessee, by the Lessor,
                  either for payment of rent or for possession, then Lessee
                  agrees to pay all court costs instant to such proceedings,
                  together with reasonable attorneys' fees.

                  If any person other than the Lessee shall initiate the action
                  which shall entide the Lessor to terminate this Lease as
                  aforesaid, it is understood and agreed that the Lessor must
                  defer terminating this Lease until the expiration of a period
                  of fifteen (15) days after written notice from the Lessor to
                  the Lessee that such action shall have been taken.

                  No waiver by the Lessor of any breach of any covenant or
                  condition herein contained shall operate as a waiver of the
                  covenant or condition itself or of any subsequent breach
                  thereof; nor shall any waiver be implied should a compromise
                  between the parties be effected after the Lessor shall have
                  initiated any action in regard thereto.

(5)      Other General Provisions:

         (a)      In case two (2) or more persons shall constitute the Lessee
                  hereunder, the covenants, obligations, and agreements herein
                  made binding upon the Lessee, shall be the joint and several
                  obligations of such persons, and in the event of the death of
                  any one or more of them, the survivor: or survivor shall
                  succeed to all Lessee's rights, tide, and interest hereunder;
                  and this Lease shall be binding upon and shall inure to the
                  benefit of not only the parties hereto, but also their
                  respective heiss, personal representatives, successors, and
                  assigns.

         (b)      All notices required or permitted to be given hereunder shall
                  be by registered mail to the Lessor, at the address set forth
                  in Schedule I hereto, unless and until the Lessee should be
                  notified otherwise, in writing; and those directed to the
                  Lessee shall be addressed to the premises, unless and until
                  the Lessor should be notified otherwise, in writing.
<PAGE>   14
         (c)      This Lease, including any exhibits, schedules or attachments
                  hereto, constitutes the entire agreement of the parties in
                  respect of the premises. No representations, inducements or
                  agreements, oral or otherwise, between the parties not
                  contained in this Lease, or any exhibits, schedules or
                  attachments hereto, shall be of any force or effect

         (d)      The Lessee waives all right to trial by jury in any
                  proceeding, which may be instituted by the Lessor against the
                  Lessee in respect of the premises.

         (e)      If any provision of this Lease shall at any time be deemed to
                  be invalid or illegal by any court or competent jurisdiction,
                  this Lease shall not be invalidated thereby, and in such event
                  this Lease shall be read and construed as if such invalid or
                  illegal provision had not been contained herein.

         (f)      Anything contained in this Lease to the contrary
                  notwithstanding, Lessee agrees that Lessee shall look solely
                  to the estate and property of Lessor for the collection of any
                  judgment (or other judicial process) requiring the payment of
                  money by Lessor in the event of any default or breach by
                  Lessor with respect to any of the terms and provisions of this
                  Lease to be kept, observed, and performed by Lessor, subject,
                  however, to the prior rights of any ground or underlying
                  Lessors or any mortgagee of all or any part of the property;
                  no other assets of Lessor shall be subject to levy, execution
                  or other judicial process for the satisfaction of Lessee's
                  claim Nothing in this Lease shall be construed in any event
                  whatsoever to impose any personal liability upon the trustees,
                  officer or the shareholders of the Lessor, or of the general
                  or limited partners, comprising the Lessor, as Lessor herein
                  or otherwise.

         (g)      Lessor grants to Lessee during the term hereof the
                  nonexclusive use, in common with others, of all non-allocated
                  parking areas within the developed parcel for the
                  accommodation and parking of passenger automobiles of Lessee,
                  its officers, agents, employees, and visitors. Lessor reserves
                  the right, however, to designate, for the specific account of
                  Lessee, specific parking areas or spaces within the developed
                  parcel. All parking areas and other facilities which may be
                  furnished by Lessor within the developed parcel, including
                  employee parking areas, truck ways, loading docks, pedestrian
                  sidewalks and ramps, landscaped areas, and other areas and
                  improvements which may be provided by Lessor for the general
                  use, in common with other lessees, their officers, agents,
                  employees, and visitors, shall at all times be subject to the
                  exclusive control and management of Lessor and Lessor shall
                  have the right from time to time to establish, modify, and
                  enforce reasonable rules and regulations with respect to all
                  facilities referred to in this paragraph, to change truck
                  routes to such extent as the Lessor may desire, provided that
                  the premises are adequately served by the new route, to
                  restrict parking by Lessees, their officers, agents, and
                  employees to employee parking areas; to establish and from
                  time to time change the level of parking surfaces, to close
                  all or any portion of said areas or facilities to such extent
                  as may, in the opinion of Lessor's counsel, be legally
                  sufficient to prevent a dedication thereof or the accrual of
                  any rights to any person or
<PAGE>   15
                  to the public therein; to close temporarily all or any portion
                  of the parking areas or facilities to discourage nontenant
                  parking, and to do and perform such other acts in and to said
                  areas and improvements as, in the use of good business
                  judgement, the Lessor shall determine to be advisable with a
                  view to the improvement of the conveniences and use thereof by
                  Lessees, their officers, agents, employees, and visitors.
                  Lessee agrees that it will cause its officers, agents, and
                  employees to park their automobiles only in such areas as
                  Lessor may from time to time designate as employee parking
                  areas.

(h)      Lessor shall have the following rights exercisable without notice and
         without liability to Lessee:

                  (i)      To change the name or street address of the building.

                  (ii)     To have pass keys to the leased premises.

                  (iii)    To require all persons entering or leaving the
                           Building during such hours as Lessor may from dine to
                           time reasonably determine to identify themselves to a
                           watchman by registration or otherwise and to
                           establish their right to enter or leave, and to
                           exclude or expel any peddler, solicitor or beggar at
                           any time from the premises or the Building.

                  (iv)     To approve the weight, size and location of safes,
                           computers, and other heavy articles or equipment in
                           and about the premises and to require all such items
                           and other office furniture and equipment to be moved
                           in and out of the premises only at such times and in
                           such manner as Lessor shall direct and in all events
                           at Tenant's sole risk and responsibility.

                  (v)      At any time or times, to decorate and to make, at its
                           own expense, repairs, alterations, additions and
                           improvements, structural or otherwise, in or to the
                           premises or any other part of or structure within the
                           developed parcel, and to perform any acts related to
                           the safety, protection and preservation thereof, and
                           during such operations to take into and through the
                           premises or any part of the developed parcel all
                           material and equipment required; to close or
                           temporarily suspend operation of entrances, doors,
                           corridors or other facilities, provided that Lessor
                           shall cause as little inconvenience or annoyance to
                           Lessee M is reasonably necessary in the
                           circumstances, and shall not do any act which
                           permanently reduces the size of the premises. Lessor
                           may do any such work during ordinary business hours
                           and Lessee shall pay Lessor for overtime and any
                           other expenses incurred if such work is done during
                           after hours at Lessee's request.

(i)               The submission of this Lease for examination does not
                  constitute reservation of or an option for the leased
                  premises, and this Lease becomes effective as a lease only
                  upon the execution by both Lessor and Lessee.
<PAGE>   16
         (j)      If any provision of this Lease Agreement conflicts with any
                  provision contained in Schedule 1 hereto, the provision as
                  contained in Schedule 1 shall prevail; however, the provisions
                  of this Lease shall be given effect to the fullest extent not
                  directly in conflict with a provision of said Schedule 1.

         (k)      This Lease may be executed in one or more counterparts, and,
                  if this Lease is so executed, all counterparts shall
                  constitute one and the same legal document

         (1)      This Lease may not be modified, changed or terminated in whole
                  or in part in any manner other than by an agreement in writing
                  duly executed by the party to be changed therewith.

         (m)      The Lessee shall accept performance of any of Lessor's
                  obligations hereunder by any person or entity holding a
                  mortgage of the premises or the developed parcel. However, no
                  mortgagee not in possession of the premises or the developed
                  parcel shall have any obligation or liability hereunder.

         (n)      Nothing contained in this Lease shall be deemed or construed
                  to create a partnership or joint venture of or between the
                  Lessee and the Lessor, or to create any relationship between
                  the parties other than that of Lessee or Lessor.

         (o)      This Lease shall be construed and enforced in accordance with
                  the Laws of the State of Florida.

         (p)      Financial Statements: Within twenty (20) days of written
                  request by Lessor, Lessee will provide Lessor with its most
                  recent financial statement, certified to be true and correct
                  by either Lessee's chief financial officer or an independent
                  certified public accountant; provided, however, Lessor may
                  only share such statements with its mortgagee, ground lessor,
                  prospective mortgagees and ground lessors, purchasers and
                  partners, and attorneys, accountants, and other advisors of
                  Lessor and each of the foregoing.

               IN WITNESS WHEREOF, Lessor and Lessee have hereunto executed this
Lease as of the day and year first above written.

 TWO WITNESSES AS TO                         CORPOREX PROPERTIES OF TAMPA, INC.
 LESSOR:

 /s/ Barbara Gifford                         /s/ W. P. Butle, President
 -------------------                         ------------------------------

 TWO WITNESSES AS TO                         BBJ ENVIRONMENTAL SOLUTIONS, INC.
 LESSEE:

 /s/ Jerry Schinella                         /s/ Robert G. Baker
 -------------------                         ------------------------------

 PLACE CORPORATE SEAL HERE
<PAGE>   17
                                   SCHEDULE 1

LEASE DATED: April 18th, 1994 BETWEEN CORPOREX PROPERTIES OF TAMPA, INC., AS
LESSOR AND LESSEE NAMED HEREIN.

<TABLE>
<C>                                      <S>
1.        Name of Lessee:                BBJ ENVIRONMENTAL SOLUTIONS, INC.
                                         a Florida corporation

2.        Permitted use limited to:      Warehousing, packaging and distribution
                                         of non-toxic chemical products.

3.        Premises:                      6802 Citicorp Blvd., Suite 500
                                         Tampa, Florida 33619
                                         See Exhibit "B"

4.        Developed Parcel:              See Exhibit "A"

5.        Approximate square footage:
          1,782 square feet

6.        Lease Term:
</TABLE>

                  Three years (3) beginning June 1, 1994 and ending at midnight
on May 31, 1997.

7.        Basic Rental:
<TABLE>
<CAPTION>
                  Lease Year                 Annual Base Rent                      Monthly Base Rent
<S>               <C>                        <C>                                   <C>
                      1                         $9,801.00                                $816.75
                      2                         10,291.00                                 857.59
                      3                         10,805.55                                 900.46
</TABLE>

         Notwithstanding the definition of the Lease Year on Page 1 of this
         Lease the Lease Years are defined to be as follows:

                           Year 1 - 6/1/94 - 5/31/95
                           Year 2 - 6/1/95 - 5/31/96
                           Year 3 - 6/1/96 - 5/31/97

8.       Security Deposit: Two thousand four hundred fifty and 25/100 Dollars
         ($2,450.25). Payable with the execution of the Lease.

9.       Address to which notices to Lessor shall be mailed:

           50 E. RiverCenter Boulevard, Suite 1200 Covington, KY 41011

         Rental payments shall be mailed to:

           Corporex Properties of Tampa, Inc., P.O. Box 550152, Tampa, Florida
           33655-10152
<PAGE>   18

10:      Other Provisions:

         (a)      In addition to the basic monthly rental, as outlined above,
                  the Lessee agrees to pay all applicable sales, use and/or any
                  other taxes, whether State or Federal, applicable to this
                  Lease.

         (b)      For each calendar year, Lessee shall reimburse Lessor for
                  (1.91%) (hereinafter, its "Pro Rata Share") of the cost of:

                  (1)      taxes and assessments;

                  (2)      common area maintenance - for purposes of calculating
                           the Common area Maintenance, Landlord agrees to "cap"
                           increases in total Operating Expenses (exclusive of
                           taxes, insurance premiums and utilities) so that such
                           Operating Expenses (exclusive of taxes, insurance
                           premiums and utilities) do not increase more than 5%
                           per annum. The above "cap" shall be calculated on a
                           compounding over the actual calendar year 1994's
                           Operating Expenses (exclusive of taxes, insurance
                           premiums and utilities). Any increases in taxes,
                           insurance premiums or utilities shall be passed on to
                           tenant without regard to the above "cap", and paid by
                           tenant in addition to and in the same manner' as the
                           Operating Expense Differential; and

                  (3)      insurance enumerated in Section B, Paragraph 6 of the
                           Lease. Lessee shall pay to Lessor simultaneously with
                           the monthly base rent, the sum of $219.78 per month,
                           as an advance to be applied against the above
                           referenced expenses. In the event Lessee has advanced
                           to Lessor sums in excess of Lessee's Pro Rata Share,
                           Lessor shall rebate Lessee for the difference. In the
                           event Lessee has advanced to Lessor less than
                           Lessee's Pro Rata Share, Lessee shall pay to Lessor,
                           within thirty (30) days of receipt of an invoice, the
                           difference between Lessee's advances for the calendar
                           year and the amount of Lessee's "Pro Rata Share".

         (c)      Lessor and Lessee agree that Lessee shall take the premises in
                  "AS IS CONDITION" excepting only that Lessor shall perform the
                  following repair and maintenance items:

                  (1)      Repainting and recarpeting office area

                  (2)      Replace stained ceiling tiles

                  (3)      Place electrical and mechanical Systems in good
                           operating condition

         (d)      Radon Gas: Pursuant to Florida Statutes Section 404.056(8),
                  Lessor does hereby give Lessee the following notice in regard
                  to RADON GAS:

                           Radon is a naturally occurring radioactive gas that,
                           when it is accumulated in a building in sufficient
                           quantities, may present health risks to persons who
                           are exposed to it over time. Levels of Radon that
                           exceed Federal and State guidelines have been found
                           in buildings in Florida. Additional information
                           regarding Radon and Radon testing may be obtained
                           from your Public Health Unit.

<PAGE>   19
                                  EXHIBIT "A"

Lot 10 of CORPOREX PARK, as per map or plat thereof filed in Plat Book Number 55
page 51-2, of the public records of Hillsborough County, Florida.

LEGAL DESCRIPTION:

Lot 10 of proposed CORPOREX BUSINESS PARK

DESCRIPTION: That part of the North 1/2 of the Northwest 1/4 of Section 11,
Township 29 South, Range 19 East, Hillsborough County, Florida, described as
follows; From the Southeast corner of the North 1/2 of the Northwest 1/4 of
said Section II, run thence N.00 Degree 06'13"W., 402.90 feet along the East
boundary of the North 1/2 of the Northwest 1/4 of said Section II, thence N.89
Degree 50'08"W., 330.00 feet along the South boundary of the South 924.00 feet
of the North 954.00 feet of the East 330.00 feet of the Northeast 1/4 of the
Northwest 1/4 of said Section II; thence N.00 Degree 06'13"W., 924.00 feet
along the West boundary of the South 924.00 feet of the North 954.00 feet of the
East 330.00 feet of the Northeast 1/4 of the Northwest 1/4 of said Section II
to the South right-of-way line of State Road No. 574-A (Buffalo Avenue); thence
N.89 Degree 50'08"W., 415.45 feet along said right-of-way line; thence 5.00
Degree 03'16"W., 23.16 feet along the Southerly right-of-way line of State Road
No.400 (Interstate 4) exit to State Road No. 574-A (Buffalo Avenue); thence N.89
Degree 56'44"W., 300.00 feet along said right-of-way line; thence S.84 Degree
14'43"W., 75.44 feet along said right-of-way line; thence S.00 Degree 03'16"W.,
231.36 feet to the Point of Beginning; thence S.89 Degree 56'44"E., 428.90 feet
to the West right-of-way line of proposed Corporex Drive; thence S.00 Degree
06'13"E., 406.31 feet along said proposed right-of-way line to a point-of
curvature; thence Southwesterly, 62.94 feet along the arc of a curve to the
right, having a radius of 40.00 feet, a central angle of 90 Degree 09'29", and a
chord bearing and distance of S.44 Degree 58'32"W., 56.65 feet along said
proposed right-of-way line to a point of tangency; thence N.89 Degree 56'44"W.,
600.02 feet along the North proposed right-of-way line of Lakeview Boulevard;
thence N.00 Degree 03'16"E., 446.42 feet; thence S.89 Degree 56'44"E., 210.00
feet to the Point of Beginning.

                                   EXHIBIT "B"

                                 LEASED PREMISES

                       The Leased Premises is a drawing.
<PAGE>   20
                       AMENDMENT NO. 1 TO LEASE AGREEMENT

THIS AMENDMENT NO. 1 TO LEASE AGREEMENT, (hereinafter "Agreement") dated as of
this 26th day of November, 1997, by and between Corporex Properties of Tampa,
Inc., a Florida corporation, hereinafter referred to as "Lessor", and BBJ
Environmental Solutions, Inc., a Florida corporation, hereinafter referred to as
"Lessee".

                                    RECITALS

WHEREAS, Lessor and BBJ Environmental Solutions, Inc. entered into a certain
Lease Agreement dated April 18,1994, hereinafter referred to as the "Prime
Lease"; and

WHEREAS, the Prime Lease is for a term of three (3) years commencing on the 1st
day of June, 1994 and ending on the 31st day of May, 1997. Pursuant to said
Prime Lease, Lessor demised, let and leased and Lessee took and hired from
Lessor approximately one thousand seven hundred eighty-two (1,782) square feet
of space in a building known as Corporex Plaza I. The premises are located at
6802 Citicorp Drive, Suite 500, Tampa, Florida 33619; and

WHEREAS, the parties to this Agreement are desirous of extending the term of
said Prime Lease; and

WHEREAS, Lessee desires to lease approximately an additional five thousand one
hundred eighty-two (5,182) square feet of space from Lessor, hereinafter known
as the "Addition Number 1 To The Premises". The Premises and Addition Number 1
To The Premises shall hereinafter be collectively referred to as the "Revised
Premises".

NOW, THEREFORE, in consideration of the mutual agreements, conditions,
covenants, promises, provisions and terms herein contained and for other good
and valuable consideration agreed upon by each of the parties to this Agreement
as sufficient and adequate, the receipt of which is hereby acknowledge by each
of the parties, the parties agree as follows:

ARTICLE I - EFFECTIVE DATE: This Agreement shall take effect on the 1st day of
January, 1998, without the execution of any further agreement, lease or
instrument.

ARTICLE II - TERM: The extended term of the Prime Lease shall be for five (5)
years and zero (0) months commencing on the 1st day of January, 1998 and ending
on the 31st day of December 2002, both dates inclusive, unless sooner
terminated, as herein provided.

ARTICLE III - APPROXIMATE SQUARE FOOTAGE: For the period January 1, 1998 to
December 31, 2002, the Premises shall be increased from one thousand seven
hundred eighty-two (1,782) square feet to approximately six thousand nine
hundred sixty-four (6,964) square feet as set forth in Exhibit A attached
hereto.

ARTICLE IV - BASIC RENTAL: For the period January 1,1998 to December 31, 2002,
Lessee covenants and agrees to pay Lessor and Lessor agrees to accept as annual
basic rental, the sums listed below, in lawful money of the United States of
America, in equal monthly installments on the first day of
<PAGE>   21
each and every month, in advance, without demand, at the office of the Lessor,
at Corporex Properties of Tampa, Inc., Plaza I, P.O. Box 33008, St. Petersburg,
Florida 33733-3008, or such other place as the Lessor may designate.

<TABLE>
<CAPTION>
    Period                 Rate/SF                 Monthly Base Rent              Annual Base Rent
    ------                 -------                 -----------------              ----------------
<S>                        <C>                     <C>                            <C>
1/01/98-12/31/98            $6.30                      $3,656.00                   $43,872.00
1/01199-12/31/99             6.62                       3,842.00                    46,104.00
1/01/00-12/31/00             6.95                       4,033.00                    48,396.00
l/01/01-12/31/0l             7.30                       4,236.00                    50,832.00
1/01/02-12/31/02             7.67                       4,451.00                    53,412.00
</TABLE>

In addition to the monthly installments of Annual Basic Rental and Additional
Rent, if any, the Lessee agrees to pay to Lessor all applicable sales and/or
other taxes (whether Federal, State or Local) applicable to the extended term of
the Prime Lease.

ARTICLE V - PRO RATA SHARE: For the period January 1, 1998 thru December 31,
2002 Lessee's Pro Rata Share shall be seven and forty-five hundredths percent
(7.45%) and Lessee shall pay One Thousand One Hundred One and 00/100 Dollars
($1,101.00) per month as an advance to be applied to Lessee's Pro Rata Share of
taxes and assessments, common area maintenance and insurance as set forth in the
Prime Lease.

ARTICLE VI - IMPROVEMENTS: Lessor, at its expense, agrees to make the
improvements as set forth in Exhibit B and Exhibit C.

ARTICLE VII- SECURITY DEPOSIT: Security deposit shall be increased from Two
Thousand Four Hundred Fifty and 25/100 Dollars ($2,450.25) to a total of Three
Thousand Six Hundred Fifty-Six Dollars ($3,656.00).

ARTICLE X - INCORPORATION OF PRIME LEASE: It is expressly agreed by the parties
that this Agreement is supplemental to the Prime Lease. All the agreements,
conditions, covenants, promises, provisions and terms of said Prime Lease,
unless specifically modified herein, are to apply to this Agreement and are made
a part hereof as though they were expressly rewritten, incorporated and included
herein. Notwithstanding the preceding sentence, none of the financial incentives
granted to Lessee in the Prime Lease (including but not limited to: rent
abatement and relocation expenses) shall apply to the extended term unless
specifically set forth in this Agreement.
<PAGE>   22
IN WITNESS WHEREOF, each of the parties hereto has executed this Agreement by it
and on its behalf by a duly authorized officer or agent as the case may be

<TABLE>
<CAPTION>
WITNESSES:                                           LESSOR:
----------                                           -------
<S>                                                  <C>
                                                     CORPOREX PROPERTIES OF TAMPA, INC.

/s/ Angela R. Reed                                   /s/ Thomas E. Banta, Senior VP

/s/ Vicki Marcum                                     Date: 11/26/97

                                                     LESSEE:
                                                     -------
                                                     BBJ ENVIRONMENTAL SOLUTIONS, INC

/s/ Jerry V. Schinella                               /s/ Robert G. Baker, Chairman and CEO

/s/ David Elsberry                                   Date: 11/04/97
</TABLE>

PLACE CORPORATE SEAL HERE:
<PAGE>   23
                                   EXHIBIT "A"

                                 LEASED PREMISES

The Leased Premises floor plan designs

                                                              Initials:

                                                              LANDLORD:  /s/ TB

                                                              TENANT: /s/ RGB
<PAGE>   24
                                   EXHIBIT "B"

                          ALTERATIONS AND IMPROVEMENTS

                                  (WORK LETTER)

No promise of Landlord to alter, remodel, improve, repair, decorate, or clean
the Leased Premises or any part thereof, and no representation respecting the
condition of the Leased Premises, the Building or the Developed Parcel has been
made to Tenant by Landlord except as made herein. In the event Landlord has
agreed or is required to make any alterations or improvements to the Lease
Premises to prepare same for Tenant's occupancy, the same shall be limited to
those alterations and improvements which are enumerated and detailed in this
Work letter.

           1.     Demolish walls.

           2.     Partition walls for new office space. (All warehouse-office
                  walls are insulated.)

           3.     Install one (1) five ton HVAC system (split system) and
                  service existing system.

           4.     Install standard door frames and hardware in new office
                  expansion.

           5.     Install plumbing in new handicap washrooms in new and existing
                  office space.

           6.     Install vanity counter in two (2) washrooms.

           7.     Install acoustical ceiling and insulation in new office.

           8.     Install fire sprinklers in new office area.

           9.     Paint interior of office area (old and new).

           10.    Install electrical as per attached drawing, including new
                  service.

           11.    Install new carpet in office area.

           12.    Install new VCT in new washrooms.

           13.    Install vinyl base in office area

           14.    Install marble window sills in new office area.

           15.    Demolish carpet and base in old office area.

           16.    Install cabinets and counters in lab area.

                                                               Initials:

                                                               LANDLORD:  /s/ TB

                                                               TENANT: /s/ RGB
<PAGE>   25
                                   EXHIBIT "C"

                           BBJ ENVIRONMENTAL SOLUTIONS
                       EXISTING BUILDING LAYOUT 3279 SQ FT

Floor Plan Design

                                                               Initials:

                                                               LANDLORD:  /s/ TB

                                                               TENANT: /s/ RGB
<PAGE>   26
                             SECRETARY'S CERTIFICATE

The undersigned certifies that he/she is the Secretary of BBJ ENVIRONMENTAL
SOLUTIONS, INC., a Florida corporation, (the "Corporation"); that the following
Resolutions were lawfully adopted by the Board of Directors of the Corporation
at its meeting, duly called and held on November 4th, 1997, with a quorum
present; and that said Resolutions have not been rescinded or amended, are still
in full force and effect, and do not violate the Corporation's articles of
incorporation, by-laws, or any contract or agreement involving the Corporation
or its properties:

         "RESOLVED, that the Corporation, as Lessee, enter into that certain
         Amendment No.1 To Lease Agreement with Corporex Properties of Tampa,
         Inc, as Lessor for the premises located at 6802 Citicorp Drive, Suite
         500, Tampa, Florida 33619 upon the terms and conditions contained
         therein; and

         BE IT FURTHER RESOLVED, that Robert G. Baker, the Chairman and CEO of
         the Corporation, is hereby authorized and directed to execute and
         deliver to Lessor the Amendment No.1 To Lease Agreement, in the name of
         and on behalf of the Corporation, and such other incidental documents,
         certifications or agreements related thereto."

The undersigned further certifies that the signature(s) of the above officer(s)
on the Amendment No. 1 To Lease Agreement are genuine

IN WITNESS WHEREOF I have executed this Certificate and, if applicable, affixed
the Corporation's seal this 4th day of November, 1997.

                                              BBJ Environmental Solutions, Inc.

                                              /s/ Jerry V. Schinella, Secretary
                                              ---------------------------------

PLACE CORPORATE SEAL BELOW:

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