Document:

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                                                                    Exhibit 10.2

Agreement of Lease, made as of this 1st day of November 1991, between BEEKMAN
TENANTS CORPORATION, party of the first part, hereinafter referred to as OWNER,
and WHITE & WITKOWSKY, INC., a New York Corporation, party of the second part,
hereinafter referred to as TENANT,

Witnesseth: Owner hereby leases to Tenant and Tenant hereby hires from Owner
approximately 4465 sq. feet on the ground floor; 5047 sq. feet in the basement
(Kitchen); now used as a restaurant premises (per the annexed drawing) in the
building known as 575 Park Avenue in the Borough of Manhattan, City of New York,
for the term of 15 years (or until such term shall sooner cease and expire as
hereinafter provided) to commence on the 1st day of November nineteen hundred
and Ninety-One, and to end on the 31st day of October two thousand six, both
dates inclusive, at an annual rental rate of ______ set forth in Article 41 of
the Rider annexed hereto.

which Tenant agrees to pay in lawful money of the United States which shall be
legal tender in payment of all debts and dues, public and private, at the time
of payment, in equal monthly installments in advance on the first day of each
month during said term, at the office of Owner or such other place as Owner may
designate, without any set off or deduction whatsoever, except that Tenant shall
pay the first full monthly installment(s) on the execution hereof.

      The parties hereto, for themselves, their heirs, distributees, executors,
administrators, legal representatives, successors and assigns, hereby convenant
as follows:

Rent          1. Tenant shall pay the rent as above and as hereinafter provided.

Occupancy     2. Tenant shall use and occupy demised premises for a high-class
                 dining room and business, as more fully set forth in Article 40
                 of the Rider annexed hereto.

and for no other purpose. Tenant shall at all times conduct its business in a
high grade and reputable manner, shall not violate Article 37 hereof, and shall
keep show windows and signs in a neat and clean condition.

Alterations:

3. Subject to Article 50 of the Rider, Tenant shall make no changes in or to the
demised premises of any nature without Owner's prior written consent, which
shall not unreasonably be withheld or delayed. Subject to the prior written
consent of Owner, and to the provisions of this article, Tenant at Tenant's
expense, may make alterations, installations, additions or improvements which
are non-structural and which do not affect utility services or plumbing and
electrical lines, in or to the interior of the demised premises. Tenant shall,
before making any alterations, additions, installations or improvements, at its
expense, obtain all permits, approvals and certificates required by any
governmental or quasi-governmental bodies and (upon completion) certificates of
final approval thereof and shall deliver promptly duplicates of all such
permits, approvals and certificates to Owner and Tenant agrees to carry and will
cause Tenant's contractors and sub-contractors to carry such workman's
compensation, general liability, personal and property damage insurance as owner
may require. If any mechanic's lien is filed against the demised premises, or
the building of which the same forms a part, for work claimed to have done for,
or materials furnished to, Tenant, whether or not done pursuant to this article,
the same shall be discharged by Tenant within ten days thereafter, at Tenant's
expense, by filing the bond required by law. All fixtures and all paneling,
partitions, railings and like installations, installed in the premises at any
time, either by Tenant or by Owner in Tenant's behalf, shall, upon installation,
become the property of Owner and shall remain upon and be surrendered with the
demised premises. Nothing in this article shall be construed to give Owner title
to or to prevent Tenant's removal of trade fixtures, moveable office furniture
and equipment, but upon removal of any such from the premises or upon removal of
other installations as may be required by Owner, Tenant shall immediately and at
its expense, repair and restore the premises to the condition existing prior to
installation and repair any damage to the demised premises or the building due
to such removal. All property permitted or required to be removed by Tenant at
the end of the term remaining in the premises after Tenant's removal shall be
deemed abandoned and may, at the election of Owner, either be retained as
Owner's property or may be removed from the premises by Owner at Tenant's
expense. Tenant may make non-structural decorative changes without Landlord's
consent.

Repairs.

4. Owner shall maintain and repair the public portions of the building, both
exterior and interior, except that if Owner allows Tenant to erect on the
outside of the building a sign or signs, or a hoist, lift or sidewalk elevator
for the exclusive use of Tenant, Tenant shall maintain such exterior
installations in good appearance and shall cause the same to be operated in a
good and workmanlike manner and shall make all repairs thereto necessary to keep
same in good order and condition, at Tenant's own cost and expense, and shall
cause the same to be covered by the insurance provided for hereafter in Article
8. Tenant shall, throughout the term of this lease, take good care of the
demised premises and the fixtures and appurtenances therein, and the sidewalks
adjacent thereto, and at its sole cost and expense, make all non-structural
repairs thereto as and when needed to preserve them in good working order and
condition, reasonable wear and tear, obsolescence and damage from the elements,
fire or other casualty, excepted. If the demised premises be or become infested
with vermin, Tenant shall at Tenant's expense, cause the same to be exterminated
from time to time to the satisfaction of Owner. Except as specifically provided
in Article 9 or elsewhere in this lease, there shall be no allowance to the
Tenant for the diminuation of rental value and no liability on the part of Owner
by reason of inconvenience, annoyance or injury to business arising from Owner,
Tenant or others making or failing to make any repairs, alterations, additions
or improvements in or to any portion of the building including the erection or
operation of any crane, derrick or sidewalk shed, or in or to the demised
premises or the fixtures, appurtenances or equipment thereof. The provisions of
this article 4 with respect to the making of repairs shall not apply in the case
of fire or other casualty which are dealt with in article 9 hereof.

Window Cleaning:

5. Tenant will not clean nor require, permit, suffer or allow any window in the
demised premises to be cleaned from the outside in violation of Section 202 of
the New York State Labor Law or any other applicable law or of the Rules of the
Board of Standards and Appeals, or of any other Board or body having or
asserting jurisdiction.

Requirements of Law, Fire Insurance:

6. Prior to the commencement of the lease term, if Tenant is then in possession,
and at all times thereafter, Tenant at Tenant's sole cost and expense, shall
promptly comply with all present and future laws, orders and

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any violation, order or duty upon Owner or Tenant with respect to
the demised premises, and with respect to the portion of the sidewalk adjacent
to the premises, if the premises are on the street level, arising out of
Tenant's use or manner of use thereof, or with respect to the building if
arising out of Tenant's use or manner of use of the premises or the building
(including the use permitted under the lease). Except as provided in Article 29
hereof, nothing herein shall require Tenant to make structural repairs or
alterations unless Tenant has by its manner of use of the demised premises or
method of operation therein, violated any such laws, ordinances, orders, rules,
regulations or requirements with respect thereto. Tenant shall not do or permit
any act or thing to be done in or to the demised premises which is contrary to
law, or which will invalidate or be in conflict with public liability, fire or
other policies of insurance at any time carried by or for the benefit of Owner.
Tenant shall pay all costs, expenses, fines, penalties or damages, which may be
imposed upon Owner by reason of Tenant's failure to comply with the provisions
of this article. If the fire insurance rate shall, at the beginning of the lease
or at any time thereafter, be higher than it otherwise would be, then Tenant
shall reimburse Owner, as additional rent hereunder, for that portion of all
fire insurance premiums thereafter paid by Owner which shall have been charged
because of such failure by Tenant, to comply with the terms of this article. In
any action or proceeding wherein Owner and Tenant are parties, a schedule or
"make-up" of rate for the building or demised premises issued by a body making
fire insurance rates applicable to said premises shall be conclusive evidence of
the facts therein stated and of the several items and charges in the fire
insurance rate then applicable to said premises.

Subordination:

7. This lease is subject and subordinate to all ground or underlying leases and
to all mortgages which may now or hereafter affect such leases or the real
property of which demised premises are a part and to all renewals,
modifications, consolidations, replacements and extensions of any such
underlying leases and mortgages. This clause shall be selfoperative and no
further instrument of subordination shall be required by any ground or
underlying lessor or by any mortgagee, affecting any lease or the real property
of which the demised premises are a part. In confirmation of such subordination,
Tenant shall execute promptly any certificate that Owner may request. Landlord
represents that the ground lease is in full force and effect AND LANDLORD
WILL KEEP SAID GROUND LEASE IN FULL FORCE AND EFFECT for the full term
(and renewal term) of this lease.

Tenant's Liability Insurance Property Loss, Damage, Indemnity:

8. Owner or its agents shall not be liable for any damage to property of Tenant
or of others entrusted to employees of the building, nor for loss of or damage
to any property of Tenant by theft or otherwise, nor for any injury or damage to
persons or property resulting from any cause of whatsoever nature, unless caused
by or due to the negligence of Owner, its agents, servants or employees. Owner
or its agents will not be liable for any such damage caused by other tenants or
persons in, upon or about said building or caused by operations in construction
of any private, public or quasi public work. Tenant agrees, at Tenant's sole
cost and expense, to maintain general public liability insurance in standard
form in favor of Owner and Tenant against claims for bodily injury or death or
property damage occurring in or upon the demised premises, effective from the
date Tenant enters into possession and during the term of this lease. Such
insurance shall be in an amount and with carriers acceptable to the Owner. Such
policy or policies shall be delivered to the Owner. On Tenant's default in
obtaining or delivering any such policy or policies or failure to pay the
charges therefor, Owner may secure or pay the charges for any such policy or
policies and charge the Tenant as additional rent therefor. Tenant shall
indemnify and save harmless Owner against and from all liabilities, obligations,
damages, penalties, claims, costs and expenses for which Owner shall not be
reimbursed by insurance, including reasonable attorneys fees, paid, suffered or
incurred as a result of any breach by Tenant, Tenant's agent, contractors,
employees, invitees, or licensees, of any covenant on condition of this lease,
or the carelessness, negligence or improper conduct of the Tenant, Tenant's
agents, contractors, employees, invitees or licensees. Tenant's liability under
this lease extends to the acts and omissions of any subtenant, and any agent,
contractor, employee, invitee or licensee of any subtenant. In case any action
or proceeding is brought against Owner by reason of any such claim, Tenant, upon
written notice from Owner, will, at Tenant's expense, resist or defend such
action or proceeding by Counsel approved by Owner in writing, such approval not
to be unreasonably withheld.

Destruction, Fire and Other Casualty:

9. (a) If the demised premises or any part thereof shall be damaged by fire
or other casualty, Tenant shall give immediate notice thereof to Owner and
this lease shall continue in full force and effect except as hereinafter set
forth. (b) If the demised premises are partially damaged or rendered
partially unusable by fire or other casualty, the damages thereto shall be
repaired by and at the expense of Owner and the rent, until such repair shall
be substantially completed, shall be apportioned from the day following the
casualty according to the part of the premises which is usable. (c) If the
demised premises are totally damaged or rendered wholly unusable by fire or
other casualty, then the rent shall be proportionately paid up to the time of
the casualty and thenceforth shall cease until the date when the premises
shall have been repaired and restored by Owner, subject to Owner's right to
elect not to restore the same as hereinafter provided. (d) If the demised
premises are rendered wholly unusable or (whether or not the demised premises
are damaged in whole or in part) if the building shall be so damaged that
Owner shall decide to demolish it or to rebuild it, then, in any of such
events, Owner may elect to terminate this lease by written notice to
[MISSING LINES] set forth above for the termination of this lease and Tenant
shall forthwith quit, surrender and vacate the premises without prejudice
however, to Owner's rights and remedies against Tenant under the lease
provisions in effect prior to such termination, and any rent owing shall be
paid up to such date and any payments of rent made by Tenant which were on
account of any period subsequent to such date shall be returned to Tenant.
Unless Owner shall serve a termination notice as provided for herein, Owner
shall make the repairs and restorations under the conditions of (b) and (c)
hereof, with all reasonable expedition subject to delays due to adjustment of
insurance claims, labor troubles and causes beyond Owner's control. After any
such casualty, Tenant shall cooperate with Owner's restoration by removing
from the premises as promptly as reasonably possible, all of Tenant's
salvageable inventory and movable equipment, furniture, and other property.
Tenant's liability for rent shall resume five (5) days after written notice
from owner that the premises are substantially ready for Tenant's occupancy.
(e) Nothing contained hereinabove shall relieve Tenant from liability that
may exist as a result of damage from fire or other casualty. Notwithstanding
the foregoing, each party shall look first to any insurance in its favor
before making any claim against the other party for recovery for loss or
damage resulting from fire or other casualty, and to the extent that such
insurance is in force and collectible and to the extent permitted by law,
Owner and Tenant each hereby releases and waives all right of recovery
against the other or any one claiming through or under each of them by way of
subrogation or otherwise. The foregoing release and waiver shall be in force
only if both releasors' insurance policies contain a clause providing that
such a release or waiver shall not invalidate the insurance and also,
provided that such a Policy can be obtained without additional premiums.
Tenant acknowledges that Owner will not carry insurance on Tenant's furniture
and/or furnishings or any fixtures or equipment, improvements, or
appurtenances removable by Tenant and agrees that Owner will not be obligated
to repair any damage thereto or replace the same. (f) Tenant hereby waives
the provisions of Section 227 of the Real Property Law and agrees that the
provisions of this article shall govern and control in lieu thereof. The
foregoing notwithstanding, in the event the demised premises can not be
reasonably restored within nine (9) months from the date of the fire or other
casualty, Tenant may elect to terminate this lease by written notice to
Landlord given within 90 days after such fire or casualty specifying a date
for expiration of the lease which shall not be less than the giving of such
notice, and upon the date specified in such notice the term of this lease
shall expire as fully and completely as if such date were the date set forth
above for the termination of this lease and Tenant shall forthwith quit,
surrender and vacate the premises without prejudice however, to Owner's
rights and remedies against Tenant under the lease provisions in effect prior
to such termination, and any rent owing shall be paid up to such date and any
payments of rent made by Tenant which were on account of any period
subsequent to such date shall be returned to Tenant.

Eminent Domain:

10. If the whole or any part of the demised premises shall be acquired or
condemned by Eminent Domain for any public or quasi public use or purpose, then
and in that event, the term of this lease shall cease and terminate from the
date of title vesting in such proceeding and Tenant shall have no claim for the
value of any unexpired term of said lease. Tenant shall be entitled to
condemnation proceeds with respect to the undepreciated portion of fixtures and
improvements installed by Tenant.

Assignment, Mortgage, Etc.:

11. Tenant, for itself, its heirs, distributees, executors, administrators,
legal representatives, successors and assigns expressly covenants that it shall
not assign, mortgage or encumber this agreement, nor underlet, or suffer or
permit the demised premises or any part thereof to be used by others, without
the prior written consent of Owner in each instance. If this lease be assigned,
or if the demised premises or any part thereof be underlet or occupied by
anybody other than Tenant, Owner may, after default by Tenant, collect rent from
the assignee, under-tenant or occupant, and apply the net amount collected to
the rent herein reserved, but no such assignment, under-letting, occupancy or
collection shall be deemed a waiver of the covenant, or the acceptance of the
assignee, under-tenant or occupant as tenant, or a release of Tenant from the
further performance by Tenant of covenants on the part of Tenant herein
contained. The consent by Owner to an assignment or underletting shall not in
any wise be construed to relieve Tenant from obtaining the express consent in
writing of Owner to any further assignment or underletting.

Electric Current:

[GRAPHIC OMITTED]

12. Rates and conditions in respect to submetering or rent inclusion, as the
case may be, to be added in RIDER attached hereto. Tenant convenants and agrees
that at all times its use of electric current shall not exceed the capacity of
existing feeders to the building or the risers or wiring installation and Tenant
may not use any electrical equipment which, in Owner's opinion, reasonably
exercised, will overload such installations or interfere with the use thereof by
other tenants of the building. The change at any time of the character of
electric service shall in no wise make Owner liable or responsible to Tenant,
for any loss, damages or expenses which Tenant may sustain.

Access to Premises:

13. Owner or Owner's agents shall have the right (but shall not be obligated) to
enter the demised premises in any emergency at any time, and, at other
reasonable times, on reasonable notice, to examine the same and to make such
repairs, replacements and improvements as Owner may deem necessary and
reasonably desirable to any portion of the building or which Owner may elect to
perform, in the premises, following Tenant's failure to make repairs or perform
any work which Tenant is obligated to perform under this lease, or for the
purpose of complying with laws, regulations and other directions of governmental
authorities. Tenant shall permit Owner to use and maintain and replace pipes and
conduits in and through the demised premises and to erect new pipes and conduits
therein, provided they are within the walls, Owner may, during the progress of
any work in the demised premises, take all necessary materials and equipment
into said premises without the same constituting an eviction nor shall the
Tenant be entitled to any abatement of rent while such work is in progress nor
to any damages by reason of loss or interruption of business or otherwise.
Throughout the term hereof Owner shall have the

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Rider to be added if necessary.

[GRAPHIC OMITTED]

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[MISSING LINES]
If Tenant is not present to open and permit an entry into the
premises, Owner or Owner's agents may enter the same whenever such entry may be
necessary or permissible by master key or forcibly and provided reasonable care
is exercised to safeguard Tenant's property and such entry shall not render
Owner or its agents liable therefor, nor in any event shall the obligations of
Tenant hereunder be affected. If during the last month of term Tenant shall have
removed all or substantially all of Tenant's property therefrom, Owner may
immediately enter, alter, renovate or redecorate the demised premises without
limitation or abatement of rent, or incurring liability to Tenant for any
compensation and such act shall have no effect on this lease or Tenant's
obligations hereunder. Owner shall have the right at any time, without the same
constituting an eviction and without incurring liability to Tenant therefor to
change the arrangement and/or location of public entrances, passageways, doors,
doorways, corridors, elevators, stairs, toilets, or other public parts of the
building and to change the name, number or designation by which the building may
be known.

Vault,
Vault Space,
Area:

14. No vaults, vault space or area, whether or not enclosed or covered, not
within the property line of the building is leased hereunder, anything contained
in or indicated on any sketch, blue print or plan, or anything contained
elsewhere in this lease to the contrary notwithstanding. Owner makes no
representation as to the location of the property line of the building. All
vaults and vault space and all such areas not within the property line of the
building, which Tenant may be permitted to use and/or occupy, is to be used
and/or occupied under a revocable license, and if any such license be revoked,
or if the amount of such space or area be diminished or required by any federal,
state or municipal authority or public utility, Owner shall not be subject to
any liability nor shall Tenant be entitled to any compensation or diminution or
abatement of rent, nor shall such revocation, diminution or requisition be
deemed constructive or actual eviction. Any tax, fee or charge of municipal
authorities for such vault or area shall be paid by Tenant.

Occupancy:

15. Tenant will not at any time use or occupy the demised premises in violation
of, Articles 2 or 37 hereof, or of, the certificate of occupancy issued for the
building of which the demised premises are a part. Tenant has inspected the
premises and accepts them as is, subject to the riders annexed hereto with
respect to Owner's work, if any. In any event, Owner makes no representation as
to the condition of the premises and Tenant agrees to accept the same subject to
violations, whether or not of record. Nothing herein shall be construed to
prohibit use of demised premises as provided in Article 2.

Bankruptcy:

16. (a) Anything elsewhere in this lease to the contrary notwithstanding, this
lease may be cancelled by Landlord by sending of a written notice to Tenant
within a reasonable time after the happening of any one or more of the following
events: (1) the commencement of a case in bankruptcy or under the laws of any
state naming Tenant as the debtor; or (2) the making by Tenant of an assignment
or any other arrangement for the benefit of creditors under any state statute.
Neither Tenant nor any person claiming through or under Tenant, or by reason of
any statute or order of court, shall thereafter be entitled to possession of the
premises demised but shall forthwith quit and surrender the premises. If this
lease shall be assigned in accordance with its terms, the provisions of this
Article 16 shall be applicable only to the party then owning Tenant's interest
in this lease.

(b) It is stipulated and agreed that in the event of the termination of this
lease pursuant to (a) hereof, Owner shall forthwith, notwithstanding any other
provisions of this lease to the contrary, be entitled to recover from Tenant as
and for liquidated damages an amount equal to the difference between the rent
reserved hereunder for the unexpired portion of the term demised and the fair
and reasonable rental value of the demise premises for the same period. In the
computation of such damages the difference between any installment of rent
becoming due hereunder after the date of termination and the fair and reasonable
rental value of the demised premises for the period for which such installment
was payable shall be discounted to the date of termination at the rate of four
per cent (4%) per annum. If such premises or any part thereof be re-let by the
Owner for the unexpired term of said lease, or any part thereof, before
presentation of proof of such liquidated damages to any court, commission or
tribunal, the amount of rent reserved upon such reletting shall be deemed to be
the fair and reasonable rental value for the part or the whole of the premises
so re-let during the term of the re-letting. Nothing herein contained shall
limit or prejudice the right of the Owner to prove for and obtain as liquidated
damages by reason of such termination, an amount equal to the maximum allowed by
any statute or rule of law in effect at the time when, and governing the
proceedings in which, such damages are to be proved, whether or not such amount
be greater, equal to, or less than the amount of the difference referred to
above.

Default:

17. (1) If Tenant defaults in fulfilling any of the covenants of this lease
other than the covenants for the payment of rent or additional rent; or if any
execution or attachment shall be issued against Tenant or any of Tenant's
property whereupon the demised premises shall be taken or occupied by someone
other than Tenant; or if this lease be rejected under Section 365 of Title II of
the U.S. Code (Bankruptcy Code); then, in any one or more of such events,
upon Owner serving a written thirty (30) days notice upon Tenant specifying
the nature of said default and upon the expiration of said 30 days, if Tenant
shall have failed to comply with or remedy such default, or if the said default
or omission complained of shall be of a nature that the same cannot be
completely cured or remedied within said 30 day period, and if Tenant shall not
have diligently commenced curing such default within such 30 day period, and
shall not thereafter with reasonable diligence and in good faith proceed to
remedy or cure such default, then Owner may serve a written 5 days notice of
cancellation of this lease upon Tenant, and upon the expiration of said 5 days,
this lease and the term thereunder shall end and expire as fully and completely
as if the expiration of such 5 day period were the day herein definitely fixed
for the end and expiration of this lease and the term thereof and Tenant shall
then quit and surrender the demised premises to Owner but Tenant shall remain
liable as hereinafter provided.

(2) If the notice provided for in (1) hereof shall have been given, and the term
shall expire as aforesaid; or if Tenant shall make default in the payment of the
rent reserved herein or any item of additional rent herein mentioned or any part
of either or in making any other payment herein required which remains uncured
for 10 days, then and in any of such events Owner may without notice, re-enter
the demised premises either by force or otherwise, and dispossess Tenant by
summary proceedings or otherwise, and the legal representative of Tenant or
other occupant of demised premises and remove their effects and hold the
premises as if this lease had not been made, and Tenant hereby waives the
service of notice of intention to re-enter or to institute legal proceedings to
that end.

Remedies of
Owner and
Waiver of
Redemption:

18. In case of any such default, re-entry, expiration and/or dispossess by
summary proceedings or otherwise, (a) the rent, and additional rent, shall
become due thereupon and be paid up to the time of such reentry, dispossess
and/or expiration, (b) Owner may re-let the premises or any part or parts
thereof, either in the name of Owner or otherwise, for a term or terms, which
may at Owner's option be less than or exceed the period which would otherwise
have constituted the balance of the term of this lease and may grant concessions
or free rent or charge a higher rental than that in this lease, and/or (c)
Tenant or the legal representatives of Tenant shall also pay Owner as liquidated
damages for the failure of Tenant to observe and perform said Tenant's covenants
herein contained, any deficiency between the rent hereby reserved and/or
convenanted to be paid and the net amount, if any, of the rents collected on
account of the subsequent lease or leases of the demised premises for each month
of the period which would otherwise have constituted the balance of the term of
this lease. The failure of Owner to re-let the premises or any part or parts
thereof shall not release or affect Tenant's liability for damages. In computing
such liquidated damages there shall be added to the said deficiency such
expenses as Owner may incur in connection with re-letting, such as legal
expenses, attorneys' fees, brokerage, advertising and for keeping the demised
premises in good order or for preparing the same for re-letting. Any such
liquidated damages shall be paid in monthly installments by Tenant on the rent
day specified in this lease. Owner, in putting the demised premises in good
order or preparing the same for re-rental may, at Owner's option, make such
alterations, repairs, replacements, and/or decorations in the demised premises
as Owner, in Owner's sole judgment, considers advisable and necessary for the
purpose of re-letting the demised premises, and the making of such alterations,
repairs, replacements, and/or decorations shall not operate or be construed to
release Tenant from liability. Owner shall in no event be liable in any way
whatsoever for failure to re-let the demised premises, or in the event that the
demised premises are re-let, for failure to collect the rent thereof under such
re-letting, and in no event shall Tenant be entitled to receive any excess, if
any, of such net rent collected over the sums payable by Tenant to Owner
hereunder. In the event of a breach or threatened breach by Tenant of any of the
covenants or provisions hereof, Owner shall have the right of injunction and the
right to invoke any remedy allowed at law or in equity as if re-entry, summary
proceedings and other remedies were not herein provided for. Mention in this
lease of any particular remedy, shall not preclude Owner from any other remedy,
in law or in equity. Tenant hereby expressly waives any and all rights of
redemption granted by or under any present or future laws.

Fees and
Expenses:

19. If Tenant shall default in the observance or performance of any term or
covenant on Tenant's part to be observed or performed under or by virtue of any
of the terms or provisions in any article of this lease, then, unless otherwise
provided elsewhere in this lease, Owner may immediately or at any time
thereafter and without notice perform the obligation of Tenant thereunder, and
if Owner, in connection therewith or in connection with any default by Tenant in
the covenant to pay rent hereunder, makes any expenditures or incurs any
obligations for the payment of money, including but not limited to attorney's
fees, in instituting, prosecuting or defending any actions or proceeding, such
sums so paid or obligations incurred with interest and costs shall be deemed to
be additional rent hereunder and shall be paid by Tenant to Owner within five
(5) days of rendition of any bill or statement to Tenant therefor, and if
Tenant's lease term shall have expired at the time of making of such
expenditures or incurring of such obligations, such sums shall be recoverable by
Owner as damages.

No Repre-
sentations by
Owner:

20. Neither Owner nor Owner's agents have made any representations or promises
with respect to the physical condition of the building, the land upon which it
is erected or the demised premises, the rents, leases, expenses of operation, or
any other matter or thing affecting or related to the premises except as herein
expressly set forth and no rights, easements or licenses are
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[MISSING LINES]
said premises and the building of which the same form a part were in good and
satisfactory condition at the time such possession was so taken except to
latent defects. All understandings and agreements heretofore made between the
parties hereto are merged in this contract, which alone fully and completely
expresses the agreement between Owner and Tenant and any agreement hereafter
made shall be ineffective to change, modify, discharge or effect an
abandonment of it in whole or in part, unless such agreement is in writing
and signed by the party against whom enforcement of the change, modification,
discharge or abandonment is sought.

End of
Term:

21. Upon the expiration or other termination of the term of this lease, Tenant
shall quit and surrender to Owner the demised premises, broom clean, in good
order and condition, ordinary wear excepted, and Tenant shall remove all its
property. Tenant's obligation to observe or perform this covenant shall survive
the expiration or other termination of this lease. If the last day of the term
of this lease or any renewal thereof, falls on Sunday, this lease shall expire
at noon on the preceding Saturday unless it be a legal holiday in which case it
shall expire at noon on the preceding business day.

Quiet
Enjoyment:

22. Owner covenants and agrees with Tenant that upon Tenant paying the rent and
additional rent and observing and performing all the terms, covenants and
conditions, on Tenant's part to be observed and performed, Tenant may peaceably
and quietly enjoy the premises hereby demised, subject, nevertheless, to the
terms and conditions of this lease including, but not limited to, Article 33
hereof and to the ground leases, underlying leases and mortgages hereinbefore
mentioned.

Failure
to Give
Possession:

23. If Owner is unable to give possession of the demised premises on the date of
the commencement of the term hereof, because of the holding-over or retention of
possession of any tenant, undertenant or occupants, or if the premises are
located in a building being constructed, because such building has not been
sufficiently completed to make the premises ready for occupancy or because of
the fact that a certificate of occupancy has not been procured or for any other
reason, Owner shall not be subject to any liability or failure to give
possession on said date and the validity of the lease shall not be impaired
under such circumstances, nor shall the same be construed in any wise to extend
the term of this lease, but the rent payable hereunder shall be abated (provided
Tenant is not responsible for the inability to obtain possession) until after
Owner shall have given Tenant written notice that the premises are substantially
ready for Tenant's occupancy. If permission is given to Tenant to enter into the
possession of the demised premises or to occupy premises other than the demised
premises prior to the date specified as the commencement of the term of this
lease. Tenant covenants and agrees that such occupancy shall be deemed to be
under all the terms, covenants, conditions and provisions of this lease, except
as to the covenant to pay rent. The provisions of this article are intended to
constitute "an express provision to the contrary" within the meaning of Section
223-a of the New York Real Property Law.

No Waiver:

24. The failure of Owner to seek redress for violation of, or to insist upon the
strict performance of any covenant or condition of this lease or of any of the
Rules or Regulations set forth or hereafter adopted by Owner, shall not prevent
a subsequent act which would have originally constituted a violation from having
all the force and effect of an original violation. The receipt by owner of rent
with knowledge of the breach of any covenant of this lease shall not be deemed a
waiver of such breach and no provision of this lease shall be deemed to have
been waived by Owner unless such waiver be in writing signed by Owner. No
payment by Tenant or receipt by Owner of a lesser amount than the monthly rent
herein stipulated shall be deemed to be other than on account of the earliest
stipulated rent, nor shall any endorsement or statement of any check or any
letter accompanying any check or payment as rent be deemed an accord and
satisfaction, and Owner may accept such check or payment without prejudice to
Owner's right to recover the balance of such rent or pursue any other remedy in
this lease provided. No act or thing done by Owner or Owner's agents during the
term hereby demised shall be deemed in acceptance of a surrender of said
premises and no agreement to accept such surrender shall be valid unless in
writing signed by Owner. No employee of Owner or Owner's agent shall have any
power to accept the keys of said premises prior to the termination of the lease
and the delivery of keys to any such agent or employee shall not operate as a
termination of the lease or a surrender of the premises.

Waiver of
Trial by Jury:

25. It is mutually agreed by and between Owner and Tenant that the respective
parties hereto shall and they hereby do waive trial by jury in any action,
proceeding or counterclaim brought by either of the parties hereto against the
other (except for personal injury or property damage) on any matters whatsoever
arising out of or in any way connected with this lease, relationship
of Owner and Tenant, Tenant's use of or occupancy of said premises, and any
emergency statutory or any other statutory remedy. It is further mutually agreed
that in the event Owner commences any summary proceeding for possession of the
premises, Tenant will not interpose any counterclaim of whatever nature or
description in any such proceeding.

[MISSING LINES]
fulfill any of its obligations under this lease or to supply or is
delayed in supplying any service expressly or impliedly to be supplied or is
unable to make, or is delayed in making any repair, additions, alterations or
decorations or is unable to supply or is delayed in supplying any equipment or
fixtures if Owner is prevented or delayed from doing so by reason of strike or
labor troubles, government preemption in connection with a National Emergency or
by reason of any rule, order or regulation of any department or subdivision
thereof of any government agency or by reason of the conditions of supply and
demand which have been or are affected by war or other emergency, or when, in
the judgement of Owner, temporary interruption of such services is necessary by
reason of accident, mechanical breakdown, or to make repairs, alterations or
improvements.

Bills and
Notices:

27. Except as otherwise in this lease provided, a bill, statement, notice or
communication which Owner may desire or be required to give to Tenant, shall be
deemed sufficiently given or rendered if, in writing, delivered to Tenant
personally or sent by registered or certified mail addressed to Tenant at the
building of which the demised premises form a part or at the last known
residence address or business address of Tenant or left at any of the aforesaid
premises addressed to Tenant, and the time of the rendition of such bill or
statement and of the giving of such notice or communication shall be deemed to
be the time when the same is delivered to Tenant, mailed, or left at the
premises as herein provided. Any notice by Tenant to Owner must be served by
registered or certified mail addressed to Owner at the address first hereinabove
given or at such other address as Owner shall designate by written notice.

Water
Charges:

28. (see paragraph 53)

Sprinklers:

29. Anything elsewhere in this lease to the contrary notwithstanding, if the New
York Board of Fire Underwriters or the Insurance Services Office or any bureau,
department or official of the federal, state or city government require or
recommend the installation of a sprinkler system or that any changes,
modifications, alterations, or additional sprinkler heads or other equipment be
made or supplied in an existing sprinkler system by reason of Tenant's business,
or the location of partitions, trade fixtures, or other contents of the demised
premises, or for any other reason, or if any such sprinkler system
installations, changes, modifications, alterations, additional sprinkler heads
or other such equipment, become necessary to prevent the imposition of a penalty
or charge against the full allowance for a sprinkler system in the fire
insurance rate set by any said Exchange or by any fire insurance company. Tenant
shall, at Tenant's expense, promptly make such sprinkler system installations,
changes, modifications, alterations, and supply additional sprinkler heads or
other equipment as required whether the work involved shall be structural or
non-structural in nature. Tenant shall pay to Owner as additional rent on the
first day of each month during the term of this lease, of the contract price for
sprinkler supervisory service.

[GRAPHIC OMITTED]

Heat,
Cleaning:

30. As long as Tenant is not in default under any of the covenants of this lease
Owner shall, if and insofar as existing facilities permit furnish heat to the
demised premises. Tenant shall, at Tenant's expense, keep demised premises clean
and in order, to the satisfaction to Owner, and if demised premises are situated
on the street floor, Tenant shall, at Tenant's own expense, make all repairs and
replacements to the sidewalks and curbs adjacent thereto, and keep said
sidewalks and curbs free from snow, ice, dirt and rubbish. Tenant shall pay the
cost of removal of any of Tenant's refuse and rubbish from the building.

---------------------------------------------------
[GRAPHIC OMITTED] Space to be filled in or deleted.
<PAGE>

[ILLEGIBLE] in the judgement of Owner, are necessary for the proper operation of
the building.

Security:

[GRAPHIC OMITTED]

31. Tenant has deposited with Owner the sum of $50,000 to be held in an interest
bearing account as security for the faithful performance and observance by
Tenant of the terms, provisions and conditions of this lease; it is agreed that
in the event Tenant defaults in respect of any of the terms, provisions and
conditions of this lease, including, but not limited to, the payment of rent and
additional rent. Owner may use, apply or retain the whole or any part of the
security so deposited to the extent required for the payment of any rent and
additional rent or any other sum as to which Tenant is in default or for any sum
which Owner may expend or may be required to expend by reason of Tenant's
default in respect of any of the terms, covenants and conditions of this lease,
including but not limited to, any damages or deficiency in the re-letting of the
premises, whether such damages or deficiency accrued before or after summary
proceedings or other re-entry by Owner. In the event that Tenant shall fully and
faithfully comply with all of the terms, provisions, covenants and conditions of
this lease, the security shall be returned to Tenant after the date fixed as the
end of the Lease and after delivery of entire possession of the demised premises
to Owner. In the event of a sale of the land and building or leasing of the
building, of which the demised premises form a part, Owner shall have the right
to transfer the security to the vendee or lessee and Owner shall thereupon be
released by Tenant from all liability for the return of such security, and
Tenant agrees to look to the new Owner solely for the return of said security;
and it is agreed that the provisions hereof shall apply to every transfer or
assignment made of the security to a new Owner. Tenant further covenants that it
will not assign or encumber or attempt to assign or encumber the monies
deposited herein as security and that neither Owner nor its successors or
assigns shall be bound by any such assignment, encumbrance, attempted assignment
or attempted encumbrance.

Captions:

32. The Captions are inserted only as a matter of convenience and for reference
and in no way define, limit or describe the scope of this lease nor the intent
of any provision thereof.

Definitions:

33. The term "Owner" as used in this lease means only the Owner, or the
mortgagee in possession, for the time being of the land and building (or the
Owner of a lease of the building or of the land and building) of which the
demised premises form a part, so that in the event of any sale or sales of said
land and building or of said lease, or in the event of a lease of said building,
or of the land and building, the said Owner shall be and hereby is entirely
freed and relieved of all covenants and obligations of Owner hereunder, and it
shall be deemed and construed without further agreement between the parties of
their successors in interest, or between the parties and the purchaser, at any
such sale, or the said lessee of the building, or of the land and building, that
the purchaser or the lessee of the building has assumed and agreed to carry out
any and all covenants and obligations of Owner hereunder. The words "re-enter"
and "re-entry" as used in this lease are not restricted to their technical legal
meaning. The term "business days" as used in this lease shall exclude Saturdays
(except such portion thereof as is covered by specific hours in Article 30
hereof), Sundays and all days designated as holidays by the applicable building
service union employees service contract or by the applicable Operating
Engineers contract with respect to H V A C service.

Adjacent
Excavation-
Shoring:

34. If an excavation shall be made upon land adjacent to the demised premises,
or shall be authorized to be made, Tenant shall afford to the person causing or
authorized to cause such excavation, license to enter upon the demised premises
for the purpose of doing such work as said person shall deem necessary to
preserve the wall or the building of which demised premises form a part from
injury or damage and to support the

[MISSING LINES]
strictly with the Rules and Regulations and such other and further reasonable
Rules and Regulations as Owner or Owner's agents may from time to adopt.
Notice of any additional rules or regulations shall be given in such manner
as Owner may elect. In case Tenant disputes the reasonableness of any
additional Rule or Regulation hereafter made or adopted by Owner or Owner's
agents, the parties hereto agree to submit the question of the reasonableness
of such Rule or Regulation for decision to the New York office of the
American Arbitration Association, whose determination shall be final and
conclusive upon the parties hereto. The right to dispute the reasonableness
of any additional Rule or Regulation upon Tenant's part shall be deemed
waived unless the same shall be asserted by service of a notice, in writing
upon Owner within ten (10) days after the giving of notice thereof. Nothing
in this lease contained shall be construed to impose upon Owner any duty or
obligation to enforce the Rules and Regulations or terms, covenants or
conditions in any other lease, as against any other tenant and Owner shall
not be liable to Tenant for violation of the same by any other tenant, its
servants, employees, agents, visitors or licensees.

Glass:

36. Tenant shall replace, at the expense of Tenant, any and all plate and
other glass damaged or broken from any cause whatsoever in and about the
demised premises other than breakage resulting from Owner's negligence. Owner
may insure, and keep insured, at Tenant's expense, all plate and other glass
in the demised premises for and in the name of Owner. Bills for the premiums
therefor shall be rendered by Owner to Tenant at such times as Owner may
elect, and shall be due from, and payable by, Tenant when rendered, and the
amount thereof shall be deemed to be, and be paid as, additional rent.

Pornographic
Uses
Prohibited:

37. Tenant agrees that the value of the demised premises and the reputation of
the Owner will be seriously injured if the premises are used for any obscene or
pornographic purposes or any sort of commercial sex establishment. Tenant agrees
that Tenant will not bring or permit any obscene or pornographic material on the
premises, and shall not permit or conduct any obscene, nude, or semi-nude live
performances on the premises, nor permit use of the premises for nude modeling,
rap sessions, or as a so-called rubber goods shops, or as a sex club of any
sort, or as a "massage parlor." Tenant agrees further that Tenant will not
permit any of these uses by any sublessee or assignee of the premises. This
Article shall directly bind any successors in interest to the Tenant. Tenant
agrees that if at any time Tenant violates any of the provisions of this
Article, such violation shall be deemed a breach of a substantial obligation of
the terms of this lease and objectionable conduct. Pornographic material is
defined for purposes of this Article as any written or pictorial matter with
prurient appeal or any objects of instrument that are primarily concerned with
lewd or prurient sexual activity. Obscene material is defined here as it is in
Penal law ss.235.00.

Estoppel
Certificate:

38. Tenant, at any time, and from time to time, upon at least 10 days prior
notice by Owner, shall execute, acknowledge and deliver to Owner, and/or to any
other person, firm or corporation specified by Owner, a statement certifying
that this Lease is unmodified and in full force and effect (or, if there have
been modifications, that the same is in full force and effect as modified and
stating the modifications), stating the dates which the rent and additional rent
have been paid, and stating whether or not there exists any defaults by Owner
under this Lease, and, if so, specifying each such default.

Successors
and Assigns:

39. The covenants, conditions and agreements contained in this lease shall bind
and inure to the benefit of Owner and Tenant and their respective heirs,
distributees, executors, administrators, successors, and except as otherwise
provided in this lease, their assigns.

---------------------------------------------------
[GRAPHIC OMITTED] Space to be filled in or deleted.

THE RIDER ANNEXED HERETO WITH ARTICLES 40 ET. SEQ. IS AN INTEGRAL PART OF THIS
LEASE.

In Witness Whereof, Owner and Tenant have respectively signed and sealed this
lease as of the day and year first above written.

                                                                          [CORP.
Witness for Owner:                       BEEKMAN TENANTS CORP.             SEAL]
                                         ---------------------------------

                                         /s/ [ILLEGIBLE]                  [L.S.]
----------------------------------       ---------------------------------

                                                                          [CORP.
Witness for Tenant:                      White & Witkowsky, Inc.           SEAL]
                                         ---------------------------------

                                         /s/ [ILLEGIBLE]                  [L.S.]
----------------------------------       ---------------------------------
<PAGE>

[Illegible] _____________________, to me known, who being by me duly sworn,
did depose and say that he resides in New York, N.Y.; that he is the President
of Beekman Tenants Corp. the corporation described in and which executed the
foregoing instrument, as OWNER; that he knows the seal of said corporation; that
the seal affixed to said instrument is such corporate seal; that it was so
affixed by order of the Board of Directors of said corporation, and that he
signed his name thereto by like order.

INDIVIDUAL OWNER                                 _____________________________
STATE OF NEW YORK,         ss.
County of

On this____day of__________, 19__, before me personally came
____________________________, to me known and known to me to be the individual
____________________________described in and who, as OWNER, executed the
foregoing instrument and acknowledged to me that ____________________________ he
executed the same.

[Illegible] _____________________, to me known, who being by me duly sworn,
did depose and say that he resides in _____________________; that he is the
_____________________ of White & Witkowsky, Inc., the corporation * described in
and which executed the foregoing instrument, as TENANT; that he knows the seal
of said corporation; that the seal affixed to said instrument is such corporate
seal; that it was so affixed by order of the Board of Directors of said
corporation, and that he signed his name thereto by like order.

*New York Limited Partnership                    _____________________________

INDIVIDUAL TENANT
STATE OF NEW YORK,         ss.
County of

On this____day of__________, 19__, before me personally came
____________________________, to me known and known to me to be the individual
____________________________ described in and who, as TENANT, executed the
foregoing instrument and acknowledged to me that ____________________________ he
executed the same.
                                                 ____________________________

                      RULES AND REGULATIONS ATTACHED TO AND
                            MADE A PART OF THIS LEASE
                         IN ACCORDANCE WITH ARTICLE 35.

      1. The sidewalks, entrances, driveways, passages, courts, elevators
vestibules, stairways, corridors or halls shall not be obstructed or encumbered
by any Tenant or used for any purpose other than for ingress to and egress from
the demised premises and for delivery of merchandise and equipment in a prompt
and efficient manner using elevators and passageways designated for such
delivery by Owner. There shall not be used in any space, or in the public hall
of the building, either by any tenant or by jobbers, or others in the delivery
or receipt of merchandise, any hand trucks except those equipped with rubber
tires and safeguards.

      2. If the premises are situated on the ground floor of the building,
Tenant thereof shall further, at Tenant's expense, keep the sidewalks and curb
in front of said premises clean and free from ice, snow, etc.

      3. The water and wash closets and plumbing fixtures shall not be used for
any purposes other than those for which they were designed or constructed.

      4. Tenant shall not use, keep or permit to be used or kept any foul or
noxious gas or substance in the demised premises, or permit or suffer the
demised premises to be occupied or used in a manner offensive or objectionable
to Owner in its reasonable judgement or other occupants of the building by
reason of noise, odors and/or vibrations or interfere in any way with other
Tenants or those having business therein.

      5. No sign, advertisement, notice or other lettering shall be exhibited,
inscribed, painted or affixed by any Tenant on any part of the outside of the
demised premises or the building or on the inside of the demised premises if the
same is visible from the outside of the premises without the prior written
consent of Owner, not unreasonably withheld, except that the name of Tenant may
appear on the entrance door of the premises. In the event of the violation of
the foregoing by any Tenant, Owner may remove same without any liability and may
charge the expense incurred by such removal to Tenant or Tenants violating this
rule. Signs on interior doors and directory tablet shall be inscribed, painted
or affixed for each Tenant by Owner at the expense of such Tenant, and shall be
of a size, color and style acceptable to Owner.

      6. No Tenant shall mark, paint, drill into, or in any way deface any part
of the demised premises or the building of which they form a part. No boring,
cutting or stringing of wires shall be permitted, except with the prior written
consent of Owner, and as Owner may direct. No Tenant shall lay linoleum, or
other similar floor covering, so that the same shall come in direct contact with
the floor of the demised premises, and, if linoleum or other similar floor
covering is desired to be used an interlining of builder's deadening felt shall
be first affixed to the floor, by a paste or other material, soluble in water,
the use of cement or other similar adhesive material being expressly prohibited.

      7. Freight, furniture, business equipment, merchandise and bulky matter of
any description shall be delivered to and removed from the premises only on the
freight elevators and through the service entrances and corridors, and only
during hours and in a manner approved by Owner. Owner reserves the right to
inspect all freight to be brought into the building and to exclude from the
building all freight which violates any of these Rules and Regulations or the
lease of which these Rules and Regulations are a part.

      9. Owner shall have the right to prohibit any advertising by any Tenant
which, in Owner's reasonable opinion, tends to impair the reputation of Owner or
its desirability as a building for stores or offices, and upon written notice
from Owner, Tenant shall refrain from or discontinue such advertising.

      10. Tenant shall not bring or permit to be brought or kept in or on the
demised premises, any inflammable, combustible or explosive fluid, material,
chemical or substance, or cause or permit any odors of cooking or other
processes, or any unusual or other excessive objectionable odors to permeate in
or emanate from the demised premises.

      11. Tenant shall not place a load on any floor of the demised premises
exceeding the floor load per square foot area which it was designed to carry and
which is allowed by law. Owner reserves the right to prescribe the weight and
position of all safes, business machines and mechanical equipment. Such
installations shall be placed and maintained by Tenant at Tenant's expense in
setting sufficient in Owner's judgment to absorb and prevent vibration, noise
and annoyance.

                                    GUARANTY

      The undersigned Guarantor guarantees to Owner, Owners successors and
assigns, the full performance and observance of all the agreements to be
performed and observed by Tenant in the attached Lease, including the "Rules and
Regulations" as therein provided, without requiring any notice to Guarantor of
nonpayment or, nonperformance, or proof, or notice of demand, to hold the
undersigned responsible under this guaranty, all of which the undersigned hereby
expressly waives and expressly agrees that the legality of this agreement and
the agreements of the Guarantor under this agreement shall not be ended, or
changed by reason of the claims to Owner against Tenant of any of the rights or
remedies given to Owner as agreed in the attached Lease. The Guarantor further
agrees that this guaranty shall remain and continue in full force and effect as
to any renewal, change or extension of the Lease. As a further inducement to
Owner to make the Lease Owner and Guarantor agree that in any action or
proceeding brought by either Owner or the Guarantor against the other on any
matters concerning the Lease or of this guaranty that Owner and the undersigned
shall and do waive trial by jury.

______________________________________________________________________ Guarantor

Address

Premises
================================================================================

                                       TO

================================================================================
                                STANDARD FORM OF

                     [SEAL]          Store              [SEAL]
                                     Lease

                     The Real Estate Board of New York, Inc.
                    (c) Copyright 1979. All Rights Reserved.
                  Reproduction in whole or in part prohibited.

================================================================================

Dated                                                                     19__.

Rent per Year

Rent per Month

Term
From
To

Drawn by.................................Checked by............................
Entered by...............................Approved by...........................

================================================================================
<PAGE>

                   RIDER CONSISTING OF ARTICLES 40 THROUGH 90
               FORMING PART OF LEASE DATED AS OF OCTOBER 15, 1991
                  BETWEEN BEEKMAN TENANTS CORPORATION, LANDLORD
                      AND WHITE & WITKOWSKY, INC., TENANT.

                                TABLE OF CONTENTS

 40.   Use ..............................................................    1
 41.   Fixed Rental .....................................................    2
 42.   Restrictions on Music ............................................    5
 43.   Rent and Occupancy Taxes .........................................    6
 44.   Tenant Restrictions ..............................................    6
 45.   Insurance ........................................................    9
 46.   Odors; Extermination, Etc ........................................   11
 47.   Representations ..................................................   12
 48.   Assignment of Lease ..............................................   13
 49.   Ground Leases ....................................................   18
 50.   Additional Alteration Provisions .................................   19
 51.   Additional Default Provisions ....................................   26
 52.   Tenant's Employees ...............................................   28
 53.   Utilities ........................................................   29
 54.   Steam ............................................................   32
 55.   Remedies .........................................................   33
 56.   Additional Bankruptcy Provisions .................................   33
 57.   Condition of Demised Premises ....................................   37
 58.   Deliveries and Garbage Removal ...................................   38
 59.   Signage ..........................................................   38
 60.   Tenant's Obligations .............................................   39
 61.   Licenses and Permits .............................................   40
 62.   Contractors ......................................................   40
 63.   Real Estate Taxes ................................................   41
 64.   Vacations ........................................................   42
 65.   No Other Restaurant ..............................................   42
 66.   Conflict .........................................................   42
 67.   Structural Repairs ...............................................   42
 68.   Fire .............................................................   44
 69.   Certificate of Occupancy .........................................   44
 70.   Abatement ........................................................   44
 71.   Waste Removal ....................................................   45
 72.   Condition on Termination .........................................   45
 73.   Existing Equipment ...............................................   46
 74.   Laundry Facilities ...............................................   46
 75.   Sprinkler System .................................................   46
 76.   Plans ............................................................   46
 77.   Improvements .....................................................   46
 78.   Health Code Violations ...........................................   47
 79.   Alarm System .....................................................   47

<PAGE>

                                                                           (ii)

 80.   Limitation of Liability ..........................................   48
 81.   Definitions ......................................................   48
 82.   Broker ...........................................................   49
 83.   Rent Regulations .................................................   49
 84.   Authorization ....................................................   50
 85.   Arbitration ......................................................   50
 86.   Landlord's Security Interest .....................................   51
 87.   Renewal Option ...................................................   52
 88    Miscellaneous ....................................................   55
 90.   Entire Agreement .................................................   59

<PAGE>

      40. Use. (a) Tenant shall use and occupy the demised premises only as and
for the conduct of a high-class dining-room and restaurant business for the sale
to the public of food, liquors, alcoholic and nonalcoholic beverages of all
kinds, to be consumed on the premises and for the sale of cigars and cigarettes,
as well as such incidentals as are usually and customarily sold in restaurants
of similar character and for no other purposes. Tenant shall use the East 63rd
Street entrance only as its address in all advertising and for all other
purposes; Tenant shall not use the 575 Park Avenue address.

      Said restaurant shall be operated as a first class restaurant as to
quality, decor and patronage. Examples of first class restaurants for purposes
of this lease are Post House, La Cite and Smith & Wollensky. The Tenant not yet
having selected the name for the restaurant to be operated on the demised
premises further agrees to operate said restaurant on the demised premises under
such name as may be consented to in writing by the Landlord, which consent shall
not unreasonably be withheld or delayed, during the term of this lease or during
any extended or renewal term hereof. The foregoing notwithstanding, Landlord
hereby consents to such name as the original Tenant may select so long as same
shall not be patently offensive or objectionable.

            (b) The Tenant shall conduct and operate, or cause to be conducted
and operated, in the first-class manner above set forth, in the demised
premises, a dining room and restaurant business, with due diligence, daily, and
during all hours which is commercially reasonable

<PAGE>

for first class restaurants operating in the vicinity of the demised premises to
be open, provided such times will not be violative of any law, rule or
regulation of the Federal Government, the State of New York or the City of New
York or any division, agency of bureau thereof or any provision of this lease.

      41. Fixed Rental. (a) The fixed rent ("Fixed Rent") which the Tenant
herewith agrees to pay to the Landlord shall be as follows:

            (i) At the annual rate of Two Hundred Sixteen Thousand and 00/100
($216,000.00) Dollars (payable in equal monthly installments of Eighteen
Thousand and 00/100 ($18,000.00) Dollars) during the period commencing on the
date hereof and continuing through October 31, l994,

            (ii) At the annual rate of Two Hundred Forty-one Thousand Nine
Hundred Twenty and 00/100 ($241,920.00) Dollars (payable in equal monthly
installments of Twenty Thousand One Hundred Sixty and 00/100 ($20,160.00)
Dollars) during the period commencing on November 1, 1994 and continuing through
October 31, 1997,

            (iii) At the annual rate of Two Hundred Seventy Thousand Nine
Hundred Fifty and 00/100 ($270,950.00) Dollars (payable in equal monthly
installments of Twenty-two Thousand Five Hundred Seventy-nine and 17/100
($22,579.17) Dollars) during the period commencing on November 1, 1997 and
continuing through October 31, 2000,

                                     - 2 -
<PAGE>

            (iv) At the annual rate of Three Hundred Three Thousand Four Hundred
Sixty-four and 00/100 ($303,464.00) Dollars (payable in equal monthly
installments of Twenty-five Thousand Two Hundred Eighty-eight and 67/100
($25,288.67) Dollars) during the period commencing on November 1, 2000 and
continuing through October 31, 2003, and

            (v) At the annual rate of Three Hundred Thirty-nine Thousand Eight
Hundred Eighty and 00/100 ($339,880.00) Dollars (payable in equal monthly
installments of Twenty-eight Thousand Three Hundred Twenty-three and 33/100
($28,323.33) Dollars) during the period commencing on November 1, 2003 and
continuing through October 31, 2006.

            The foregoing notwithstanding, the Tenant shall not be obligated to
pay Fixed Rent during the initial four months (i.e. November 1 through February
28, 1992) of this lease and shall be entitled to pay only 50% of the monthly
Fixed Rent during the fifth month and sixth months (i.e. March 1 through April
30, 1992) of this lease.

            Except as otherwise herein provided, the Fixed Rent (and other rent
due hereunder) shall be payable in equal monthly installments, in advance, on
the first day of each month, without further notice, at the office of the
Landlord, 575 Park Avenue, New York, New York or at such other place as may be
designated by Landlord. Such rent shall be due without set-off or deduction; in
the event other provisions of this lease require payment of specified amounts
upon receipt of a bill

                                     - 3 -
<PAGE>

therefor, such other provisions shall take precedence over this provision.

            Rent which is not received on or before the tenth day of each month
shall be "late" and shall be subject to a bookkeeping charge of two percent and
after thirty days from the due date shall bear interest at the maximum legal
rate until paid.

            (b) Commencing on November 1, 1994 and each third anniversary
thereafter during the term of this lease, the Fixed Rent set forth in Paragraph
(a) of this Article 41 shall be increased (but not decreased) by a percentage
equal to one-half the percentage determined by subtracting 12% from the
aggregate percentage increase in the U.S. Bureau of Labor Statistics Price Index
(Metropolitan New York - All Urban Consumers 1982 equalling 100) for the prior
three year period then ended.

            For example, should the CPI on November 1, 1994 exceed the CPI on
the date of this lease by 15%, the Fixed Rent payable commencing November 1,
1994 shall be increased by an aggregate 13 1/2% above the Fixed Rent for the
three year period then ended. In other words, the Fixed Rent commencing October
15, 1994 would equal $245,160.00 (payable in equal monthly installments of
$20,430.00).

            Upon execution of this lease Tenant shall deliver the first full
month's rent (i.e., the rent to be applied toward May 1992) and the

                                     - 4 -
<PAGE>

security payable pursuant to Article 31 of this lease (i.e., an aggregate
Sixty-eight Thousand ($68,000) Dollars) by bank or certified check. The
foregoing notwithstanding, Tenant may substitute an irrevocable letter of credit
drawn upon Morgan Guaranty Trust Company of New York in the amount of $50,000,
in form reasonably satisfactory to Landlord for the check delivered in payment
of the security payable pursuant to Article 31 of this lease.

      42. Restrictions on Music. Tenant shall be permitted to provide musical
entertainment and other music for its patrons in the demised premises provided
the same is "soft music" (such as piano or string quartet music) and is not
unreasonably loud or offensive in any of the residential apartments of the
building in which the demised premises are located. Tenant may not operate a
cabaret or dance establishment and Tenant shall be responsible for payments to
any and all applicable performing rights organizations. Tenant may have live
band music on Friday and Saturday evenings, Valentine's Day and New Year's Eve,
which shall be the only nights when live music shall be permitted after
midnight. Tenant may, on occasion, in connection with the catering of a party,
have live band music, provided it shall not be permitted after midnight and
further provided it is not unreasonably loud or offensive in any of the
residential apartments of the building in which the demised premises are
located. In the event of noise complaints from residential tenants, the Board of
Directors of Landlord may upon resolution and written notice to Tenant,
establish a set of rules which further restrict the use of music in the demised
premises, which rules

                                     - 5 -
<PAGE>

are reasonably designed to address the complaints of the residents while
recognizing the need of Tenant to conduct its business as contemplated by this
lease.

            Notwithstanding any of the provisions of this Article 42, Tenant
shall not permit any entertainment or music to reach such noise level that the
same may be heard outside the demised premises; accordingly Tenant at Tenant's
sole cost and expense, shall install prior to commencement of operations all
necessary soundproofing required for its operations to meet the foregoing
standards.

      43. Rent and Occupancy Taxes. All rent and additional rent paid by Tenant
shall be deemed paid for use of the demised premises. Tenant shall be
responsible for payment of all commercial rent and occupancy taxes which may be
due as a result of the existence of this lease; upon request of Landlord or its
attorneys or accountants, Tenant shall supply copies of commercial rent and
occupancy tax reports and returns and proof of payment of such taxes to Landlord
within 10 days after the due date thereof.

      44. Tenant Restrictions. (a) The Tenant agrees not to suffer or permit any
nuisance upon the said premises or any part thereof or the occupancy or use
thereof for any purpose which shall be unlawful, disreputable or immoral, and
will not suffer or permit any thing or substance to be brought in, or any act to
be done on, said premises which would make void any policy of fire or other
insurance, or give any

                                     - 6 -
<PAGE>

insurer an option to cancel any policy. Under no circumstances shall Tenant
permit the premises to be used for illegal gambling, conventions, or for fund
raising or other activities involving political candidates or ballot issues, or
the promulgation of controversial principles. Fund raising for museums or
charities which are registered with the New York Attorney General and enjoy tax
exempt status shall be permissible within the other restrictions imposed by this
lease. In no event shall the premises be used for purposes other than as a first
class restaurant as defined in this lease.

            (b) The Tenant shall not use the demised premises or any portion
thereof or permit the demised premises or any part thereof to be used in any
manner which (i) constitutes a public or private nuisance, (ii) would cause
physical damage to the building or any part thereof, (iii) the Landlord
reasonably deems to impair the appearance, character or reputation of the
building, (iv) Landlord reasonably deems offensive by reason of the discharge of
excess objectionable fumes, vapors or odors into the building systems or
facilities or into the building flues or vents not designed for or capable of
receiving them, (v) the Landlord reasonably deems to impair or interfere with
any building services or the proper economic heating, air conditioning, cleaning
or other servicing of the building, or (vi) the Landlord reasonably deems to
impair or interfere with the use or occupancy of any of the other areas of the
building by, or occasion discomfort or annoyance to, the Landlord or any other
tenants or occupants of the building.

                                     - 7 -
<PAGE>

            (c) The Tenant shall not (i) engage in any unethical methods of
business operation, (ii) use or permit to be used the sidewalks or other space
outside the premises for any displays, sales or similar undertaking or storage,
(iii) use or permit to be used any loudspeaker, phonograph or other sound system
or advertising device which may be heard outside the premises, or (iv)
distribute or permit to be distributed handbills or other matter to customers
outside the premises. Tenant further shall cause the appearance of the premises
and the deportment of all personnel employed therein at all times to be in
keeping with the dignity and stature of a first class restaurant in a first
class building.

            (d) Landlord operates the Beekman Hotel as a first class residential
cooperative apartment building under the ground leases herein described.
Landlord and Tenant acknowledge that Landlord has certain industry-wide
contractual obligations to the New York Hotel and Motel Trades Council,
AFL-CIO. Landlord and Tenant further acknowledge that this is a space lease
only and Tenant agrees that it shall operate the demised premises in accordance
with the terms of this lease separate and distinct from the portion of the
Building comprising the hotel, except as otherwise required by law.

      45. Insurance. (a) Tenant agrees to keep in force for the benefit of
Landlord and Tenant the following listed kinds of insurance policies. All such
policies shall be written by solvent insurance companies licensed to do business
in the State of New York and in the amounts set

                                     - 8 -
<PAGE>

forth or where not set forth, in amounts reasonably satisfactory to Landlord.
Any casualty insurance proceeds shall be applied first towards the cost of
repair or replacement unless specific provision is otherwise made herein. All
policies shall name both Landlord and Tenant as insureds.

            (i) General Liability policies in standard form protecting the
Landlord from and against any and all liability occasioned by claims and suits
for personal injury or property loss and damage in the amount of One Million
Dollars ($1,000,000) per person, per occurrence. Said policies shall have an
occurrence endorsement.

            (ii) Fire legal liability policies to cover property damage to the
building or premises in which the demised premises are located in an amount of
One Million Dollars ($1,000,000) per occurrence.

            (iii) Alcohol and liquor liability policies protecting Landlord from
claims and suits for injuries to persons or damage to property resulting from or
related to the consumption, sale, use, gift or distribution of alcoholic
beverages by Tenant in the amount Five Hundred Thousand Dollars ($500,000) per
person, per occurrence.

            (iv) Products liability insurance protecting Landlord from claims
and suits for injuries to persons or property resulting from or related to the
consumption, use, sale, gift or distribution of food or

                                     - 9 -
<PAGE>

beverages by Tenant in the amount of One Million Dollars ($1,000,000) per
person, per occurrence.

            (v) Plate glass insurance for the benefit of Landlord in an amount
reasonably set by Landlord.

            (vi) Umbrella or excess liability policy for Landlord's benefit in
the amount of $2,000,000 per person per occurrence for suits, claims or damages
in excess of the stated amounts in subarticles (i), (iii) and (iv).

      Tenant shall deliver all aforedescribed policies to Landlord prior to
taking possession of the premises, or in the case of alcohol liability, prior to
selling any alcoholic beverages. Tenant shall deliver to Landlord Certificates
of insurance of renewal and renewal policies fifteen days prior to expiration of
the aforedescribed policies. Each policy shall contain a provision requiring the
insurance company to notify Landlord of the cancellation of such policy not less
than thirty (30) days prior to the date of such cancellation.

            (b) Wherever in this lease policies of insurance or bonds, are to be
provided for the benefit of the Landlord, the same shall, at the option of the
Landlord, be made payable to and shall secure the Landlord and/or the Landlord's
lessors and/or the owners of any mortgage, or mortgages, covering the said
demised premises, as their interest may appear.

                                     - 10 -
<PAGE>

      46. Odors; Extermination, Etc. The Tenant covenants and agrees to maintain
at all times in good working order and condition an adequate system of
ventilation, and air cooling, and shall conduct its business in such manner that
noxious gases, fumes or odors or anything reasonably objectionable to tenants or
persons in or about the Beekman Hotel shall be emitted outside the building so
as to reasonably avoid any nuisance, disturbance or interference whatsoever with
the use and enjoyment of the said Beekman Hotel by the tenants and occupants
thereof in conformance with the practice of first class restaurants. Tenant
shall be responsible for all additions, repairs, maintenance and replacements to
said system(s). The Tenant shall install, maintain, repair and replace as
necessary an approved ansul system or other fire prevention system as required
by law or as may reasonably be required by Landlord's insurance company.

      Anything herein contained to the contrary notwithstanding, the Tenant
shall not suffer or permit and further agrees to prevent, by means of
contracting for or employing the services of a licensed exterminating company,
and by other reasonably satisfactory means, to be employed at regular and
reasonable intervals, the accumulation, in or about all areas of the demised
premises, including but not limited to the basement, of any vermin, rodents,
bugs, insects or anything of like objectionable nature. The Tenant further
covenants and agrees that no waste matter or refuse will be permitted to
accumulate in or about the demised premises and that the interior and immediate
exterior of the demised premises (including any passageways used by Tenant) will
at all

                                     - 11 -
<PAGE>

times be kept in a clean and orderly condition. The Tenant shall, at the
Tenant's own cost and expense, make non-structural repairs to the interior and
fixtures, awnings and appurtenances located on the exterior of the demised
premises whenever such repairs are necessary, upon written, reasonable request
from the Landlord; but Tenant shall not be obligated to make structural repairs
to the building or its appurtenances (other than awning or marquee).

      Tenant covenants and agrees that it will install, repair, maintain and
replace grease traps in the sewer and waste lines running from the demised
premises and Tenant will take all precautions to avoid stoppage of such lines.
Tenant shall be responsible for repairing, maintaining and replacing those parts
of the waste plumbing system which run between the demised premises and the main
waste lines of the building. These parts of the waste system shall be deemed to
include the floor drains.

      47. Representations. (a) Tenant warrants and represents that (i) it is a
corporation duly organized and validly existing in the State of New York; (ii)
it is authorized to enter into this lease; and, (iii) upon execution, this lease
shall be an agreement binding on the Tenant.

            (b) Landlord warrants and represents that (i) it is a cooperative
housing corporation duly organized and validly existing in the State of New
York; (ii) it is authorized to enter into this lease; and, (iii) upon execution,
this lease shall be an agreement binding on the Landlord.

                                     - 12 -
<PAGE>

      48. Assignment of Lease. (a) In the event that Tenant wishes at any time
to assign this lease it may do the same subject to strict compliance with the
following:

            (i) Tenant shall provide to Landlord complete financial statements
for the proposed assignee prepared by a certified public accountant.

            (ii) Tenant shall provide resumes of the principals of the proposed
assignee identifying their relationships to first class restaurants and their
experience in the operation and/or ownership of the same.

            (iii) Tenant shall provide full copies of all documents to be
executed between the Tenant and proposed assignee including all financial
details of consideration, rent, key money, license transfer fees or other
monetary or other consideration which changes hands.

            (b) Provided Tenant has supplied all of the items required in
subarticle (a), and provided the same are reasonably satisfactory to Landlord
and its professional consultants, Landlord will not unreasonably withhold its
consent provided that a percentage of any "key money," additional rent or other
consideration in excess of rent and other sums payable to Landlord pursuant to
the terms hereof, is paid and delivered to Landlord simultaneously with the
delivery of Landlord's consent to such assignment computed as follows:

                                     - 13 -
<PAGE>

            (i) If such assignment occurs during the first year of the lease,
50% of all amounts in excess of $600,000;

            (ii) If such assignment occurs during the second year of the lease,
50% of all amounts in excess of $520,000;

            (iii) If such assignment occurs during the third year of the lease,
50% of all amounts in excess of $440,000;

            (iv) If such assignment occurs during the fourth year of the lease,
50% of all amounts in excess of $360,000;

            (v) If such assignment occurs during the fifth year of the lease,
50% of all amounts in excess of $280,000;

            (vi) If such assignment occurs during the sixth year of the lease,
50% of all amounts in excess of $200,000;

            (vii) If such assignment occurs during the seventh year of the
lease, 50% of all amounts in excess of $120,000;

            (viii) Thereafter, 50% of all sums received.

The foregoing notwithstanding, the amount payable to Landlord hereunder shall
not exceed $500,000 (the "Cap"), which Cap shall be increased (but

                                     - 14 -
<PAGE>

not decreased) by a percentage equal to the increase in the U.S. Bureau of Labor
Statistics Price Index (Metropolitan New York - All Urban Consumers 1982
equalling 100) for the period from November 1, 1991 to the date of such payment.

            (c) In no event shall Landlord be deemed to be acting unreasonably
if it rejects proposed assignees for any one or more of the following reasons:

            (i) A principal is ineligible to hold a liquor license;

            (ii) A principal has less than five years experience in the
ownership and operation of a first class restaurant;

            (iii) The net worth of the proposed assignee is less than $250,000,
unless such assignee agrees to make and secure an investment in the demised
premises of at least $250,000:

            (iv) The Proposed entity is a franchise or branch of another
restaurant;

            (v) Tenant is in default of any material provision of this lease at
the time a request is made to assign this lease;

            (vi) Tenant seeks to assign its lease to less than all of the
demised premises;

                                     - 15 -
<PAGE>

            (vii) Tenant shall have refused or otherwise failed to reimburse
Owner on demand for any reasonable costs that may be incurred by Owner in
connection with said assignment, including, without limitation, the reasonable
cost of making investigations as to the acceptability of the proposed assignee
and reasonable legal costs incurred in review or preparation of any
documentation in connection therewith.

            (d) Tenant shall not license use of the premises or attempt by
artifice or device to accomplish an assignment by other means. Tenant shall not
be permitted to sublet all or any part of the demised premises.

            (e) In any event, upon receipt by Landlord of a request to assign
the lease, the Landlord shall have the option, in its sole discretion, to
declare this lease to be terminated as of the proposed date of assignment or on
a date set by Landlord not less than thirty nor more than sixty days from
receipt of the request to assign. Landlord shall respond to the request to
assign within ten business days of actual receipt of the request.

            In the event Landlord elects to terminate the lease pursuant to the
option hereby granted, the Tenant shall be liable for rent and other payments
accrued through the date of termination and for any damages caused by moving.

                                     - 16 -
<PAGE>

            In the event Landlord exercises its option to terminate the lease
upon Tenant's request to assign the same, Landlord agrees to pay to Tenant an
amount equal to the net amount Tenant would have received from the proposed
assignee pursuant to subsection (b) of this Article. Payment of such amount by
Landlord shall be made on the same terms and at the same times as would have
been made by such assignee. Nothing contained herein shall prevent Landlord from
leasing the demised premises to Tenant's proposed assignee.

            (f) If any material representation made by the Tenant in this
Article is false, or in the event the Tenant fails to perform any of the terms
and conditions of this Article on its part to be performed, or in the event any
shareholder of Tenant, without first obtaining the aforementioned written
consent of the Landlord, sells, assigns, transfers, or in any other way disposes
of any shares of the capital stock of Tenant that may now or hereafter be held
or owned by (them) him, other than to an immediate family member or an entity
controlled by (them) him or among the shareholders of Tenant, or if any shares
of capital stock Tenant that may now or hereafter be held or owned are sold by
virtue of any execution under a judgment, or by virtue of any collateral
security agreement or by operation of law or otherwise (other than as permitted
in this Article 48), or if Alan Stillman lose majority voting control of Tenant,
then such false representation, or failure by Tenant to perform, or such action
by a shareholder of the general partner or a partner of Tenant, or such sale, or
such occurrence shall be considered a material default by the Tenant in the
fulfillment of the

                                     - 17 -
<PAGE>

covenants of this lease, and unless Tenant shall cure such default within five
(5) days of written notice thereof the Landlord shall have the right to
terminate this lease immediately, and, in addition thereto, Landlord shall have
the right to exercise any and all rights and privileges and remedies given to
the Landlord by and pursuant to the other provisions of this lease. The
foregoing notwithstanding, Tenant may, without restriction or payment of any
amount to Landlord, assign this lease to another entity in which Alan Stillman
maintains a controlling ownership interest of at least 51%.

      49. Ground Leases. It is understood and agreed that the Landlord is not
the owner in fee of the premises herein demised and that it is the lessee of the
entire cooperative apartment building known and designated as the Beekman Hotel
and located at 63rd Street and Park Avenue, of which the demised premises form a
part. The Landlord is lessee under the following leases (hereinafter sometimes
called the "major leases");

            (a) Lease dated March 3l, 1926 between Abraham B. Cox and Julia E.
Cannon, Lessors, and 571 Park Avenue Corporation, Lessee, as amended May 24,
1927 and December 30, 1941, and as renewed by agreements dated April 1, 1952,
April 1, 1957 and March 30, 1962 and renewed and modified by agreement dated
April 1, 1968 and by lease modification dated May 5, 1967; and

                                     - 18 -
<PAGE>

            (b) Lease dated September 30, 1925, between Clarinda S. Boardman,
Lessor, and 571 Park Avenue Corporation, Lessee, as amended by agreements dated
June 1, 1927 and December 30, 1941, and as renewed by agreements dated April 1,
1952, October 15, 1956 and March 30, 1962, and renewed and modified by agreement
dated April 1, 1968 and by lease modification dated May 5, 1967.

            The within lease, it is agreed, is subject and subordinate to all of
the terms, covenants and conditions of the said major leases, as amended and
renewed and modified.

      50. Additional Alteration Provisions. Supplementing, but not limiting the
provisions of Article 3 of this Lease, the Tenant shall have the right to make
alterations, additions and improvements in the said demised premises, subject to
the following terms and conditions;

            (a) Tenant shall, before the commencement of any such work, submit
to the Landlord for the Landlord's approval in writing, which approval shall not
be unreasonably withheld or delayed, plans and specifications for such work, and
shall not commence such work without such approval in writing. All plans
submitted to Landlord shall be signed by a licensed architect or engineer.

            (b) Tenant shall be responsible for the timely filing of said plans
and specifications with, and obtaining the necessary approval by, the municipal,
state or other governmental authority having jurisdiction

                                     - 19 -
<PAGE>

thereof, including, but not limited to the New York City Landmarks Preservation
Commission.

            (c) In consideration for, and as an inducement to the Landlord
consenting to Tenant's alterations, Tenant before commencing the work of any
structural alterations, additions and improvements shall, at Tenant's own cost
and expense, deliver to Landlord a bond in a form satisfactory to Landlord and
executed by a surety company authorized to do business in the State of New York,
in a sum equal to the estimated cost of such structural alterations, additions
and improvements which shall guaranty to the Landlord:

            (i) That the said structural alterations, additions and improvements
            will commence within thirty (30) days of the date of the bond, and
            will be completed within a reasonable time thereafter (the time to
            be fixed in said bond) and in accordance with the plans and
            specifications of Tenant.

            (ii) That the Landlord shall be indemnified, saved and held harmless
            of and from any and all claims, counsel fees, loss, damages and
            expenses whatsoever by reason of any liens, orders, claims, charges
            or payments of any kind whatsoever that may be made by or accrue or
            become chargeable against the Landlord, the Tenant or the said
            demised premises, by reason of any work done or materials

                                     - 20 -
<PAGE>

            furnished in connection with the said structural alterations,
            additions and improvements.

            (iii) That if any mechanic's lien is filed against the Landlord, the
            Tenant, or the demised premises, or any part thereof, or any
            interest therein, the same shall be discharged by the Tenant, at the
            Tenant's expense, within ten (10) days thereafter by the filing of
            the bond required by law.

            (iv) That Tenant will otherwise fully comply with all the terms and
            conditions of this Article 50.

            (d) That if any alterations, additions and improvements in said
demised premises be structural and shall cost in excess of Ten Thousand Dollars
($10,000.00), the Tenant, before commencing such work, shall deliver, at the
Tenant's own cost and expense, the following bonds:

            1. The bond required to be delivered to Lessor, pursuant to
            condition numbered 2 on Page 4 of lease dated September 30, 1925
            between Clarinda S. Boardman, Lessor, and 571 Park Avenue
            Corporation, Lessee.

            2. The bond required to be delivered to Lessors pursuant to
            condition numbered 2 on Page 5 of lease

                                     - 21 -
<PAGE>

            between Abraham B. Cox and Julia T.E. Cannon, Lessors and 571 Park
            Avenue Corporation, Lessee, dated March 31, 1926.

            Further, if said Lessors require the services of an architect to
determine the estimated cost of such alterations, additions and improvements,
the reasonable fees of the said architect shall be paid by the Tenant in the
within lease.

            It is agreed that the Tenant may, if it desires furnish one bond
(instead of two) to comply with the provisions of subdivisions (c) and (d) of
this Article 50, but only if such one bond is acceptable to the said Lessors of
the major leases.

            (e) That, before commencing the said alterations, additions and
improvements, the Tenant and all its contractors and subcontractors shall, at
the Tenant's own expense, as required in Article 3 hereof, carry such Workmen's
Compensation and General Liability Insurance as the Landlord may reasonably
require, and as may be required under the major leases, and shall deliver to the
Landlord certificates of such insurance.

            (f) That at least ten (10) days before the commencement of such
alterations, additions and improvements, the Tenant shall notify the Landlord in
writing of the Tenant's intention to commence the same and the Tenant shall pay
the amount of any increase in the premiums on

                                     - 22 -
<PAGE>

insurance policies covering the building, on account of endorsement to be made
upon said policies, covering the risk during the course of such alterations,
additions and improvements. Landlord acknowledges that Tenant has notified
Landlord of Tenant's intention to commence such alterations, additions and
improvements.

            (g) That if the Tenant fails to bond or discharge a mechanics's
lien, within ten (10) days after it is filed, by the filing of the bond required
by law, the Landlord shall have the right, upon five (5) days' prior written
notice to Tenant, to pay said lien, and the amount so paid by the Landlord, with
interest at the maximum legal rate chargeable to a corporation (not to exceed
twenty-four [24%] per annum) from the date of payment shall be additional rent
and the same shall be due and payable on written demand.

            (h) That Article 3 of this lease shall apply to, and govern, such
alterations, additions and improvements, and after the making thereof, all
provisions and articles of this lease shall apply to, said alterations,
additions and improvements and to the rights and obligations of Tenants and the
Landlord with reference thereto.

            If the Tenant fails to perform any of the terms or conditions of
this Article on the Tenant's part to be performed, then such failure by the
Tenant shall be considered a default by the Tenant in the fulfillment of the
covenants of this lease and Landlord shall have the

                                     - 23 -
<PAGE>

right to exercise any and all rights and privileges and remedies given to the
Landlord by and pursuant to the other provisions of this lease.

            Anything to the contrary in this Article 50 notwithstanding, it is
agreed that the Tenant may, without the Landlord's consent, make reasonable
decorative changes in the demised premises.

            (i) Tenant shall obtain the necessary consents, authorizations and
licenses from all federal, state and/or municipal authorities having
jurisdiction over any of the work, and all the work shall be done in accordance
with the plans and specifications and the consents, authorizations and licenses
obtained. All work shall be performed in compliance with the provisions of law
and regulations applicable thereto and Tenant shall obtain and deliver to
Landlord all "sign offs" of the New York City Building Department and any other
governmental agencies involved.

            (j) All electrical work performed by Tenant or its contractors must
be approved by the New York Board of Fire Underwriters.

            (k) All plumbing and electrical work performed by Tenant or its
contractors must be done by licensed individuals.

            (l) Tenant will indemnify and save Landlord harmless from and
against any and all bills for labor performed and equipment, fixtures and
materials furnished to Tenant and against any and all liens, bills

                                     - 24 -
<PAGE>

or claims therefor or against the demised premises or the building containing
the same and from and against all losses, damages, costs, expenses, suits and
claims whatsoever in connection with any such work, including, without
limitation, any liability or charge for sales or other taxes imposed or demanded
for labor or materials in connection therewith.

            (m) All alterations will be done in a good and workmanlike manner
and with first quality materials.

            (n) Landlord and its agents shall have the right to inspect the
demised premises while the alterations are being done.

            (o) No alteration shall cause or result in the occurrence of such
unreasonable odors, noise and/or vibration as would violate any provision of
this lease.

            (p) Tenant shall proceed with all alterations promptly and shall
prosecute the same to completion with reasonable diligence and continuity under
all the facts and circumstances then prevailing.

            (q) The term "alteration" as used in this lease shall mean any
decoration, improvement, addition, change or installation of, in, or to the
demised premises, including, without limitation, any of such involving
electrical, air conditioning, ventilation, heating, plumbing, ceilings,
stairways, partitions, demising walls within the demised

                                     - 25 -
<PAGE>

premises, doors, gates, vaults, paneling, molding, shelving, radiators,
enclosures, floors and floor coverings, whether or not the same are made in
connection with the repair, replacement or addition to trade fixtures, machinery
or equipment.

            (r) All new equipment or personal property installed and used by
Tenant in operation of its business pursuant to the terms hereof, other than its
telephone system, computer and ice machine, shall be owned by Tenant free and
clear of any liens, liabilities or other encumbrances and, with the exception of
original artwork, shall upon termination of this lease become the property of
Landlord, free and clear of all liens, liabilities or encumbrances.

      51. Additional Default Provisions. Anything in this lease contained to the
contrary notwithstanding, except in connection with any of the following (each
of which, in the event of default, Tenant shall have five (5) days' prior
written notice to cure):

            (a)   The payment of rent, whether such rent be the monthly payments
                  or rent, additional rent, escalations or otherwise;

            (b)   The obligation of the Tenant to provide and keep in force
                  insurance;

            (c)   Any default under Article 48 hereof;

                                     - 26 -
<PAGE>

            (d)   The terms and conditions set forth in Article 50 hereof;

the Tenant shall not be deemed in default unless the Landlord shall have given
to the Tenant notice by personal delivery of the same at the demised premises or
by registered mail specifying the nature of such default, and the same shall not
have been cured within the grace period provided therefor in this lease, and
where a grace period has not been otherwise provided for then within thirty (30)
days after the giving of such notice. If any default shall consist of a failure
to make repairs or to comply with the rules or regulations of public or
quasi-public authorities, and the same cannot with reasonable diligence be
remedied within the said thirty (30) day period, the Tenant shall not be deemed
in default if the Tenant shall have commenced the work of making such repairs or
complying with such rule, regulation or requirement within such period and shall
be proceeding with the same in a reasonable and diligent manner. Anything
contained in this lease to the contrary notwithstanding, and provided Tenant is
not otherwise in default hereunder, Tenant shall not be deemed in default under
the provisions of this lease, solely as a result of the fact that its use of the
demised premises as contemplated in Article 40 hereof is determined by
appropriate governmental authorities to constitute a violation of the existing
certificate of occupancy.

                                     - 27 -
<PAGE>

       52. Tenant's Employees.

            (a) Tenant shall at all times enforce good order among its
employees.

            (b) The Tenant will indemnify and hold harmless the Landlord from
and against any and all liability to, claim or demand of, the Tenant, its
agents, servants, licensees, invitees, guests or undertenants or any other
person or corporation, which liability, claim or demand shall arise in or out of
Tenant's operation of the demised premises or the sidewalk in front of or
adjoining the demised premises. For the purposes of this lease such sidewalk
shall be defined as the sidewalk running the entire length of the building on
63rd Street.

            (c) The Tenant will well and faithfully observe and cause to be
observed by the Tenant's servants, employees and agents and by all other
occupants of the demised premises, all of the rules and regulations hereafter
established that, in the judgment of the Landlord, shall be necessary for the
safety, care and cleanliness of the demised premises, or the building in which
said premises are situated and for the preservation of good order therein.

            (d) The Tenant agrees that the best endeavors of the Tenant will be
used to prevent Tenant's employees from loitering in, or around, the hallways,
basement, stairways or elevators of the building in which

                                     - 28 -
<PAGE>

the demised premises are located, or from, at any time, loitering in front of,
or along the sidewalk of, the said building.

            (e) Tenant does hereby agree that its patrons, guests, invitees,
agents, servants and employees shall not have the right to use the washroom
facilities of the hotel located off the main corridor in the Hotel and Tenant
agrees to reasonably cooperate with Landlord to prevent such use. Tenant further
agrees that its patrons, guests, invitees, agents, servants and employees will
only use the 63rd Street entrance for ingress and egress to the demised
premises, and that the door from the demised premises into the lobby of the
Hotel will be not used for ingress and egress to the demised premises except as
may otherwise be required by law. Subject to the applicable fire and safety
codes, Landlord shall have the right to lock and/or secure access ways between
the demised premises and the other portions of the building in which the demised
premises are located. Tenant shall take reasonable steps to prevent patrons
from using the entrance to the lobby. Such steps shall include posting of
appropriate signs. Nothing contained herein shall be deemed to restrict the use
of such entrance as a fire or emergency exit and any restriction shall in all
cases be subject and subordinate to applicable fire and safety codes.

      53. Utilities. Tenant shall, at its own cost and expense, pay any and all
charges for

            (a) electricity and electric power furnished to any part of the
demised premises, whether used for lighting, heat or power purposes;

                                     - 29 -
<PAGE>

            (b) water consumed by, or in, any part of the demised premises as
reflected on water meters bearing numbers 9405 and 2886 (and any replacements or
substitutions) which are currently billed to Landlord by New York City. Tenant
shall promptly pay to Landlord the amounts of said charges when demanded by
Landlord (such amounts to be deemed additional rent due hereunder). During the
final year of the term of this lease Landlord shall be entitled to bill Tenant
for estimated water charges commencing January 1, 2006. Said estimate shall be
based upon the usage charged in the last statement received from the City of New
York plus five percent, adjusted on a monthly basis. Except as modified in this
Article 53, the conditions set forth in Article 28 of this lease (regarding
water charges) shall remain in full force and effect;

            (c) telephone service in, to and from the demised premises, it being
agreed that no telephone service will be provided to Tenant through the hotel
switchboard; and

            (d) gas furnished to the demised premises.

      Moreover, Tenant shall, at its own cost and expense, properly maintain the
present meters and equipment to measure the said electricity, electric power and
gas furnished to, and the water consumed by or in, the demised premises. Tenant
shall, at its own cost and expense, install its own telephone system and
numbers.

                                     - 30 -
<PAGE>

      Landlord shall not in any way be liable or responsible to Tenant for any
loss or damage or expense which Tenant may sustain or incur if either the
quantity or character of electric service is changed or is no longer available
or suitable for Tenant's requirements.

      Any riser or risers to supply Tenant's electrical requirements, upon
written request of Tenant, will be installed by Landlord at the sole cost and
expense of Tenant, if, in Landlord's reasonable judgment, the same are necessary
and will not cause permanent damage or injury to the building or demised
premises or cause or create a dangerous or hazardous condition or entail
excessive or unreasonable alterations, repair or expense or interfere with or
disturb other tenants or occupants. In addition to the installation of such
riser or risers, Landlord will also, at the sole cost and expense of Tenant,
install all other equipment proper and necessary in connection therewith subject
to the aforesaid terms and conditions.

       Tenant covenants and agrees that at all times its use of electric current
shall never exceed the capacity of existing feeders to the building or the
risers or wiring installation.

      Tenant shall make no alteration or additions to the electric equipment
and/or appliances without the prior written consent of Landlord in each
instance.

      Rigid conduit only will be allowed.

                                     - 31 -
<PAGE>

      54. Steam. Tenant shall pay any and all charges for steam furnished to the
demised premises. The parties agree, however, in connection therewith, that:

            (a) The Tenant shall install at its own cost and expense meters and
equipment to measure the said steam so furnished, and pay Con Edison directly,
or pay to the Landlord seven (7%) per cent of Landlord's steam bill for the
building at 575 Park Avenue if Tenant does not make meter payments directly to
Con Edison. Tenant shall pay such bill as and when presented with a copy of
Landlord's bill. Such payment shall be deemed additional rent due hereunder.

            (b) It is further covenanted and agreed by Tenant that the aforesaid
costs and expenses in connection with the aforesaid steam are chargeable and
collectible as additional rent and shall be paid to Landlord by Tenant upon
presentation of bills therefor.

            (c) In the event that Landlord converts its heating system to
another form of energy, such as oil or gas, it is agreed that Tenant shall pay
to Landlord seven percent of Landlord's energy bill in the same manner as Tenant
is required to pay seven percent of Landlord's steam bill.

      55. Remedies. If the Tenant fails to indemnify the Landlord or fails to
pay any sums payable hereunder in addition to the fixed reserved rent or other
additional rent beyond the applicable grace

                                     - 32 -
<PAGE>

period provided for in this lease, then such failure by Tenant shall be
considered a default by the Tenant in fulfillment of the covenants of this lease
and the Landlord shall have the right to terminate this lease upon the
occurrence of such default and in addition thereto shall have the right, without
further notice or time to cure, to exercise any and all rights and privileges
and remedies given to the Landlord by and pursuant to Articles 17 and 18 hereof.

      56. Additional Bankruptcy Provisions. Anything herein contained in Article
16 hereof to the contrary notwithstanding, if any of the events described in
Article 16(a) and 16(b) hereof shall be involuntary on the part of the Tenant,
the event in question shall not be deemed a default within the meaning of this
lease if removed or discharged by Tenant within sixty (60) days after the date
of occurrence thereof.

      Further supplementing the provisions of Article 16 hereof:

            (a) Without limitation Tenant shall remain obligated under this
lease in accordance with its terms, shall remain in possession of the demised
premises within the meaning of Title 11 U.S.C. ss.365 (as the same may be
amended) and shall not take any action to terminate, surrender, rescind or avoid
this lease, or abate or defer any rental, or claim a construction eviction, by
reason of any bankruptcy, insolvency, reorganization, liquidation, dissolution
or other proceeding affecting Landlord or any of its assigns or any action with
respect to this lease

                                     - 33 -
<PAGE>

which may be taken by any trustee, receiver or liquidator or by any court.

            B. If an order for relief is entered or if a stay of proceeding or
other acts becomes effective in favor of Tenant or Tenant's interest in this
lease, in any proceeding which is commenced by or against Tenant, under the
present or any future federal bankruptcy code or any other present or future
applicable federal, state or other statute of law, Landlord shall be entitled to
invoke any and all rights and remedies available to it under such bankruptcy
code, statute, law or this lease, including, without limitation, such rights and
remedies as may be necessary to adequately protect Landlord's right, title and
interest in and to the demised premises or any part thereof and/or adequately
assure the complete and continuous future performance of Tenant's obligations
under this lease. Adequate protection of Landlord's right, title and interest in
and to the demised premises, and adequate assurance of the complete and
continuous future performance of Tenant's obligations under this lease, shall
include, without limitation, the following requirements:

                  (i) that Tenant shall comply with all of its obligations under
this lease;

                  (ii) that Tenant shall pay to Landlord, on the first day of
each month occurring subsequent to the entry of such order or the effective date
of such stay, a sum equal to the amount by which the

                                     - 34 -
<PAGE>

demised premises diminished in value during the immediately preceding monthly
period, but, in no event, an amount which is less than the aggregate rental
payable for such monthly period;

                  (iii) that Tenant shall continue to use the demised premises
in the manner required by this lease;

                  (iv) that Landlord shall be permitted to supervise the
performance of Tenant's obligations under this lease;

                  (v) that Tenant shall hire, at Tenant's sole cost and expense,
such security personnel as may be necessary to insure the adequate protection
and security of the demised premises;

                  (vi) that Tenant pay to Landlord within thirty (30) days after
entry of such order or the effective date of such stay, as partial adequate
protection against future diminution in value of the demised premises and
adequate assurance of the complete and continuous future performance of Tenant's
obligations under this lease, a security deposit in an amount acceptable to
Landlord, but in no event less than the aggregate rental payable hereunder for
the previous lease year plus five (5%) per cent of such rental;

                  (vii) that Tenant has and will continue to have unencumbered
assets after the payment of all secured obligations and

                                     - 35 -
<PAGE>

administrative expenses to assure Landlord that sufficient funds will be
available to fulfill the obligations of Tenant under this lease;

                  (viii) that Landlord be granted a security interest acceptable
to Landlord in property of Tenant to secure the performance of Tenant's
obligations under this lease; and

                  (ix) that if Tenant's trustee, Tenant or Tenant as
debtor-in-possession assumes this Lease and propose to assign the same (pursuant
to Title 11 U.S.C. ss.365, as the same may be amended) to any Person who shall
have made a bona fide offer to accept an assignment of this lease on terms
acceptable to the trustee, Tenant or Tenant as debtor-in-possession, then
notice of such proposed assignment, setting forth (x) the name and address of
such Person, (y) all of the terms and conditions of such offer and (z) the
adequate assurance to be provided Landlord to assure such Person's future
performance under the lease, including, without limitation, the assurances
referred to in Title 11 U.S.C. ss.365(b)(30) (as the same may be amended), shall
be given to Landlord by the trustee, Tenant or Tenant as debtor-in-possession no
later than twenty (20) days after receipt by the trustee, Tenant or Tenant
debtor-in-possession of such offer, but in any event no later than ten (10)
days prior to the date that the trustee, Tenant or Tenant debtor-in-possession
shall make application to a court of competent jurisdiction for authority and
approval to enter into such assignment and assumption, and Landlord shall
thereupon have the prior right and option, to be exercised by notice to the
trustee, Tenant or Tenant

                                     - 36 -
<PAGE>

debtor-in-possession, given at any time prior to the effective date of such
proposed assignment, to accept an assignment of this lease upon the same terms
and conditions and for the same consideration, if any, as the bona fide offer
made by such person, less any brokerage commissions which may be payable out of
the consideration to be paid by such person for the assignment of this lease.

            (c) Anything contained in this lease to the contrary
notwithstanding, all amounts payable by Tenant to or on behalf of Landlord under
this lease, whether or not expressly denominated Fixed Rent, additional rent or
rental, shall constitute rent for the purposes of Section 502(b) (7) of the
Bankruptcy Code.

      57. Condition of Demised Premises. Tenant has examined all of the demised
premises, including the kitchen equipment, installations and all of the
appurtenant personal property belonging to the Landlord, and the parties agree
that Tenant leases and rents the same in the condition in which they presently
are or will be at the commencement date of this lease, without warranty or
representation on the part of the Landlord, its agents and representatives,
except that all such equipment, installations and personal property are owned by
Landlord free and clear of liens, claims or encumbrances. Landlord agrees that
there will be no substantial or material change in said items between the date
hereof and the commencement date of the term of this lease.

                                     - 37 -
<PAGE>

      58. Deliveries and Garbage Removal. Tenant further agrees that all
deliveries of foodstuffs, liquors and any and other deliveries required to be
made, as well as the removal of all waste, rubbish and garbage from the demised
premises, shall be made solely through the basement of the demised premises and
not otherwise, nor shall any such deliveries to or removals from the demised
premises be allowed to be stored in any areaway, courtyard or in front of any
portion of the Beekman Hotel. Landlord shall permit access to Tenant for ingress
and egress only through said basement during normal business hours. Landlord
acknowledges that garbage pickup will be six (6) days per week and that the
removal thereof shall occur after the close of Tenant's daily business, and
Tenant will use his best efforts to make sure that all such removals will be not
later than 12:00 midnight nor earlier than 6:00 a.m. All garbage shall be stored
prior to removal in the garbage room which is part of Tenant's demised premises.

      59. Signage. In addition to, and not in limitation of, any other
provisions in this lease contained, Tenant covenants that it will not place or
affix any signs, lettering or advertisement of Tenant's restaurant in or upon
the demised premises, either inside or outside, or in or upon the windows or
show windows or any doors or glass appurtenant to the demised premises, without
the written consent of the Landlord in each instance first had and obtained, and
should the Landlord grant any such consent, Landlord shall be the sole judge of
the location, size, color and content and other characterization of all such
signs, lettering or advertisement; Landlord agrees not to unreasonably withhold

                                     - 38 -
<PAGE>

its consent or exercise its judgment. Tenant shall keep all such signs,
lettering and advertisement in good order and working condition. Tenant shall
obtain all sign permits or licenses and shall pay all fees and costs therefor.
Tenant agrees that the Landlord may, at Tenant's expense, at any time and from
time to time, but after twenty (20) days prior written notice to Tenant, remove
any particular sign or signs or advertisement installed by the Tenant, which are
not in accordance with the provisions hereof, unless within said period of
twenty (20) days Tenant shall commence the removal of such sign or advertisement
and continue such removal with diligence.

      60. Tenant's Obligations. Tenant further covenants and agrees that all
purchases made by or for Tenant in connection with Tenant's business or
otherwise are to be made in the Tenant's name or the restaurant's name and not
in the name of or for the account of the Landlord, or under the name "Beekman
Hotel", or under any other name but Tenant's own name or the restaurant's name,
and Tenant further covenants and agrees to pay promptly all bills for operating
charges, supplies, foodstuffs, expenses and purchases made by Tenant, whether
for food, fixtures or equipment, including the prompt payment of wages and
salary for all persons employed by Tenant, it being expressly understood and
agreed that Landlord shall at no time or in any way be responsible or obligated
for any purchases made by Tenant, or for any expenses or obligations of any kind
whatsoever incurred or that may be incurred by Tenant in connection with the
conduct, maintenance and operation of said restaurant and/or Tenant's business.

                                     - 39 -
<PAGE>

      61. Licenses and Permits. Tenant agrees to secure at its own expense, all
licenses or permits required for the operation of its business, and the parties
agree that Landlord does not warrant or represent, nor is this lease conditional
on whether or not Tenant procures such licenses or permits or, having obtained
the same, that such licenses or permits shall or will thereafter be renewed. The
foregoing notwithstanding, Tenant shall have no obligation to amend the
certificate of occupancy as presently existing.

      62. Contractors. Notice is hereby given to all contractors,
subcontractors, laborers and materialmen that under no circumstances shall the
Landlord be liable or required to pay for any work, labor or services rendered
or materials furnished to the Tenant or to the demised premises, and that no
mechanic's lien for work, labor or services rendered or materials furnished to
the Tenant, or to any one occupying the demised premises, shall under any
circumstances attach to or affect the Landlord's interest therein or the
reversionary or other interest of the overlandlord in the premises, or in and to
the improvement which may be made therein or to the real estate in which the
demised premises are situated.

      63. Real Estate Taxes. The Tenant hereby agrees that if the amount of real
estate taxes assessed or imposed by the City of New York, or any County or other
governmental authority against both the land and building of which the demised
premises form a part, exceed the amount of such real estate taxes for the fiscal
year commencing July 1, 1991 and

                                     - 40 -
<PAGE>

ending June 30, 1992, the annual rental of the Tenant hereunder shall be
increased by an amount equal to seven (7%) per cent of the total of all such
increases. The excess real estate taxes payable by the Tenant shall be
apportioned to charge the Tenant from the commencement of the term and shall
likewise be apportioned to charge the Tenant to the end of the term.

      Any increase in real estate taxes shall be due and payable by the Tenant
to the Landlord on the first day of the month next succeeding the month in which
any such increase in such taxes are payable by the Landlord. The foregoing
notwithstanding Tenant shall not be required to pay any increase in real estate
taxes more frequently than Landlord pays the same to the taxing authority.

      Any such increases due after the termination of the within lease shall
survive such termination or expiration, and be due and payable as herein
provided.

      The Landlord agrees to submit to the Tenant a comparative statement
showing such increases.

      It is further understood and agreed that in the event the Tenant has paid
to the Landlord the Tenant's share of any increase in taxes as hereinabove
provided, and the Landlord obtains a reduction of such real estate taxes, the
Landlord will refund to the Tenant the Tenant's proportionate share of any
increases in taxes which the Tenant has

                                     - 41 -
<PAGE>

paid, less seven (7%) percent of any expenses incurred by the Landlord in
obtaining such tax reduction.

      64. Vacations. At the option of the Tenant, Tenant may close for vacation
each year during the month of July or August; Tenant shall provide sixty day's
notice of such election.

      65. No Other Restaurant. Landlord agrees that it will not lease or license
any other area of the building, known as The Beekman Hotel, for the purpose of
the sale to the public of any food or beverages.

      66. Conflict. The printed portion of the within lease (Articles 1-39) is
hereby modified and supplemented to the extent set forth in this paragraph.
Wherever there is any conflict between what is set forth in this rider (Articles
40-90) and the printed portion of the lease (Articles 1-39), the provisions set
forth in the rider shall prevail and the lease shall be construed accordingly.

      67. Structural Repairs. Landlord shall be responsible to make all
structural repairs to the demised premises except as follows:

            (a) All drain and waste lines running between the demised premises
and main waste lines within the Building will be maintained, repaired and
replaced (as necessary) by Tenant.

                                     - 42 -
<PAGE>

            (b) Maintenance, repair and replacement of trunk plumbing lines
(non-waste) shall be the responsibility of Landlord inside the walls.

            (c) Maintenance, repair and replacement of all electrical lines
which provide service to or within the demised premises will be the
responsibility of Tenant.

            (d) All maintenance, repair and replacement of existing plumbing
fixtures, air conditioning equipment, meters, kitchen equipment (including
stoves, ovens, refrigerators, freezers, dishwashers, etc.) shall be the
responsibility of Tenant.

            (e) All maintenance, repair and replacement of floors and flooring
in all parts of the demised premises shall be the responsibility of Tenant. In
particular, Tenant shall regularly seal and keep water tight the kitchen floor.

            Tenant shall be responsible for all non-structural repairs and
replacements within the demised premises; such non-structural items, without
limiting the definition of the same, shall be deemed to include windows, doors
and all parts thereof for the purposes of this lease. In the event such repairs
are required as a result of a casualty for which Landlord has received insurance
proceeds, Landlord shall pay to Tenant such portion of such proceeds, not to
exceed the actual cost of such repairs, which relate thereto.

                                     - 43 -
<PAGE>

      68. Fire. If the demised premises are substantially destroyed by fire
during the last two years of the term of this lease, either party may terminate
and cancel this lease at any time within 45 days after the damage or destruction
by written notice to the other party in accordance with Article 27, and upon
giving such notice this lease shall end; however, accrued sums due and unpaid
for periods of time prior to cancellation shall remain an obligation of Tenant.

      69. Certificate of Occupancy. Landlord represents that notwithstanding the
certificate of occupancy presently in effect at the building the demised
premises have been used for the purposes stated in Article 2 on a continuous
basis for not less than 31 years.

      70. Abatement. If the Landlord's inability to perform creates a condition
which interferes substantially with the normal use of the premises for the
operation of an establishment such as allowed by Article 2, and as a consequence
Tenant is compelled to discontinue business in the premises with the public
during the period of time that such interference persists, then the rental shall
be, and is hereby, abated during the time of such discontinuance of business,
but no such abatement shall continue beyond the time that the interference no
longer persists regardless of any delay by Tenant in resuming operation of
business after that time.

      71. Waste Removal. Tenant will not dispose of waste by improper means and
will contract for regular daily pickup of solid waste by a

                                     - 44 -
<PAGE>

licensed carting company. Tenant shall not store food garbage in the basement or
in any other area without such precautions as will prevent odors and insure that
the garbage is sealed in air tight containers. In the event of a strike by
carting and/or waste disposal companies Tenant shall remain responsible for
proper removal of garbage from the demised premises. At no time will Tenant
store or dispose of garbage or trash in such manner or in such place as will
violate any laws, rules or regulations of any bureau or department of the City,
State or Federal government. Provided the same does not violate Landlord's union
contract, Tenant may use the Landlord's compactor at such times as the same is
available provided Tenant obtains written consent of the Landlord, and complies
with such conditions and pays such fees as may be imposed by the Landlord.
Tenant will exercise due care in using the same and agrees to hold Landlord
harmless from any and all claims for personal injury or property damage by
reason of Tenant's use of the compactor by Tenant, its agents, licensees,
contractors and employees.

      72. Condition on Termination. Upon termination of the lease the Tenant
shall be responsible for providing that all equipment, plumbing, heating and
electrical conduit for which Tenant is responsible is in working order.

      73. Existing Equipment. Tenant may use existing air conditioning and
kitchen equipment. Repair, maintenance and replacement of the same will be done
by Tenant as and when required.

                                     - 45 -
<PAGE>

      74. Laundry Facilities. Tenant may not use Landlord's laundry facilities
without express written consent, which may be arbitrarily withheld.

      75. Sprinkler System. In the event any state or municipal authority, or
the insurance company of Landlord requires installation of a sprinkler system
during the term hereof Tenant shall pay for and install the same. Should such
requirement be imposed during the final two years of the term hereof, Tenant may
provide Landlord with ninety day notice of its intention to terminate the lease,
and, provided Tenant is not in default of any provisions hereof, Tenant may
terminate this lease at the end of the ninety day period.

      76. Plans. Annexed hereto are plans for the demised premises showing the
area reserved for Tenant.

      77. Improvements. As material consideration and inducement to Landlord to
enter into this lease Tenant agrees to spend at least Two Hundred Fifty Thousand
($250,000) Dollars on renovations and improvement in the demised premises
subject to the terms and restrictions of this lease regarding alterations.
Tenant shall produce paid bills and other proof of payment for Landlord's
examination to establish such expenditures, which may include reasonable and
actual "soft costs" of such renovations. To the extent such expenditures are not
made by April 30, 1992, the portion of said funds not spent or contractually
committed to items on which delivery is delayed, shall be payable to Landlord as

                                     - 46 -
<PAGE>

additional rent hereunder in 12 equal monthly installments payable the fifteenth
day of May, 1992 and on the first day of the next eleven months. Such payments
shall be deemed additional rent. The $250,000 shall be spent on items which are
not readily removable and which are fixtures or on items of personal property,
other than artwork, which shall become the property of Landlord on termination
of this lease. All of such renovations will be deemed fixtures and shall become
the property of Landlord on termination of this lease.

      78. Health Code Violations. In the event that Tenant is cited for any
violation of any health code, regulation or law and fails to remedy the same
situation within five business days of issuance of a violation, citation, notice
of violation or warning, said failure to remedy the same or to undertake
substantial action to remedy the same shall be deemed a material breach of this
lease without further notice.

      79. Alarm System. Tenant shall be fully responsible for the security of
its premises and may install and use whatever alarm systems it wishes to install
and maintain provided that said security provisions do not compromise security
installations, systems or precautions which are or may be installed or
maintained by Landlord. Landlord shall be entitled to have its security
consultant evaluate Tenant's system to insure that it does not interfere in any
way with Landlord's security or protection services and upon a finding that the
same does interfere in any manner, Landlord may prohibit installation of such
system or equipment or require the removal of the same.

                                     - 47 -
<PAGE>

      80. Limitation of Liability. Any claims for personal injury, property
damage or otherwise against Landlord which Tenant may have or acquire for by
reason of the torts (whether by reason of negligence or otherwise), breach of
contract (except for breach of the terms of this lease), breach of warranty or
criminal acts of Landlord, Landlord's employees, invitees, licensees,
contractors, guests or tenants shall be limited to Landlord's interest in the
Building. Tenant waives any such claims it might have against the officers,
directors or shareholders of Landlord. Tenant shall maintain whatever insurance
policies it deems advisable to protect itself against such occurrences and shall
look first to such policies for recompense.

      81. Definitions. The following definitions shall be applicable herein:

            (a) The terms "Owner" and "Landlord" shall be deemed equivalent and
shall both refer to Beekman Tenants Corporation except where explicit provision
is otherwise made.

            (b) The terms "article", "paragraph" and "provision" shall be deemed
to refer to the numbered sections of this lease and shall be synonymous.

            (c) The "term" of this lease shall also refer to any extensions or
renewal periods to which the parties may subsequently agree in writing.

                                     - 48 -
<PAGE>

      82. Broker. Landlord and Tenant each represent and warrant one to another
that, neither of them has employed any broker, agent or finder in carrying on
the negotiations relating to this lease. Each party shall indemnify and hold the
other harmless, from and against any claim or claims for brokerage or other
commissions arising from or out of any breach of the foregoing representations
and warranties.

      83. Rent Regulations. In the event that a law or regulation establishing
any form of rent control, regulation or stabilization is subsequently adopted
and is deemed to apply to the demised premises and to limit the rent payable
hereunder, or to require the renewal hereof pursuant to statutory decree without
the consent of Landlord, the parties agree that the following provisions shall
become applicable during such time as said laws or regulations may be in effect
and prevent the Landlord from collecting the full amount of rent for which
provision is made in this lease or during such time as this lease is statutorily
renewed.

            (a) Landlord shall become entitled each year to the maximum increase
in rent which is allowable under the law provided that the same does not exceed
the rent for which provision is herein made for that period of time.

            (b) Subsequent to December 31, 2006 Landlord shall become entitled
to the maximum allowable rent increases for periods of time that this lease is
renewed by statutory authority or requirement.

                                     - 49 -
<PAGE>

      84. Authorization. Landlord shall provide a certified resolution of its
Board of Directors consenting to the execution of this lease. Tenant shall
provide a certified resolution of its Board of Directors consenting to the
execution of this lease.

      85. Arbitration. The parties agree that any dispute between them with
respect to the terms hereof shall be settled by resort to arbitration before the
American Arbitration Association in New York City before three arbitrators and
pursuant to the rules of the Association then obtaining. Any decision of the
arbitrators may be confirmed as a judgment and entered in any court of competent
jurisdiction. The arbitrators may award costs of arbitration as part of their
award, the parties agree that a claim by Landlord that Tenant has failed to pay
rent may be brought directly in a court of competent jurisdiction without resort
to arbitration. In addition, the parties shall each be entitled to obtain
injunctive relief from a court of competent jurisdiction prior to arbitration if
the same is otherwise appropriate and the party seeking such relief posts such
bond as may be required by the court wherein such relief is sought.

      86. Landlord's Security Interest.

            (a) As additional security for the faithful performance and
observance by Tenant of all of the terms, provisions and conditions of this
lease, Tenant by its execution of this lease, hereby grants Landlord a security
interest in, to and covering all of Tenant's

                                     - 50 -
<PAGE>

personal property, which security interest shall constitute a valid and
continuing first lien on said property under the New York Uniform Commercial
code. Concurrent with the execution of this lease, Tenant shall execute and
deliver to Landlord a UCC-1 Financing Statement evidencing the aforesaid
security interest of Landlord. Throughout the term of this lease or any renewal
thereof Tenant, at its sole cost and expense, shall promptly execute all
confirmatory or continuation statements required to perfect such security
interest of Landlord under all applicable law.

            (b) In addition to any and all of Landlord's other remedies provided
hereunder, or otherwise available at law, if Tenant shall default under any of
the terms or provisions of this lease Landlord may, immediately after expiration
of all applicable grace periods, foreclose upon its security interest granted
hereunder in accordance with the applicable provisions of the New York Uniform
Commercial Code or any other then applicable law and apply the proceeds of such
foreclosure to and on account of any and all of Tenant's obligations hereunder,
as Landlord in its sole discretion may see fit.

            (c) Nothing in this Article 89 shall be construed as preventing
Tenant from substituting from time to time any property of at least equal
quality and value for items of Tenant's personal property.

            (d) In the event that Tenant shall assign this lease with Landlord's
consent, Landlord agrees that Tenant shall be entitled to

                                     - 51 -
<PAGE>

take back from any assignee a purchase money security interest encumbering its
personal property; provided, however, that any such security interest shall be,
and expressly state that it is, subject and subordinate in all respects to the
lien granted Landlord pursuant to this Article 89.

      87. Renewal Option. (a) Tenant shall have the option (the "Renewal
Option") to extend the term of this lease for an additional period of ten (10)
years (the "Renewal Term"), which Renewal Term shall commence on the date
immediately succeeding the termination date of this lease (the "Expiration
Date"). This option shall be valid provided that this lease shall not have been
previously terminated and that Tenant shall not be in default in the observance
or performance of any of the terms, covenants or conditions of this lease,
beyond any applicable grace periods on the date Tenant gives Landlord written
notice (the "Renewal Notice") of Tenant's election to exercise the Renewal
Option. The Renewal Option shall be exercised with respect to the entire
demised premises only and shall be exercisable by Tenant delivering the Renewal
Notice to Landlord at least twelve (12) months prior to the Expiration Date.
Time is of the essence with respect to the giving of the Renewal Notice.

            (b) If Tenant exercises the Renewal Option in accordance with the
terms of subsection (a) above, the terms, covenants and conditions for the
Renewal Term shall be the same as are contained in this lease, except that (i)
the Fixed Rent shall be deemed to mean the Fixed Rent as

                                     - 52 -
<PAGE>

determined pursuant to subsection (c) of this Article; (ii) any provisions of
this lease with respect to any free period of Fixed Rent shall not be applicable
during the Renewal Term; and (iii) the provisions of subsection (a) of this
Article relative to Tenant's right to renew the term of this lease shall not be
applicable during the Renewal Term.

            (c) The Fixed Rent for the Renewal Term shall be an amount equal to
the Fair Market Rent. The term "Fair Market Rent" shall mean the fixed annual
rent that a willing lessee would pay and a willing lessor would accept for the
premises during a ten (10) year term, assuming (i) that the premises were vacant
of tenancy and in their "as is" condition on the commencement date of the
Renewal Notice; (ii) that the premises were being demised upon the same terms
and conditions as are provided for in this lease for the Renewal Term; (iii)
that landlord would be paying no brokerage commission in connection with such
leasing; (iv) the provisions of subsection (a) of this Article relative to
Tenant's right to renew the term of this lease shall not be applicable during
the Renewal Term; and (v) that Tenant would not be receiving any work allowance
or free rental period in connection with such leasing.

            (d) In the event that Tenant shall have exercised the Renewal Option
in accordance with the terms of subsection (a) of this Article, Landlord shall
give Tenant written notice (the "Rent Notice") at least one hundred eighty (180)
days prior to the Expiration Date setting forth Landlord's determination of the
Fair Market Rent ("Landlord's

                                     - 53 -
<PAGE>

Determination"). If Tenant disputes Landlord's Determination, then Tenant shall
give Landlord written notice ("Tenant's Notice"), within thirty (30) days after
Tenant's receipt of the Rent Notice, stating such dispute and setting forth, in
Tenant's Notice, Tenant's determination of the Fair Market Rent. If Tenant fails
or refuses for any reason to give Tenant's Notice within the thirty (30) day
period set forth above, Tenant shall be deemed to have accepted Landlord's
Determination for the Renewal Term. If Tenant in Tenant's Notice disputes
Landlord's Determination in the manner set forth above, any such dispute, if not
resolved between the parties within twenty (20) days thereafter, shall be
settled in accordance with the provisions of subsection (e) hereof.

            (e) If the final determination of the Rental Value shall not be made
on or before the first day of the Renewal Term in accordance with the provisions
of this Article, then, pending such final determination, Tenant shall pay, as
the Fixed Rent for the Renewal Term, an amount equal to Landlord's
Determination. If, based upon the final determination hereunder of the Rental
Value, the payments made by Tenant on account of the Fixed Rent for such portion
of the Renewal Term were less than the Rental Value payable for the Renewal
Term, Tenant shall pay to Landlord the amount of such deficiency, within ten
(10) days after demand therefor, or if greater than such Rental Value, Landlord
shall pay to Tenant the amount of such excess within ten (10) days after demand
therefor or, at Landlord's option, credit the amount of such excess against
future installments of Fixed Rent and/or Additional Rent payable by Tenant.

                                     - 54 -
<PAGE>

            (f) (i) If Tenant notifies Landlord that Tenant dispute Landlord's
Determination of the Fair Market Rent within the thirty (30) day period set
forth in subsection (d) above and Landlord and Tenant fail to agree as to the
Fair Market Rent within the thirty (30) day period set forth in subsection (d),
then the Fair Market Rent shall be determined by arbitration in accordance with
Article 85 of this lease.

                  (ii) After a determination has been made of the Fair Market
Rent, the parties shall execute and deliver to each other an instrument setting
forth the Rental Value, as hereinabove determined.

      88. Miscellaneous

            (a) Tenant agrees that its sole remedy in cases where Landlord's
reasonableness in exercising its judgment or withholding its consent or approval
is applicable and at issue shall be those in the nature of an injunction,
declaratory judgment or specific performance, the rights to any monetary damages
or other remedies being hereby specifically waived.

            (b) Tenant shall, in operating its business adequately, staff the
operation both as to products and personnel.

            (c) Tenant shall, at Tenant's sole cost and expense, keep the
demised premises in good order and condition and clean or cause the demised
premises to be cleaned daily (on all business days during which

                                     - 55 -
<PAGE>

the demised premises are open for conducting the Tenant's business) in a manner
reasonably satisfactory to Landlord. At Tenant's sole cost and expense, the
demised premises shall be exterminated against infestation of vermin, roaches or
rodents regularly, and in addition, whenever there shall be evidence of any
infestation. Tenant shall, at its sole cost and expense, keep and maintain all
glass, exterior and interior, of the demised premises in a clean condition and
further agrees to wash or cause the same to be washed at sufficient frequent
intervals so as to maintain the appearance thereof in keeping with a first class
restaurant. Tenant shall, at its sole cost and expense, replace any and all
plate and other glass damaged or broken from any cause whatsoever in and about
the demised premises.

            (d) Tenant shall supply a set of keys to the demised premises to
Landlord's hotel manager or his designee for emergency access to the demised
premises.

            (e) Without limiting anything otherwise set forth in the Building
Rules, no awning, canopy, marquee or other projections, whether they contain or
do not contain advertising material, may be attached to any part of the building
without the prior written consent of Landlord, which consent as to dignified
canopies and marquees, in Landlord's discretion, and in the shape of the
existing canopies and marquees shall not be unreasonably withheld. Further,
Tenant shall not post, erect or maintain outside or inside the windows or show
windows, nor on any exterior construction, any signs, placards or other
advertisements,

                                     - 56 -
<PAGE>

except with the prior written approval of Landlord, which consent, as to
dignified and tasteful window and vitrine signs and decorations, shall not be
unreasonably withheld. No hanging outside signs will be approved nor will any
papered signs posted on the windows on the premises be approved unless the same
are required to be so posted at such location by law (e.g., alcoholic beverage
license). If Tenant violates the provisions of this Article, then in addition to
and without limiting Landlord's remedies under this lease, the Landlord may upon
five (5) days' notice itself remove any such sign, placard, advertisement or
display without liability or obligation to Tenant and, if necessary to carry out
the foregoing, then Landlord may enter into the premises to effect such removal.
The parties acknowledge that a breach of the provisions of this paragraph would
constitute a material breach of this lease.

            (f) If any term, covenant, condition or provision of this lease, or
the application thereof, to any person or circumstances shall, to any extent, be
invalid or unenforceable, the remainder of this lease, or the application of
such term, covenant or provision to persons or circumstances other than those as
to which it is held invalid or unenforceable, shall not be affected thereby, and
each term, covenant or condition of this lease shall be valid and enforceable to
the fullest extent permitted by law.

            (g) At Tenant's sole cost and expense, Tenant shall fireproof all
draperies and curtains in the demised premises and submit to

                                     - 57 -
<PAGE>

Landlord, upon Landlord's request, current certificates evidencing such
fireproofing.

            (h) Tenant shall install and maintain in all cooking areas, at
Tenant's sole cost and expense, chemical fire extinguishing devices (such as
ansul) approved by the fire insurance rating organization having jurisdiction
over the demised premises and, if gas is used in the demised premises for
cooking or other purposes, suitable gas cutoff devices (manual and automatic).

            (i) Submission by Landlord of the within lease for execution by
Tenant, shall confer no rights nor impose any obligations on either party unless
and until both Landlord and Tenant shall have executed this lease and duplicate
originals thereof shall have been delivered to the respective parties.

                                     - 58 -
<PAGE>

      90. Entire Agreement. This lease contains the entire agreement of the
parties and cannot be altered, amended or terminated except by an instrument in
writing signed by the party against whom the alteration, amendment or
termination is charged.

                                            BEEKMAN TENANTS CORPORATION

                                            By: /s/ Irwin Guttag
                                               -------------------------
                                               Irwin Guttag, President

                                            WHITE & WITKOWSKY, INC.

                                            By: /s/ Alan Stillman
                                               -------------------------
                                               Alan Stillman<PAGE>

                                                                    EXHIBIT 10.3

                         ROCKEFELLER CENTER NORTH, INC.

                                                            Landlord,

                                       TO

                            WHITE & WITKOWSKY, INC.,

                                                            Tenant.

                             -----------------------
                                      LEASE
                               Dated June 21, 1988
                             -----------------------

                         ROCKEFELLER CENTER NORTH, INC.
                           1230 AVENUE OF THE AMERICAS
                              NEW YORK, N.Y. 10020
<PAGE>

EJR:LK

Lease, dated June 21, 1988 between ROCKEFELLER CENTER NORTH, INC., a New York
corporation, having an office at No. 1230 Avenue of the Americas, New York, N.Y.
10020 (herein called "the Landlord"), and WHITE & WITKOWSKY, INC., a New York
corporation, c/o The New York Restaurant Group, Inc., No. 1114 First Avenue, New
York, N.Y. 10021

                                                   (herein called "the Tenant"),

                                  Witnesseth:

      FIRST. Demise of Premises, Term and Rent. The Landlord does hereby lease
and demise to the Tenant, and the Tenant does hereby hire and take from the
Landlord, subject and subordinate to the underlying mortgages (as defined in
Article Thirteenth hereof), and upon and subject to the covenants, agreements.
terms, provisions and conditions of this Lease, for the term hereinafter stated,
the space(s) substantially as shown hatched on the diagram(s) attached hereto as
Exhibit A and designated as shop 'S' and shop 'G-1' on the Street Floor; and
shop 'B' and shop 'G-2' on the Mezzanine Floor of the building known as
111 West 50th Street and 1271 Avenue of the Americas (herein called "the
Building"), situated upon a plot of land (herein called "the Land"), in the
Borough of Manhattan, New York, N.Y., together with all fixtures, equipment,
improvements, installations and appurtenances which at the commencement of or
during the term of this Lease are thereto attached (except items not deemed to
be included therein and removable by the Tenant as provided in Article Fourth
hereof); which space(s), fixtures, equipment, improvements, installations and
appurtenances are herein sometimes called "the premises".

      The term of this Lease shall commence on October 1, 1988 (subject to
Article Second hereof) or on such earlier date as the Tenant shall occupy the
space(s) above designated with the consent of the Landlord (such date for the
commencement of the term hereof being herein called "the term commencement
date") and shall end on September 30, 2009 or on such earlier date upon which
said term may expire or be terminated pursuant to any of the conditions of
limitation or other provisions of this Lease or pursuant to law.

      The premises shall be used for the following, but no other, purpose,
namely: the operation of a first class restaurant of the class and style of
Smith & Wol1ensky, The Manhattan Ocean Club and The Post House, serving food,
liquor, wine and beer for on-premises consumption, such restaurant to be in 2
separate sections under a common theme and decor (similar to I Smith & Wollensky
and Wollensky's Grill) and with clearly related names.

      The rent reserved under this Lease for the term hereof shall be and
consist of (a) fixed rent, at the following rate(s), namely: $405,900.00 per
annum during the period from the term commencement date to and including
September 30, 1993; $510,515.00 per annum during tee period from October 1, 1993
to and including September 30, 1998; $601,400.00 per annum during the period
from October 1, 1998 to and including September 30, 2003; and $711,110.00 per
annum thereafter, payable in equal monthly installments in advance on the first
day of each and every calendar month of the term hereof for which fixed rent is
reserved as aforesaid (except that, if the term commencement date shall be other
than the first day of a calendar month, the first monthly installment of fixed
rent, apportioned for the part month in question, shall be payable on the term
commencement date and except that the Tenant shall pay, upon the execution of
this Lease by the Tenant, $ None to be applied against the first installment or
installments of fixed rent coming due hereunder), plus (b) the additional rent
and the percentage rent (if any) hereunder payable as hereinafter provided; all
to be paid to the Landlord, at its office, or at such other place or places as
the Landlord shall designate to the Tenant, in lawful money of the United States
of America; provided, however, that, notwithstanding the foregoing, the fixed
rent payable hereunder shall be abated in the aggregate amount of $418,909.62,
which abatement shall be applicable to the first installment or installments of
fixed rent becoming due hereunder. (See Rider 'A' attached to this Lease).

<PAGE>

Rider 'A' attached to and forming a part of Lease dated June 21, 1988, between
ROCKEFELLER CENTER NORTH, INC., as the Landlord and WHITE & WITKOWSKY, INC., as
the Tenant.

In the event the term commencement date does not occur on or prior to November
1, 1988, then in such event the term of this Lease shall end on the day
preceding the twenty-first anniversary of the term commencement date and the
rates of fixed rent payable hereunder shall be adjusted so that the rate of
$405,900.00 per annum shall run from the term commencement date to and including
the day preceding the fifth anniversary of the term commencement date, the rate
of $510,515.00 per annum shall run from the fifth anniversary of the term
commencement date to and including the day preceding the tenth anniversary of
the term commencement date, the rate of $601,400.00 per annum shall run from the
tenth anniversary of the term commencement date to and including the day
preceding the fifteenth anniversary of the term commencement date, and the rate
of $711,110.00 per annum shall run thereafter. If for any reason the term
commencement date shall not occur on or prior to March 1, 1989, then in such
event the Tenant may elect to terminate this Lease and the term and estate
hereby granted by giving to the Landlord notice thereof specifying the date for
such termination, which specified date shall not be less than 30 days after the
giving of such notice and the term and estate hereby granted shall terminate on
the date specified therefor in such notice, except that, if the term
commencement date shall occur prior to the date so specified in such notice,
then such notice of termination shall be deemed ineffective and this Lease and
the term and estate hereby granted shall remain in full force and effect as if
such notice had never been given.

<PAGE>
                                       2

      If the CPI in effect for the month of December immediately preceding
January 1, 1990 and any January 1 thereafter (herein called an "Adjustment
Date") shall be greater than the CPI in effect for the month of December
immediately preceding the January 1 occurring one year prior to such Adjustment
Date (herein called an "Applicable Standard Dare"), then the aggregate fixed
rent payable hereunder shall be increased as of such Adjustment Date by an
amount equal to 25% the product obtained by multiplying the annual rate of fixed
rent in effect on the day preceding such Adjustment Date (without giving effect
to any abatement of fixed rent other than an abatement under Article Tenth
hereof) by the percentage by which the CPI in effect for the month of December
immediately preceding such Adjustment Date exceeds the CPI in effect for the
month of December immediately preceding such Applicable Standard Date.
Notwithstanding the foregoing, the percentage used in determining the amount of
such increase as of any Adjustment Date shall be the lesser of (i) the
percentage as determined pursuant hereto, or (ii) 8%, it being understood that
in no event shall such increase exceed 2% of the aggregate fixed rent as of any
Adjustment Date. The term "CPI" shall mean as of any particular date the
Consumer Price Index for All Urban Consumers for New York, N.Y. - Northeastern,
N.J. published by the Bureau of Labor Statistics of the U.S. Department of Labor
with a 1967 = 100 base; provided, however, that (a) if such index (or any index
substituted therefor as hereinafter provided) shall cease to be published, then
for the purposes of this paragraph there shall be substituted for such index
such other index of a similar kind published by a governmental or other
nonpartisan organization as may be reasonably selected by the Landlord, (b) if
there is any change in the computation of said index or of any such substituted
index (including a change in the base year or included items), then for the
purposes of this paragraph such index as so changed shall be substituted for the
index in effect prior thereto, and (c) if the base period or date for any such
substituted index is prior to an Adjustment Date but on or subsequent to the
immediately preceding Applicable Standard Date, then such substituted index
shall for all purposes of any computation under this paragraph with respect to
such Adjustment Date be recomputed to arrive at the substituted index for the
December immediately preceding such Applicable Standard Date and such other
adjustments shall be made as shall be required, if any, to carry out the intent
of this paragraph, all in such manner as shall be reasonably determined by the
Landlord.

      The Tenant shall pay the fixed rent, additional rent and percentage rent
(if any) as and when the same shall become due and payable as herein provided,
without demand therefor, and without any setoff or deduction whatsoever, and
shall keep, observe and perform, and shall permit no violation of, each and
every of the covenants, agreements, terms, provisions and conditions herein
contained on the part of the Tenant to be kept, observed and performed.

      In determining the rentable area of the Building or any portion thereof
pursuant to any provision of this Lease, the rentable area of the Building or
such portion, as the case may be, shall be the rentable area thereof in square
feet determined in accordance with the Standard Method of Floor Measurement for
Office Buildings approved by The Real Estate Board of New York, Inc., which
became effective on April 16, 1968.

      SECOND. Completion and Occupancy. The Tenant has examined and shall accept
the premises in their existing condition and state of repair and understands
that no work is to be performed by the Landlord in connection therewith except
such work, if any, as the Landlord may be required to do by the terms hereof in
the layout or finish of the premises. If the Landlord shall be required by the
terms hereof to do any work in the layout or finish of the premises, the
Landlord, either through its own employees or through a contractor or
contractors to be engaged by it for such purpose, will proceed with due
dispatch, subject to delay by causes beyond its reasonable control and to the
vacating and surrendering of the premises by any present occupant thereof, to do
all of such work during regular working hours and will exercise all reasonable
efforts to complete all of such work not later than the specific date
hereinabove designated for the commencement of the term hereof. If the Landlord
is required by the terms hereof to do any such work without expense to the
Tenant and the cost of such work is increased due to any delay resulting from
any act or omission of the Tenant, its agents or employees, the Tenant shall pay
to the Landlord an amount equal to such increase in cost.

      Unless otherwise specifically provided herein, if the premises shall not
be available for occupancy by the Tenant on the specific date hereinabove
designated for the commencement of the term hereof for any reason, including
noncompletion by the Landlord of such work as it shall be required by the terms
hereof to do in connection with the layout or finish of the premises, then this
Lease shall not be affected thereby but, in such; case, said specific date shall
be deemed to be postponed until the date when the premises shall be available

<PAGE>
                                        3

for occupancy by the Tenant, provided, however, that there shall be no such
postponement of said specific date for any period of delay in the availability
of the premises for occupancy by the Tenant which shall be due to (a) any act or
omission of the Tenant, its agents or employees, including, without limitation,
delays due to changes in or additions to any work to be done by the Landlord as
aforesaid or delays in submission of information, approving working drawings or
estimates or giving authorizations or approvals, (b) any additional time for
completion of such work which may be required because of the inclusion in such
work of any work which may hereinafter be defined as "Special Work", or (c) the
noncompletion by the Landlord of any work, whether in connection with the layout
or finish of the premises or otherwise, which the Landlord is not required to do
by the terms hereof until after the term commencement date, it being understood
that the Tenant shall have no claim against the Landlord, and the Landlord shall
have no liability to the Tenant, by reason of any such postponement of said
specific date. No part of the premises shall be deemed unavailable for occupancy
by the Tenant, nor shall any work which the Landlord is obligated to perform in
such part of the premises be deemed incomplete for the purpose of any adjustment
of fixed rent payable hereunder, solely due to the noncompletion of details of
construction, decoration or mechanical adjustments which are minor in character
and the noncompletion of which does not materially interfere with the Tenant's
use of such part of the premises. Pursuant to Section 223-a of the Real Property
Law of the State of New York and notwithstanding any other law of like import
now or hereafter in force, the parties hereto expressly provide that, if the
premises are not available for occupancy by the Tenant on the term commencement
date due to any cause of the nature referred to in the preceding clause (a), (b)
or (c) of this paragraph, the Tenant, except with the consent of the Landlord,
shall not be entitled to possession of the premises until the same are available
for occupancy by the Tenant and there shall be no abatement of fixed rent by
reason thereof and the Tenant shall not have any claim against the Landlord nor
any right to rescind this Lease, and the Landlord shall have no liability to the
Tenant, by reason thereof.

      The Tenant by entering into occupancy of any part of the premises shall
be conclusively deemed to have agreed that the Landlord, up to the time of such
occupancy, had performed all of its obligations hereunder with respect to such
part and that such part, except for latent defects and except for minor details
of construction, decoration and mechanical adjustment referred to above, was in
satisfactory condition as of the date of such occupancy, unless within 10 days
after such date the Tenant shall give notice to the Landlord specifying the
respects in which the same was not in such condition.

      THIRD. Use of Premises. The Tenant shall not, except with the prior
consent of the Landlord, use, or suffer or permit the use of, the premises or
any part thereof for any purpose other than the use hereinabove specifically
mentioned, provided, however, anything in this Lease to the contrary
notwithstanding, that the portions, if any, of the premises which are identified
as toilets or utility areas shall be used by the Tenant only for the purposes
for which they are designed and the portions, if any, of the premises which are
identified as storage areas shall be used only for storage purposes.

      The Tenant shall not use, or suffer or permit the use of, the premises or
any part thereof in any manner or for any purpose or do, bring or keep anything,
or suffer or permit anything to be done, brought or kept, therein (including,
but not limited to, the installation or operation of any electrical, electronic
or other equipment) (i) which would violate any covenant, agreement, term,
provision or condition of this Lease or is unlawful or in contravention of the
Certificate of Occupancy for the Building, or (ii) which in the reasonable
judgment of the Landlord may in any way materially interfere with any of the
Building services or the proper and economic heating, air conditioning, cleaning
or other servicing of the Building or the premises or materially impair or
interfere with the use of any of the other areas of the Building by, or occasion
material discomfort, inconvenience or annoyance to, any of the other tenants of
the Building or materially impair the appearance of the Building; nor shall the
Tenant use, or suffer or permit the use of, the premises or any part thereof in
any manner, or do, or suffer or permit the doing of, anything therein or in
connection with the Tenant's business or advertising which, in the reasonable
judgment of the Landlord, may be prejudicial to the business of the Landlord or
the reputation of the Landlord or the Building or reflect unfavorably on the
Landlord or the Building or confuse or mislead the public as to any connection
or relationship between the Landlord and the Tenant.

<PAGE>
                                        4

      Unless otherwise specifically provided in this Lease, the Tenant, except
in each case with the prior consent of the Landlord, will not use, or suffer or
permit the use of, the premises or any part thereof for any of the following
purposes, whether or not incidental to the Tenant's business, namely: (a)
manufacturing of any kind, (b) the business of a commercial bank, a savings
bank, a savings and loan association, a building and loan association, a trust
company or any other business which, under the banking laws of the United States
of America or the State of New York, may be carried on only by persons, firms or
corporations authorized so to do under the provisions of such laws, (c) the
business of a dealer or broker in, or underwriter of, stocks, bonds or other
securities of any kind whatsoever, (d) or (e) an auction of any kind.

      If any governmental license or permit shall be required for the proper and
lawful conduct of any business or other activity carried on in the premises, and
if the failure to secure such license or permit would, in any way, affect the
Landlord, the Tenant shall procure and thereafter maintain such license or
permit, submit the same to inspection by the Landlord, and comply with the
terms and conditions thereof.

      The Tenant hereby covenants and agrees that, except to designate the
Tenant's business address (and then only in a conventional manner and without
emphasis or display), the Tenant will not use the name "Time & Life Building" or
any simulation or abbreviation of such name for any purpose whatsoever. The
Tenant will discontinue using such name and any simulation or abbreviation
thereof for the purpose of designating the Tenant's business address, within 30
days after the Landlord or Time, Incorporated, one of the tenants in the
Building, shall notify the Tenant that the Building is no longer known by such
name. The Tenant expressly acknowledges that its covenants made in this
paragraph are made for the benefit of said Time, Incorporated, as well as for
the benefit of the Landlord, and may be enforced by said Time, Incorporated, as
well as by the Landlord.

      FOURTH. Fixtures, etc., Not to be Removed. All fixtures, equipment,
improvements and installations attached to, or built into, the premises at the
commencement of or during the term hereof, whether or not installed at the
expense of the Tenant or by the Tenant, shall be and remain part of the premises
and be deemed the property of the Landlord and shall not be removed by the
Tenant, except as otherwise expressly provided in this Lease. All electric,
plumbing, heating, sprinkling, dumbwaiter, elevator, fixtures and outlets,
venetian blinds, partitions, railings, gates, doors, vaults, stairs, paneling
(including display cases and cupboards recessed in paneling), molding, shelving,
radiator enclosures, flooring, and ventilating, silencing, air conditioning and
cooling equipment shall be deemed to be included in such fixtures, equipment,
improvements and installations, whether or not attached to or built into the
premises. Anything hereinbefore in this Article contained to the contrary
notwithstanding, any fixture, equipment, improvement or installation furnished
and installed in any part of the premises (whether or not attached thereto or
built therein) at the sole expense of the Tenant (and with respect to which no
credit or allowance shall have been granted to the Tenant by the Landlord, other
than the abatement of fixed rent provided in the fourth paragraph of Article
First hereof, and which was not furnished and installed in replacement of an
item which the Tenant would not be entitled to remove in accordance with this
Article) may be removed from the Building by the Tenant prior to the expiration
of the term hereof with respect to such part and, if and to the extent requested
by the Landlord (either prior to or not more than 30 days after such
expiration), shall be removed from the Building by the Tenant not later than
such expiration unless such request is made after such expiration (or is made
prior to such expiration and the Tenant acting with reasonable promptness is not
able to so remove the same prior to such expiration), in which event the same
shall be so removed by the Tenant with reasonable promptness after the receipt
of such request. The cost of repairing any damage to the premises or the
Building arising from such removal shall be paid by the Tenant upon demand. If
any fixture, equipment, improvement or installation which as aforesaid may or is
required to be removed by the Tenant is not so removed within the time above
specified therefor, then the Landlord may at its election deem that the same has
been abandoned by the Tenant to the Landlord, but no such election shall relieve
the Tenant of its obligation to pay the cost and expense of removing the same or
the cost of repairing damage arising from such removal.

      All the perimeter walls of the premises, any balconies, terraces or roofs
adjacent to the premises (including any flagpoles or other installations on said
walls, balconies, terraces or roofs), and any space in the foregoing
provisions of this paragraph, the Tenant agrees that the exterior facade of
the restaurant occupying the premises shall be maintained at all times during
the [illegible] by the landlord.

<PAGE>

      Rider 'B' attached to and forming a part of Lease dated June 21, 1988,
between Rockefeller Center North, Inc., as the Landlord, and White and
Witkowsky, Inc., as the Tenant.

      "FIFTH. Electric Current and Water. The Landlord shall furnish, through
the existing transmission facilities installed by it in the Building,
alternating electric current to the premises in such reasonable quantity as may
be required for the Tenant's ordinary use of the premises for the purposes
herein specified. Such alternating electric current shall be measured by a meter
or meters provided and installed by the Landlord at the expense of the Landlord
at such location or 1ocations as the Landlord shall select and the Tenant shall
pay to the Landlord, as billed by the Landlord, at the end of each billing
period of the public utility company then supplying such alternating electric
current to the Building an amount which shall be the sum of (i) 106% of the
product obtained by multiplying the actual number of kilowatt hours of electric
current consumed by the Tenant in such billing period by a fraction having as
its numerator the amount charged the Building by said public utility for the
total number of kilowatt hours consumed by the Billing of such billing period
and as its denominator said total number of kilowatt hours so consumed by
billing period, plus (ii), any taxes applicable to the amount determined
pursuant to the foregoing clause (i).

      The Landlord may, at its option, upon not less than 60 days' prior notice
to the Tenant, discontinue the furnishing of electric current to the premises or
any part thereof and, in such event, the Tenant shall contract for the supplying
of such electric current thereto with the public service company supplying
electric current to the neighborhood and the Landlord shall permit its risers,
conduits and feeders serving the premises, to the extent available, suitable and
safely capable, to be used for the purpose of supplying such electric current.

      If the Tenant shall require electric current for use in the premises in
excess of such reasonable quantity to be furnished as provided in this Lease and
if, in the Landlord's judgment, such excess requirements cannot be furnished
unless additional risers, conduits, feeders, switchboards and/or appurtenances
are installed in the Building, the Landlord, upon request of the Tenant, will
proceed with reasonable diligence to install such additional risers, conduits,
feeders, switchboards and/or appurtenances provided the same and the use thereof
shall be permitted by applicable laws and insurance regulations and shall not
cause permanent damage or injury to the Building or the premises or cause or
create a dangerous or hazardous condition or entail excessive or unreasonable
alterations or repairs or interfere with or disturb other tenants or occupants
of the Building, and the Tenant shall pay all costs and expenses incurred by the
Landlord in connection with such installation and shall maintain on deposit with
the Landlord such security for the payment by the Tenant of all such costs and
expenses as the Landlord shall from time to time request. The Tenant shall
purchase and install all lamps, starters and ballasts (including replacements
thereof) used in the lighting fixtures in the premises.

      Water will be furnished by the Landlord for normal use in lavatory and
toilet facilities, if any, in the premises. Where any water is otherwise
furnished or any steam is furnished by the Landlord, the Tenant shall pay (i)
the cost of supplying, installing and maintaining a meter to measure the water
or steam so furnished, (ii) the reasonable charges of the Landlord for the water
or steam so furnished and, in the case of water, for any required pumping and
heating thereof, and (iii) any taxes, sewer rent or other charges which may be
imposed by any government or agency thereof based upon the quantity of water or
steam so furnished or the charge therefor.

      The Landlord shall in no way be liable for any failure, inadequacy or
defect in the character or supply of electric current, water or steam furnished
to the premises except for actual damage suffered by the Tenant by reason of any
such failure, inadequacy or defect caused by the wilful misconduct or negligence
of the Landlord.

      When requested by the Tenant within 6 months following the receipt by it
of any bill for alternating electric current, the Landlord, in, substantiation
of its determination of the amounts set forth in said bill, will furnish to the
Tenant such additional information as reasonably may be required for such
purpose, and, as may be necessary for the verification of such information, will
permit the pertinent records of the Landlord to be examined by an officer of the
Tenant or by such independent certified public accountant as the Tenant may
designate; it being expressly understood that the Landlord shall be under no
duty to preserve any such records, or any data or material related thereto,
beyond such time as shall be its customary practice with respect thereto."

<PAGE>
                                        6

SIXTH. Various Covenants. The Tenant shall:

      (a) take good care of the premises, keep clean the portions of the
premises which the Landlord is not required by this Lease to clean, and pay the
cost of making good any injury, damage or breakage (including, without
limitation, the cost of removing stains from floors and walls) done by the
Tenant or by the employees, licensees or invitees of the Tenant, other than any
damage with respect to which the Tenant is released from liability pursuant to
the third paragraph of Article Ninth hereof;

      (b) observe and comply with the rules and regulations annexed hereto and
such other and further reasonable rules and regulations as the Landlord
hereafter at any time may make and communicate to the Tenant, and which, in the
judgment of the Landlord, shall be necessary or desirable for the reputation,
safety, care or appearance of the Building, or the preservation of good order
therein, or the operation or maintenance of the Building, or the equipment
thereof, or the comfort of tenants or others in the Building; provided, however,
that in the case of any conflict between the provisions of this Lease and any
such rule or regulation, the provisions of this Lease shall control;

      (c) permit (but, except in the case of an emergency, only upon request,
which may be oral, made to the Tenant or an employee of the Tenant at the
premises) the Landlord and any mortgagee under any of the underlying mortgages,
and their representatives, to enter the premises at such hours as shall not
unreasonably interfere with the Tenant's business, for the purposes of
inspection and permit them or any of their agents or contractors so to enter for
the purpose of complying with any law, order or requirement of any governmental
authority or insurance body, or exercising any right reserved to the Landlord
under Article Eighth hereof or elsewhere by this Lease;

      (d) make no claim against the Landlord for any injury or damage to the
Tenant or to any other person or for any damage to, or loss (by theft or
otherwise) of, or loss of use of, any property of the Tenant or of any other
person irrespective of the cause of such injury, damage or loss, unless caused
by the negligence or wilful misconduct of the Landlord, its agents, servants or
employees, in the operation or maintenance of the premises or the Building, it
being understood that no property other than such as might normally be

<PAGE>

Rider 'C' attached to and forming a part of Lease dated June 21, 1988 between
ROCKEFELLER CENTER NORTH, INC., as the Landlord, and WHITE & WITKOWSKY, INC., as
the Tenant.

      (e) anything herein to the contrary notwithstanding, make no alteration,
change, addition, improvement, repair or replacement in, to, or about, the
premises, and do no work in such connection (herein called a "Tenant Change"),
without in each case the prior consent of the Landlord, and then only at the
Tenant's expense and by workmen of the Landlord or by workmen and contractors
selected and employed by the Tenant, and in a manner and upon terms and
conditions and at times, satisfactory to and approved in writing by the
Landlord, which consents and approvals shall not be unreasonably withheld or
delayed, except in the case of any alteration, improvement, repair or
replacement in or to the foundation, exterior walls or roof of the Building;
each Tenant change shall at all times comply with (1) all applicable rules,
regulations and orders of any and all governmental authorities or insurance
bodies having jurisdiction with respect thereto, (2) the reasonable rules and
regulations of the Landlord pertaining to the performance thereof, and (3)
drawings and specifications prepared by and at the expense of the Tenant and
approved by the Landlord prior to the execution of the work provided for
therein, which approval shall not be unreasonably withheld; provided, however,
that no such approval or consent hereinabove referred to in this subparagraph
shall be required in connection with any Tenant Change which does not involve a
structural change nor affect the proper and efficient operation of the air
conditioning, air cooling, ventilation, plumbing, electrical, heating or other
systems of the Building, and the Tenant shall not be required to obtain the
Landlord's prior approval to any drawings or specifications for any such Tenant
Change provided that the Tenant notifies the Landlord in reasonable detail of
the nature thereof within a reasonable time after the completion thereof;

      (f) make no contract, nor employ any labor in connection with the
maintenance, cleaning or other servicing of the premises (herein called a
"Tenant Service") without the prior consent of the Landlord, which consent shall
not be unreasonably withheld;

      (g) not permit the use of any contractors, workmen, labor, material or
equipment in the performance of any Tenant Change or any Tenant Service if the
use thereof, in the Landlord's reasonable judgment, will disturb harmony with
any trade engaged in performing any other work, labor or service in or about the
Building or contribute to any labor dispute;

      (h) promptly and duly pay all costs and expenses incurred for or in
connection with any Tenant Change or any Tenant Service and, if any mechanic's
lien or other lien therefor shall be created against the Building or the Land,
such lien shall be discharged by the Tenant within 10 days after notice to it by
payment, bonding or otherwise as provided by law;

<PAGE>

Rider C (Continued).

      (i) permit no work to be undertaken in connection with any Tenant Change
or any Tenant Service unless insurance protecting the Tenant and each of the
Tenant's contractors and subcontractors, and also protecting the Landlord and
any mortgagee of the Building and/or the land, against liability for workmen's
compensation and for bodily injuries and death, as well as for property damage
arising out of or in connection with the performance and completion of such work
shall be procured and maintained in full force and effect throughout the
prosecution thereof, at the sole cost and expense of the Tenant and/or its
contractors and subcontractors; all such insurance to be as to form, in amounts
and with insurers as may be approved by the Landlord (which approval shall not
be unreasonably withheld) and any mortgagee of the Building and/or the Land, to
each of whom the Tenant will furnish certificates of such insurance, if so
requested by the Landlord, prior to the commencement of such work;

<PAGE>
                                       7

brought upon or kept in the premises as an incident to the reasonable use of the
premises for the purposes herein specified will be brought upon or kept in the
premises;

      (See Rider 'C' attached to this Lease)

(j) not violate, or permit the violation of, any condition imposed by the
standard fire insurance policy issued for office buildings in the Borough of
Manhattan, New York, N.Y., and not do, suffer or permit anything to be done, or
keep, suffer or permit anything to be kept, in the premises, which would
increase the fire or other casualty insurance rate on the Building or property
therein, or which would result in insurance companies of good standing refusing
to insure the Building or any such property in amounts and against risks as
reasonably determined by the Landlord. The Landlord acknowledges that the normal
intended use and operation of the premises for the purposes set forth in Article
First hereof sha11 not be deemed to violate this covenant;

(k) permit (but only upon request, which may be oral, made to the Tenant or an
employee of the Tenant at the premises) the Landlord to show the premises at
reasonable times during Business Hours (as hereinafter defined) to any lessee,
or any prospective purchaser, lessee, mortgagee or assignee of any mortgage, of
the Building and/or the Land and their representatives, and during the period of
12 months next preceding the date of expiration of the term hereof with respect
to any part of the premises similarly show such part to any person contemplating
the leasing of all or a portion of the same;

(l) at the expiration or any earlier termination of the full term hereof with
respect to any part of the premises, terminate its occupancy of, and quit and
surrender to the Landlord, such part of the premises broom-clean and in as good
condition as it was at the commencement of such term, except for (1) ordinary
wear and tear, (2) loss or damage by fire or other casualty which shall not
have been occasioned by the fault of the Tenant or with respect to which the
Tenant is released from liability pursuant to the third paragraph of Article
Ninth hereof, and (3) alterations, changes, additions, improvements, repairs and
replacements made by the Tenant pursuant to Article Sixth, Article
Twenty-eighth, Article Twenty-ninth, and Article Thirtieth hereof;

(m) at any time and from time to time upon not less than 30 days' prior notice
by the Landlord, execute, acknowledge and deliver to the Landlord a statement of
the Tenant (or if the Tenant is a corporation, an appropriate officer of the
Tenant) certifying that this Lease is unmodified and in full force and effect
(or if there have been modifications, that the same is in full force and effect
as modified and stating the modifications), and the dates to which the fixed
rent, percentage rent (if any) and additional rent have been paid in advance, if
any, and stating whether or not to the best knowledge of the signer of such
certificate the Landlord is in default in the keeping, observance or performance
of any covenant, agreement, term, provision or condition contained in this Lease
and, if so, specifying each such default of which the signer may have knowledge,
it being intended that any such statement may be relied upon by any lessee or
mortgagee, or any prospective purchaser, lessee, mortgagee or assignee of any
mortgage, of the Building and/or the Land;

<PAGE>
                                        8

(n) indemnify, and save harmless, the Landlord and its officers, directors,
agents and employees (herein collectively called "the Indemnitees") from and
against all liability (statutory or otherwise), claims, suits, demands, damages.
judgments, costs, interest and expenses (including reasonable counsel fees and
disbursements incurred in the defense thereof) to which any Indemnitee may
(except insofar as it arises out of the negligence or wilful misconduct of such
Indemnitee) be subject or suffer whether by reason of, or by reason of any claim
for, any injury to, or death of, any person or persons or damage to property
(including any loss of use thereof) or otherwise arising from or in connection
with the use of, or from any work or thing whatsoever done in, any part of the
premises (other than by the Landlord or its contractors) during the term of this
Lease with respect to such part or during the period of time, if any, prior to
the commencement of such term that the Tenant may have been given access thereto
for the purpose of doing work or otherwise, or arising from any condition of the
premises due to or resulting from any default by the Tenant in the keeping,
observance or performance of any covenant, agreement, term, provision or
condition contained in this Lease or from any act or negligence of the Tenant or
any of its officers, directors, agents, contractors, servants, employees,
licensees or invitees; and

Rider 'D' attached to and forming a part of Lease dated June 21, 1988 between
ROCKEFELLER CENTER NORTH, INC., as the Landlord and WHITE & WITKOWSKY, INC., as
the Tenant.

      (o) procure and maintain comprehensive general liability insurance with
respect to the premises protecting the interests of both the Landlord and the
Tenant against any liability on account of any claim, loss, damage, injury or
death suffered or sustained by any person or persons and on account of any
claim, loss, damage or injury to property arising out of the use of the
premises, which insurance shall be maintained in such amounts as may be
reasonably specified by the Landlord to the Tenant, but in no event less than
$5,000,000, in respect of bodily injury or death to any one person, not less
than $5,000,000, with respect to bodily injury or death to any number of persons
in respect of any one occurrence and not less than $5,000,000, in respect of any
claim, loss, damage or injury to property such insurance to be carried in such
company or companies and on such forms as may be reasonably approved by the
Landlord and the original policies of such insurance or certificates therefor
shall be delivered by the Tenant to the Landlord; it being understood that the
Tenant, if it so elects, may carry such insurance under its blanket policy, in
which case the Tenant shall deliver to the Landlord a certificate evidencing
such insurance coverage and a duplicate receipt evidencing payment therefor.

      SEVENTH. Assignment, Mortgaging, Subletting, etc. Except as may be
otherwise specifically provided in this Lease, the Tenant covenants and agrees,
for the Tenant and its successors, assigns and legal representatives, that
neither this Lease nor the term and estate hereby granted, nor any part hereof
or thereof, will be assigned, mortgaged, pledged, encumbered or otherwise
transferred, and that neither the premises, nor any part thereof, will be
encumbered in any manner by reason of any act or omission on the part of the
Tenant, or will be used or occupied, or permitted to be used or occupied, or
utilized for desk space, for mailing privileges or as a concession, by anyone
other than the Tenant, or will be sublet, or offered or advertised for
subletting, without the prior consent of the Landlord in every such case;
provided, however, that, if the Tenant is a corporation, (a) the assignment or
transfer of this Lease, and the term and estate hereby granted, to any
corporation into which the Tenant is merged or with which the Tenant is
consolidated (such corporation being hereinafter in this Article called "the
Assignee") without the prior consent of the Landlord shall not be deemed to be
prohibited hereby if, and upon the express condition that, the Assignee shall
have executed, acknowledged and delivered to the Landlord an agreement in form
and substance satisfactory to the Landlord whereby the Assignee shall agree to
be personally bound by and upon all the covenants, agreements, terms, provisions
and conditions set forth in this Lease on the part of the Tenant to be kept,
observed or performed, and whereby the Assignee shall expressly agree that the
provisions of this Article shall, notwithstanding such assignment or transfer,
continue to be binding upon it with respect to all future assignments and
transfers, and (b) the Tenant may, subject to the covenants, agreements, terms,
provisions and conditions of this Lease, permit the premises to be used and
occupied for the purposes herein specified by any subsidiary of the Tenant
without the prior consent of the Landlord.

      The Landlord will, at the request of the Tenant, maintain listings on the
Building directory of the names of the Tenant and any other person, firm or
corporation in occupancy of the premises or any part thereof as permitted
hereunder, and the names of any officers or employees of any of the foregoing,
provided, however, that the number of names so listed shall be in the same
proportion to the capacity of the Building directory as the aggregate number of
square feet of rentable area of the premises is to the aggregate number of
square feet of rentable area of the Building. The listing of any name other than
that of the Tenant, whether on the doors or windows of the premises, on the
Building directory, or otherwise, shall not operate to vest any right or
interest in this Lease or in the premises or be deemed to be the consent of the
Landlord mentioned in this Article, it being expressly understood that any such
listing (other than a listing conforming with the next preceding sentence
hereof) is a privilege extended by the Landlord revocable at will by notice to
the Tenant.

      EIGHTH. Changes or Alterations by Landlord. The Landlord reserves the
right to make such changes, alterations, additions, improvements, repairs or
replacements in or to the Building (including the premises) and the fixtures and
equipment thereof, as well as in or to the street entrances, halls, passages,
elevators, escalators and stairways and other parts of the Building, and to
erect, maintain and use pipes, ducts and conduits in and through the premises,
all as it may reasonably deem necessary or desirable; provided, however, (a)
that there be no unreasonable obstruction of the means of access to the premises
or unreasonable
<PAGE>

                                        9

interference with the use of the premises, (See Rider 'E' attached to this
Lease) Rider 'E' attached to and forming a part of Lease dated June 21, 1988,
between ROCKEFELLER CENTER NORTH, INC., as the Landlord, and WHITE &
WITKOWSKY, INC., as the Tenant.

and (b) if any such change, alteration, addition, improvement, repair or
replacement shall reduce the floor area of the premises, the annual fixed
rent payable hereunder shall thereafter be abated to the extent that such
fixed rent relates to such part of the floor area of the premises and such
abatement is in excess of the annual rate of any other then existing
abatement of fixed rent relating thereto under any other covenant, agreement,
term, provision or condition of this Lease. Nothing contained in this
paragraph or in Article Sixth hereof shall be deemed to relieve the Tenant of
any duty, obligation or liability of the Tenant with respect to making any
repair, replacement or improvement or complying with any law, order or
requirement of any governmental or other authority.

      The Landlord reserves the right to change the name or address of the
Building at any time. Neither this Lease nor any use by the Tenant shall give
the Tenant any right or easement to the use of any door or any passage
connecting the Building with any subway or any other building or to the use of
any public conveniences, and the use of such doors, passages and conveniences
may be regulated or discontinued at any time by the Landlord.

      NINTH. Damage by Fire, etc. If any part of the premises shall be damaged
by fire or other casualty, the Tenant shall give prompt notice thereof to the
Landlord and the Landlord shall proceed with reasonable diligence, to repair
such damage, and if any part of the premises shall be rendered untenantable by
reason of such damage, the annual fixed rent payable hereunder, to the extent
that such fixed rent relates to such part of the premises and such abatement is
in excess of the annual rate of any other existing abatement of fixed rent
relating thereto under any other covenant, agreement, term, provision or
condition of this Lease, shall be abated for the period from the date of such
damage to the date when such part of the premises shall have been made
tenantable or to such earlier date upon which the full term of this Lease with
respect to such part of the premises shall expire or terminate, unless such fire
or other casualty shall have resulted from the negligence of the Tenant or the
employees, licensees or invitees of the Tenant (except to the extent that the
Tenant is released from liability pursuant to the third paragraph of this
Article). The Landlord shall not be liable for any inconvenience or annoyance to
the Tenant or injury to the business of the Tenant resulting in any way from
such damage or the repair thereof. The Tenant understands that the Landlord will
not carry insurance of any kind on the Tenant's goods, furniture or furnishings
or on any fixtures, equipment, improvements, installations or appurtenances
removable by the Tenant as provided in this Lease, and that the Landlord shall
not be obligated to repair any damage thereto or replace the same.

      If substantial alteration or reconstruction of the Building shall, in
the opinion of the Landlord, be reasonably required as a result of damage by
fire or other casualty (whether or not the premises shall have been damaged
by such fire or other casualty), then this Lease and the term and estate
hereby granted may be terminated by the Landlord by its giving to the Tenant
within 60 days after the date of such damage a notice specifying a date, not
less than 30 days after the giving of such notice, for such termination. (See
Rider F attached to this Lease)

Rider 'F' attached to and forming a part of Lease dated June 21, 1988 between
ROCKEFELLER CENTER NORTH, INC., as the Landlord, and WHITE & WITKOWSKY, INC.,
as the Tenant.

      Also, if part of the premises is rendered untenantable as a result of
such damage by fire or other casualty and it is reasonably determined that
such part of the premises cannot be made tenantable within a period of 2
years after the occurrence of such fire or other casualty, or if in fact such
part of the premises is not made tenantable within such period of 2 years,
then this Lease and the term and estate hereby granted may be terminated by
the Tenant by its giving to the Landlord a notice specifying a date, not less
than 30 days after the giving of such notice for such termination, which
notice must be given within 60 days after it is so determined that such part
of the premises cannot be made tenantable within such period. Any dispute
with respect to the determination that part of the premises cannot be made
tenantable within such period shall be resolved by arbitration in New York
City in accordance with the rules of the American Arbitration Association, or
its successors, and the judgment upon the award rendered therein may be
entered in any court having jurisdiction thereof.

      In the event of the giving of such notice of termination, this Lease
and the term and estate hereby granted shall expire as of the date specified
therefor in such notice with the same effect as if such date were the date
hereinbefore specified for the expiration of the full term of this Lease, and
the fixed rent payable hereunder shall be apportioned as of such date of
termination, subject to abatement, if any, as and to the extent above
provided.

      Nothing herein contained shall relieve the Tenant from any liability to
the Landlord or to its insurers in connection with any damage to the premises
or the Building by fire or other casualty if the Tenant shall be legally
liable in such respect, except, however, that the Landlord hereby releases
the Tenant with respect to any liability which the Tenant might otherwise
have to the Landlord for any damage to the Building or the premises by fire
or other casualty occurring during the term of this Lease to the extent of
the proceeds received under a policy or policies of insurance permitting such
release by the Landlord of such liability on the part of the Tenant. Whenever
the Landlord elects to insure the Building against fire or other casualty in
an amount determined by, and under terms and conditions acceptable to, the
Landlord and with an insurer selected by the Landlord, the Landlord will
cause the policy evidencing such insurance to include a provision permitting
such a release of liability if such a provision is obtainable from such
insurer at no additional expense to the Landlord. (See Rider 'G' attached to
this Lease)

Rider 'G' attached to and forming a part of Lease dated June 21, 1988,
between ROCKEFELLER CENTER NORTH, INC., as the Landlord, and WHITE &
WITKOWSKY, INC., as the Tenant.

      The Landlord represents to the Tenant that the Building is presently
insured against fire and certain other casualties and that the Policy
evidencing such insurance presently includes a provision Permitting such a
release of liability.

      This Lease shall be considered an express agreement governing any case of
damage to or destruction of, or any part of, the Building or the premises by
fire or other casualty, and Section 227 of the Real Property

<PAGE>

                                       10

Law of the State of New York providing for such a contingency in the absence of
express agreement, and any other law of like import. now or hereafter in force,
shall have no application in such case.

      TENTH. Condemnation. In the event that the whole of the premises shall be
lawfully condemned or taken in any manner for any public or quasi-public use,
this Lease and the term and estate hereby granted shall forthwith cease and
terminate as of the date of vesting of title in such condemnation or taking. In
the event that only a part of the premises shall be so condemned or taken, then
the term and estate hereby granted with respect to such part of the premises
shall forthwith cease and terminate as of the date of vesting of title in such
condemnation or taking and the annual fixed rent payable hereunder, to the
extent that such fixed rent relates to such part of the premises and such
abatement is in excess of the annual rate of any other existing abatement of
fixed rent relating thereto under any other covenant, agreement, term, provision
or condition of this Lease, shall be abated for the period from the date of such
vesting of title to the date specified in this Lease for the expiration of the
full term of this Lease with respect to such part of the premises. In the event
that only a part of the Building shall be so condemned or taken, then (a) if
substantial alteration or reconstruction of the Building shall, in the opinion
of the Landlord, be necessary or desirable as a result of such condemnation or
taking (whether or not the premises be affected), this Lease and the term and
estate hereby granted may be terminated by the Landlord by its giving to the
Tenant, within 60 days following the date on which the Landlord shall have
received notice of such vesting of title, notice specifying a date, not less
than 30 days after the giving by the Landlord of such notice, for such
termination, and (b) if such condemnation or taking shall be of a substantial
part of the premises or of a substantial part of the means of access thereto, or
shall result in the premises being unsuitable for the conduct of the Tenant's
business, this Lease and the term and estate hereby granted may be terminated by
the Tenant by its giving to the Landlord, within 60 days following the date upon
which the Tenant shall have received notice of such vesting of title, notice
specifying a date, not less than 30 days after the giving by the Tenant of such
notice, for such termination, or (c) if neither the Landlord nor the Tenant
elects to terminate this Lease, as aforesaid, this Lease shall be and remain
unaffected by such condemnation or taking, except that this Lease and the term
and estate hereby granted with respect to the part of the premises so condemned
or taken shall expire on the date of such vesting of title to such part and
except that the fixed rent payable hereunder shall be abated to the extent, if
any, hereinabove provided in this Article. In the event that only a part of the
premises shall be so condemned or taken and this Lease and the term and estate
hereby granted with respect to the remaining portion of the premises are not
terminated as hereinbefore provided, the Landlord will proceed with reasonable
diligence to restore the remaining portion of the premises as nearly as
practicable to the same condition as it was in prior to such condemnation or
taking.

      The termination of this Lease and the term and estate hereby granted in
any of the cases hereinabove provided shall be with the same effect as if the
date of such termination were the date hereinbefore specified for the expiration
of the full term of this Lease, and the fixed rent payable hereunder shall be
apportioned as of such date of termination.

      In the event of any condemnation or taking hereinabove mentioned of all or
a part of the Building, the Landlord shall be entitled to receive the entire
award in the condemnation proceeding, including any award made for the value of
the estate vested by this Lease in the Tenant, and the Tenant hereby expressly
assigns to the Landlord any and all right, title and interest of the Tenant now
or hereafter arising in or to any such award or any part thereof, and the Tenant
shall be entitled to receive no part of such award; provided, however, that
nothing herein contained shall be deemed to preclude the Tenant from intervening
for the Tenant's own interest in any such condemnation proceeding to claim or
receive from the condemning authority any compensation to which the Tenant may
otherwise lawfully be entitled in such case in respect of property owned by the
Tenant and removable by it under Article Fourth hereof.

      The provisions of this Article shall not be applicable to any condemnation
or taking for governmental occupancy for a limited period.

      ELEVENTH. Compliance with Laws. The Tenant shall comply with all laws and
ordinances, and all rules, orders and regulations of all governmental
authorities and of all insurance bodies, at any time duly issued and in force,
applicable to the premises or any part thereof, to the Tenant's use thereof or
to the Tenant's keeping, performance or observance of any covenant, agreement,
term, provision or condition of

<PAGE>
                                       11

this Lease, except that the Tenant shall not be under any obligation to comply
with any law, ordinance, rule, order or regulation requiring any structural
alteration of or in connection with the premises solely by reason of the use
thereof for any of the purposes specified in Article First hereof and not by
reason of either (i) a condition which has been created by, or at the instance
of, the Tenant, or (ii) a breach of any covenant, agreement, term, provision or
condition hereof on the part of the Tenant to be kept, observed or performed.
Where any structural alteration of or in connection with the premises is
required by any such law, ordinance, rule, order or regulation, and, by reason
of the express exception hereinabove contained, the Tenant is not under any
obligation to make such alteration, then the Landlord shall make such alteration
if the expense of making the same is not in excess of 50% of the annual rate of
fixed rent then payable under this Lease or, if the expense of making such
alteration is in excess thereof, the Landlord shall have the option of making
such alteration, or of terminating this Lease and the term and estate hereby
granted by giving to the Tenant not less than 30 days' prior notice of such
termination; provided, however, that, if within 15 days after the giving by the
Landlord of its notice of termination as aforesaid, the Tenant shall request the
Landlord to make such alteration at the cost and expense of the Tenant, then
such notice of termination shall be ineffective and, in such case, the Landlord
shall proceed with reasonable diligence to make such alteration and the Tenant
shall pay to the Landlord all costs and expenses incurred by the Landlord in
making such alteration to the extent that such costs and expenses are in excess
of 50% of the annual rate of the fixed rent then payable under this Lease and
shall maintain on deposit with the Landlord such security for the payment by the
Tenant of all such costs and expenses as the Landlord shall from time to time
request.

      In the event that a notice of termination shall be given by the Landlord
under the provisions of this Article and such notice shall not become
ineffective as hereinabove provided, this Lease and the term and estate hereby
granted shall terminate as of the date specified therefor in such notice with
the same effect as if such date were the date hereinbefore specified for the
expiration of the full term of this Lease, and the fixed rent payable hereunder
shall be apportioned as of such date of termination.

      TWELFTH. Accidents to Sanitary and other Systems. The Tenant shall give to
the Landlord prompt notice of any damage to or defective condition in, any part
or appurtenance of the Building's sanitary, electrical, heating, air
conditioning or other systems serving, located in, or passing through, the
premises. Any such damage or defective condition shall be remedied by the
Landlord with reasonable diligence (and all work done by the Landlord in
connection therewith shall be performed in a good and workmanlike manner and in
such a way so as to minimize the interference to the Tenant's use and occupancy
of, and ability to conduct its business in, the premises), but if such damage or
defective condition (other than any such damage with respect to which the Tenant
is relieved from liability pursuant to the third paragraph of Article Ninth
hereof) was caused by, or by the use by, the Tenant or by the employees,
licensees or invitees of the Tenant, or is with respect to any fixture,
equipment, improvement or installation removable by the Tenant as provided in
Article Fourth hereof, the cost of the remedy thereof shall be paid by the
Tenant upon demand. The Tenant shall not be entitled to claim any damages
arising from any such damage or defective condition unless the same shall have
been caused by the negligence or wilful misconduct of the Landlord in the
operation or maintenance of the premises or the Building and the same shall not
have been remedied by the Landlord with reasonable diligence after notice
thereof from the Tenant to the Landlord; nor shall the Tenant be entitled to
claim any eviction by reason of any such damage or defective condition unless
the same shall have been caused by the negligence of the Landlord in the
operation or maintenance of the premises or the Building and shall have rendered
the premises untenantable and the premises shall not have been made tenantable
by the Landlord within a reasonable time after notice thereof from the Tenant to
the Landlord.

      THIRTEENTH. Mortgage Subordination, This Lease and the term and estate
hereby granted are and shall be subject and subordinate to the lien of each
mortgage which may now or at any time hereafter affect the Building and/or
the Land, or the Landlord's interest therein (all such mortgages being
collectively called "the underlying mortgages"), (See Rider H attached to
this Lease)

Rider 'H' attached to and forming a part of Lease dated June 21, 1988,
between ROCKEFELLER CENTER NORTH, INC., as the Landlord, and WHITE &
WITKOWSKY, INC., as the Tenant.

provided, however, that such subordination of this Lease and the term and estate
hereby granted to any underlying mortgage hereafter entered into by the Landlord
shall be upon the condition that the mortgagee thereunder shall deliver to the
Tenant an instrument in writing providing in substance that, so long as no
default exists, nor any event has occurred, which has continued to exist for
such period of time (after notice, if any, required by this Lease) as would
entitle the Landlord to terminate this Lease or would cause, without any further
action of the Landlord, the termination of this Lease or would entitle the
Landlord to disposess the Tenant, this Lease shall not be terminated, nor shall
the Tenant's use, possession or enjoyment of the premises be interfered with,
nor shall the leasehold estate granted by this Lease be affected in any other
manner, in any foreclosure or any action or proceeding instituted under or in
connection with such underlying mortgage or in case such mortgagee takes
possession of the Building pursuant to any provision of such underlying
mortgage, unless the Landlord would have had such right if such underlying
mortgage had not been made or if the Landlord had not defaulted under such
underlying mortgage. The Landlord will use all reasonable efforts to obtain a
similar instrument in writing from the mortgagee under the presently existing
underlying mortgage.

The foregoing provisions for the subordination of this Lease and the term and
estate hereby granted shall be self-operative and no further instrument shall
be required to effect any such subordination; but the Tenant shall, however,
upon request by the Landlord, at any time or times execute and deliver any
and all instruments that may be necessary or proper to effect such
subordination or to confirm or evidence the same, and in the event that the
Tenant shall fail to execute and deliver any such instrument the Landlord, in
addition to any other remedies, may, as the agent or attorney-in-fact of the
Tenant, execute and deliver the same, and the Tenant hereby irrevocably
constitutes and appoints the Landlord the Tenant's agent and attorney-in-fact
for such purpose.

<PAGE>
                                       12

      FOURTEENTH. Notices. Any notice, consent, approval, request,
communication, bill, demand or statement provided for hereunder by either party
to the other party shall be in writing and shall be deemed to have been duly
given if delivered personally to such other party or mailed in a postpaid
envelope (registered, certified or otherwise, with or without return receipt)
addressed to such other party, which address for the Landlord shall be as above
set forth and for the Tenant shall be the Tenant's address as above set forth or
if the address of such other party for notices shall have been duly changed as
hereinafter provided, if so mailed to such other party at such changed address.
Either party may at any time change the address for such notices, consents,
approvals, requests, communications, bills, demands or statements by delivering
or mailing, as aforesaid, to the other party a notice stating the change and
setting forth the changed address. If the term "Tenant" as used in this Lease
refers to more than one person, any notice, consent, approval, request,
communication, bill, demand or statement given as aforesaid to any one of such
persons shall be deemed to have been duly given to the Tenant.

      FIFTEENTH. Conditions of Limitation, This Lease and the term and estate
hereby granted are subject to the limitation that:

            (a) in case the Tenant shall default in the payment of any fixed
      rent or additional rent on any date upon which the same becomes due, and
      any such default shall continue for 10 days after the Landlord shall have
      given to the Tenant a notice specifying such default,

            (b) in case the Tenant shall default in the due keeping, observance
      or performance of any covenant, agreement, term, provision or condition of
      Article Third or of subparagraph (e) or (f) of Article Sixth hereof on the
      part of the Tenant to be kept, observed or performed and if such default
      shall continue and shall not be remedied by the Tenant within 3 business
      days (except that, with respect to any such default under subparagraph (g)
      of Article Sixth hereof, said period shall be 24 hours) after the Landlord
      shall have given to the Tenant a notice specifying the same,

            (c) in case the Tenant shall default in the due keeping, observance
      or performance of any covenant, agreement, term, provision or condition of
      this Lease (other than a default of the character referred to in
      subparagraph (a) or (b), of this Article), and if such default shall
      continue and shall not be remedied by the Tenant within 30 days after the
      Landlord shall have given to the Tenant a notice specifying the same, or,
      in the case of such a default which for causes beyond the Tenant's control
      cannot with due diligence be cured within said period of 30 days, if the
      Tenant (i) shall not, promptly upon the giving of such notice, give the
      Landlord notice of the Tenant's intention to duly institute all steps
      necessary to remedy such default, (ii) shall not duly institute and
      thereafter diligently prosecute to completion all steps necessary to
      remedy the same, or (iii) shall not remedy the same within a reasonable
      time after the date of the giving of said notice by the Landlord, or

            (d) in case any event shall occur or any contingency shall arise
      whereby this Lease or the estate hereby granted or the unexpired balance
      of the full term hereof would, by operation of law or otherwise, devolve
      upon or pass to any person, firm or corporation other than the Tenant
      except as permitted under Article Seventh, Article Twenty-seventh or
      Article Thirty-second hereof, or whenever the Tenant shall desert or
      abandon the premises or the same shall become vacant (whether the keys be
      surrendered or not and whether the rent be paid or not),

then in any of said cases the Landlord may give to the Tenant a notice of
intention to end the term of this Lease at the expiration of 3 days from the
date of the giving of such notice, and, in the event such notice is given, this
Lease and the term and estate hereby granted (whether or not the term shall
theretofore have commenced) shall terminate upon the expiration, of said 3 days
with the same effect as if the last of said 3

<PAGE>
                                       13

days were the date hereinbefore set for the expiration of the full term of this
Lease, but the Tenant shall remain liable for damages as provided in this Lease
or pursuant to law. If this Lease shall have been assigned, the term "Tenant",
as used in subparagraphs (a) to (e), inclusive, of this Article, shall be deemed
to include the assignee and the assignor or either of them under any such
assignment unless the Landlord shall, in connection with such assignment,
release the assignor from any further liability under this Lease, in which event
the term "Tenant", as used in said subparagraphs, shall not include the assignor
so released.

      SIXTEENTH. Re-entry by Landlord. If this Lease shall terminate as in
Article Fifteenth hereof provided, or if the Tenant shall default in the payment
of any fixed rent, additional rent or percentage rent (if any) on any date upon
which the same becomes due, and if such default shall continue for 10 days after
the Landlord shall have given to the Tenant a notice specifying such default,
the Landlord or the Landlord's agents and servants may immediately or at any
time thereafter re-enter into or upon the premises or any part thereof in the
name of the whole, either by summary dispossess proceedings or by any suitable
action or proceeding at law or by force or otherwise, without being liable to
indictment, prosecution or damages therefor, and may repossess the same, and may
remove any persons therefrom, to the end that the Landlord may have, hold and
enjoy the premises again as and of its first estate and interest therein. The
words "re-enter", "re-entry", and "re-entering" as used in this Lease are not
restricted to their technical legal meanings.

      In the event of any termination of this Lease under the provisions of
Article Fifteenth hereof or in the event of the termination of this Lease by or
under any summary dispossess or other proceeding or action or other measure
undertaken by the Landlord for the enforcement of its aforesaid right of
re-entry (any such termination of this Lease being herein called a "Default
Termination"), the Tenant shall thereupon pay to the Landlord the fixed rent,
additional rent and percentage rent (if any) up to the time of such Default
Termination and shall likewise pay to the Landlord all such damages which, by
reason of such Default Termination, shall be payable by the Tenant as provided
in this Lease or pursuant to law. Also in the event of a Default Termination the
Landlord shall be entitled to retain all moneys, if any, paid by the Tenant to
the Landlord, whether as advance rent or as security for rent, but such moneys
shall be credited by the Landlord against any fixed rent, additional rent or
percentage rent (if any) due from the Tenant at the time of such Default
Termination or, at the Landlord's option, against any damages payable by the
Tenant as provided in this Lease or pursuant to law.

      In the event of a breach or threatened breach on the part of the Tenant
with respect to any of the covenants, agreements, terms, provisions or
conditions on the part of or on behalf of the Tenant to be kept, observed or
performed, the Landlord shall also have the right of injunction. The specified
remedies to which the Landlord may resort hereunder are cumulative and are not
intended to be exclusive of any other remedies or means of redress to which the
Landlord may lawfully be entitled at any time, and the Landlord may invoke any
remedy allowed at law or in equity as if specific remedies were not herein
provided for.

      SEVENTEENTH. Damages. In the event of a Default Termination of this Lease,
the Tenant will pay to the Landlord as damages, at the election of the Landlord,
either:

            (a) a sum which, at the time of such Default Termination, represents
      the then value of the excess, if any, of (1) the aggregate of the fixed
      rent, the additional rent under Article Twenty-fourth hereof (if any) and
      the percentage rent (if any) which, had this Lease not so terminated,
      would have been payable hereunder by the Tenant for the period commencing
      with the day following the date of such Default Termination and ending
      with the date hereinbefore set for the expiration of the full term hereby
      granted, over (2) the aggregate rental value of the premises for the same
      period, or

            (b) sums equal to the aggregate of the fixed rent, the additional
      rent under Article Twenty-fourth hereof (if any) and the percentage rent
      (if any) which would have been payable by the Tenant had this Lease not
      terminated by such Default Termination, payable upon the due dates
      therefor specified herein following such Default Termination and until the
      date hereinbefore set for the expiration of the full term hereby granted;
      provided, however, that if the Landlord shall relet all or any part of the
      premises for all or any part of the period commencing on the day following
      the date of such Default Termination

<PAGE>
                                       14

      and ending on the date hereinbefore set for the expiration of the full
      term hereby granted, the Landlord shall credit the Tenant with the net
      rents received by the Landlord from such reletting, such net rents to be
      determined by first deducting from the gross rents as and when received by
      the Landlord from such reletting the reasonable expenses incurred or paid
      by the Landlord in terminating this Lease and of re-entering the premises
      and of securing possession thereof, as well as the reasonable expenses of
      reletting, including altering and preparing the premises for new tenants,
      brokers' commissions, and all other expenses properly chargeable against
      the premises and the rental therefrom in connection with such reletting,
      it being understood that any such reletting may be for a period equal to
      or shorter or longer than said period; provided, further, that (i) in no
      event shall the Tenant be entitled to receive any excess of such net rents
      over the sums payable by the Tenant to the Landlord hereunder, (ii) in no
      event shall the Tenant be entitled, in any suit for the collection of
      damages pursuant to this subparagraph (b), to a credit in respect of any
      net rents from a reletting except to the extent that such net rents are
      actually received by the Landlord prior to the commencement of such suit,
      and (iii) if the premises or any part thereof should be relet in
      combination with other space, then proper apportionment on a square foot
      rentable area basis shall be made of the rent received from such reletting
      and of the expenses of reletting.

      For the purposes of this Article, the amount of the percentage rent (if
any) which would have been payable for the period following a Default
Termination of this Lease shall be deemed to be an amount, for each calendar
month in said period, equal to the monthly average amount of percentage rent (if
any) which became payable under this Lease during the term hereof prior to such
Default Termination. For the purposes of subparagraph (a) of this Article, the
amount of additional rent which would have been payable by the Tenant under
Article Twenty-fourth hereof shall, for each Computation Year (as hereinafter
defined) ending after such Default Termination, be deemed to be an amount equal
to the amount of such additional rent payable by the Tenant for the Computation
Year immediately preceding the Computation Year in which such Default
Termination occurs. Suit or suits for the recovery of any damages payable
hereunder by the Tenant, or and installments thereof, may be brought by the
Landlord from time to time at its election, and nothing contained herein shall
be deemed to require the Landlord to postpone suit until the date when the term
of this Lease would have expired but for such Default Termination.

      Nothing herein contained shall be construed as limiting or precluding the
recovery by the Landlord against the Tenant of any sums or damages to which, in
addition to the damages particularly provided above, the Landlord may lawfully
be entitled by reason of any default hereunder on the part of the Tenant.

      EIGHTEENTH. Waivers by Tenant. The Tenant, for the Tenant, and on behalf
of any and all persons, firms and corporations claiming through or under the
Tenant, including creditors of all kinds, does hereby waive and surrender all
right and privilege which they or any of them might have under or by reason of
any present or future law to redeem the premises or to have a continuance of
this Lease for the full term hereby demised after the Tenant is dispossessed or
ejected therefrom by process of law or under the terms of this Lease or after
the expiration or termination of this Lease as herein provided or pursuant to
law. The Tenant also waives (a) the right of the Tenant to trial by jury in any
summary dispossess or other proceeding that may hereafter be instituted by the
Landlord against the Tenant in respect of the premises or in any action that may
be brought to recover rent, damages or other sums payable hereunder, and (b) the
provisions of any law relating to notice and/or delay in levy of execution in
case of an eviction or dispossess of a tenant for nonpayment of rent, and of any
other law of like import now or hereafter in effect. If the Landlord commences
any such summary dispossess proceeding, the Tenant will not interpose any
counterclaim of whatever nature or description in such proceeding.

      NINETEENTH. Tenant's Removal. Any personal property which shall remain in
any part of the premises after the expiration or termination of the term of this
Lease with respect to such part shall be deemed to have been abandoned, and
either may be retained by the Landlord as its property or may be disposed of in
such manner as the Landlord may see fit; provided, however, that,
notwithstanding the foregoing, the Tenant will, upon request of the Landlord
made not later than 30 days after expiration or termination of the term hereof
with respect to such part of the premises, promptly remove from the Building any
such personal property.

<PAGE>
                                       15

      If at any time during the last month or the term of this Lease with
respect to any part of the premises, such part of the premises shall no longer
be occupied by the Tenant in the conduct of its business, the Landlord may. and
the Tenant hereby irrevocably grants to the Landlord a license to, enter such
part of the premises and make such alterations in and redecorate such part of
the premises as the Landlord shall determine in its sole discretion and the
Tenant shall not be entitled to any abatement of fixed rent or other
compensation on account thereof.

      TWENTIETH. Elevators, Cleaning, Services, etc. The Landlord will (i)
supply passenger elevator service during Business Hours to each floor, above the
street floor of the Building, which is served by the Building's passenger
elevators and on which the premises are, or any portion thereof is, located,
with one of said elevators being subject to call for such service during hours
other than Business Hours, (ii) supply an elevator for the transmission of
freight to said floor or floors during Business Hours, (iii) subject to any
applicable policies or regulations adopted by any utility or governmental
authority, supply during Business Hours in the cold season heat for the warming
of the premises and the public portions of the Building, (iv) subject to any
applicable policies or regulations adopted by any utility or governmental
authority, supply during Business Hours air conditioning (including cooling
during the period from May 1 to September 30 as, in the Landlord's judgment. may
be necessary) and ventilation to all portions of the premises, if any, which are
served by the Building's air conditioning and ventilation systems, and (v) clean
any portion of the premises which is located on a floor above the Street floor
of the Building except any such portion used for preparing, dispensing or
consumption of food or beverages or as an exhibition area or classroom or for
storage, shipping room, mail room or similar purposes or which is a toilet
(other than a toilet shown on any diagram attached hereto as Exhibit A) or a
shop or is used for the operation of computer, data processing, reproduction,
duplicating or similar equipment. The Tenant will at all times comply with all
regulations and requirements which the Landlord may reasonably prescribe for the
proper functioning and protection of said air conditioning system. No
representation is made by the Landlord with respect to the adequacy or fitness
of such air conditioning or ventilation to maintain temperatures as may be
required for, or because of, the operation of any computer, data processing or
other equipment of the Tenant and where air conditioning or ventilation is
required for any such purpose the Landlord assumes no responsibility, and shall
have no liability, for any loss or damage however sustained, in connection
therewith.

      The Landlord will, when and to the extent reasonably requested by the
Tenant, furnish additional elevator, heating, air conditioning, ventilating
and/or cleaning services upon such reasonable terms and conditions as shall be
determined by the Landlord, including the payment by the Tenant to the Landlord
of the Landlord's reasonable charge therefor, which charge for additional
heating, air conditioning and ventilation services furnished to the premises
outside of Business Hours at the request of the Tenant, such request to be given
not less than 48 hours in advance, is as of the date of this Lease the rates of
(i) for air conditioning during the cooling season: $68.54 per hour for System
A, $50.00 per hour for System B, and $118.54 for both System A and B (as such
systems are defined in Article Twenty-ninth hereof), and (ii) for heating during
the cold season, $50.00 per hour for System A, $25.00 per hour for System B, and
$75.00 per hour for both System A and B, all such rates being subject to change
at any time at the reasonable discretion of the Landlord. The Tenant will also
pay to the Landlord the Landlord's reasonable charge for (a) any additional
cleaning of the premises required because of the carelessness or indifference of
the Tenant or because of the nature of the Tenant's business, and (b) the
removal of any of the Tenant's refuse and rubbish from the premises and the
Building, except wastepaper and similar discarded material placed by the Tenant
in wastepaper baskets and left for emptying as an incident to the Landlord's
normal cleaning of the premises. If the cost to the Landlord for cleaning the
premises shall be increased due to the use of any part of the premises during
hours other than Business Hours or due to there being installed in the premises,
at the request of or by the Tenant, any materials or finish other than those
which are of the standard adopted by the Landlord for the Building, the Tenant
shall pay to the Landlord an amount equal to such increase in cost.

      At any time or times all or any of the elevators in the Building may, at
the option of the Landlord, be manual or automatic elevators, and the Landlord
shall be under no obligation to furnish an elevator operator or starter for any
automatic elevator, but if the Landlord shall at any time or times furnish any
elevator

<PAGE>
                                       16

operator or starter for any automatic elevator, the Landlord may discontinue
furnishing such elevator operator or starter.

      The Landlord reserves the right, without liability to the Tenant and
without constituting any claim of constructive eviction, to stop any heating,
elevator, escalator, lighting, ventilating, air conditioning, power, water,
cleaning or other service and to interrupt the use of any Building facilities,
at such times as may be necessary and for as long as may reasonably be required
by reason of accidents, strikes, the making of repairs, alterations or
improvements, inability to secure a proper supply of fuel, steam, water,
electricity, labor or supplies, or by reason of any other cause beyond the
reasonable control of the Landlord; provided, however, that any such stoppage or
interruption for the purpose of making any alteration or improvement shall be
made at such times and in such manner as shall not unreasonably interfere with
the Tenant's use of the premises.

      TWENTY-FIRST. Lease Contains All Agreements--No Waivers. This Lease
contains all of the covenants, agreements, terms, provisions, conditions and
understandings relating to the leasing of the premises hereunder and the
Landlord's obligations in connection therewith and neither the Landlord nor any
agent or representative of the Landlord has made or is making, and the Tenant in
executing and delivering this Lease is not relying upon, and warranties,
representations, promises or statements whatsoever, except to the extent
expressly set forth in this Lease. All understandings and agreements, if any,
heretofore had between the parties are merged in this Lease, which alone fully
and completely expresses the agreement of the parties.

      The failure of the Landlord to insist in any instance upon the strict
keeping, observance or performance of any covenant, agreement, term, provision
or condition of this Lease or to exercise any election herein contained shall
not be construed as a waiver or relinquishment for the future of such covenant,
agreement, term, provision, condition or election, but the same shall continue
and remain in full force and effect. No waiver or modification by the Landlord
of any covenant, agreement, term, provision or condition of this Lease shall be
deemed to have been made unless expressed in writing and signed by the Landlord.
No surrender of possession of the premises or of any part thereof or of any
remainder of the term of this Lease shall release the Tenant from any of its
obligations hereunder unless accepted by the Landlord in writing. The receipt
and retention by the Landlord of fixed rent, percentage rent (if any) or
additional rent from anyone other than the Tenant shall not be deemed a waiver
of the breach by the Tenant of any covenant, agreement, term, provision or
condition herein contained, or the acceptance of such other person as a tenant,
or a release of the Tenant from the further keeping, observance or performance
by the Tenant of the covenants, agreements, terms, provisions and conditions
herein contained. The receipt and retention by the Landlord of fixed rent,
percentage rent (if any) or additional rent with knowledge of the breach of any
covenant, agreement, term, provision or condition herein contained shall not be
deemed a waiver of such breach.

      TWENTY-SECOND. Parties Bound. The covenants, agreements, terms, provisions
and conditions of this Lease shall bind and benefit the respective successors,
assigns and legal representatives of the parties hereto with the same effect as
if mentioned in each instance where a party hereto is named or referred to,
except that no violation of the provisions of Article Seventh hereof shall
operate to vest any rights in any successor, assignee or legal representative of
the Tenant and that the provisions of this Article shall not be construed as
modifying the conditions of limitation contained in Article Fifteenth hereof.
The covenants and obligations on the part of the Landlord under this Lease shall
not, however, be binding upon the Landlord herein named (or any transferee of
its interest in the Building) with respect to the period subsequent to the
transfer of its interest in the Building (a lease of the entire interest being
deemed such a transfer), such covenants and obligations being binding upon the
Landlord with respect to the period prior to any transfer of its interest in the
Building; and in any such event said covenants and obligations shall thereafter
be binding upon the transferee of such interest in the Building until the next
such transfer of such interest.

      TWENTY-THIRD. Curing Tenant's Defaults--Additional Rents. If the Tenant
shall default (beyond any applicable grace period) in the keeping, observance or
performance of any covenant, agreement, term, provision or condition herein
contained, the Landlord, without thereby waiving such default, may perform the
same for the account and at the expense of the Tenant (a) immediately or at any
time thereafter and without notice in the case of emergency or in case such
default unreasonably interferes with the use by any other tenant of any space in

<PAGE>
                                       17

the Building demised to such other tenant or with the efficient operation of the
Building or will result in a violation of law or in a cancellation of an
insurance policy maintained by the Landlord, and (b) in any other case if such
default continues after 15 days from the date of the giving by the Landlord to
the Tenant of notice of the Landlord's intention so to perform the same. All
reasonable costs and expenses incurred by the Landlord in connection with any
such performance by it for the account of the Tenant and also all costs and
expenses, including reasonable counsel fees and disbursements incurred by the
Landlord in any action or proceeding (including any summary dispossess
proceeding) brought by the Landlord to enforce any obligation of the Tenant
under this Lease and/or right of the Landlord in or to the premises, shall be
paid by the Tenant to the Landlord upon demand. Except as aforesaid or as
elsewhere provided in this Lease, all costs and expenses which, pursuant to this
Lease (including the rules and regulations referred to herein) are incurred by
the Landlord and payable to it by the Tenant and all charges, amounts and sums
payable to the Landlord by the Tenant for any property, material, labor, utility
or other services which, pursuant to this Lease or at the request and for the
account of the Tenant, are provided, furnished or rendered by the Landlord shall
become due and payable by the Tenant to the Landlord in accordance with the
terms of bills therefor to be rendered by the Landlord to the Tenant. If any
cost, expense, charge, amount or sum referred to in this Article or elsewhere in
this Lease is not paid when due and payable as provided in this Lease, the same
shall become due and payable by the Tenant as additional rent hereunder. If any
fixed rent, additional rent, percentage rent (if any) or damages payable
hereunder by the Tenant to the Landlord is not paid when due (after the
expiration of any applicable grace period) as in this Lease provided, the same
shall bear interest at the rate of 2% per month (but in no event at a rate in
excess of that permitted by law) from the due date thereof until paid and the
amount of such interest shall be deemed additional rent hereunder. In the event
of nonpayment by the Tenant of any such additional rent and/or any other
additional rent and/or percentage rent (if any) becoming due hereunder, the
Landlord, in addition to any other right or remedy, shall have the same rights
and remedies as in the case of default by the Tenant in the payment of the fixed
rent. In the event that the Tenant is in arrears in the payment of fixed rent,
percentage rent (if any) or additional rent, the Tenant waives the Tenant's
right, if any, to designate the items against which any payments made by the
Tenant are to be credited, and the Landlord may apply any payments made by the
Tenant to any items the Landlord sees fit, irrespective of and notwithstanding
any designation or request by the Tenant as to the items against which any such
payments shall be credited, provided, however, that, in each instance the
Landlord shall apply any such payment to the oldest open item in the Tenant's
account. The Landlord reserves the right, without liability to the Tenant and
without constituting any claim of constructive eviction, to suspend furnishing
or rendering to the Tenant any property, material, labor, utility or other
service, wherever the Landlord is obligated to furnish or render the same at the
expense of the Tenant, in the event that (but only so long as) the Tenant is in
arrears in paying the Landlord therefor at the expiration of 10 days after the
Landlord shall have given to the Tenant notice demanding the payment of such
arrears.

      TWENTY-FOURTH. Adjustments for Changes in Landlord's Costs and Expenses.
If the sum of the Square Foot Share of the Real Estate Taxes for any Computation
Year plus 107% of the Square Foot Share of the Cost of Operation and Maintenance
for such Computation Year shall be greater (resulting in an excess) or shall be
less (resulting in a deficiency) than the sum of the Building Square Foot Share
of the Real Estate Taxes plus 107% of the Square Foot Share of the Cost of
Operation and Maintenance, each for the Computation Year ending on December 31,
1989, then promptly after the Landlord shall furnish the Tenant with an
Escalation Statement relating to such Computation Year the Tenant shall, in case
of such an excess, pay to the Landlord, as additional rent for the premises for
such Computation Year, an amount equal to the product obtained by multiplying
such excess by the Tenant's Area or the Landlord shall, in the case of such a
deficiency, pay to the Tenant an amount equal to the product obtained by
multiplying such deficiency by the Tenant's Area.

      In order to provide for current payments on account of the additional rent
which may be payable to the Landlord pursuant to the first paragraph of this
Article for any Computation Year, the Tenant agrees to make such payments on
account of said additional rent for and during such Computation Year in 12
monthly installments, each in an amount equal to 1/12th of the amount which
would have been payable by the Tenant to the Landlord pursuant to said first
paragraph for the period of 12 calendar months immediately preceding such
Computation Year if said 12-month period had been a Computation Year falling
entirely within the term of this Lease and if there had been no abatement of
fixed rent hereunder during such 12-month period (other than an abatement, if
any, pursuant to Article Tenth hereof) except

<PAGE>

actually payable for such month and the Cost of Operation and Maintenance for
such Computation Year as reasonably estimated by the Landlord, the installment
for each calendar month to be due and payable upon the receipt from the Landlord
of a bill for the same. If, as finally determined, the amount of additional rent
payable by the Tenant to the Landlord pursuant to the first paragraph of this
Article for such Computation Year shall be greater than (resulting in an
underpayment) or be less than (resulting in an overpayment) the aggregate of all
the installments so paid on account to the Landlord by the Tenant for such
Computation Year, then, promptly after the receipt of the Escalation Statement
for such Computation Year and, in performance of its obligations under the first
paragraph of this Article, the Tenant shall, in case of such an underpayment,
pay to the Landlord an amount equal to such underpayment or the Landlord shall,
in case of such an overpayment, pay to the Tenant an amount equal to such
overpayment.

      As used in this Article:

            (a) "Computation Year" shall mean each calendar year in which occurs
      any part of the term of this Lease and, in the case of a Default
      Termination of this Lease, in which would have occurred any part of the
      full term of this Lease except for such Default Termination.

            (b) "Tenant's Area" shall mean the number of square feet in the
      rentable area of the premises; it being assumed for the purposes of this
      Article that the rentable area of shop 'S' on the Street Floor is 8,001
      square feet, and the rentable area of shop 'G-1' on the Street Floor is
      3,755 square feet.

            (c) "Square Foot Share" shall mean a fraction whose numerator is one
      and whose denominator is the number of square feet in the rentable area of
      the Building.

            (d) "Real Estate Taxes" shall mean the taxes and assessments imposed
      upon the Building and the Land (other than any interest or penalties
      imposed in connection therewith) and all expenses, including fees of
      counsel and experts, reasonably incurred by, or reimbursable by, the
      Landlord in connection with any application for a reduction in the
      assessed valuation for the Building and/or the Land or for a judicial
      review thereof. If due to a future change in the method of taxation any
      franchise, income, profit or other tax shall be levied against the
      Landlord in substitution in whole or in part for or in lieu of any tax
      which would otherwise constitute a Real Estate Tax, such franchise,
      income, profit or other tax shall be deemed to be a Real Estate Tax for
      the purposes hereof.

            (e) "Cost of Operation and Maintenance" shall mean the actual cost
      incurred by the Landlord with respect to the operation, maintenance and
      repair of the Building, (as determined for shops in the Building) and the
      curbs and sidewalks adjoining the same, including, without limitation, the
      cost incurred for air conditioning; mechanical ventilation; heating;
      interior and exterior cleaning; rubbish removal; window washing (interior
      and exterior, including inside partitions); elevators; escalators; hand
      tools and other moveable equipment; porter and matron service; electric
      current, steam, water and other utilities; protection and security
      service; repairs; maintenance; fire, extended coverage, boiler, sprinkler,
      apparatus, public liability and property damage insurance; supplies;
      wages, salaries, disability benefits, pensions, hospitalization,
      retirement plans and group insurance respecting service and maintenance
      employees; uniforms and working clothes for such employees and the
      cleaning thereof; expenses imposed pursuant to any collective bargaining
      agreement with respect to such employees; payroll, social security,
      unemployment and other similar taxes with respect to such employees;
      sales, use and other similar taxes; water rates; sewer rents; charges of
      any independent contractor who does any work with respect to the
      operation, maintenance and repair of the Building and the curbs and
      sidewalks adjoining the same; and the annual depreciation or amortization
      over the useful life thereof of costs, including financing costs incurred
      for any equipment, device or other capital improvement made or acquired
      which is either intended as a laborsaving measure or to effect other
      economies in the operation, maintenance or repair of the Building and said
      curbs and sidewalks (provided that the annual benefits anticipated to be
      realized therefrom are reasonably related to the annual amount to be
      amortized) or which is required by any change in laws, ordinances, rules,
      orders or regulations of governmental authorities or insurance bodies,
      provided, however, that the term "Cost of Operation and Maintenance" shall
      not include (1) Real Estate Taxes, special assessments, franchise taxes or
      taxes imposed upon or measured by the income or profits of the Landlord,
      (2) except for depreciation and amortization hereinabove provided for in
      this subparagraph,

<PAGE>
                                       19

      and the depreciation and amortization of the cost of any hand tools or
      other moveable equipment the cost of any item which is, or should in
      accordance with sound accounting practice be, capitalized on the books of
      the Landlord, (3) the cost of any electricity furnished to the premises or
      any other space in the Building demised to other tenants, (4) the cost of
      any work or service performed for any tenant of space in the Building
      (including the Tenant) at such Tenant's cost and expense or furnished to
      any other tenant of space in the Building at the Landlord's cost and
      expense to the extent that such work or service is in excess of any work
      or service which the Landlord is obligated to furnish hereunder to the
      Tenant at the Landlord's cost and expense (See Rider 'I' attached to this
      Lease), If during any period for which the Cost of Operation and
      Maintenance is being computed the Landlord is not for all or any part of
      such period furnishing any particular work or service (the cost of which
      if performed by the Landlord would constitute a Cost of Operation and
      Maintenance) to a portion of the Building due to the fact that such
      portion is not leased to a tenant or that the Landlord is not obligated to
      perform such work or service in such portion, then the amount of the Cost
      of Operation and Maintenance for such period shall be deemed, for the
      purposes of this Article, to be increased by an amount equal to the
      additional Cost of Operation and Maintenance which would reasonably have
      been incurred during such period by the Landlord if it had at its own
      expense furnished such work or service to such portion.

            (f) "Escalation Statement" shall mean a statement setting forth in
      reasonable detail the amount payable by the Tenant or the Landlord, as the
      case may be, for a specified Computation Year pursuant to this Article.

      In the event that the term commencement date shall be a day other than a
January 1 or the date fixed for the expiration of the full term hereof shall be
a day other than a December 31, or of any abatement of the fixed rent payable
hereunder pursuant to any provision of this Lease (other than the abatement
referred to in the fourth paragraph of Article First hereof) or any termination
of this Lease (other than a Default Termination) or of any increase or decrease
in the Tenant's Area, then in each such event in applying the provisions of this
Article with respect to any Computation Year in which such event occurred,
appropriate adjustments shall be made to reflect the result of such event on a
basis consistent with the principles underlying the provisions of this Article,
taking into consideration (i) the portion of such Computation Year which shall
have elapsed prior to or after such event, (ii) the rentable area of the
premises affected thereby, and (iii) the duration of such event.

      (See Rider 'J' attached to this Lease)

      In case the Real Estate Taxes for any Computation Year or part thereof
shall be reduced after a payment shall have been made in respect of such
Computation Year pursuant to the first paragraph of this Article, the Landlord
shall refund to the Tenant an amount equal to the product obtained by
multiplying the Tenant's Area by the Square Foot Share of the net refund of such
Real Estate Taxes received by the Landlord.

      The Tenant shall not institute or maintain any action, proceeding or
application in any court or other body having the power to fix or review
assessed valuations, for the purpose of reducing the Real Estate Taxes.

<PAGE>

Rider 'I' attached to and forming a part of Lease dated June 21, 1988 between
ROCKEFELLER CENTER NORTH, INC., as the Landlord and WHITE & WITKOWSKY, INC., as
the Tenant.

            (5) interest and amortization of any debts, including mortgage
      indebtedness, and any rents payable in respect to any underlying lease,

            (6) the cost of soliciting prospective tenants (including brokerage
      or other leasing commissions) and of preparing and executing leases and
      management fees,

            (7) the cost of any salary payable to, or the cost of any fringe
      benefits in connection with, the Chairman of the Board, the President, or
      any Vice President (other than any Vice President of Operations) of the
      Landlord and their respective secretaries,

            (8) the cost of any repair of any damage caused by fire or other
      casualty to the extent that the cost of such repair is covered by
      insurance or the Landlord is entitled to be reimbursed thereof or by any
      tenant in addition to the rent payable by such tenant, or

            (9) any cost incurred in the sale or refinancing of the Building.

Rider 'J' attached to and forming a part of Lease dated June 21, 1988 between
ROCKEFELLER CENTER NORTH, INC., as the Landlord and WHITE & WITKOWSKY, INC., as
the Tenant.

      When requested by the Tenant within 6 months following the receipt by it
of any Escalation Statement, the Landlord, in substantiation of its
determination of the amounts set forth in said Escalation Statement, will
furnish to the Tenant such additional information as reasonably may be required
for such purpose, and, as may be necessary for the verification of such
information, will permit the pertinent records of the Landlord to be examined by
an officer of the Tenant or by such independent certified public accountant as
the Tenant may designate; it being expressly understood that the Landlord shall
be under no duty to preserve any such records, or any data or material related
thereto, beyond such time as shall be its customary practice with respect
thereto.

<PAGE>

      TWENTY-FIFTH. Miscellaneous. if the Landlord shall have heretofore
consented to or shall hereafter consent to the omission or removal of any part
of, or the insertion of any door (other than to a public corridor) or other
opening in, any wall separating the premises from other space adjoining the
premises, then (a) the Tenant shall be deemed to have assumed responsibility for
all risks (including, but not limited to, damage to, or loss or theft of,
property) incident to the use of said door or other opening or the existence
thereof, and shall indemnify and save the Landlord harmless from and against any
claim, demand or action for, or on account of, any such loss, theft or damage,
and (b) in the event of the expiration or termination of this Lease or any
lease of said adjoining space, the Landlord may enter the premises and close up
such door or other opening by erecting a wall to match the wall separating the
premises from said adjoining space, and the Tenant shall pay the reasonable cost
thereof and such work may be done during Business Hours and while the Tenant is
in occupancy of the premises and the Tenant shall not be entitled to any
abatement of fixed rent or other compensation on account thereof; provided,
however, that nothing herein contained shall be deemed to vest the Tenant with
any right or interest in, or with respect to, said adjoining space, or the use
thereof, and the Tenant hereby expressly waives any right to be made a party to,
or to be served with process or other notice under or in connection with, any
proceeding which may hereafter be instituted by the Landlord for the recovery of
the possession of said adjoining space.

      Without incurring any liability to the Tenant, the Landlord may permit
access to the premises and open the same, whether or not the Tenant shall be
present, upon demand of any receiver, trustee, assignee for the benefit of
creditors, sheriff, marshal or court officer entitled to, or reasonably
purporting to be entitled to, such access for the purpose of taking possession
of, or removing, the Tenant's property or for any other purpose (but this
provision and any action by the Landlord hereunder shall not be deemed a
recognition by the Landlord that the person or official making such demand has
any right or interest in or to this Lease, or in or to the premises), or upon
demand of any representative of the fire, police, building, sanitation or other
department of the city, state or federal government.

      If an excavation shall be made upon any land adjacent to the Building, or
shall be authorized to be made, the Tenant shall afford to the person causing or
authorized to cause such excavation a license to enter upon the premises for the
purpose of doing such work as said person shall deem necessary to preserve the
Building from injury or damage, all without any claim for damages or indemnity
against the Landlord or diminution or abatement of rent.

      The Tenant shall not be entitled to exercise any right of termination or
other option granted to it by this Lease at any time when the Tenant is in
default, beyond any applicable grace period, in the keeping, performance or
observance of any of the covenants, agreements, terms, provisions or conditions
on its part to be kept, performed or observed under this Lease.

      The headings of the Articles of this Lease are for convenience only and
are not to be considered in construing said Articles.

      As used in this paragraph, the term "facility" means stores, restaurants,
cafeterias, rest rooms, and any other facility of a public nature in the
Building. The Tenant agrees that it will not discriminate by segregation or
otherwise against any person or persons because of race, creed, color, or
national origin in furnishing, or by refusing to furnish, to such person or
persons the use of any facility in the premises, including any and all services,
privileges, accommodations, and activities provided thereby. It is agreed that
the Tenant's noncompliance with the provisions of this paragraph shall
constitute a material breach of this Lease. In the event of such noncompliance,
the Landlord may take appropriate action to enforce compliance, may terminate
this Lease in accordance with the provisions of this Lease, or may pursue such
other remedies as may be provided by law. In the event of termination, the
Tenant shall be liable to the Landlord for damages in accordance with the
provisions of this Lease.

<PAGE>

      TWENTY-SIXTH. Shop Covenants. The Tenant, recognizing that the Building is
maintained as a location for an outstanding type of business occupancy and as an
additional inducement to the Landlord to enter into this Lease, covenants and
agrees that at all times (i) the business to be conducted at, through and from
the premises and the kind and quality of the merchandise and services offered in
the conduct thereof will be reputable is every respect, (ii) the sales methods
employed in said business, as well as all other elements of merchandising,
display and advertising, will be dignified and in conformity with the highest
standards of practice obtaining among superior type stores, shops and concerns
dealing in the same or similar merchandise or conducting a similar business in
the Building or in Rockefeller Center, and (iii) the appearance of the premises
(including the lighting and other appurtenances thereto), the appearance and
deportment of all personnel employed therein, and the appearance, number,
location, nature and subject matter of all displays and exhibits placed or
installed in or about the premises, and of any signs, lettering, announcements,
price schedules, tags or any other kinds or forms of inscriptions displayed in
or about the premises will be only such as meet with the Landlord's approval
and, if at any time disapproved by the Landlord, the Tenant shall remove the
basis for such disapproval in such manner and within such reasonable time as may
be specified by the Landlord in a notice given by it to the Tenant for such
purpose. No special sale shall be carried on in the premises other than such
special sale as is incident to the normal routine of Tenant's business with its
regular clientele.

      The Tenant shall:

            (a) clean the windows and doors (including, in each case, the frames
      therefor) in the premises and in the perimeter walls thereof whenever in
      the reasonable judgment of the Landlord necessary and the Tenant will not
      require, permit, suffer or allow any such window or door to be cleaned in
      violation of the Labor Law of the State of New York or of any other law or
      ordinance or of any rule, order or regulation of any governmental
      authority having jurisdiction thereover;

            (b) keep the premises clean, remove all rubbish and other debris
      from the premises to such location as may be specified by the Landlord
      from time to time and under conditions approved by the Landlord, and, if
      any part of the premises is on the Street Floor, keep the sidewalks in
      front of any part clean and free from obstruction and free from snow and
      ice;

            (c) keep all glass in the premises and in the perimeter walls
      thereof, the frames for such glass, and any lettering and ornamentation on
      such glass insured against damage (including temporary repairs) for the
      benefit of the Landlord to the full replacement value thereof; such
      insurance shall be effected, at the option of the Landlord, either by the
      Tenant paying to the Landlord a proportionate share of the premium
      incurred by the Landlord for a blanket comprehensive glass policy for the
      Building or by the Tenant furnishing the Landlord with a separate policy
      or policies for such glass insurance, in such form and placed with such
      underwriters as may be approved by the Landlord; and, in the event that
      such insurance shall be effected by the Tenant's paying such proportionate
      share of the Landlord's blanket premium, the Tenant will be furnished with
      a certificate of such insurance;

            (d) occupy the premises as soon as the premises are available for
      occupancy and the term commencement date shall have occurred and
      thereafter keep the premises open for business between the hours of 11
      A.M. and 12 Midnight on all days other than Sundays and days upon which
      the Landlord permits the premises to be closed, (See Rider 'J-1' attached
      to this Lease) and it is hereby agreed that, for the purposes of Article
      Twentieth hereof, said hours shall be deemed to be "Business Hours";

            (e) place no fixtures, furnishings, decorations or equipment in
      the premises except such as are satisfactory to, and, prior to being
      installed or placed therein, shall have been approved by, the Landlord,
      such approval not to be unreasonably witheld;

            (f) display no lettering, sign, advertisement, notice or object and
      permit no such display on the windows or doors or on the outside of the
      perimeter walls of the premises except with the prior consent of the
      Landlord such consent not to be unreasonably withheld;

            (g) from time to time during the term hereof and at its expense
      redecorate the premises and refinish, renew and/or replace the fixtures,
      furnishings, decorations and equipment therein as in the reasonable
      judgment of the Landlord may be necessary to preserve the good appearance
      of the premises in keeping with the general standard maintained in similar
      areas in the Building; and

            (h) not install, place or permit any awning on the perimeter walls
      of the premises unless provided or consented to by the Landlord and each
      such awning so provided or consented to shall, to the reasonable
      satisfaction of the Landlord, be kept clean and in good order and state of
      repair and appearance by the Tenant, including, whenever necessary in the
      reasonable judgment of the Landlord, the replacement of awning coverings
      with materials reasonably approved by the Landlord; provided, however,
      that, where any such awning has been provided by and at the expense of the
      Landlord, the Landlord shall make all repairs and replacements of
      framework and/or mechanical parts thereof except that, if any such repair
      or replacement is required by reason of the Tenant's negligent act or
      omission, the Tenant shall pay to the Landlord the cost and expense of
      making the same.

<PAGE>

Rider 'J-1' attached to and forming a part of Lease dated June 21, 1988 between
ROCKEFELLER CENTER NORTH, INC., as the Landlord, and WHITE & WITKOWSKY, INC., as
the Tenant.

such days on which the Landlord permits the premises to be closed consisting of
those holidays for the Building as shall be determined each year by the
Landlord. Such holidays for calendar year 1988 are as follows:

         New Year's Day                                             January 1
         Washington's Birthday (Observed)                           February 15
         Memorial Day                                               May 30
         Independence Day                                           July 4
         Labor Day                                                  September 5
         Presidential Election Day                                  November 8
         Thanksgiving Day                                           November 24
         Day after Christmas                                        December 26

<PAGE>

      TWENTY-SEVENTH. Assignment by Tenant. Notwithstanding anything to the
contrary contained herein, the Landlord will not unreasonably withhold its
consent to (i) one assignment of this Lease by the Tenant or (ii) one transfer
of all of the issued and outstanding shares of stock of the Tenant to a person,
firm or corporation (herein called the "Assignee"), upon the express conditions
that:

            (a) such assignment or transfer of stock is part of a sale of the
      majority of the restaurants then doing business under the firm name and
      style of WHITE & WITKOWSKY, INC., or such other name as may have been
      adopted by the Tenant for such restaurants, to such Assignee;

            (b) such assignment or transfer of stock will only be to an Assignee
      which is controlled by a person or persons with 5 years of experience in
      operating a first class restaurant of the type exemplified by The Post
      House, Smith & Wollensky, The Manhattan Ocean Club, The "21" Club, or in
      the reasonable discretion of the Landlord, has equivalent general business
      experience;

            (c) at the time of the acquisition by the Assignee of the majority
      of the restaurants doing business under the firm name and style of WHITE &
      WITKOWSKY, INC., or such other name as may have been adopted by the Tenant
      for such restaurants, such Assignee shall have a net worth (exclusive of
      the acquired assets of the restaurants of WHITE & WITKOWSKY, INC., or such
      other name as may have been adopted by the Tenant for such restaurants,)
      at least equal to that of all of the restaurants which had been doing
      business under the firm name and style of WHITE & WITKOWSKY, INC., or such
      other name as may have been adopted by the Tenant for such restaurants, as
      of the term commencement date of this Lease, adjusted to reflect the
      change in the CPI (as such term is defined in Article First hereof) during
      the period from the term commencement date to the date of such assignment;

            (d) in the event such assignment or transfer of stock shall take
      place after the tenth anniversary of the term commencement date of this
      Lease, then in such event and in consideration of its consent to such
      assignment or transfer of stock, the Landlord shall have the right, in its
      sole discretion, to adjust the fixed rent payable under this Lease for the
      remainder of the term hereof to the fair market rental value of the
      premises at the time of such assignment, which, if the Assignee so
      requests, shall be determined by arbitration in accordance with the rules
      of the American Arbitration Association, it being

<PAGE>

TWENTY-SEVENTH (continued)

      understood that the amount set forth in the first paragraph of Article
      Twenty-fourth hereof shall be the sum of the Square Foot Share of the
      Real Estate Taxes plus 107% of the Cost of Operation and Maintenance, both
      for the Computation Year immediately preceding the date on which such
      assignment or transfer of stock occurs. Notwithstanding the foregoing,
      such adjustment of the fixed rent may be made by the Landlord only in the
      event the rental rate for the premises established by the Landlord or by
      arbitration as aforesaid at the time of the assignment is 20% or more
      above the rate of fixed rent then in effect under this Lease;

            (e) in the event of the assignment of this Lease, the Tenant and the
      Assignee will execute and deliver to the Landlord an agreement in form and
      substance satisfactory to the Landlord, whereby the Assignee shall agree
      to be bound by and upon all of the covenants, agreements, terms,
      provisions and conditions set forth in this Lease.

<PAGE>

      TWENTY-EIGHTH. Tenant's Work. The Tenant shall promptly submit to the
Landlord, for the Landlord's approval (which approval shall not be unreasonably
withheld or delayed), complete architectural and mechanical working drawings and
specifications showing a proposed renovation of the spaces designated shop 'S'
and shop 'G-1' on the Street Floor and shop 'B' and shop 'G-2' the Mezzanine
Floor in Article First hereof (herein called "the Work Area") as desired by the
Tenant consistent with the design, construction and equipment of the Building
and in conformity with its standards, all in such form and in such detail, as
may be reasonably required by the Landlord, it being understood and agreed that
such work may include, but not be limited to, (a) provision for the construction
of raised platforms throughout the Work Area, which construction may make use of
fire retardant wood to the extent and in the manner permitted by the Building
Code of the City of New York, (b) provision for the installation of awnings
above the exterior windows of the premises, and canvas canopies extending from
the sidewalk entrance to the premises to the curb, upon condition that each such
awning and canopy meets the standard of the Landlord as to style, fabric and
color established for similar awnings and canopies in the Building and in
Rockefeller Center, (c) provision for the installation of exterior windows of
the premises which open to the outside upon condition that (i) the Tenant may
open such windows only under appropriate weather conditions and during the
months of May, June, September and October and (ii) the Tenant shall have
installed revolving doors at all doors in the premises to the lobby of the
Building, and (d) provision for the installation of containers of ornamental
plants on the sidewalk adjacent to the premises, such containers and the
location thereof being acceptable to the City of New York and to the Landlord.
It is understood and agreed that such work will be of such extent and character
that the aggregate cost thereof to the Tenant will be at least $2,000,000 00.
the expenditure of such aggregate cost to be verified by the Tenant to the
reasonable satisfaction of the Landlord. The working drawings and specifications
to be submitted to the Landlord as aforesaid shall be prepared by a competent
architect licensed in the State of New York (in consultation with a competent
engineer where required by the nature of the work), reasonably satisfactory to
the Landlord, who shall be engaged by the Tenant and who, at the Tenant's
expense, shall furnish all architectural and engineering services necessary for
the preparation of said working drawings and specifications and in connection
with securing the aforesaid approval thereof by the Landlord and with the
securing by the Tenant of such approvals as by reason of the nature of the work
shown on said working drawings and specifications, may be required from the
Department of Buildings of the City of New York and any other governmental
authorities.

      If the Landlord shall not approve any working drawing or specification as
submitted by the Tenant, the Landlord shall with reasonable promptness, but in
any event within 10 business days of such submission, notify the Tenant thereof
and of the particulars of

<PAGE>

TWENTY-EIGHTH (continued)

such revisions therein as are reasonably required by the Landlord for the
purpose of obtaining its said approval and as promptly as reasonably possible
after being so informed by the Landlord the Tenant shall submit to the Landlord,
for the Landlord's approval (which approval shall not be unreasonably withheld),
a working drawing or specification, as the case may be, incorporating such
revisions or incorporating such modifications thereto as are suggested by the
Tenant and approved by the Landlord (said working drawings and specifications,
as so approved, being herein called "the Working Drawings"). Any such approval
by the Landlord shall not be deemed to be a representation or warranty that the
same is properly designed to perform the function for which it is intended or
complies with any applicable law, ordinance, rule order or regulation of any
governmental authority or insurance body, but only that the work required
thereby will not interfere with the systems of the Building and is compatible
with the design and structure of the Building.

      Such renovation shall be performed in accordance with, and subject to all
of the covenants, agreements, terms, provisions and conditions of this Lease
(including, but not limited to, Article Sixth hereof). Upon the approval by the
Landlord of the Working Drawings, the Tenant shall proceed with due dispatch to
cause the work as shown on such approved Working Drawings to be done at the
Tenant's sole cost and expense.

      The workmen and the contractors performing the work and the manner, terms
and conditions upon which the same is performed shall be satisfactory to and
approved by the Landlord, so as to best assure the performance of the work in
accordance with the Working Drawings. The work shall at all times comply with
(a) all applicable rules and regulations and orders of any and all governmental
authorities or insurance bodies having jurisdiction with respect thereto, and
(b) with the reasonable rules and regulations of the Landlord pertaining to the
performance thereof, taking into consideration that the work to be done is in
the nature of the renovation of the Work Area for use in the operation of a
first class restaurant.

      The Tenant, promptly after the execution and delivery of this Lease, will
submit an alteration application to the Buildings Department of the City of New
York seeking approval of the proposed means of egress from the premises. In
connection with such application it is expected that the Buildings Department
will advise the Tenant as to whether an amended Certificate of Occupancy is
needed in order to permit the operation of a restaurant in the premises. In the
event such amended Certificate of Occupancy is deemed required by the Buildings
Department, the Tenant will immediately file for the same and at the same time
seek a temporary Certificate of Occupancy enabling the Tenant to proceed with
the work called for by this Article. The Landlord agrees that any delay

<PAGE>

TWENTY-EIGHTH (continued)

in commencing such work caused by such application for a revised Certificate of
Occupancy and a temporary Certificate of Occupancy shall cause the term
commencement date of this Lease to be postponed to the extent of such delay
provided, however, that such postponement shall in no event extend beyond
January 4, 1989. The Tenant agrees to diligently seek to obtain in a timely
manner the necessary permits, certificates and authorizations so that the work
to be done hereunder may commence, and the term commencement date shall occur,
with the least possible postponement of the term commencement date.

      The Tenant has submitted a sketch, attached hereto as Exhibit 'B',
showing the exterior facade of the premises proposed tentatively by the Tenant
and approved by the Landlord. The Tenant may revise such proposed exterior
facade prior to the construction thereof, subject to the approval of the
Landlord as provided herein.

      The parties hereto shall, upon the request of either party, enter into an
agreement amending this Lease for the purpose of establishing the term
commencement date hereof.

<PAGE>

      TWENTY-NINTH. Modification of Existing Air Conditioning Systems. The
premises are presently served by two separate air conditioning systems, one for
shop 'S' on the Street Floor and shop 'B' on the Mezzanine Floor (herein called
"System A"), and the second for shop 'G-1' on the Street Floor and shop 'G-2'
on the Mezzanine Floor (herein called "System B").

      The Landlord has ordered a study to determine those modifications needed
to System A and System B (a) to enable the Landlord to supply air conditioning
to the premises during those periods when the Tenant may elect to open the
exterior windows of the premises, (b) to enable System A alone to supply all of
the heat and air conditioning to the premises as requested by the Tenant during
hours outside of Business Hours, with System B held in readiness as a backup for
such hours outside of Business Hours, and (c) to enable the supply of heat and
air conditioning by System A outside of Business Hours to be furnished
exclusively to the premises, and the Tenant may request such exclusive supply of
air conditioning to the premises except on those occasions when another tenant
or tenants served by System A may request heat or air conditioning for the like
period outside of Business Hours. It is understood that by making such request
for the use of System A alone to supply heat or air conditioning outside of
Business Hours, the Tenant (a) assumes the risk of the adequacy of such heat and
air conditioning, and (b) agrees to pay the charges provided in Article
Twentieth hereof.

      The Tenant agrees to include provision for such modifications to the air
conditioning systems in the Working Drawings (as such term is defined in Article
Twenty-eighth hereof), and to incorporate such modifications in the work to be
performed under such Article. The cost of the study ordered by the Landlord
shall be reimbursed to the Landlord by the Tenant upon demand.

<PAGE>

      THIRTIETH. Asbestos Removal by Tenant. The Landlord has ordered an
inspection for the purpose of detecting the presence of asbestos in the spaces
designated shop 'S' and shop 'G-1' on the Street Floor and shop 'B' and shop
'G-2' on the Mezzanine Floor, in Article First hereof (herein called the "Work
Area"), such inspection to be conducted by a licensed inspector selected by the
Landlord.

      In the event that the asbestos inspection report indicates the presence of
asbestos in the premises, the Tenant shall submit to the Landlord, for the
Landlord's approval, complete working drawings and specifications showing the
proposed removal of all such asbestos from the Work Area, along with the
replacement of such asbestos, as required, with approved insulating material,
consistent with the design, construction and equipment of the Building and in
conformity with its standards, to be performed by the Tenant as part of the work
provided for in Article Twenty-eighth hereof, all in such form and in such
detail as may be reasonably required by the Landlord. The working drawings and
specifications to be submitted to the Landlord as aforesaid shall be prepared by
a competent engineer licensed in the State of New York, reasonably satisfactory
to the Landlord, who shall be engaged by the Tenant and who, at the Tenant's
expense, shall furnish all architectural and engineering services necessary for
the preparation of said working drawings and specifications and in connection
with securing the aforesaid approval thereof by the Landlord and with the
securing by the Tenant of such approvals as by reason of the nature of the work
shown on said working drawings and specifications may be required, from the
Department of Buildings of the City of New York and any other governmental
authorities.

      If the Landlord shall not approve any working drawing or specification as
submitted by the Tenant, the Landlord shall with reasonable promptness, notify
the Tenant thereof and of the particulars of such revisions therein as are
reasonably required by the Landlord for the purpose of obtaining its said
approval, and as promptly as reasonably possible after being so informed by the
Landlord the Tenant shall submit to the Landlord, for the Landlord's approval
(which approval shall not be unreasonably withheld), a working drawing or
specification, as the case may be, incorporating such revisions or incorporating
such modifications thereto as are suggested by the Tenant and approved by the
Landlord and including the estimated cost to the Tenant of such work (said
working drawings and specifications, as so approved, being herein called "the
Working Drawings"). Any such approval by the Landlord shall not be deemed to be
a representation or warranty that the same is properly designed to perform the
function for which it is intended or complies with any applicable law,
ordinance, rule order or regulation of any governmental authority or insurance
body, but only that the work required thereby will not interfere with the
systems of the Building and is compatible with the design and structure of the
Building.

      Such removal shall be performed in accordance with, and subject to all of
the covenants, agreements, terms, provisions and

<PAGE>

THIRTIETH (continued)

conditions of this Lease (including, but not limited to Article Sixth
hereof). Upon the approval by the Landlord of the Working Drawings, the
Tenant shall proceed with due dispatch to cause the work as shown on such
approved Working Drawings to be done Tenant's sole cost and expense.

The Landlord agrees to reimburse the Tenant for the cost of the work provided
for in this Article, in the following manner:

      (a) the amount of any prepayment for the work made by the Tenant, such
      amount not to exceed 20% of the total cost thereof;

      (b) the amount of any subsequent progress payment made by the Tenant
      during the course of the work, and

      (c) the amount of the final payment made by the Tenant upon receipt by
      the Landlord of evidence satisfactory to it of the completion of such work
      and manner satisfactory to the Landlord and upon the furnishing by the
      Tenant to the Landlord of (i) the discharge of any lien filed in
      connection with such work, and (ii) certificates issued by governmental
      authorities indicating the satisfactory removal of the asbestos.

The cost of the work to the Tenant to be reimbursed by the Landlord shall
consist of the actual cost to the Tenant of such work including the cost of
preparation of drawings, installation of replacement material, engineering
studies, reports, permits and approvals in connection therewith. The
reimbursement provided herein shall be made promptly upon receipt of a bill from
the Tenant consistent with the provisions of this Article.

<PAGE>

      THIRTY-FIRST. Security. The Tenant shall at all times maintain on deposit
with the Landlord cash in the Required Amount as security for the full and
faithful keeping, observance and performance of all of the covenants,
agreements, terms, provisions and conditions of this Lease provided to be kept
observed or performed by the Tenant (expressly including, without being limited
to, the payment as and when due of the fixed rent, percentage rent, if any,
additional rent and any other sums or damages payable by the Tenant under this
Lease) and the payment of any and all other damages for which the Tenant shall
be liable by reason of any act or omission contrary to any of said covenants,
agreements, terms, provisions or conditions. If at any time the Tenant shall be
in default in the payment as aforesaid of any such fixed rent, percentage rent,
additional rent, and/or any other sums or damages or shall otherwise be in
default in the keeping, observance or performance of any of the covenants,
agreements, terms, provisions or conditions of this Lease, then at the
Landlord's election, the cash on deposit with it as aforesaid may be applied by
the Landlord to the payment of the fixed rent, percentage rent, additional rent,
other sums or damages in respect to which the Tenant is so in default and/or, if
the Tenant is otherwise in default in the keeping, observing or performing as
aforesaid of any of the covenants, agreements, terms, provisions or conditions
of this Lease, said cash on deposit may be applied by the Landlord to the
payment of such costs and expenses as the Landlord shall incur in curing any
such default. If as a result of any such application of any such cash, the
amount of cash so on deposit with the Landlord shall at any time be less than
that hereinabove specified, the Tenant shall forthwith deposit with the Landlord
additional cash in an amount equal to the deficiency. If, at the expiration of
the term of this Lease, all of said fixed rent, percentage rent, if any,
additional rent, other sums or damages, costs or expenses shall have been paid
by the Tenant to the Landlord and the Tenant shall not be in default in the
keeping, observance or performance of any other covenant, agreement, term,
provision or condition of this Lease, then the Landlord shall return to the
Tenant all, or such part of the cash, if any, then on deposit with the Landlord
pursuant to this Article.

      As used in this Article, the term "Required Amount" shall mean $236,775.00
except that, if on each of the respective anniversaries of the term commencement
date hereinafter set forth the Tenant is not in default in the due keeping,
observance or performance of any covenant, agreement, term, provision or
condition of this Lease, then, on and after each such anniversary, said term
shall mean the amount set forth opposite such anniversary in the following
schedule:

                 Anniversary                    Required Amount
                 -----------                    ----------------
                 First                          $169,125.00
                 Second                         $135,300.00
                 Third                          $101,475.00

<PAGE>

THIRTY-FIRST. (Continued)

      In lieu of maintaining on deposit with the Landlord cash as aforesaid, the
Tenant may maintain with the Landlord an irrevocable letter of credit issued by
a New York clearing house bank in the Required Amount drawable upon by the
Landlord at any time when cash on deposit with it as aforesaid might and to the
extent could have been applied by the Landlord pursuant to the first paragraph
of this Article upon the delivery to said bank of the Landlord's certificate to
such effect, and otherwise containing terms and conditions satisfactory to the
Landlord. The Landlord shall use any amount so drawn in accordance with said
first paragraph. If at any time the sum of the amount drawable pursuant to said
letter of credit plus any cash on deposit with the Landlord pursuant to this
Article shall be less than the Required Amount, the Tenant agrees forthwith to
deposit with the Landlord cash equal to such deficiency.

      If any letter of credit so maintained with the Landlord provides that the
amount drawable pursuant to said letter of credit shall cease to be available on
a date prior to October 31, 2009, the Tenant shall, at least 30 days prior to
the date specified in said letter of credit as being the date on which such
drawable amount will cease to be available, either furnish to the Landlord a
renewal or extension of said letter of credit, a new letter of credit complying
herewith, or deposit with the Landlord such amount of cash as shall, when added
to any cash then on deposit with the Landlord, equal, equal to the Required
Amount. Failure to comply with the provisions of the preceding sentence prior to
the commencement of said 30-day period shall be deemed to be a default under
this Lease and the Landlord may, at any time during said 30-day period, draw
upon such letter of credit and retain as security hereunder the amount so drawn.

<PAGE>

      THIRTY-SECOND. Stock Control. The Tenant hereby represents that the
majority of the shares of each class of stock of the Tenant now issued and
outstanding is owned by Alan Stillman, residing at No. 322 East 57th Street, New
York, N.Y. 10022, and it is expressly understood and agreed that, except with
the prior consent of the Landlord, that a Permitted Stockholder (as herein
defined), will continue at all times throughout the term of this Lease to own at
least 35% of the shares of each class of stock of the Tenant now or hereafter
issued and outstanding, and further that the said Alan Stillman (or in the event
of his death, a qualified person having achieved and demonstrated a high level
of competence in supervising the conduct and operation of a first class
restaurant, and whose achieving and demonstrating a high level of competence
shall be subject to the approval of the Landlord, which approval shall not be
unreasonably withheld or delayed) shall at all times throughout the term of this
Lease have effective working control of the business of the Tenant, and the
breach of this condition shall be deemed for all purposes an assignment of this
Lease in violation of the covenants of Article Seventh hereof. The term
"Permitted Stockholder" shall mean (i) the said Alan Stillman or in the event
of his death his executor, administrator, heirs or devisees, and (ii) the spouse
and/or any child of the said Alan Stillman and/or a trust established by the
said Alan Stillman for the benefit of his spouse or child.

<PAGE>

      THIRTY-THIRD. Assignment of Lease to a Limited Partnership. The Landlord
will not unreasonably withhold its consent to one assignment of this lease by
the Tenant to a limited partnership to be formed (herein called "the Assignee"),
upon the express condition that (a) at all times a Permitted Stockholder (as
such term is defined in Article Thirty-second hereof) owns, directly or
indirectly not less than a 35% interest in the Assignee, and (b) Alan Stillman,
residing at No. 322 East 57th Street, New York, N.Y. 10022 (or in the event of
his death, a qualified person having achieved and demonstrated a high level of
competencey in supervising the conduct and operation of a first class
restaurant, and whose achieving and demonstrating a high level of competence
shall be subject to the approval of the Landlord, which approval shall not be
unreasonably witheld or delayed) shall at all times throughout the term this
Lease, have effective working control of the business of the Tenant, and the
breach of this condition shall be deemed for all purposes an assignment of this
Lease in violation of the covenants of Article Seventh hereof; and (c) in the
event of the assignment of this Lease, the Tenant and the Assignee will execute
and deliver to the Landlord an agreement in form and substance satisfactory to
the Landlord, whereby the Assignee shall agree to be bound by and upon all of
the covenants, agreements, terms, provisions and conditions set forth in this
Lease.

<PAGE>

      THIRTY-FOURTH. Brokerage Commission. The Tenant represents and warrants
that neither it nor any of its directors, officers, employees or agents has
acted so as to entitle any broker, other than Helmsley-Spear, Inc of No. 60 East
42nd Street, New York, N.Y. 10165, to a commission in connection with this
transaction, which commission shall be paid by the Landlord. The Landlord
represents that it has not dealt with any other broker with respect to this
transaction.

<PAGE>

      FINALLY. Quiet Enjoyment. If, and so long as, the Tenant keeps, observes
and performs each and every covenant, agreement, term, provision and condition
herein contained on the part of the Tenant to be kept, observed and performed,
the Tenant shall quietly enjoy the premises without hindrance or molestation by
the Landlord or by any other person lawfully claiming the same, subject,
however, to the covenants, agreements, terms, provisions and conditions of this
Lease and to the underlying leases and the underlying mortgages to which this
Lease is subject and subordinate, as hereinbefore provided.

      In Witness Whereof, the Landlord and the Tenant have duly executed this
Lease as of the day and year first above written.

                                                  ROCKEFELLER CENTER NORTH, INC.

Attest:

                                                  By: /s/ [ILLEGIBLE]
/s/ [ILLEGIBLE]                                      --------------------------
-------------------------                                             President
      Assistant Secretary

Attest:                                           WHITE & WITKOWSKY, INC.,

                                                  By: /s/ [ILLEGIBLE]
                                                     --------------------------
-------------------------                                  Vice President
   Assistant Secretary

<PAGE>

                              RULES AND REGULATIONS

      1. The rights of the Tenant in the sidewalks, entrances, corridors,
elevators and escalators of the Building are limited to ingress to and egress
from the premises for the Tenant and its employees, licensees and invitees, and
the Tenant shall not invite to the premises, nor permit the visit thereto by,
persons in such numbers or under such conditions as to interfere with the use
and enjoyment by others of the sidewalks, entrances, corridors, elevators,
escalators or any other facilities of the Building. Fire exits and stairways are
for emergency use only, and they shall not be used for any other purpose by the
Tenant, its employees, licensees or invitees. The Landlord shall have the right
to regulate the use of and operate the public portions of the Building. as well
as portions furnished for the common use of the tenants, in such manner as it
deems best for the benefit of the tenants generally.

      2. The Landlord may refuse admission to the Building outside of ordinary
business hours to any person not having a pass issued by the Landlord or not
properly identified, and may require all persons admitted to or leaving the
Building outside of ordinary business hours to register. Any person whose
presence in the Building at any time shall, in the judgment of the Landlord, be
prejudicial to the safety, character, reputation and interests of the Building
or of its tenants may be denied access to the Building or may be ejected
therefrom. In case of invasion, riot, public excitement or other commotion the
Landlord may prohibit all access to the Building during the continuance of the
same, by closing doors or otherwise, for the safety of the tenants or protection
of property in the Building. The Landlord shall, in no way, be liable to the
Tenant for damages or loss arising from the admission, exclusion or ejection of
any person to or from the premises or the Building under the provisions of this
rule. The Landlord may require any person leaving the Building with any package
or other object to exhibit a pass from the tenant from whose premises the
package or object is being removed, but the establishment or enforcement of such
requirement shall not impose any responsibility on the Landlord for the
protection of the Tenant against the removal of property from the premises of
the Tenant.

      3. The Tenant shall not obtain or accept for use in the premises ice,
drinking water, food, beverage, towel, linen, uniform, barbering, bootblacking
or similar or related services from any persons not authorized by the Landlord
to furnish such services. Such services shall be furnished only at such hours,
in such places within the premises and under such regulations as may be fixed by
the Landlord.

      4. Where any damage to the public portions of the Building or to any
portions used in common with other tenants is caused by the Tenant or its
employees, licensees or invitees, the cost of repairing the same shall be paid
by the Tenant on demand.

      5. Except in the case of a shop, no lettering, sign, advertisement,
trademark, emblem, notice or object shall be displayed in or on the windows or
doors, or on the outside of the premises, or at any point inside the premises
where the same might be visible outside the premises, except that the name of
the Tenant may be displayed on the entrance door of the premises, subject to the
approval of the Landlord as to the location, size, color and style of such
display. The inscription of the name of the Tenant on the door of the premises
shall be done by the Landlord and the expense thereof shall be paid by the
Tenant to the Landlord.

      6. No awnings or other projections of any kind over or around the windows
or entrances of the premises shall be installed by the Tenant, and only such
window blinds and shades as are approved or supplied by the Landlord shall be
used in the premises. Linoleum, tile or other floor covering shall be laid in
the premises only in a manner approved by the Landlord.

      7. The Landlord shall have the right to prescribe the weight and position
of safes and other objects of excessive weight, and no safe or other object
whose weight exceeds the lawful load for the area upon which it would stand
shall be brought into or kept upon the premises. If, in the judgment of the
Landlord, it is necessary to distribute the concentrated weight of any safe or
heavy object, the work involved in such distribution shall be done in such
manner as the Landlord shall determine and the expense thereof shall be paid by
the Tenant. The moving of safes and other heavy objects shall take place only
upon previous notice to, and at times and in a manner approved by, the Landlord,
and the persons employed to move the same in and out of the Building shall be
acceptable to the Landlord. No machines, machinery or electrical or electronic
equipment or appliances of any kind shall be placed or operated so as to disturb
other tenants. Freight, furniture, business equipment, merchandise and packages
of any description shall be delivered to and removed from the premises only in
the freight elevators and through the service entrances and corridors, and only
during hours and in a manner approved by the Landlord.

      8. No noise, including the playing of any musical instrument, radio or
television, which, in the judgment of the Landlord, might disturb other tenants
in the Building, shall be made or permitted by the Tenant. No animal shall be
brought into or kept in the Building or the premises. No dangerous, inflammable,
combustible or explosive object or material shall be brought into or kept in the
Building by the Tenant or with the permission of the Tenant, except as permitted
by law and the insurance companies insuring the Building or the property
therein. Any cuspidors or containers or receptacles used as such in the
premises, or for garbage or similar refuse, shall be emptied, cared for and
cleaned by the Tenant.

      9. No additional locks or bolts of any kind shall be placed upon any of
the doors or windows in the premises and no lock on any door shall be changed or
altered in any respect. Duplicate keys for the premises and toilet rooms shall
be procured only from the Landlord, and the Tenant shall pay to the Landlord the
Landlord's reasonable charge therefor. Upon the termination of the Lease, all
keys of the premises and toilet rooms shall be delivered to the Landlord.

      10. All entrance doors in the premises shall be left locked by the Tenant
when the premises are not in use. No door (other than a door in an interior
partition of the premises) shall be left open at any time.

      11. The Landlord reserves the right to rescind, alter or waive any rule or
regulation at any time prescribed by the Landlord when, in its judgment, it
deems it necessary, desirable or proper for its best interest or for the best
interests of the tenants, and no recision, alteration or waiver of any rule or
regulation in favor of one tenant shall operate as an alteration or waiver in
favor of any other tenant. The Landlord shall not be responsible to the Tenant
for the nonobservance or violation by any other tenant of any of the rules or
regulations at any time prescribed by the Landlord.

<PAGE>

                        RULES AND REGULATIONS (Continued)

      12. Potentially hazardous foods under heat or refrigeration shall be
maintained at appropriate temperatures in accordance with the New York City
Health Code and other applicable legal requirements.

      13. Garbage and waste material shall not be permitted to accumulate or
become a nuisance. All refuse shall be disposed of by the Tenant in sealed
plastic bags of adequate strength and size.

      14. The Tenant shall promptly notify the Landlord of any inspection of the
premises by governmental agencies having jurisdiction over matters involving
health or safety.

      15. The Tenant shall maintain all garbage dumpsters in a clean and
sanitary condition as directed by the Landlord.

      16. The Tenant shall be responsible for maintaining the premises rodent
and insect free. Extermination services shall be provided by the Tenant on a
monthly basis and additionally as required by the Landlord.

      17. All food storage areas shall be adequately protected against vermin
entry.

      18. Drain pipes shall be kept free of obstructions and operable at all
times.

      19. Restrooms and lockerrooms shall be kept clean and sanitary at all
times.

      20. Exit signs shall be illuminated at all times.

      21. Emergency lighting, including battery components, shall be in good
working condition at all times.

<PAGE>

                                                                       EXHIBIT A

                               [GRAPHIC OMITTED]

                         ROCKEFELLER CENTER NORTH, INC.

                           1271 AVENUE OF THE AMERICAS

<PAGE>

                                                                       EXHIBIT A

                               [GRAPHIC OMITTED]

                         ROCKEFELLER CENTER NORTH, INC.

                           1271 AVENUE OF THE AMERICAS

<PAGE>

EXHIBIT B

Notes:      (1)   Finishes on wall and doors to be compatable with metal
                  finishes of Building. Brushed aluminum would be acceptable on
                  walls and column covers as an example. Baked on stipple finish
                  aluminum doors will be reviewed as a possibility upon receipt
                  of samples for color and texture. Faux granite finish is not
                  acceptable, although the use of limestone to match the
                  Building is a possibility as an alternative to the metal.

            (2)   Colors for canopies and awnings to be a uniform color to be
                  approved by Rockefeller Center Management Corporation. Colors
                  for canopies and all surfaces to be approved by Rockefeller
                  Center Management Corporation.

            (3)   Design for retractable awnings will become a standard for West
                  Side Buildings and therefore must be closely coordinated with
                  Rockefeller Center Management Corporation.

            (4)   Use of glass panels, above new doors is preferable to solid
                  panels. Lighting behind glass is an option.

            (5)   Note that two different colors (to be approved by RCMC) will
                  be permitted on the bottom 18" of each canopy with the
                  adjacent section of awning to have a matching fringe to a
                  maximum of 12" deep.

                            [ELIVATION PLAN OMITTED]

      RESTAURANT 1271 AVENUE OF THE AMERICAS, N.Y.C.

ACCEPTED AND INITIALLED BY:
TENANT:
LANDLORD:
<PAGE>

      SUPPLEMENTAL INDENTURE, dated as of January 1, 1991, between ROCKEFELLER
CENTER NORTH, INC., a New York corporation, having an office at No. 1230 Avenue
of the Americas, New York, New York 10020 (herein called "the Landlord"), and LA
CITE ASSOCIATES L.P., a Delaware Limited Partnership, having an office at No.
1114 First Avenue, New York, N.Y. 10021 (herein called "the Tenant").

      By Lease dated June 21, 1988, as the same heretofore may have been amended
(herein called "the Original Lease"), certain premises, as therein described, in
the building known as 111 West 50th Street (herein called "the Building") in the
Borough of Manhattan, New York, N.Y., are now leased and demised by the Landlord
to the Tenant.

      The parties hereto mutually desire to amend the Original Lease as herein
set forth, and are executing and delivering this Supplemental Indenture for such
purpose. (The Original Lease as amended by this Supplemental Indenture is herein
called "the Lease".)

      Now, therefore, this Supplemental Indenture Witnesseth, that the parties
hereto, in consideration of the covenants, agreements, terms, provisions and
conditions herein contained, hereby amend the Original Lease in the following
respects, and only in the following respects:

      (1) The fixed rent payable under the Lease during the period commencing on
January 1, 1991 and ending on September 30, 1991 is hereby deferred until
January 1, 1994 (such amount to be hereinafter called "the Deferred Rent"). The
Landlord and the Tenant hereby agree that the deferral of the Deferred Rent
shall not be construed as an "abatement of the fixed rent" within the meaning of
the fourth paragraph of Article Twenty-fourth of the Lease, nor will such
deferral imply a deferral or abatement of any additional rent or other charge
due and payable under the Lease. All Deferred Rent shall accrue Interest (as
hereinafter defined)

<PAGE>
                                     - 2 -

from the date of deferral until the date of repayment. The Tenant shall pay to
the Landlord, in arrears on the first day of each month, accrued but unpaid
Interest.

      Effective on and after January 1, 1994, the Tenant shall pay to the
Landlord monthly, in addition to the rent and all other charges due and payable
under the Lease, one-thirty-sixth (1/36) of the Deferred Rent, the outstanding
balance of which will continue to accrue Interest payable as set forth in the
preceding paragraph.

      All payments applied against amounts due under this Article shall be
applied first to accrued but unpaid Interest and then to reduction of the
Deferred Rent.

      Notwithstanding anything contained in this Article to the contrary, the
Tenant may repay the entire outstanding principal balance of the Deferred Rent
with accrued but unpaid Interest thereon at any time.

      "Interest" shall mean interest equal to 2% per annum above the prime
commercial rate of the Chase Manhattan Bank (N.A.) or any successor thereto, in
effect from time to time, but not in excess of 12% per annum. The Interest shall
be deemed additional rent under the Lease.

      (2) If, at any time during the period commencing on January 1, 1991 and
ending on December 31, 1993, Alan Stillman personally advances to the Tenant the
sum of $500,000.00 which money is used by the Tenant for working capital for the
restaurant operated in the premises, and if the Tenant delivers to the Landlord
evidence, satisfactory to the Landlord, of such advance and use of funds, then
in such event, upon the first day of the second month following delivery of such
evidence, but in no event prior to January 1, 1992 (hereinafter called "the
Phase II Deferral Commencement Date") and for nine months thereafter, the
Landlord will grant to the Tenant a second deferral of the fixed rent (but not
any Deferred Rent) payable under the Lease, such deferral being herein called
"the Phase II Deferral" and the rent deferred during

<PAGE>
                                     - 3 -

such period being herein called "the Phase II Deferred Rent"). All Phase II
Deferred Rent shall accrue Interest from the date of deferral until the date of
repayment. The Phase II Deferred Rent shall be deferred until that date which is
three years from the Phase II Deferral Commencement Date (such date being
hereinafter called "the Phase II Deferral Repayment Commencement Date"). The
Tenant shall pay to the Landlord, in arrears on the first day of each month,
Interest on the Phase II Deferred Rent that is accrued but unpaid.

      Effective on and after the Phase II Deferral Repayment Commencement Date,
the Tenant shall pay to the Landlord monthly, in addition to the rent and all
other charges due and payable under the Lease, one-thirty-sixth (1/36) of the
Phase II Deferred Rent, the outstanding balance of which will continue to accrue
Interest payable as set forth in the preceding paragraph.

      All payments applied against amounts due under this Article shall be
applied first to accrued but unpaid Interest and then to reduction of the Phase
II Deferred Rent.

      Notwithstanding anything contained in this Article to the contrary, the
Tenant may repay the entire outstanding principal balance of the Phase II
Deferral with accrued but unpaid Interest thereon at any time.

      (3) The Tenant shall submit to the Landlord within 45 days after each
calendar year during the remainder of the term of the Lease the annual audited
financial statements of the Tenant for such calendar year prepared in accordance
with generally accepted accounting principles, the first submission to be for
calendar year 1990.

      (4) The Original Lease, as hereby amended, shall remain in full force and
effect according to its covenants, agreements, terms, provisions and conditions.

<PAGE>
                                     - 4 -

      IN WITNESS WHEREOF, the parties hereto have duly executed this
Supplemental Indenture as of the day and year first above written.

                                        ROCKEFELLER CENTER NORTH, INC.

Attest:                                 By______________________________________
                                                                  Vice President

___________________________________
Assistant Secretary

                                        LA CITE ASSOCIATES L.P.

                                        By: /s/ [ILLEGIBLE]
                                           -------------------------------------
Witness:                                            (General Partner)

___________________________________

<PAGE>

      SUPPLEMENTAL INDENTURE, dated as of January 1, 1992, between ROCKEFELLER
CENTER NORTH, INC., a partnership, having an office at No. 1230 Avenue of the
Americas, New York, N.Y. 10020 (herein called "the Landlord'), and LA CITE
ASSOCIATES L.P., a Delaware Limited Partnership, having an office at No. 1114
First Avenue, New York, N.Y. 10021 (herein called "the Tenant").

      By Lease dated June 21, 1988, as the same heretofore may have been amended
(herein called "the Original Lease"), certain premises, as therein described, in
the building known as 111 West 50th Street (herein called "the Building") in
Rockefeller Center (herein called "the Center"), in the Borough of Manhattan,
New York, N.Y., are now leased and demised by the Landlord to the Tenant.

      The parties hereto mutually desire to amend the Original Lease as herein
set forth, and are executing and delivering this Supplemental Indenture for such
purpose. (The Original Lease as amended by this Supplemental Indenture is herein
called "the Lease".)

      NOW, THEREFORE, THIS SUPPLEMENTAL INDENTURE WITNESSETH, that the parties
hereto, in consideration of the covenants, agreements, terms, provisions and
conditions herein contained, hereby amend the Original Lease in the following
respects, and only in the following respects:

      (1) The fixed rent payable under the fourth paragraph of Article First of
the Original Lease is amended as follows:

Portion of Lease Term                   Fixed Rent
---------------------                   ----------

January 1, 1992 to and including
  December 31, 2000                     $200,000.00 per annum
January 1, 2001 to and including
  September 30, 2009                    as provided in the Original Lease.
<PAGE>

      (2) Effective on and after January 1, 1992, the fifth paragraph of Article
First of the Original Lease shall be amended by deleting the date "January 1,
1990" where it appears therein and substituting therefor the date "January 1,
1993".

      (3) Effective on and after January 1, 1992, the provisions of Article (2)
of Supplemental Indenture dated as of January 1, 1991, constituting a part of
the Original Lease, are hereby cancelled and annulled and shall be of no further
force or effect.

      (4) Effective on and after January 1, 1992, a new Article to be numbered
Thirty-fifth shall be deemed added to the Original Lease immediately after
Article Thirty-fourth thereof reading as follows:

      "THIRTY-FIFTH. Percentage Rent. The percentage rent reserved under this
Lease for each Percentage Rent Year shall be the amount, if any, which is the
product of the Income Percentage times the Gross Income for such Percentage Rent
Year, as provided in the third paragraph of this Article below, and payments on
account of such percentage rent for each Percentage Rent Year shall be made in
monthly installments, the installment for each calendar month in which occurs
any part of the term hereof to be payable within 5 days after the end such
month, provided, however, that, if the aggregate of the monthly installments of
percentage rent paid by the Tenant with respect to any Percentage Rent Year
shall exceed the percentage rent finally determined to be payable for such
Percentage Rent Year, the Landlord will promptly refund such excess to the
Tenant. Within 5 days after the close of each such month, the Tenant shall
furnish to the Landlord a statement, verified by such person selected by the
Tenant and who shall be reasonably satisfactory to the Landlord, showing the
amount of the Gross Income for such month and for the portion of the Percentage
Rent Year ending on the last day of such month. Nothing in this Article nor the
receipt of any such percentage rent by the Landlord shall be deemed to
constitute the Landlord a partner of, or joint venturer with, the Tenant.

      The term "Percentage Rent Year", as used in this Lease, shall be deemed to
mean each 12-month period commencing with January 1 and ending with the
following December 31 in which occurs any part of the term this Lease and, in
the case of a Default Termination of this Lease, in which would have occurred
any part of the full term of this Lease except for such Default Termination.

      The term "Income Percentage", as used in this Lease, shall be deemed to
be 11% with respect to Gross Income in excess of $5,000,000.00 per annum but not
more than $7,000,000.00 per annum with respect to any Percentage Rent Year, and
9% with respect to Gross Income in excess of $7,000,000.00 per annum with
respect to any Percentage Rent Year. Notwithstanding the foregoing, and
regardless of the amount of
<PAGE>

Gross Income for any Percentage Rent Year, the Tenant shall pay a minimum
percentage rent, as shown on the following schedule for each Percentage Rent
Year, commencing with 1996 and running through 2000:

PERCENTAGE RENT YEAR                    MINIMUM PERCENTAGE RENT
--------------------                    -----------------------

     1996                               $220,000.00 + 216,000
     1997                                265,000.00 + 220,000
     1998                                310,000.00 + 225,000
     1999                                355,000.00 + 230,000
     2000                                400,000.00 + 234,000

      The term "Gross Income", as used in this Lease, shall be deemed to mean
all gross receipts (without any deduction of any kind or nature whatsoever,
whether on account of material, labor, service or collection cost, interest or
cash discount paid or allowed, or other cost or expense) received by as well as
growing due to the Tenant and its subtenants and concessionaires in the premises
from whatsoever source and in whatever form or manner received, from the
operation of the business conducted at, through or from the premises, including
(but not limited to) the amount of the gross sales price of all property sold or
ordered, and the gross charge for all services rendered or ordered at, through
or from the premises and also all sums received by as well as growing due
(whether by way of admission charges or otherwise) from exhibitions or displays,
if any, held at the premises, regardless of how, when or if the amount of such
gross sales price, such gross charges for services or such sums from exhibitions
of displays are paid or whether the same are represented by actual cash receipts
or by credit or by property or other value; provided, however, that in
determining Gross Income the following items shall be excluded, namely (a) the
sales price of merchandise originally sold at the premises to the extent
refunded or credited to the purchasers thereof at the time of the return of the
same at the premises, but any such refund or credit applied again the sales
price of other merchandise shall constitute Gross Income, (b) any sales, excise,
stamp and similar taxes and parcel post and insurance charges which are
collected directly from the customer and where the same are separately stated on
the sales record, and (c) any receipts not from the operation of the business
regularly conducted at the premises.

      The Tenant shall use its best efforts at all times to make the business
operated or conducted at, through and from the premises as productive of Gross
Income as possible consistent with sound business judgment. If the Tenant,
either directly or indirectly, operates or conducts, or is interested in, a
similar business at another location or locations in The City of New York, it
shall not resort to any devices which would prefer said business at such other
location or locations over its business at, through or from the premises or
which would adversely affect Gross Income.
<PAGE>

      The Tenant shall cause each and every amount included within Gross Income
to be recorded on a cash register, sales ticket book, meal check, beverage
check, admission ticket and/or such other device or record (which shall be
located on the premises) customarily used in a business similar to that being
conducted at, through and from the premises, and which shall be satisfactory to
and approved by the Landlord. The Tenant shall cause to be installed and
maintained at all times in the premises proper books and records in keeping with
sound accounting practice and satisfactory to the Landlord, showing accurately
the amount of Gross Income and such books and records relating to any Percentage
Rent Year shall not be destroyed or disposed of within 36 months after the end
of such Percentage Rent Year except with the prior approval of the Landlord. The
Landlord, by an accountant or otherwise, shall have the right at any time and
from time to time to examine all such books and records, as well as all such
cash registers, sales ticket books, meal checks, beverage checks, admission
tickets and/or other device or records.

      Notwithstanding anything contained in this Article, the Tenant shall not
subject all or any part of the premises or authorize or permit the use thereof
by or for any concession except in accordance with Article Seventh hereof.

      (5) Article Twenty-seventh of the Original Lease is hereby amended by the
substitution of a semi-colon in place of the period at the end of subparagraph
(e), and by adding the following thereafter:

            (f) in the event of the assignment of this Lease, and only in such
      event, the Tenant shall, on or before the effective date of such
      assignment, pay to the Landlord the outstanding principal balance and
      interest of the Deferred Rent (as such term is defined in Article (1) of
      Supplemental Indenture dated as of January 1, 1991 constituting a part of
      the Original Lease.) Should no such assignment take place during the term
      of the Lease, the Tenant shall have no further obligation to repay any of
      the principal or interest of the Deferred Rent.
<PAGE>

      (6) The Original Lease, as hereby amended, shall remain in full force and
effect according to its covenants, agreements, terms, provisions and conditions.

      IN WITNESS WHEREOF, the parties hereto have duly executed this
Supplemental Indenture as of the day and year first above written.

                                        ROCKEFELLER CENTER NORTH, INC.,
                                        By ROCKEFELLER CENTER MANAGEMENT
                                        CORPORATION, its Agent

                                        By /s/ Jonathan [ILLEGIBLE]
                                          --------------------------------------
                                                              Vice President

Attest:

/s/ [ILLEGIBLE]
-----------------------------------
                Assistant Secretary

                                        LA CITE ASSOCIATES L.P.,

                                        By /s/ Alan Stillman
                                          --------------------------------------
                                          Alan Stillman, President
                                          White & Witkowsky Inc. General Partner

Attest:

/s/ [ILLEGIBLE]
-----------------------------------
                Assistant Secretary

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