Document:

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                                                                 EXHIBIT 10.1.19

                                      LEASE

                                     BETWEEN

                       BEACON POWER CORPORATION, AS TENANT

                                       AND

                   BCIA NEW ENGLAND HOLDINGS LLC, AS LANDLORD

                234 BALLARDVALE STREET, WILMINGTON, MASSACHUSETTS

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                                TABLE OF CONTENTS

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                                                                            PAGE

<S>      <C>                                                                 <C>
ARTICLE 1 BASIC DATA; DEFINITIONS............................................  1

   1.1   Basic Data..........................................................  1

   1.2   Enumeration of Exhibits.............................................  3

ARTICLE 2 PREMISES AND APPURTENANT RIGHTS....................................  4

   2.1   Lease of Premises...................................................  4

   2.2   Appurtenant Rights and Reservations.................................  4

ARTICLE 3 BASIC RENT.........................................................  5

   3.1   Payment.............................................................  5

ARTICLE 4 TERM COMMENCEMENT DATE/EXTENSION TERM..............................  5

   4.1   Term Commencement Date..............................................  5

   4.2   Extension Option:...................................................  5

ARTICLE 5 CONDITION/PREPARATION OF PREMISES..................................  6

   5.1   Condition of Premises...............................................  6

   5.2   Preparation of the Premises.........................................  6

   5.3   Landlord Contribution...............................................  9

ARTICLE 6 USE OF PREMISES...................................................  10

   6.1   Permitted Use......................................................  10

   6.2   Installations and Alterations by Tenant............................  11

   6.3   Extra Hazardous Use................................................  12

   6.4   Hazardous Materials................................................  13

ARTICLE 7 ASSIGNMENT AND SUBLETTING.........................................  14

   7.1   Prohibition........................................................  14

   7.2   Acceptance of Rent.................................................  15

   7.3   Excess Payments....................................................  15

   7.4   Landlord's Recapture Right.........................................  16

   7.5   Further Requirements...............................................  16

   7.6   Reasonableness.....................................................  17

ARTICLE 8 RESPONSIBILITY FOR REPAIRS AND CONDITION OF PREMISES;
  SERVICES TO BE FURNISHED BY LANDLORD......................................  17

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<S>      <C>                                                                 <C>
   8.1   Landlord Repairs...................................................  17

   8.2   Tenant Repairs.....................................................  18

   8.3   Floor Load -Heavy Machinery........................................  18

   8.4   Utilities..........................................................  19

   8.5   Access.............................................................  19

   8.6   Interruption.......................................................  19

ARTICLE 9 REAL ESTATE TAXES.................................................  20

   9.1   Payments on Account of Real Estate Taxes...........................  20

   9.2   Abatement..........................................................  21

ARTICLE 10  OPERATING AND UTILITY EXPENSES..................................  21

   10.1     Definitions.....................................................  21

   10.2     Tenant's Payment of Operating Expenses..........................  22

   10.3     Triple Net Lease................................................  22

   10.4     Tenant's Audit Right............................................  23

ARTICLE 11  INDEMNITY AND PUBLIC LIABILITY INSURANCE........................  23

   11.1     Tenant's Indemnity..............................................  23

   11.2     Tenant Public Liability Insurance...............................  24

   11.3     Tenant Casualty Insurance.......................................  24

   11.4     General Insurance Requirements..................................  24

   11.5     Tenant's Risk...................................................  25

   11.6     Waiver of Subrogation...........................................  25

ARTICLE 12  FIRE, EMINENT DOMAIN, ETC.......................................  25

   12.1     Landlord's Right of Termination.................................  25

   12.2     Restoration; Tenant's Right of Termination......................  26

   12.3     Landlord's Insurance............................................  26

   12.4     Abatement of Rent...............................................  26

   12.5     Condemnation Award..............................................  27

ARTICLE 13  HOLDING OVER; SURRENDER.........................................  27

   13.1     Holding Over....................................................  27

   13.2     Surrender of Premises...........................................  27

ARTICLE 14  RIGHTS OF MORTGAGEES; TRANSFER OF TITLE.........................  28

   14.1     Rights of Mortgagees............................................  28

   14.2     Assignment of Rents and Transfer of Title.......................  28

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<S>      <C>                                                                 <C>

   14.3     Notice to Mortgagee.............................................  29

ARTICLE 15  DEFAULT; REMEDIES...............................................  29

   15.1     Tenant's Default................................................  29

   15.2     Landlord's Remedies.............................................  33

   15.3     Additional Rent.................................................  34

   15.4     Remedying Defaults..............................................  34

   15.5     Remedies Cumulative.............................................  34

   15.6     Attorneys'Fees..................................................  34

   15.7     Waiver..........................................................  34

   15.8     Security Deposit................................................  35

   15.9     Landlord's Default..............................................  37

   15.10    Independent Covenant............................................  37

ARTICLE 16  MISCELLANEOUS PROVISIONS........................................  37

   16.1     Rights of Access................................................  37

   16.2     Covenant of Quiet Enjoyment.....................................  37

   16.3     Landlord's Liability............................................  38

   16.4     Estoppel Certificate............................................  38

   16.5     Brokerage.......................................................  38

   16.6     Rules and Regulations...........................................  39

   16.7     Invalidity of Particular Provisions.............................  39

   16.8     Provisions Binding, Etc.........................................  39

   16.9     Recording.......................................................  39

   16.10    Notice..........................................................  40

   16.11    When Lease Becomes Binding; Entire Agreement; Modification......  40

   16.12    Headings and Interpretation of Sections.........................  40

   16.13    Dispute Resolution..............................................  41

   16.14    Financial Statements............................................  41

   16.15    Waiver of Jury Trial............................................  41

   16.16    Time Is of the Essence..........................................  41

   16.17    Multiple Counterparts...........................................  41

   16.18    Governing Law...................................................  41

   16.19    Right of First Offer............................................  41

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EXHIBITS

      Exhibit A  Plan of Premises
      Exhibit B  Legal Description of Land
      Exhibit C  Term Commencement Date Letter
      Exhibit D  Operating Expenses
      Exhibit E  Rules and Regulations of Building
      Exhibit F  Form of Notice of Lease
      Exhibit G  Form of Letter of Credit
      Exhibit H  Appraisers'Determination of Fair Market Rent
      Exhibit I  Form of Subordination, Non-Disturbance and Attornment Agreement

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                                    L E A S E

         THIS LEASE is dated as of July 14, 2000 between the Landlord and the
Tenant named below, and is of space in the Building described below.

                                   ARTICLE 1

                             BASIC DATA; DEFINITIONS

         1.1      BASIC DATA. Each reference in this Lease to any of the
following terms shall be construed to incorporate the data for that term set
forth in this Section:

         LANDLORD: BCIA New England Holdings LLC, a Delaware limited liability
company

         LANDLORD'S ADDRESS: c/o Boston Capital Institutional Advisors LLC, One
Boston Place, Boston, Massachusetts 02108

         LANDLORD'S MANAGING AGENT: BCIA Property Management LLC, or such other
person or entity from time to time designated by Landlord.

         TENANT: Beacon Power Corporation, a Delaware corporation.

         TENANT'S ADDRESS: 6 Gill Street, Woburn Industrial Park, Woburn,
Massachusetts 01801-1721.

         BUILDING: The building commonly known and numbered as 234 Ballardvale
Street, Wilmington, Massachusetts.

         BUILDING RENTABLE AREA: Agreed to be 100,225 square feet.

         LAND: The parcel of land, described in EXHIBIT B hereto, upon which the
Building is situated.

         PROPERTY: The Land together with the Building and other improvements
thereon.

         PREMISES: The portion of the Building shown cross-hatched on the plan
attached hereto as EXHIBIT A.

         PREMISES RENTABLE AREA: Agreed to be 51,650 square feet.

         PARK: The business park or parks and/or industrial park or parks or
properties of which the Property is a part, or with which the Property shares
roads, drainage, utilities or other facilities.

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         BASIC RENT: The Basic Rent is as follows:

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---------------------------------------------------  -----------------  -------------
                                                                           MONTHLY
                     RENTAL PERIOD                   ANNUAL BASIC RENT     PAYMENT
---------------------------------------------------  -----------------  -------------
<S>                                                  <C>                <C>
From the Term Commencement Date to the end of Lease  $451,937.50        $37,661.46
Year 2
---------------------------------------------------  -----------------  -------------
---------------------------------------------------  -----------------  -------------
Lease Year 3 - Lease Year 5                          $490,675.00        $40,889.58
---------------------------------------------------  -----------------  -------------
---------------------------------------------------  -----------------  -------------
Lease Year 6 - Lease Year 7                          $529,412.50        $44,117.71
---------------------------------------------------  -----------------  -------------

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         If Tenant exercises the Extension Option as provided herein, then the
Basic Rent for the Extension Term shall be the greater of (i) the Annual Basic
Rent in effect immediately prior to the expiration of the then current term and
(ii) the Fair Market Rent. As used herein, the term "FAIR MARKET RENT" means the
Basic Rent as determined: (i) by agreement between Landlord and Tenant,
negotiating in good faith, no later than thirty (30) days after Tenant's timely
exercise of the Extension Option (and Landlord shall not be required to so
negotiate prior to such date), or (ii) if Landlord and Tenant shall not have
agreed upon the Fair Market Rent by said date as aforesaid (an "IMPASSE"), then
Fair Market Rent for the Extension Term shall be fixed by means of an
Appraisers' Determination as more particularly described in EXHIBIT H hereto;
provided, however, that if an Impasse occurs, Tenant may elect within three (3)
days after the Impasse occurs, to revoke its exercise of the Extension Option by
giving notice in writing to Landlord within said three-day period whereupon the
Term of this Lease shall remain unchanged and the Extension Option shall be null
and void and of no further force or effect. If notice of such revocation is not
given within said three-day period, such revocation right shall be null and void
and of no further force or effect.

         ADDITIONAL RENT: All charges and sums which Tenant is obligated to pay
to Landlord pursuant to the provisions of this Lease, other than and in addition
to Basic Rent.

         TENANT'S PROPORTIONATE SHARE: Fifty-one and 53/100 percent (51.53%)
(which is based on the ratio of the agreed upon (a) Premises Rentable Area to
(b) Building Rentable Area ).

         SECURITY DEPOSIT: $445,675.00, in the form of a Letter of Credit
satisfying the requirements, and to be held and disposed of as provided in
SECTION 15.8 herein.

         TERM COMMENCEMENT DATE: See SECTION 4.1.

         RENT COMMENCEMENT DATE: The Term Commencement Date.

         OCCUPANCY DATE: The date on which Tenant occupies all or a portion of
the Premises for purposes of conducting its business.

         TERM: Seven (7) years, commencing on the Term Commencement Date and
expiring at the close of the day immediately preceding the 7th anniversary of
the Term Commencement Date, except that if the Term Commencement Date is other
than the first day of a calendar month, the expiration of the Term shall be at
the close of the last day of the calendar month in which such anniversary falls.
The Term shall include any extension thereof that is expressly

                                       2
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provided for by this Lease and that is effected strictly in accordance with this
Lease; if no extension of the Term is expressly provided for by this Lease, no
right to extend the Term shall be implied by this provision.

         LEASE YEAR: Any 365-day period of time during the Term commencing on
the Term Commencement Date, or any anniversary thereof, provided that if the
Term Commencement Date falls on a date other than the first day of the month,
the first Lease Year shall conclude on the anniversary of the last day of such
month.

         EXTENSION OPTION: Tenant's right to extend the Term hereof in
accordance with SECTION 4.2.

         EXTENSION TERM: The extended portion of the Term resulting from
Tenant's exercise of its Extension Option in accordance with SECTION 4.2.

         INITIAL GENERAL LIABILITY INSURANCE: $5,000,000.00 per
occurrence/$10,000,000.00 aggregate (combined single limit) for property damage,
bodily injury or death.

         PERMITTED USES: Office, light manufacturing and assembly.

         LANDLORD'S CONTRIBUTION: An amount not to exceed $516,500.00, in
accordance with SECTION 5.3 herein.

         BROKER: Insignia/ESG, Inc.

         AGENT: Officers, directors, members, managers, partners, employees,
agents and representatives.

         FORCE MAJEURE: Collectively and individually, strikes, lockouts or
other labor troubles, fire or other casualty, accidents, acts of God,
governmental preemption of priorities or other controls in connection with a
national or other public emergency, shortages of fuel, supplies or labor
resulting from any of the foregoing, or any other cause, whether similar or
dissimilar, beyond the reasonable control of the party required to perform an
obligation, excluding financial constraints of such party.

         BUSINESS DAYS: All days except Saturdays, Sundays, and other days when
federal or state banks in the state in which the Property is located are not
open for business.

         1.2      ENUMERATION OF EXHIBITS. The following Exhibits are attached
hereto, are made a part of this Lease, are incorporated herein by reference, and
are to be treated as a part of this Lease for all purposes. Undertakings
contained in such Exhibits are agreements on the part of Landlord and/or Tenant,
as the case may be, to perform the obligations stated therein.

                  Exhibit A -  Plan of Premises
                  Exhibit B -  Legal Description of Land
                  Exhibit C -  Term Commencement Date Letter
                  Exhibit D -  Operating Expenses
                  Exhibit E -  Rules and Regulations of Building

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                  Exhibit F -  Form of Notice of Lease
                  Exhibit G -  Form of Letter of Credit
                  Exhibit H -  Appraiser's Determination of Fair Market Rent
                  Exhibit I    Form of Subordination, Non-Disturbance and
                                 Attornment Agreement

                                   ARTICLE 2
                         PREMISES AND APPURTENANT RIGHTS

         2.1      LEASE OF PREMISES. Landlord hereby leases to Tenant and Tenant
hereby leases from Landlord the Premises for the Term and upon the terms and
conditions hereinafter set forth.

         2.2      APPURTENANT RIGHTS AND RESERVATIONS.

         (a) Tenant shall have, as appurtenant to the Premises, the
non-exclusive right to use, and permit its invitees to use in common with
Landlord and others (i) any common walkways necessary for access to the
Building; and (ii) the access roads, driveways, parking areas (as the same may
be designated or modified by Landlord from time to time), loading areas,
pedestrian sidewalks, landscaped areas, trash enclosures and other areas or
facilities, if any, which are located in or on the Property and designated by
Landlord from time to time for the non-exclusive use of tenants and other
occupants of the Building; but such rights shall always be subject to such rules
and regulations from time to time established by Landlord pursuant to SECTION
16.6 (the "RULES AND REGULATIONS") which Rules and Regulations shall be enforced
in a manner which is consistent among all tenants of the Building; and such
rights shall also be subject to the right of Landlord to designate and change
from time to time areas and facilities so to be used and to Landlord's right to
grant, modify and terminate easements and other encumbrances so long as the same
do not materially and adversely interfere with the use of the Premises by Tenant
and do not materially and adversely impact vehicular access and/or parking areas
on the Property. If the Building is located within a Park, then the Tenant's
rights shall also be subject to any rules and regulations imposed, from time to
time, by the entity governing the Park.

         (b) Landlord shall cause Tenant's name to be listed on the monument
directory located in front of the Building.

         (c) Tenant shall be entitled to use the Building's parking area(s),
subject to the provisions hereof and the Rules and Regulations. Tenant
acknowledges that its use of the parking spaces shall be on an unreserved,
non-exclusive basis and that such spaces shall be used solely for Tenant's
employees and visitors. Landlord shall not be liable to Tenant, and this Lease
shall not be affected, if any parking rights of Tenant hereunder are impaired by
any law, ordinance or other governmental regulation imposed after the date of
this Lease.

                                   ARTICLE 3
                                   BASIC RENT

3.1      PAYMENT.

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         (a) Tenant agrees to pay the Basic Rent and Additional Rent to
Landlord, or as directed by Landlord, commencing on the Rent Commencement Date,
without offset, abatement (except as provided in SECTION 12.4), deduction or
demand. Basic Rent shall be payable in lawful money of the United States in
equal monthly installments, in advance, on the first day of each and every
calendar month during the Term of this Lease, to Landlord at Fleet Lock Box,
Boston Capital, Box 31130, 99 Founder's Plaza, Hartford, CT 06150 or at such
other place as Landlord shall from time to time designate by notice. In the
event that any installment of Basic Rent or Additional Rent is not paid within
three (3) days of when due, Tenant shall pay, in addition to any charges under
SECTION 15.4, at Landlord's request an administrative fee equal to 5% of the
overdue payment. Landlord and Tenant agree that all amounts due from Tenant
under or in respect of this Lease, whether labeled Basic Rent, Additional Rent
or otherwise, shall be considered as rental reserved under this Lease for all
purposes, including without limitation regulations promulgated pursuant to the
Bankruptcy Code, and including further without limitation Section 502(b)
thereof.

         (b) Basic Rent for any partial month shall be pro-rated on a daily
basis, and if the first day on which Tenant must pay Basic Rent shall be other
than the first day of a calendar month, the first payment which Tenant shall
make to Landlord shall be equal to a proportionate part of the monthly
installment of Basic Rent for the partial month from the first day on which
Tenant must pay Basic Rent to the last day of the month in which such day
occurs, plus the installment of Basic Rent for the succeeding calendar month.

                                   ARTICLE 4
                      TERM COMMENCEMENT DATE/EXTENSION TERM

         4.1      TERM COMMENCEMENT DATE. The "TERM COMMENCEMENT DATE" shall be
the earlier of (a) October 1, 2000, (b) the Occupancy Date, as defined in
SECTION 1.1, or (c) the day following the Substantial Completion Date, as
defined in ARTICLE 5. Promptly upon the occurrence of the Term Commencement
Date, Landlord and Tenant shall execute a letter substantially in the form
attached hereto as EXHIBIT C identifying the Term Commencement Date, but the
failure by either party to execute such a letter shall have no effect on the
Term Commencement Date, as hereinabove determined.

         4.2      EXTENSION OPTION: Provided that a Default of Tenant does not
then exist hereunder, Tenant shall have the option (the "EXTENSION OPTION") to
extend the Term of this Lease for an additional period of five (5) years,
commencing on the seventh (7th) anniversary of the Term Commencement Date and
expiring on the day immediately preceding the twelfth (12th) anniversary of the
Term Commencement Date (the "EXTENSION TERM"), with such Extension Option to be
exercised by Tenant delivering to Landlord written notice thereof (the "TENANT
EXTENSION NOTICE") not less than nine (9) months and not more than twelve (12)
months prior to the scheduled expiration of the Term. The Extension Term shall
be upon all the same terms, covenants and conditions as the Initial Term, except
(i) as to Basic Rent, which shall be determined as set forth in SECTION 1.1,
(ii) that Tenant shall have no further extension rights unless otherwise agreed
to in writing by Landlord, (iii) no additional payment shall be required by
Tenant with respect to the Security Deposit or by Landlord with respect to
Landlord's Contribution, and (iv) Tenant shall not be entitled to any period of
"free rent" with respect to

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such Extension Term. Such exercise of the Extension Option shall be subject to
Tenant's right to revoke such election upon an Impasse in accordance with
SECTION 1.1 within the three-day revocation period set forth therein.

         Notwithstanding any provision herein to the contrary, Tenant's
Extension Option shall be null and void upon the occurrence of any of the
following events: (i) Tenant's failure to exercise the Extension Option by the
aforementioned date in accordance with the provisions set forth herein, or (ii)
Tenant assigning its interest in this Lease, or (iii) subleases are, at the time
Tenant delivers to Landlord a Tenant Extension Notice, in effect with respect to
more than 25% of the Premises Rentable Area.

                                   ARTICLE 5
                        CONDITION/PREPARATION OF PREMISES

         5.1      CONDITION OF PREMISES. Except for the Initial Work, the
Premises are being leased by Tenant in their present condition, "As Is," without
representation or warranty by Landlord. Tenant acknowledges that it has
inspected the Premises and Common Facilities of the Building and, except for the
Initial Work, has found the same satisfactory.

         5.2      PREPARATION OF THE PREMISES.

         (a) Tenant shall, at its sole cost and expense, arrange for
Walsh/Cochis Associates, Inc. (the "TENANT'S ARCHITECT") to prepare, at Tenant's
sole cost and expense, plans and specifications for the interior finish and
layout of the initial improvements (the "INITIAL WORK") which Tenant desires to
have performed in the Premises (the "PLANS"). Notwithstanding any provision
herein to the contrary, the interior and exterior test pits to be reflected on
the Plans (the "TESTS PITS") shall not comprise part of the Initial Work, but
shall be Alterations installed by Tenant, at its sole cost and expense, pursuant
to SECTION 6.2. The Plans shall be submitted to Landlord for its approval, and
Landlord shall approve or disapprove of the Plans, in its reasonable discretion,
within ten (10) Business Days of receiving them. No work shall be conducted by
Tenant until the Plans have been fully approved in writing by Landlord. Any
disapproval by Landlord of such Plans or a portion thereof shall be accompanied
by a reasonably specific statement of reasons therefor. At Tenant's sole cost
and expense, Tenant shall cause the Plans to be revised in a manner sufficient
to remedy the Landlord's objections and/or respond to the Landlord's concerns
and for such revised Plans to be redelivered to Landlord, and Landlord shall use
reasonable efforts to approve or disapprove Tenant's revised Plans within ten
(10) Business Days following the date of submission. The Plans shall be stamped
the Tenant's Architect and a Massachusetts registered engineer, such engineer
and any subcontractors performing any of the Initial Work, being subject to
Landlord's prior reasonable approval, and shall comply with all applicable laws,
ordinances and regulations (including, without limitation, the applicable
requirements of the Americans with Disabilities Act of 1990, and the regulations
promulgated thereunder) and the requirements of the Rules and Regulations and
shall be in a form satisfactory to appropriate governmental authorities
responsible for issuing permits, approvals and licenses required for such
Initial Work.

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         (b) Promptly after Landlord's approval of the Plans (and execution of a
work letter describing the Initial Work to be performed by Landlord pursuant to
the Plans, if requested by Landlord) Landlord shall solicit general contractor
bids (on a guaranteed maximum amount basis) for the Initial Work.

         (c) Tenant shall have the right to review all general contractor bids,
and, upon Landlord's review of all general contractor bids, Landlord will
identify the general contractor bid it deems most favorable and submit such bid
to Tenant for its approval. Tenant shall have two (2) Business Days to approve
or disapprove such bid in writing. Upon any written disapproval of such bid
within such period or upon the expiration of such two day period without written
approval, Landlord shall have the option to require that Tenant negotiate with
and enter into a contract directly with a general contractor of Tenant's
choosing, subject to Landlord's written approval of such general contractor,
which consent shall not be unreasonably withheld, whereupon, notwithstanding any
provision of this Lease to the contrary, Landlord shall have no further
obligation with respect to the Initial Work except for paying Landlord's
Contribution in accordance with Landlord's standard requisition procedure.

         (d) On the date on which the parties agree upon a general contractor to
perform the Initial Work, as provided herein, Tenant shall pay to Landlord the
cost of completing the Initial Work (less Landlord's Contribution), as estimated
in the general contractor's bid. In the event that the actual cost to Landlord
of completing the Initial Work, after taking into account Landlord's
Contribution, is greater or less than the estimate of the general contractor set
forth in the approved bid, then Tenant shall pay to Landlord, or Landlord shall
credit to Tenant (but only up to any amount so paid by Tenant), such difference
(as the case may be) within fifteen (15) days after Landlord advises Tenant of
such actual cost. Landlord shall not agree with the general contractor to
increase the cost of the Initial Work over the bid amount of the general
contractor without Tenant's prior approval. Payment of general contractor
invoices shall be made only upon receipt by Landlord of a certificate signed by
the Tenant's Architect certifying that the portions of the Initial Work
represented by the aforementioned invoices has been completed substantially in
accordance with the Plans.

         (e) The Premises shall be deemed ready for occupancy on the first day
after the Initial Work has been completed except for items of work (and, if
applicable, adjustment of equipment and fixtures) which can be completed after
occupancy has been taken without causing undue interference with Tenant's use of
the Premises (i.e. so-called "punch list" items) and Tenant has been given
notice thereof. Such date is hereinafter called the "SUBSTANTIAL COMPLETION
DATE" and such condition of the Premises is hereinafter referred to as
"SUBSTANTIAL COMPLETION." Landlord shall complete all "punch list" items within
a reasonable time, and Tenant shall afford Landlord access to the Premises for
such purposes.

         (f) Tenant shall give Landlord notice, not later than two (2) calendar
months after the Term Commencement Date, of any respects in which Landlord has
not performed the Initial Work fully, properly and in accordance with the terms
of this Lease. Except as identified in any such notice from Tenant to Landlord,
Tenant shall have no right to make any claim that Landlord has failed to perform
any of the Initial Work fully, properly and in accordance with the terms of this
Lease, or to require Landlord to perform any further Initial Work.

                                       7
<PAGE>

         (g) If a delay shall occur in the Substantial Completion of the Initial
Work as the result of:

                  (i) any unreasonable delay by Tenant (agreed to be any period
         of more than five (5) days after Landlord's notice to Tenant of its
         disapproval of such Plans as provided in SECTION 5.2(A) herein) in
         resubmitting revised Plans to Landlord for its approval;

                  (ii) any request by Tenant that Landlord delay the
         commencement, continuance or completion of the Initial Work;

                  (iii) any material change by Tenant in any of the Plans after
         initial approval thereof by Tenant;

                  (iv) any other act or omission of Tenant or its Agents or
         independent contractors;

                  (v) any special requirement of the Plans not in accordance
         with Landlord's building standard, as identified by Landlord to Tenant
         at the time of Plan approval; or

                  (vi) any reasonably necessary displacement of any of the
         Initial Work from its place in Landlord's construction schedule
         resulting from any of the causes for delay referred to in this
         PARAGRAPH (G) and the fitting of such Initial Work back into such
         schedule;

then Tenant shall, from time to time and within ten (10) days after demand
therefor, pay to Landlord for each day of such delay the amount of Basic Rent
and Additional Rent that would have been payable hereunder had Tenant's
obligation to pay Basic Rent and Additional Rent commenced immediately prior to
such delay.

         (h) If a delay in the Substantial Completion of the Initial Work, or if
any substantial portion of such delay, is the result of Force Majeure, and such
Force Majeure delay would not have occurred but for a delay described in
PARAGRAPH (G), such Force Majeure delay shall be added to the delay described in
PARAGRAPH (G).

         (i) The delays referred to in PARAGRAPHS (G) and (H) are herein
referred to collectively and individually as "TENANT'S DELAY."

         (j) If, as a result of Tenant's Delay, the Substantial Completion of
the Initial Work is delayed in the aggregate for more than sixty (60) days,
Landlord may (but shall not be required to) at any time thereafter terminate
this Lease by giving written notice of such termination to Tenant and thereupon
this Lease shall terminate without further liability or obligation on the part
of either party, except that Tenant shall pay to Landlord the cost theretofore
incurred by Landlord in performing the Initial Work, plus an amount equal to
Landlord's out-of-pocket expenses incurred in connection with this Lease,
including, without limitation, brokerage and legal fees, together with any
amount required to be paid pursuant to PARAGRAPH (A) through the effective
termination date.

                                       8
<PAGE>

         (k) To compensate Landlord for its oversight of the construction of the
Initial Work, Tenant shall pay to Landlord, on or before the Term Commencement
Date, a sum equal to three percent (3%) of the hard and soft costs of the
Initial Work. Such payment shall be a condition precedent to Tenant occupying
the Premises, and the failure to timely make such payment shall be a Default by
Tenant hereunder.

         (l) Landlord and Tenant agree to make good faith efforts to meet the
following timetable with respect to the Initial Work:

         July 17, 2000:   Tenant shall deliver the Plans to Landlord.

         July 31, 2000:   Landlord shall have received all general contractor
                           bids.

         August 3, 2000:  Landlord and Tenant shall agree upon a general
                           contractor.

         August 11, 2000: General contractor shall have applied for all permits
                           required to commence construction of the Initial
                           Work.

         October 1, 2000: Landlord shall deliver the Premises to Tenant.

provided however, no failure by either party to meet the dates above set forth
shall affect the Term Commencement Date or the Rent Commencement Date. This
timetable does not account for the construction of the Test Pits, and any
additional time required with respect to same shall not affect the Term
Commencement Date or the Rent Commencement Date.

         5.3      LANDLORD CONTRIBUTION. Landlord shall be obligated to pay for
the costs incurred with respect to the design and performance of the Initial
Work (the "COST OF INITIAL WORK") up to the amount of Landlord's Contribution,
subject to the provisions hereof. To the extent that the Cost of Initial Work
exceeds the Landlord's Contribution, Tenant shall be entirely responsible for
such excess. Landlord's Contribution shall be payable by Landlord directly to
the general contractor in installments as the Initial Work progresses. Landlord
agrees not to revise the budget for the Initial Work without Tenant's prior
written consent. Prior to payment of any such installment Landlord must be
reasonably satisfied with the Initial Work performed to date and that any
required partial and/or final lien waivers have been provided. If at any time
the Tenant's Architect advises Landlord that the remaining portion of Landlord's
Contribution together with the deposit delivered by Tenant to Landlord pursuant
to SECTION 5.2(D) is insufficient to pay in full for the completion of the
Initial Work, then Tenant shall immediately deposit with Landlord all further
sums necessary, in the opinion of the Tenant's Architect, to complete the
Initial Work.

         Any portion of Landlord's Contribution which has not been applied on or
before December 31, 2000 shall be deemed forfeited by Tenant and Landlord shall
have no further obligation with respect thereto.

                                       9
<PAGE>

                                   ARTICLE 6
                                 USE OF PREMISES

         6.1      PERMITTED USE.

         (a) Tenant agrees that the Premises shall be used and occupied by
Tenant only for Permitted Uses and for no other use without Landlord's prior
express written consent.

         (b) Tenant agrees to conform to the following provisions during the
Term of this Lease:

                  (i) Tenant shall cause all freight to be delivered to or
         removed from the Building and the Premises or the Park in accordance
         with the Rules and Regulations established by Landlord therefor;

                  (ii) Subject to Landlord's prior consent and applicable zoning
         laws, Tenant may, at its sole cost and expense, erect a lighted sign on
         both sides of the Building, similar in style and fashion to the signs
         currently in place for Progress Software. Other than as provided in the
         immediately preceding sentence, Tenant will not place on the exterior
         of the Premises (including both interior and exterior surfaces of doors
         and interior surfaces of windows) or on any part of the Building
         outside the Premises, any sign, symbol, advertisement or the like
         visible to public view outside of the Premises. Landlord will not
         withhold consent for any signs and lettering provided that such signs
         or lettering comply with law and conform to any sign standards of
         Landlord and/or the Park, and provided that Tenant has submitted to
         Landlord a plan or sketch in reasonable detail (showing, without
         limitation, size, color, location, materials and method of affixation)
         of the sign to be placed on such entry doors;

                  (iii) Tenant shall not perform any act or carry on any
         practice which may injure the Premises, or any other part of the
         Building or the Property, or cause any offensive odors or loud noise or
         constitute a nuisance or a menace to any other tenant or tenants or
         other persons in the Building; and

                  (iv) Tenant shall, in its use of the Premises, comply with the
         requirements of all applicable governmental laws, rules and
         regulations, as amended from time to time, including, without
         limitation, the Americans With Disabilities Act of 1990 and any
         applicable state and local regulations regarding architectural access
         or comparable regulations.

         6.2      INSTALLATIONS AND ALTERATIONS BY TENANT.

         (a) Tenant shall make no alterations, additions, or improvements
(collectively, "ALTERATIONS") in or to the Premises (including any Alterations,
other than the Initial Work, necessary for Tenant's initial occupancy of the
Premises) without Landlord's prior written consent, which consent shall not be
unreasonably withheld or delayed with respect to non-structural Alterations that
do not materially affect or involve the Building's life safety, heating,
ventilating, and air-conditioning ("HVAC"), electrical, plumbing or mechanical
systems or any other Building systems. Any Alterations shall be in accordance
with the Rules

                                       10
<PAGE>

and Regulations in effect with respect thereto and with plans and specifications
meeting the requirements set forth in the Rules and Regulations and approved in
advance by Landlord. All Alterations shall (i) be performed in a good and
workmanlike manner and in compliance with all applicable laws, ordinances and
regulations; (ii) be made at Tenant's sole cost and expense; (iii) except for
the Test Pits and Tenant's Removable Property, as defined in SECTION 6.2(C)
below, become part of the Premises and the property of Landlord, (unless at the
time of Landlord's approval of such Alterations, Landlord elects in writing to
require Tenant to remove the same upon Tenant's surrender of the Premises); and
(iv) be coordinated with any work being performed by Landlord in such a manner
as not to damage the Building or interfere with the construction or operation of
the Building. At Landlord's request, Tenant shall, before its work is started,
secure assurances satisfactory to Landlord in its reasonable discretion
protecting Landlord against claims arising out of the furnishing of labor and
materials for the Alterations. Notwithstanding the foregoing, Tenant shall have
the right to make Alterations without Landlord's approval so long as the same
(1) do not affect the Structure as defined in SECTION 8.1 herein or the roof,
window frames, outside walls, or the HVAC or other building systems of the
Building and (2) do not have an aggregate cost of more than $10,000 in any one
year. In addition, Tenant may apply for such permits as are necessary, and when
and if the same are issued, shall have the right to install, at Tenant's sole
cost and expense, an above-ground storage tank of up to 1,000 gallons for the
storage of liquid nitrogen at the Property at a location to be approved in
writing by Landlord. Such tank shall be deemed an Alteration hereunder for which
Tenant shall be required to comply with all other provisions of this ARTICLE 6.
Tenant shall be required to remove the tank at the expiration or earlier
termination of the Term hereof.

         (b) If any Alterations shall involve the removal of fixtures, equipment
or other property in the Premises which are not Tenant's Removable Property,
such fixtures, equipment or property shall be promptly replaced by Tenant at its
expense with new fixtures, equipment or property of like utility and of at least
equal quality.

         (c) All articles of personal property and all business fixtures,
machinery and equipment and furniture owned or installed by Tenant solely at its
expense in the Premises ("TENANT'S REMOVABLE PROPERTY") shall remain the
property of Tenant and may be removed by Tenant at any time prior to the
expiration or earlier termination of the Term, provided that Tenant, at its
expense, shall repair any damage to the Building caused by such removal.

         (d) Notice is hereby given, and Landlord and Tenant hereby agree, that
Landlord shall not be liable for any labor or materials furnished or to be
furnished to Tenant upon credit, and that no mechanic's or other lien for any
such labor or materials shall attach to or affect the reversion or other estate
or interest of Landlord in and to the Premises, the Building or the Property. To
the maximum extent permitted by law, before such time as any contractor
commences to perform work on behalf of Tenant, Tenant shall obtain from such
contractor (and any subcontractors), and shall furnish to Landlord, a written
statement acknowledging the provisions set forth in the immediately preceding
sentence. Tenant agrees to pay promptly when due the entire cost of any work
done on behalf of Tenant, Tenant's Agents or independent contractors, and not to
cause or permit any liens for labor or materials performed or furnished in
connection therewith to attach to all or any part of the Land and to immediately
to discharge any such liens which may so attach. If, notwithstanding the
foregoing, any lien is filed against all or any part of the Land for work
claimed to have been done for, or materials claimed to have been

                                       11
<PAGE>

furnished to, Tenant or Tenant's Agents or independent contractors, Tenant, at
its sole cost and expense, shall immediately cause such lien to be dissolved
within thirty (30) days) after receipt of notice that such lien has been filed,
by the payment thereof or by the filing of a bond sufficient to accomplish the
foregoing and shall deliver to Landlord evidence thereof within three (3) days
of such dissolution. If Tenant shall fail to discharge any such lien, Landlord
may, at its option, discharge such lien and treat the cost thereof (including
attorneys' fees incurred in connection therewith) as Additional Rent payable
upon demand, it being expressly agreed that such discharge by Landlord shall not
be deemed to waive or release the default of Tenant in not discharging such
lien. Tenant shall indemnify and hold Landlord harmless from and against any and
all expenses, liens, claims, liabilities and damages based on or arising,
directly or indirectly, by reason of the making of any Alterations by or on
behalf of Tenant to the Premises under this Section, which obligation shall
survive the expiration or earlier termination of this Lease.

         (e) In the course of any work being performed by Tenant (including,
without limitation, the "field installation" of the Test Pits or any of Tenant's
Removable Property), Tenant agrees to use labor compatible with that being
employed by Landlord for work in the Building or on the Property or other
buildings owned by Landlord or its affiliates (which term, for purposes hereof,
shall include, without limitation, entities which control or are under common
control with or are controlled by Landlord or, if Landlord is a partnership or
limited liability company, by any partner or member of Landlord) and not to
employ or permit the use of any labor or otherwise take any action which might
foreseeably result in a labor dispute involving personnel providing services in
the Building or on the Property pursuant to arrangements made by Landlord.

         6.3      EXTRA HAZARDOUS USE. Tenant covenants and agrees that Tenant
will not do or permit anything to be done in or upon the Premises, or bring in
anything or keep anything therein, which shall increase the rate of property or
liability insurance carried by Landlord on the Premises or the Property above
the standard rate applicable to Premises being occupied for the Permitted Uses.
If the premium or rates payable with respect to any policy or policies of
insurance purchased by Landlord or Landlord's Managing Agent with respect to the
Property increases as a result of any act or activity on or use of the Premises
during the Term or payment by the insurer of any claim arising from any act or
neglect of Tenant, or Tenant's Agents, contractors or invitees, Tenant shall pay
such increase, from time to time, within fifteen (15) days after demand therefor
by Landlord, as Additional Rent.

         6.4      HAZARDOUS MATERIALS.

         (a) As used herein the term "HAZARDOUS MATERIALS" shall mean each and
every element, compound, chemical, mixture, contaminant, pollutant, material,
waste or other substance which is defined, determined or identified as hazardous
or toxic under any Environmental Law, including, without limitation, an "oil,"
"hazardous waste," "hazardous substance," or "chemical substance or mixture," as
the foregoing terms (in quotations) are defined in Environmental Laws. Tenant
may use chemicals such as adhesives, lubricants, ink, solvents and cleaning
fluids of the kind and in amounts and in the manner customarily found and used
in business offices in order to conduct its business at the Premises and to
maintain and operate the business machines located in the Premises. Tenant shall
not, without Landlord's prior written consent, which Landlord may withhold or
condition in Landlord's sole discretion,

                                       12
<PAGE>

allow, use, store, handle, treat, transport, release or dispose of any other
Hazardous Materials on or about the Premises or the Property except as
aforesaid.

         (b) As used herein the term "ENVIRONMENTAL LAW" shall mean any federal,
state and/or local statute, ordinance, bylaw, code, rule and/or regulation now
or hereafter enacted, pertaining to any aspect of the environment or human
health, including, without limitation, the Comprehensive Environmental Response,
Compensation and Liability Act of 1980, 42 U.S.C. Section 9601 et seq., the
Resource Conservation and Recovery Act of 1976, 42 U.S.C. Section 6901 et seq.,
the Toxic Substances Control Act, 15 U.S.C. Section 2061 et seq., the Federal
Clean Water Act, 33 U.S.C. Section 1251, and the Federal Clean Air Act, 42
U.S.C. Section 7401 et seq., and all environmental laws of the state in which
the Property is located, including without limitation, Chapter 21C, Chapter 21D,
and Chapter 21E of the General Laws of Massachusetts and the regulations
promulgated by the Massachusetts Department of Environmental Protection. Any
handling, treatment, transportation, storage, disposal or use of Hazardous
Materials by Tenant in or about the Premises or the Property and Tenant's use of
the Premises shall comply with all applicable Environmental Laws.

         (c) Tenant shall indemnify, defend upon demand with counsel reasonably
acceptable to Landlord, and hold Landlord harmless from and against, any
liabilities, losses claims, damages, interest, penalties, fines, attorneys'
fees, experts' fees, court costs, remediation costs, and other expenses which
result from the use, storage, handling, treatment, transportation, release,
threat of release or disposal of Hazardous Materials in or about the Premises or
the Property by Tenant or Tenant's Agents or invitees either prior to, during or
after the Term of this Lease. The provisions of this SECTION 6.4 shall survive
the expiration or earlier termination of this Lease, regardless of the cause of
such expiration or termination.

         (d) As used herein the term "ENVIRONMENTAL CONDITION" shall mean any
disposal, release or threat of release of Hazardous Materials on, from or about
the Premises, the Building or the Property or storage of Hazardous Materials on,
from or about the Premises, the Building or the Property. Tenant shall give
written notice to Landlord as soon as reasonably practicable of (i) any
communication received by Tenant from any governmental authority concerning
Hazardous Materials which relates to the Premises, the Building or the Property,
and (ii) any Environmental Condition of which Tenant is aware.

                                   ARTICLE 7
                            ASSIGNMENT AND SUBLETTING

         7.1      PROHIBITION.

         (a) Except as expressly provided in this SECTION 7.1, Tenant covenants
and agrees that neither this Lease nor the Term and estate hereby granted, nor
any interest herein or therein, will be assigned (collaterally, conditionally or
otherwise), mortgaged, pledged, encumbered or otherwise transferred, whether
voluntarily, involuntarily, by operation of law or otherwise, 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 Tenant, or used or occupied, or permitted
to be used or occupied, by anyone other than Tenant, or for any use or purpose
other than the

                                       13
<PAGE>

Permitted Use, or be sublet (which term, without limitation, shall include
granting of concessions, licenses, use and occupancy agreements and the like) in
whole or in part, or be offered or advertised for assignment or sublease by
Tenant or any person acting on behalf of Tenant, without in each case, the prior
written consent of Landlord. Without limiting the foregoing, any agreement: (x)
which purports to relieve Tenant from the obligation to pay, or pursuant to
which a third party agrees to pay on Tenant's behalf, all or any portion of the
Rent under this Lease; and/or (y) pursuant to which a third party undertakes or
is granted by or on behalf of Tenant the right to assign or attempt to assign
this Lease or to sublet or attempt to sublet all or any portion of the Premises,
shall for all purposes hereof be deemed to be an assignment of this Lease and
subject to the provisions of this ARTICLE 7. The provisions of this PARAGRAPH
(A) shall apply to a transfer (by one or more transfers) of a controlling
portion of or interest in the stock, or partnership or membership interests or
other evidences of equity interests of Tenant as if such transfer were an
assignment of this Lease for which the consent of Landlord is required as herein
provided.

         (b) Notwithstanding anything in this ARTICLE 7 to the contrary, the
issuance, sale or transfer of stock in Tenant in transactions effected on, or in
connection with an initial public offering of stock to be traded on a nationally
recognized public stock exchange (whether or not a change in control results)
and the transfer of stock pursuant to tender offers to shareholders, whether or
not solicited, shall not be deemed an assignment subject to the terms of this
ARTICLE 7. The term "CONTROLLING" as used herein shall mean the right to
exercise, directly or indirectly, forty-five percent (45%) or more of the voting
or equity rights attributable to the interest of the controlled entity. This
Lease shall not, nor shall any interest herein, be assignable as to the interest
of Tenant involuntarily or by operation of law without the prior written consent
of Landlord. Any of the foregoing acts without such prior written consent of
Landlord shall be void and shall, at the option of Landlord, constitute a
default that entitles Landlord to terminate this Lease. Tenant acknowledges
that, in lieu of consenting or withholding its consent to any such transfer
herein described, Landlord may exercise the rights provided in SECTION 7.4
hereof.

         (c) No assignment or subletting hereunder shall relieve Tenant from its
obligations hereunder, and Tenant shall remain fully and primarily liable
therefor. Without limiting Landlord's unequivocal right to withhold consent,
Landlord may withhold or revoke any consent by Landlord to a particular
assignment, sublease or occupancy, if the assignment, sublease or occupancy
agreement does not provide that the assignee, sublessee or other occupant agrees
to be independently bound by and upon all of the covenants, agreements, terms,
provisions and conditions set forth in this Lease on the part of Tenant to be
kept and performed (other than terms which customarily are altered by virtue of
the sublease or assignment, such as the amount of rent and other obligations of
subtenant or assignee and any obligations retained by Tenant pursuant to a
sublease, such as maintenance, and not assumed by subtenant) and otherwise
comply with this ARTICLE 7.

         7.2      ACCEPTANCE OF RENT. If this Lease be assigned, or if the
Premises or any part thereof be sublet or occupied by anyone other than Tenant,
whether or not in violation of the terms and conditions of this Lease, Landlord
may, at any time and from time to time, collect rent and other charges from the
assignee, sublessee or occupant, and apply the net amount collected to the Rent
and other charges herein reserved, but no such assignment, sublease, occupancy,

                                       14
<PAGE>

collection or modification of any provisions of this Lease shall be deemed a
waiver of this covenant, or the acceptance of the assignee, sublessee or
occupant as a tenant or a release of Tenant from the payment and further
performance of obligations on the part of Tenant to be performed hereunder. Any
consent by Landlord to a particular assignment, sublease or occupancy or other
act for which Landlord's consent is required under PARAGRAPH (A) of SECTION 7.1
shall not in any way diminish the prohibition stated in PARAGRAPH (A) of SECTION
7.1 as to any further such assignment, sublease or occupancy or other act or the
continuing liability of the original named Tenant.

         7.3      EXCESS PAYMENTS. If Tenant assigns this Lease or sublets or
otherwise permits occupancy of the Premises or any portion thereof, Tenant shall
pay to Landlord as Additional Rent, seventy-five percent (75%) of the amount, if
any, by which (a) any and all compensation received by Tenant as a result of
such assignment or sublease, or other occupancy, net of reasonable expenses
actually incurred by Tenant in connection with such assignment or sublease or
other occupancy (with fit-up costs and brokerage fees being amortized without
interest over the remaining Term (or, with respect to fit-up costs, the useful
life thereof, if greater than the remaining Term) and with such amortization and
such excess payments being recalculated upon any extension or renewal of the
Term hereof) exceeds (b) in the case of an assignment, the Rent under this
Lease, and in the case of a sublease or other occupancy, the portion of the Rent
allocable to the portion of the Premises subject to such subletting or other
occupancy. Such payments shall be made on the date the corresponding payments
under this Lease are due. Notwithstanding the foregoing, the provisions of this
Section shall impose no obligation on Landlord to consent to an assignment of
this Lease or a subletting or other occupancy.

         7.4      LANDLORD'S RECAPTURE RIGHT. Notwithstanding anything herein to
the contrary, in addition to withholding or granting consent to any matter
prohibited by SECTION 7.1(A), Landlord shall have the right, to be exercised in
writing within thirty (30) days after written notice from Tenant seeking
Landlord's consent to assign this Lease or to sublease all or any portion of the
Premises, to terminate this Lease (in the event of a proposed assignment) or
recapture that portion of the Premises to be subleased (in the event of a
proposed sublease). In the case of a proposed assignment, this Lease shall
terminate as of the date (the "RECAPTURE DATE") which is the later of (a) sixty
(60) days after the date of Landlord's election, and (b) the proposed effective
date of such assignment, as if such date were the last day of the Term of this
Lease. If Landlord exercises the rights under this Section in connection with a
proposed sublease, this Lease shall be deemed amended to eliminate the proposed
sublease premises from the Premises as of the Recapture Date, and thereafter all
Rent shall be appropriately prorated to reflect the reduction of the Premises as
of the Recapture Date.

         7.5      FURTHER REQUIREMENTS. Tenant shall reimburse Landlord on
demand, as Additional Rent, for any out-of-pocket costs (including reasonable
attorneys' fees and expenses) incurred by Landlord in connection with each
actual or proposed assignment, sublease, occupancy agreement, or other act
described in PARAGRAPH (A) of SECTION 7.1, whether or not consummated, including
the costs of making investigations as to the acceptability of the proposed
assignee, sublessee or occupant. Notwithstanding Tenant entering into any
assignment, sublease or occupancy agreement pursuant hereto, Tenant shall remain
primarily liable for all of its obligations hereunder, and in the case of
assignment (which shall not include transactions in which Landlord exercises its
recapture right as herein provided) such liability shall be joint and

                                       15
<PAGE>

several with such assignee. Any assignment, sublease or occupancy agreement to
which Landlord gives its consent shall not be valid or binding on Landlord and
no assignee, sublessee or occupant shall take possession of all or any portion
of the Premises unless and until Tenant and the assignee, sublessee, or occupant
executes and delivers to Landlord a consent agreement in form and substance
satisfactory to Landlord in its reasonable discretion, a fully executed
counterpart of such assignment, sublease or occupancy agreement acceptable to
Landlord, and a schedule of anticipated excess payments pursuant to SECTION 7.3.
In the event that Landlord consents to any sublease under the provisions of this
Article, any such sublease shall provide that: (i) the term of the sublease must
end no later than one day before the last day of the Term of this Lease; (ii) no
sublease shall be valid, and no assignee, sublessee or occupant shall take
possession of all or any part of the Premises until a fully executed counterpart
of such sublease has been delivered to Landlord; (iii) such sublease is subject
and subordinate to this Lease and the provisions hereof; (iv) Landlord may
enforce the provisions of the sublease, including without limitation, the
collection of rents; and (v) in the event of termination of this Lease or
reentry or repossession of the Premises by Landlord, Landlord may, at its sole
discretion and option, take over all of the right, title and interest of Tenant,
as sublessor under such sublease, and such sublessee shall, at Landlord's
option, attorn to Landlord, but nevertheless Landlord shall not (A) be liable
for any previous act or omission of Tenant under such sublease; (B) be subject
to any defense or offset previously accrued in favor of the sublessee against
Tenant; or (C) be bound by any previous modification of such sublease made
without Landlord's written consent or by any previous prepayment of more than
one month's rent.

         7.6      REASONABLENESS. Notwithstanding any other provision of this
Lease to the contrary, if Landlord has not exercised its rights under SECTION
7.4, Landlord may not unreasonably withhold, condition or delay its consent to
any assignment or sublease if (a) such assignee or subtenant agrees directly
with Landlord, by written instrument in form satisfactory to Landlord in its
reasonable discretion, to be bound by all obligations of Tenant under the Lease
(with respect only to the subleased premises in the case of a sublease),
including, without limitation, the covenant against further assignment and
subletting, and (b) one of the following applies: (1) the assignee, at the time
of such assignment, has a net worth, computed in accordance with generally
accepted accounting principles consistently applied, at least equal to the
greater of (i) the net worth of Tenant on the date hereof and (ii) the net worth
of Tenant on the date of the proposed assignment, and proof of such net worth
satisfactory to Landlord shall have been delivered to Landlord at least ten (10)
days prior to the effective date of any such assignment, or (2) a sublease or
subleases total less than twenty-five percent (25%) of the Premises (in the
aggregate at any time during the Term).

                                   ARTICLE 8
                    RESPONSIBILITY FOR REPAIRS AND CONDITION
                OF PREMISES; SERVICES TO BE FURNISHED BY LANDLORD

         8.1      LANDLORD REPAIRS. Except as otherwise provided in this Lease,
Landlord agrees to keep in good order, condition and repair the Structure of the
Building. As used herein the term "STRUCTURE" means the load bearing portions of
the walls, columns, beams, footings, and structural beams of the roof, in each
case necessary to preserve the load bearing capacity thereof, but specifically
excluding the slab and/or foundation system of the Building from and after the

                                       16
<PAGE>

installation of any Test Pits in the Building and specifically excluding all
life safety, HVAC, plumbing, mechanical and electrical systems in the Building.
Notwithstanding any provision herein to the contrary, Landlord shall in no event
be responsible to Tenant for any (i) condition in the Premises, the Building or
the Property caused by any act or neglect of Tenant or any of Tenant's Agents,
invitees or independent contractors; or (ii) any maintenance or repairs required
by reason of any Alterations, including without limitation the Test Pits,
performed by or on behalf of Tenant.

         Landlord shall also, to the extent practicable (i) keep all Common
Facilities reasonably free of snow, and (ii) keep and maintain all landscaped
areas on the Property in a neat and orderly condition. As used herein, the term
"COMMON FACILITIES" means the Land and the Structure, collectively. Landlord
shall not be responsible to make any improvements or repairs to the Building
other than as expressly in this SECTION 8.1 provided, unless expressly provided
otherwise in this Lease.

         8.2      TENANT REPAIRS.

         (a) Tenant will keep the Premises and every part thereof neat and
clean, and will maintain the same (including without limitation any HVAC
equipment or systems located within the Premises, or located elsewhere on the
Property to the extent such HVAC equipment or systems serve the Premises) in
good order, condition and repair, excepting only those repairs for which
Landlord is responsible under the terms of this Lease, reasonable wear and tear
of the Premises, and damage by fire or other casualty or as a consequence of the
exercise of the power of eminent domain; and Tenant shall surrender the Premises
to Landlord, upon the expiration or earlier termination of the Term, in such
condition. Without limitation, Tenant shall, at Tenant's expense, comply with,
and cause the Premises to comply with, all laws, codes and ordinances from time
to time in effect and all directions, rules and regulations of governmental
agencies having jurisdiction, and the standards recommended by the local Board
of Fire Underwriters applicable to Tenant's use and occupancy of the Premises,
and shall, at Tenant's expense, timely obtain all permits, licenses and the like
required thereby. Subject to SECTION 11.6 regarding waiver of subrogation,
Tenant shall be responsible for the cost of repairs and replacements which may
be made necessary by reason of damage to the Building caused by any act or
neglect of Tenant, or its Agents, invitees or independent contractors (including
any damage by fire or other casualty arising therefrom).

         (b) If Tenant is required to repair, replace or maintain any portion of
the Building pursuant to the provisions of this Lease, and Tenant fails to
commence to perform such act, upon not less than ten (10) days' prior written
notice, or fails to complete such act so commenced within thirty (30) days
(except that no notice shall be required in the event of an emergency), Landlord
may perform such act (but shall not be required to do so), and the provisions of
SECTION 15.4 ("REMEDYING DEFAULTS") shall be applicable to the costs thereof.
Landlord shall not be responsible to Tenant for any loss or damage whatsoever
that may accrue to Tenant's stock or business by reason of Landlord's performing
such acts.

         8.3      FLOOR LOAD - HEAVY MACHINERY.

                                       17
<PAGE>

         (a) Tenant shall not place a load upon any floor in the Premises
exceeding the floor load per square foot of area which such floor was designed
to carry and which is allowed by law. Landlord reserves the right to prescribe
the weight and position of all business machines and mechanical equipment,
including safes, which shall be placed so as to distribute the weight. Business
machines and mechanical equipment shall be placed and maintained by Tenant at
Tenant's expense in settings sufficient, in Landlord's judgment, to absorb and
prevent vibration, noise and annoyance. Tenant shall not move any safe, heavy
machinery, heavy equipment, freight, bulky matter or fixtures into or out of the
Building without Landlord's prior consent, which consent may include a
requirement to provide insurance, naming Landlord as an insured, in such amounts
as Landlord may deem reasonable.

         (b) If any such safe, machinery, equipment, freight, bulky matter or
fixtures requires special handling, Tenant agrees to employ only persons holding
a Master Rigger's License to do such work, and that all work in connection
therewith shall comply with applicable laws and regulations. Any such moving
shall be at the sole risk and hazard of Tenant, and Tenant will exonerate,
indemnify and save Landlord harmless against and from any liability, loss,
injury, claim or suit resulting directly or indirectly from such moving.

         8.4      UTILITIES. Electrical service and natural gas service to the
Premises, which Tenant is responsible for arranging, is separately metered and
Tenant shall be pay all charges therefor directly to the utility provider.
Landlord shall permit Landlord's existing wires, risers, conduits and other
electrical equipment of Landlord to be used to supply electricity to Tenant at
the Premises.

         8.5      ACCESS. Tenant shall have access to the Premises at all times,
subject to security precautions from time to time in effect (but Landlord shall
not be obligated to provide security for the Building or the Property) and
subject always to restrictions based on emergency conditions. If and to the
extent that Tenant desires to provide security for the Premises or for such
persons or their property, Tenant shall be responsible at its own expense for so
doing, after having first consulted with Landlord and after obtaining Landlord's
consent, which shall not be unreasonably withheld. Landlord expressly disclaims
any and all responsibility and/or liability for the physical safety of Tenant's
property, and for that of Tenant's Agents, invitees and independent contractors,
and, without in any way limiting the operation of ARTICLE 11 hereof, Tenant, for
itself and its Agents, hereby expressly waives any claim, action, cause of
action or other right which may accrue or arise as a result of any damage or
injury to the person or property of Tenant or any such Agent. Tenant agrees
that, as between Landlord and Tenant, it is Tenant's responsibility to advise
Tenant's Agents, invitees and independent contractors as to necessary and
appropriate safety precautions.

         8.6      INTERRUPTION. Landlord reserves the right to interrupt and/or
stop the supply and/or flow of water, sewage, electrical current, cleaning, and
other services, and to curtail, suspend, interrupt and/or stop use of entrances
serving as access to the Building, or other portions of the Property, without
thereby incurring any liability to Tenant, when necessary or advisable, in
Landlord's judgment, by reason of accident or emergency, or for repairs,
alterations, replacements or improvements, provided however, that Landlord shall
take reasonable steps to minimize interference caused thereby with Tenant's use
of the Premises to the extent practicable under the circumstances. No diminution
or abatement of Basic Rent or

                                       18
<PAGE>

Additional Rent (other than as provided in the immediately following sentence),
nor any direct, indirect or consequential damages shall be claimed by Tenant as
a result of, nor shall this Lease or any of the obligations of Tenant hereunder
be affected or reduced by reason of, any such interruption, curtailment,
suspension or stoppage of the foregoing services or use, irrespective of the
cause thereof. Notwithstanding the foregoing, if the Premises are rendered
Untenantable (as defined below) for more than twenty (20) consecutive days the
obligation of the Tenant to pay Basic Rent hereunder shall be abated in
proportion to the portion of the Premises so rendered untenantable until the
date immediately following the day on which such Untenantability is cured.

         For all purposes of this Lease, Untenantability shall mean that, for at
least five (5) consecutive days, Tenant, due to Landlord's interruption of
services to the Premises as provided above, shall not be reasonably able to use
and occupy or to have access to the Premises, or a portion of the Premises, as
the case may be, for the normal conduct of Tenant's business operations without
extraordinary and unreasonable measures being required to be taken by Tenant in
order to do so and Tenant does not use or occupy the same during said period.

                                   ARTICLE 9
                                REAL ESTATE TAXES

         9.1      PAYMENTS ON ACCOUNT OF REAL ESTATE TAXES.

         (a) "TAX YEAR" shall mean a twelve (12) month period commencing on July
1 and falling wholly or partially within the Term, and "TAXES" shall mean (i)
all taxes, assessments (special or otherwise), levies, fees and all other
government levies, exactions and charges of every kind and nature, general and
special, ordinary and extraordinary, foreseen and unforeseen, which are, at any
time prior to or during the Term, imposed or levied upon or assessed against the
Property or any portion thereof (and levied upon or assessed with respect to the
Park and any portion thereof), or against any Basic Rent, Additional Rent or
other rent of any kind or nature payable to Landlord by anyone on account of the
ownership, leasing or operation of the Property and any portion thereof (and the
Park and any portion thereof), or which arise on account of or in respect of the
ownership, development, leasing, operation or use of the Property or any portion
thereof (and the Park and any portion thereof); (ii) all gross receipts taxes or
similar taxes imposed or levied upon, assessed against or measured by any Basic
Rent, Additional Rent or other rent of any kind or nature or other sum payable
to Landlord by anyone on account of the ownership, development, leasing,
operation, or use of the Property or any portion thereof (and the Park and any
portion thereof); (iii) all value added, use and similar taxes at any time
levied, assessed or payable on account of the ownership, development, leasing,
operation, or use of the Property or any portion thereof (and the Park and any
portion thereof); and (iv) reasonable expenses of any proceeding for abatement
of any of the foregoing items included in Taxes; but the amount of special taxes
or special assessments included in Taxes shall be limited to the amount of the
installment (plus any interest, other than penalty interest, payable thereon) of
such special tax or special assessment required to be paid during the year in
respect of which such Taxes are being determined. There shall be excluded from
Taxes all income, estate, succession, franchise, inheritance and transfer taxes
of Landlord; provided, however, that

                                       19
<PAGE>

if at any time during the Term the present system of ad valorem taxation of real
property shall be changed so that a capital levy, franchise, income, profits,
sales, rental, use and occupancy, excise or other tax or charge shall in whole
or in part be substituted for, or added to, such ad valorem tax and levied
against, or be payable by, Landlord with respect to the Property or any portion
thereof (and the Park and any portion thereof), such tax or charge shall be
included in the term "TAXES" for the purposes of this Article.

         (b) Tenant shall pay to Landlord, as Additional Rent, Tenant's
Proportionate Share of Taxes, such amount to be apportioned for any portion of a
Tax Year in which the Term Commencement Date falls or the Term expires.

         (c) Estimated payments by Tenant on account of Taxes shall be made on
the first day of each and every calendar month during the Term of this Lease, in
the fashion herein provided for the payment of Basic Rent. The monthly amount so
to be paid to Landlord shall be sufficient to provide Landlord by the time real
estate tax payments are due with a sum equal to Tenant's required payment, as
reasonably estimated by Landlord from time to time, on account of Taxes for the
then current Tax Year. Once annually, Landlord shall advise Tenant of the amount
of the tax bills for the prior Tax Year and the computation of Tenant's payment
on account thereof. If estimated payments theretofore made by Tenant for the Tax
Year covered by such bills exceed the required payment on account thereof for
such Tax Year, Landlord shall credit the amount of overpayment against
subsequent obligations of Tenant on account of Taxes (or promptly refund such
overpayment if requested by Tenant or if the Term of this Lease has ended and
Tenant has no further obligation to Landlord); but if the required payments on
account thereof for such Tax Year are greater than estimated payments
theretofore made on account thereof for such Tax Year, Tenant shall pay the
difference to Landlord as Additional Rent within thirty (30) days after being so
advised by Landlord in writing, and the obligation to make such payment for any
period within the Term shall survive expiration or earlier termination of the
Term.

         9.2      ABATEMENT. If Landlord shall receive any tax refund or
reimbursement of Taxes or sum in lieu thereof with respect to any Tax Year all
or any portion of which falls within the Term, then out of any balance remaining
thereof after deducting Landlord's expenses in obtaining such refund, Landlord
shall pay to Tenant, provided there does not then exist a Default of Tenant, an
amount equal to such refund or reimbursement or sum in lieu thereof (exclusive
of any interest, and apportioned if such refund is for a Tax Year a portion of
which falls outside the Term,) multiplied by Tenant's Proportionate Share;
provided, that in no event shall Tenant be entitled to receive more than the
payments made by Tenant on account of Taxes for such Tax Year pursuant to
PARAGRAPH (B) of SECTION 9.1.

                                   ARTICLE 10
                         OPERATING AND UTILITY EXPENSES

         10.1     DEFINITIONS.

         (a) "OPERATING YEAR" shall mean each calendar year all or any part of
which falls within the Term;

                                       20
<PAGE>

         (b) "OPERATING EXPENSES" shall mean the aggregate costs and expenses
incurred by Landlord with respect to the operation, administration, cleaning,
repair, replacement, maintenance and management of the Property, all as set
forth in EXHIBIT D attached hereto, provided that if during any portion of the
Operating Year for which Operating Expenses are being computed, less than all of
the Building was occupied by tenants or Landlord was not supplying all tenants
with the services being supplied under this Lease, actual Operating Expenses
incurred shall be extrapolated reasonably by Landlord on an item by item basis
to the estimated Operating Expenses that would have been incurred if the
Building were fully occupied for such Operating Year and such services were
being supplied to all tenants, and such extrapolated amount shall, for the
purposes hereof, be deemed to be the Operating Expenses for such Operating Year.

         10.2     TENANT'S PAYMENT OF OPERATING EXPENSES.

         (a) Tenant shall pay to Landlord, as Additional Rent, an amount equal
to (i) Operating Expenses multiplied by (ii) Tenant's Proportionate Share, such
amount to be apportioned for any portion of an Operating Year in which the Term
Commencement Date falls or the Term of this Lease ends.

         (b) Estimated payments by Tenant on account of Operating Expenses shall
be made on the first day of each and every calendar month during the Term of
this Lease, in the fashion herein provided for the payment of Basic Rent. The
monthly amount so to be paid to Landlord shall be sufficient to provide Landlord
by the end of each Operating Year a sum equal to Tenant's required payment, as
reasonably estimated by Landlord from time to time during each Operating Year,
on account of Operating Expenses for such Operating Year. After the end of each
year, Landlord shall submit to Tenant a reasonably detailed accounting of
Operating Expenses for the prior Operating Year, and Landlord shall certify to
the accuracy thereof. If estimated payments theretofore made for such Operating
Year by Tenant exceed Tenant's required payment on account thereof for such
Operating Year according to such statement, Landlord shall credit the amount of
overpayment against subsequent obligations of Tenant with respect to Operating
Expenses (or promptly refund such overpayment if requested by Tenant or if the
Term of this Lease has ended and Tenant has no further obligation to Landlord);
but if the required payments on account thereof for such Operating Year are
greater than the estimated payments (if any) theretofore made on account thereof
for such Operating Year, Tenant shall pay to Landlord, as Additional Rent,
within thirty (30) days after being so advised by Landlord in writing, and the
obligation to make such payment for any period within the Term shall survive the
expiration or earlier termination of the Term.

         (c) UTILITY PAYMENTS. Tenant shall pay, directly to the proper
authorities charged with collection thereof, all charges for utilities used and
consumed in the Premises, including without limitation, charges for gas,
electricity and telephone service; provided, however, that Landlord shall pay
water and sewer charges for the Premises directly to the service provider and
include such charges in Operating Expenses.

         10.3     TRIPLE NET LEASE. This Lease is a triple net lease and it is
intended that, except where specifically provided herein, Tenant, and not
Landlord, shall bear Tenant's Proportionate Share of all costs incurred in
connection with the operation and maintenance of the Premises.

                                       21
<PAGE>

         10.4     TENANT'S AUDIT RIGHT. Tenant shall have the right to examine,
copy and audit Landlord's books and records establishing Operating Expenses for
any Operating Year for a period of one (1) year following the date that Tenant
receives the statement of Operating Expenses for such Operating Year from
Landlord. Tenant shall give Landlord not less than thirty (30) days' prior
notice of its intention to examine and audit such books and records, and such
examination and audit shall take place at such place within the continental
United States as Landlord routinely maintains such books and records, unless
Landlord elects to have such examination and audit take place in another
location designated by Landlord in the city and state in which the Property is
located. All costs of the examination and audit shall be borne by Tenant;
provided, however, that if such examination and audit establishes that the
actual Operating Expenses for the Operating Year in question are less than the
amount set forth as the annual Operating Expenses on the annual statement
delivered to Tenant by at least five percent (5%), then Landlord shall pay the
reasonable costs of such examination and audit. If, pursuant to the audit, the
payments made for such Operating Year by Tenant exceed Tenant's required payment
on account thereof for such Operating Year, Landlord shall credit the amount of
overpayment against subsequent obligations of Tenant with respect to Operating
Expenses (or promptly refund such overpayment if the Term of this Lease has
ended and Tenant has no further obligation to Landlord); but, if the payments
made by Tenant for such Operating Year are less than Tenant's required payment
as established by the examination and audit, Tenant shall pay the deficiency to
Landlord within thirty (30) days after conclusion of the examination and audit,
and the obligation to make such payment for any period within the Term shall
survive expiration of the Term. Tenant shall be required to deliver to Landlord
a copy of its contract with its auditor and a copy of all reports produced by
its auditor, and Tenant shall not be permitted to engage an auditor which is
paid on a contingency or percentage basis. If Tenant does not elect to exercise
its right to examine and audit Landlord's books and records for any Operating
Year within the time period provided for by this paragraph, Tenant shall have no
further right to challenge Landlord's statement of Operating Expenses.

                                   ARTICLE 11
                    INDEMNITY AND PUBLIC LIABILITY INSURANCE

         11.1     TENANT'S INDEMNITY. Except to the extent arising from the
gross negligence or willful misconduct of Landlord or Landlord's Agents, Tenant
agrees to indemnify and save harmless Landlord and Landlord's Agents from and
against all claims, losses, cost, damages, liabilities or expenses of whatever
nature arising: (i) from any accident, injury or damage whatsoever to any
person, or to the property of any person, occurring in or about the Premises;
(ii) from any accident, injury or damage whatsoever to any person, or to
property of any person, occurring outside of the Premises but on or about the
Property, where such accident, damage or injury results or is claimed to have
resulted from any act or omission on the part of Tenant or Tenant's Agents,
invitees or independent contractors; (iii) from the use or occupancy of the
Premises or of any business conducted therein, and, in any case, occurring after
the Term Commencement Date until the expiration or earlier termination of the
Term of this Lease and thereafter so long as Tenant is in occupancy of all or
any part of the Premises; or (iv) from any default or breach by Tenant or
Tenant's Agents under the terms or covenants of this Lease. This indemnity and
hold harmless agreement shall include indemnity against all losses, costs,

                                       22
<PAGE>

damages, expenses and liabilities incurred in or in connection with any such
claim or any proceeding brought thereon, and the defense thereof, including,
without limitation, reasonable attorneys' fees and costs at both the trial and
appellate levels. The provisions of this Section shall survive the expiration or
earlier termination of the Lease, regardless of the cause of such expiration or
earlier termination.

         11.2     TENANT PUBLIC LIABILITY INSURANCE. Tenant agrees to maintain
in full force from the date upon which Tenant first enters the Premises for any
reason, throughout the Term of this Lease, and thereafter so long as Tenant is
in occupancy of all or any part of the Premises, a policy of commercial general
liability and property damage insurance (including broad form contractual
liability, independent contractor's hazard and completed operations coverage)
under which Tenant is named as an insured and Landlord, Landlord's Managing
Agent and such other persons as are in privity of estate with Landlord as may be
set out in a notice to Tenant from time to time, are named as additional
insureds, and under which the insurer agrees to indemnify and hold Landlord,
Landlord's Managing Agent, and those in privity of estate with Landlord,
harmless from and against all cost, expense and/or liability arising out of or
based upon any and all claims, accidents, injuries and damages set forth in
SECTION 11.1. Tenant may satisfy such insurance requirements by including the
Premises in a so-called "blanket" and/or "umbrella" insurance policy, provided
that the amount of coverage allocated to the Premises shall fulfill the
requirements set forth herein. Tenant's commercial general liability insurance
policy shall be written on an "occurrence" basis, and shall be in at least the
amounts of the Initial General Liability Insurance specified in SECTION 1.1 or
such greater amounts as Landlord in its reasonable discretion shall from time to
time request.

         11.3     TENANT CASUALTY INSURANCE. Tenant agrees to maintain in full
force from the date upon which Tenant first enters the Premises for any reason,
throughout the Term of this Lease, and thereafter so long as Tenant is in
occupancy of all or any part of the Premises, "all-risk" property insurance on a
"replacement cost" basis, insuring Tenant's Removable Property, the Initial Work
and any Alterations made by Tenant pursuant to SECTION 6.2, to the extent that
the same have not become the property of Landlord.

         11.4     GENERAL INSURANCE REQUIREMENTS. Each policy required hereunder
shall be non-cancelable and non-amendable with respect to Landlord, Landlord's
Managing Agent and Landlord's said designees without thirty (30) days' prior
written notice to Landlord. With respect to all insurance which Tenant is
required to carry hereunder, Tenant shall, prior to entering the Premises for
any reason, deliver to Landlord a duplicate original policy or a certificate of
insurance satisfactory to Landlord, together with a photocopy of the entire
policy, with respect thereto.

         11.5     TENANT'S RISK. Tenant agrees to use and occupy the Premises,
and to use such other portions of the Property as Tenant is herein given the
right to use, at Tenant's own risk. Landlord shall not be liable to Tenant, or
Tenant's Agents, contractors or invitees for any damage, injury, loss,
compensation, or claim (including, but not limited to, claims for the
interruption of or loss to Tenant's business) based on, arising out of or
resulting from any cause whatsoever, including, but not limited to, repairs to
any portion of the Premises or the Property, any fire, robbery, theft,
mysterious disappearance and/or any other crime or casualty, the actions of any
other tenants of the Building or of any other person or persons, or any leakage
in any part

                                       23
<PAGE>

or portion of the Premises or the Building, or from water, rain or snow that may
leak into, or flow from any part of the Premises or the Building, or from
drains, pipes or plumbing fixtures in the Building, unless due to the gross
negligence or willful misconduct of Landlord or Landlord's Agents. Any goods,
property or personal effects stored or placed in or about the Premises shall be
at the sole risk of Tenant, and neither Landlord nor Landlord's insurers shall
in any manner be held responsible therefor. Notwithstanding the foregoing,
Landlord shall not be released from liability for any injury, loss, damages or
liability to the extent arising from any gross negligence or willful misconduct
of Landlord or Landlord's Agents; provided, however, that in no event shall
Landlord or Landlord's Agents have any liability to Tenant based on any loss
with respect to or as a result of interruption in the operation of Tenant's
business.

         11.6     WAIVER OF SUBROGATION. The parties hereto shall each procure
an appropriate clause in, or endorsement to, any property insurance policy on
the Premises or any personal property, fixtures or equipment located thereon or
therein, pursuant to which the insurer waives subrogation or consents to a
waiver of right of recovery in favor of either party and its respective Agents.
Having obtained such clauses and/or endorsements, each party hereby agrees that
it will not make any claim against or seek to recover from the other or its
Agents for any loss or damage to its property or the property of others
resulting from fire or other perils covered by such property insurance.

                                   ARTICLE 12
                           FIRE, EMINENT DOMAIN, ETC.

         12.1     LANDLORD'S RIGHT OF TERMINATION. If (a) the Premises or the
Building are substantially damaged by fire or casualty (the term "substantially
damaged" meaning damage of such a character that the same cannot, in the
ordinary course, reasonably be expected to be repaired within sixty (60) days
from the time that repair work would commence), or (b) part of the Building or
the Property is taken by any exercise of the right of eminent domain, then
Landlord shall have the right to terminate this Lease (even if Landlord's entire
interest in the Premises may have been divested) by giving notice to Tenant of
Landlord's election so to do within sixty (60) days after the occurrence of such
casualty or the effective date of such taking, whereupon this Lease shall
terminate on the earlier of (a) forty-five (45) days after the date of such
notice or (b) the effective date of such taking with the same force and effect
as if such date were the date originally established as the expiration date
hereof.

         12.2     RESTORATION; TENANT'S RIGHT OF TERMINATION. If (a) the
Premises or the Building are damaged by fire or other casualty, or (b) all or
part of the Building is taken by right of eminent domain; and this Lease is not
terminated pursuant to SECTION 12.1, Landlord shall thereafter use reasonable
efforts to restore the Building and the Premises (excluding any Alterations made
by Tenant pursuant to SECTION 6.2, including without limitation, the Test Pits,
and Tenant's Removable Property) to proper condition for Tenant's use and
occupation, provided that Landlord's obligation shall be limited to the amount
of insurance and eminent domain proceeds available therefor. If, for any reason,
such restoration shall not be substantially completed within six (6) months
after the expiration of the sixty (60) day period referred to in SECTION 12.1
(which six (6) month period may be extended for such periods of time as Landlord
is prevented from proceeding with or completing such restoration due to Force
Majeure, but in

                                       24
<PAGE>

no event for more than an additional three (3) months), Tenant shall have the
right to terminate this Lease by giving notice to Landlord thereof within thirty
(30) days after the expiration of such period (as so extended) provided that
such restoration is not completed within such period. This Lease shall cease and
come to an end without further liability or obligation on the part of either
party thirty (30) days after such giving of notice by Tenant unless, within such
thirty (30) day period, Landlord substantially completes such restoration. Such
right of termination shall be Tenant's sole and exclusive remedy at law or in
equity for Landlord's failure so to complete such restoration, and time shall be
of the essence with respect thereto.

         12.3     LANDLORD'S INSURANCE. Landlord agrees to maintain in full
force and effect, during the Term of this Lease, property damage insurance with
such deductibles and in such amounts as may from time to time be carried by
reasonably prudent owners of similar buildings in the area in which the Property
is located, provided that in no event shall Landlord be required to carry other
than fire and extended coverage insurance or insurance in amounts greater than
80% of the actual insurable cash value of the Building (excluding footings and
foundations). Landlord may satisfy such insurance requirements by including the
Property in a so-called "blanket" insurance policy, provided that the amount of
coverage allocated to the Property shall fulfill the foregoing requirements.

         12.4     ABATEMENT OF RENT. If the Premises or the Building are damaged
by fire or other casualty, Basic Rent and Additional Rent payable by Tenant
shall abate proportionately for the period during which, by reason of such
damage, Tenant's use of the Premises (excluding the Test Pits) is prevented,
having regard for the extent to which Tenant may be required to discontinue
Tenant's use of all or an undamaged portion of the Premises due to such damage,
but such abatement or reduction shall end if and when either (a) Landlord shall
have substantially completed sufficient restoration that Tenant is able to use
the Premises and the Premises are in substantially the condition it was in prior
to such damage (excluding any Alterations made by Tenant pursuant to SECTION 6.2
and Tenant's Removable Property), or (b) Tenant shall have commenced occupancy
and use of the Building. If the Premises shall be affected by any exercise of
the power of eminent domain, Basic Rent and Operating Expenses payable by Tenant
shall be justly and equitably abated and reduced according to the nature and
extent of the loss of use thereof suffered by Tenant. In no event shall Landlord
have any liability for damages to Tenant for inconvenience, annoyance, or
interruption of business arising from any fire or other casualty or eminent
domain.

         12.5     CONDEMNATION AWARD. Landlord shall have and hereby reserves
and excepts, and Tenant hereby grants and assigns to Landlord, all rights to
recover for damages to the Property and the leasehold interest hereby created,
and to compensation accrued or hereafter to accrue by reason of any taking, by
exercise of the right of eminent domain, and by way of confirming the foregoing,
Tenant hereby grants and assigns, and covenants with Landlord to grant and
assign to Landlord, all rights to such damages or compensation, and covenants to
deliver such further assignments and assurances thereof as Landlord may from
time to time request, and Tenant hereby irrevocably appoints Landlord its
attorney-in-fact to execute and deliver in Tenant's name all such assignments
and assurances. Nothing contained herein shall be construed to prevent Tenant
from prosecuting in a separate condemnation proceeding a claim for the value of
any of Tenant's Removable Property installed in the Premises by Tenant at
Tenant's

                                       25
<PAGE>

expense and for relocation expenses, provided that such action shall not affect
the amount of compensation otherwise recoverable by Landlord from the taking
authority.

                                   ARTICLE 13
                             HOLDING OVER; SURRENDER

         13.1     HOLDING OVER. Any holding over by Tenant after the expiration
of the Term of this Lease shall be treated as a daily tenancy at sufferance at a
rent equal to two (2) times the Basic Rent in effect immediately prior to such
expiration plus the Additional Rent herein provided (prorated on a daily basis).
Tenant shall also pay to Landlord all damages, direct and/or indirect, sustained
by reason of any such holding over. In all other respects, such holding over
shall be on the terms and conditions set forth in this Lease as far as
applicable.

         13.2     SURRENDER OF PREMISES. Upon the expiration or earlier
termination of the Term of this Lease, Tenant shall peaceably quit and surrender
to Landlord the Premises in neat and clean condition and in good order,
condition and repair, together with all alterations, additions and improvements
which may have been made or installed in, on or to the Premises prior to or
during the Term of this Lease (except as hereinafter provided), excepting only
ordinary wear and use and damage by fire or other casualty for which, under
other provisions of this Lease, Tenant has no responsibility to repair or
restore. Upon such expiration or earlier termination of the Term, Tenant shall
remove from the Premises all of Tenant's Removable Property and, to the extent
specified by Landlord, all Alterations made by Tenant and all partitions wholly
within the Premises unless installed initially by Landlord in preparing the
Premises for Tenant's occupancy; and shall repair any damages to the Premises or
the Building caused by such removal. Any Tenant's Removable Property which shall
remain in the Building or on the Premises after the expiration or earlier
termination of the Term of this Lease shall be deemed conclusively to have been
abandoned, and either may be retained by Landlord as its property or may be
disposed of in such manner as Landlord may see fit, at Tenant's sole cost and
expense. Notwithstanding any provision herein to the contrary, upon the
expiration or earlier termination of this Lease with respect to the Premises, or
any portion thereof which includes the Test Pits, Tenant shall, at its sole cost
and expense, promptly remove such Test Pits and restore such area to its
condition on the date hereof, and Tenant's failure to do so shall be a Default
hereunder and in such event Landlord, in addition to its other remedies
hereunder, at law or in equity may apply as much of the Security Deposit as is
required to effect such restoration.

                                   ARTICLE 14
                     RIGHTS OF MORTGAGEES; TRANSFER OF TITLE

         14.1     RIGHTS OF MORTGAGEES. This Lease shall be subject and
subordinate to the lien and terms of any mortgage, deed of trust or ground lease
or similar encumbrance (collectively, A "MORTGAGE", and the holder thereof from
time to time the "HOLDER") from time to time encumbering the Premises, whether
executed and delivered prior to or subsequent to the date of this Lease, unless
the Holder shall elect otherwise provided that the Holder thereof enters into an
agreement with Tenant in recordable form by the terms of which the Holder will
agree, unless a Default of Tenant has occurred, (1) not to disturb the rights of
Tenant under this Lease

                                       26
<PAGE>

thereunder and (2) to accept Tenant as tenant of the Premises under the terms
and conditions of this Lease in the event of acquisition of the Premises by such
Holder through foreclosure proceedings or otherwise, which agreement shall also
contain subordination and attornment provisions consistent with the provisions
of this ARTICLE 14, it being agreed that such agreement shall be at the election
of the Holder either (i) in a form with terms consistent with this ARTICLE 14 as
reasonably agreed to by Tenant and such Holder or (ii) in the form attached
hereto as EXHIBIT F. If this Lease is subordinate to any Mortgage and the Holder
or any other party shall succeed to the interest of Landlord pursuant to the
Mortgage (such Holder or other party, a "SUCCESSOR"), at the election of the
Holder or Successor, Tenant shall attorn to the Holder or Successor and this
Lease shall continue in full force and effect between the Holder or Successor
and Tenant. Tenant agrees to execute such instruments of subordination or
attornment in confirmation of the foregoing agreement as the Holder or Successor
reasonably may request, and Tenant hereby appoints the Holder or Successor as
Tenant's attorney-in-fact to execute such subordination or attornment agreement
upon default of Tenant in complying with the Holder's or Successor's request.

         14.2     ASSIGNMENT OF RENTS AND TRANSFER OF TITLE.

         (a) With reference to any assignment by Landlord of Landlord's interest
in this Lease, or the rents payable hereunder, conditional in nature or
otherwise, which assignment is made to the Holder of a Mortgage on property
which includes the Premises, Tenant agrees that the execution thereof by
Landlord, and the acceptance thereof by the Holder of such Mortgage shall never
be treated as an assumption by such Holder of any of the obligations of Landlord
hereunder unless such Holder shall, by notice sent to Tenant, specifically
otherwise elect and, except as aforesaid, such Holder shall be treated as having
assumed Landlord's obligations hereunder only upon foreclosure of such Holder's
Mortgage and the taking of possession of the Premises.

         (b) In no event shall the acquisition of Landlord's interest in the
Property by a purchaser which, simultaneously therewith, leases Landlord's
entire interest in the Property back to the seller thereof be treated as an
assumption by operation of law or otherwise, of Landlord's obligations
hereunder, but Tenant shall look solely to such seller-lessee, and its
successors from time to time in title, for performance of Landlord's obligations
hereunder. In any such event, this Lease shall be subject and subordinate to the
lease to such purchaser. For all purposes, such seller-lessee, and its
successors in title, shall be the Landlord hereunder unless and until Landlord's
position shall have been assumed by such purchaser-lessor.

         (c) Except as provided in PARAGRAPH (B) of this Section, in the event
of any transfer of title to the Property by Landlord, Landlord shall thereafter
be entirely freed and relieved from the performance and observance of all
covenants and obligations hereunder from the date of transfer.

         14.3     NOTICE TO MORTGAGEE. After receiving notice from Landlord of
any Holder of a Mortgage which includes the Premises, no notice from Tenant to
Landlord alleging any default by Landlord shall be effective unless and until a
copy of the same is given to such Holder (provided Tenant shall have been
furnished with the name and address of such Holder), and the curing of any of
Landlord's defaults by such Holder shall be treated as performance by Landlord.

                                       27
<PAGE>

                                   ARTICLE 15
                                DEFAULT; REMEDIES

         15.1     TENANT'S DEFAULT.

         (a) If at any time subsequent to the date of this Lease any one or more
of the following events (each a "DEFAULT") shall happen:

                  (i) Tenant shall fail to pay the Basic Rent or Additional Rent
         hereunder when due and such failure shall continue for three (3) days
         after notice to Tenant from Landlord; or

                  (ii) Tenant shall neglect or fail to perform or observe any
         other material covenant herein contained on Tenant's part to be
         performed or observed and Tenant shall fail to remedy the same within
         thirty (30) days after notice to Tenant specifying such neglect or
         failure, or if such failure is of such a nature that Tenant cannot
         reasonably remedy the same within such thirty (30) day period, Tenant
         shall fail to commence promptly (and in any event within such thirty
         (30) day period) to remedy the same and to prosecute such remedy to
         completion with diligence and continuity (and in any event, within
         ninety (90) days after the notice described in this SUBPARAGRAPH (II));
         or

                  (iii) Tenant's leasehold interest in the Premises shall be
         taken on execution or by other process of law directed against Tenant;
         or

                  (iv) Tenant shall make a general assignment for the benefit of
         creditors or shall be adjudicated insolvent, or shall file any petition
         or answer seeking any reorganization, arrangement, composition,
         readjustment, liquidation, dissolution or similar relief for itself
         under any present or future Federal, State or other statute, law or
         regulation for the relief of debtors (other than the Bankruptcy Code,
         as hereinafter defined), or shall seek or consent to or acquiesce in
         the appointment of any trustee, receiver or liquidator of Tenant or of
         all or any substantial part of its properties, or shall admit in
         writing its inability to pay its debts generally as they become due; or

                  (v) An Event of Bankruptcy (as hereinafter defined) shall
         occur with respect to Tenant; or

                  (vi) A petition shall be filed against Tenant under any law
         (other than the Bankruptcy Code) seeking any reorganization,
         arrangement, composition, readjustment, liquidation, dissolution, or
         similar relief under any present or future Federal, State or other
         statute, law or regulation and shall remain undismissed or unstayed for
         an aggregate of sixty (60) days (whether or not consecutive), or if any
         trustee, conservator, receiver or liquidator of Tenant or of all or any
         substantial part of its properties shall be appointed without the
         consent or acquiescence of Tenant and such appointment shall remain
         unvacated or unstayed for an aggregate of sixty (60) days (whether or
         not consecutive); or

                                       28
<PAGE>

                  (vii) If: (X) Tenant shall fail to pay the Basic Rent or
         Additional Rent hereunder when due or shall fail to perform or observe
         any other covenant herein contained on Tenant's part to be performed or
         observed and Tenant shall cure any such failure within the applicable
         grace period set forth in clauses (i) or (ii) above; or (Y) a Default
         of Tenant of the kind set forth in clauses (i) or (ii) above shall
         occur and Landlord shall, in its sole discretion, permit Tenant to cure
         such Default of Tenant after the applicable grace period has expired;
         AND the same or a similar failure shall occur more than once within the
         next 365 days (whether or not such similar failure is cured within the
         applicable grace period).

then in any such case Landlord may terminate this Lease as hereinafter provided.

         (b) For purposes of CLAUSE (A)(V) above, an "EVENT OF BANKRUPTCY" means
the filing of a voluntary petition by Tenant, or the entry of an order for
relief against Tenant, under Chapter 7, 11, or 13 of the Bankruptcy Code, and
the term "BANKRUPTCY CODE" means 11 U.S.C Section 101, ET SEQ. If an Event of
Bankruptcy occurs, then the trustee of Tenant's bankruptcy estate or Tenant as
debtor-in-possession may (subject to final approval of the court) assume this
Lease, and may subsequently assign it, only if it does the following within
ninety (90) days after the date of the filing of the voluntary petition, or the
entry of the order for relief (or such additional time as a court of competent
jurisdiction may grant, for cause, upon a motion made within the original
sixty-day period):

                  (i) files a motion to assume the Lease with the appropriate
         court;

                  (ii) satisfies all of the following conditions, which Landlord
         and Tenant acknowledge to be commercially reasonable:

                           (A) cures all Defaults of Tenant under this Lease or
                  provides Landlord with Adequate Assurance (as defined below)
                  that it will (x) cure all monetary Defaults of Tenant
                  hereunder within ten (10) days from the date of the
                  assumption; and (y) cure all nonmonetary Defaults of Tenant
                  hereunder within thirty (30) days from the date of the
                  assumption;

                           (B) compensates Landlord and any other person or
                  entity, or provides Landlord with Adequate Assurance that
                  within ten (10) days after the date of the assumption, it will
                  compensate Landlord and such other person or entity, for any
                  pecuniary loss that Landlord and such other person or entity
                  incurred as a result of any Default of Tenant, the trustee, or
                  the debtor-in-possession;

                           (C) provides Landlord with Adequate Assurance of
                  Future Performance (as defined below) of all of Tenant's
                  obligations under this Lease; and

                           (D) delivers to Landlord a written statement that the
                  conditions herein have been satisfied.

                                       29
<PAGE>

         (c) For purposes only of the foregoing PARAGRAPH (B), and in addition
to any other requirements under the Bankruptcy Code, any future federal
bankruptcy law and applicable case law, "ADEQUATE ASSURANCE" means at least
meeting the following conditions, which Landlord and Tenant acknowledge to be
commercially reasonable:

                  (i) entering an order segregating sufficient cash to pay
         Landlord and any other person or entity under PARAGRAPH (B) above; and

                  (ii) granting to Landlord a valid first lien and security
         interest (in form acceptable to Landlord) in all property comprising
         the Tenant's "property of the estate," as that term is defined in
         Section 541 of the Bankruptcy Code, which lien and security interest
         secures the trustee's or debtor-in-possession's obligation to cure the
         monetary and nonmonetary defaults under the Lease within the periods
         set forth in PARAGRAPH (B) above.

         (d) For purposes only of PARAGRAPH (B) above, and in addition to any
other requirements under the Bankruptcy Code, any future federal bankruptcy law
and applicable case law, "ADEQUATE ASSURANCE OF FUTURE PERFORMANCE" means at
least meeting the following conditions, which Landlord and Tenant acknowledge to
be commercially reasonable:

                  (i) the trustee or debtor-in-possession depositing with
         Landlord, as security for the timely payment of rent and other monetary
         obligations, an amount equal to the sum of two (2) months' Basic Rent
         plus an amount equal to two (2) months' installments on account of such
         other Additional Rent as may then be due and payable hereunder;

                  (ii) the trustee or the debtor-in-possession agreeing to pay
         in advance, on each day that the Basic Rent is payable, the monthly
         installments on account of Additional Rent;

                  (iii) the trustee or debtor-in-possession providing adequate
         assurance of the source of the rent and other consideration due under
         this Lease;

                  (iv) Tenant's bankruptcy estate and the trustee or
         debtor-in-possession providing Adequate Assurance that the bankruptcy
         estate (and any successor after the conclusion of the Tenant's
         bankruptcy proceedings) will continue to have sufficient unencumbered
         assets after the payment of all secured obligations and administrative
         expenses to assure Landlord that the bankruptcy estate (and any
         successor after the conclusion of the Tenant's bankruptcy proceedings)
         will have sufficient funds to fulfill Tenant's obligations hereunder.

         (e) If the trustee or the debtor-in-possession assumes the Lease under
PARAGRAPH (B) above and applicable bankruptcy law, it may assign its interest in
this Lease only if the proposed assignee first provides Landlord with Adequate
Assurance of Future Performance of all of Tenant's obligations under the Lease,
and if Landlord determines, in the exercise of its reasonable business judgment,
that the assignment of this Lease will not breach any other lease, or any
mortgage, financing agreement, or other agreement relating to the Property by
which Landlord is then bound or to which the Property is then subject (and
Landlord shall not be

                                       30
<PAGE>

required to obtain consents or waivers from any third party required under any
lease, mortgage, financing agreement, or other such agreement by which Landlord
is then bound).

         (f) For purposes only of PARAGRAPH (E) above, and in addition to any
other requirements under the Bankruptcy Code, any future federal bankruptcy law
and applicable case law, "ADEQUATE ASSURANCE OF FUTURE PERFORMANCE" means at
least the satisfaction of the following conditions, which Landlord and Tenant
acknowledge to be commercially reasonable:

                  (i) the proposed assignee submitting a current financial
         statement, audited by a certified public accountant, that allows a net
         worth and working capital in amounts determined in the reasonable
         business judgment of Landlord to be sufficient to assure the future
         performance by the assignee of Tenant's obligation under this Lease;
         and

                  (ii) if requested by Landlord in the exercise of its
         reasonable business judgment, the proposed assignee obtaining a
         guarantee (in form and substance satisfactory to Landlord) from one or
         more persons who satisfy Landlord's standards of creditworthiness.

         15.2     LANDLORD'S REMEDIES.

         (a) Upon the occurrence of a Default of Tenant, Landlord may terminate
this Lease by notice to Tenant, specifying a date not less than five (5) days
after the giving of such notice on which this Lease shall terminate and this
Lease shall come to an end on the date specified therein as fully and completely
as if such date were the date herein originally fixed for the expiration of the
Term of this Lease, and Tenant will then quit and surrender the Premises to
Landlord in the condition required herein, but Tenant shall remain liable as
hereinafter provided.

         (b) If this Lease shall have been terminated as provided in this
ARTICLE, then Landlord may re-enter the Premises, either by summary proceedings,
ejectment or otherwise, and remove and dispossess Tenant and all other persons
and any and all property from the same.

         (c) If this Lease shall have been terminated as provided in this
Article, Tenant shall pay Rent hereunder up to the time of such termination, and
thereafter Tenant, until the end of what would have been the Term of this Lease
in the absence of such termination, and whether or not the Premises shall have
been relet, shall be liable to Landlord for, and shall pay to Landlord, as
liquidated current damages: (X) the Rent hereunder if such termination had not
occurred, less the net proceeds, if any, of any reletting of the Premises, after
deducting all reasonable expenses in connection with such reletting, including,
without limitation, all repossession costs, brokerage commissions, legal
expenses, attorneys' fees, advertising, expenses of employees, alteration costs
and expenses of preparation for such reletting; and (Y) if this Lease provides
that Tenant was entitled to occupy the Premises for any period of time without
paying Basic Rent, the amount of Basic Rent that Tenant would have paid for any
such period. Tenant shall pay the portion of such current damages referred to in
clause (X) above to Landlord monthly on the days which the Basic Rent would have
been payable hereunder if this Lease had not been terminated, and Tenant shall
pay the portion of such current damages referred to in clause (Y) above to
Landlord upon such termination.

                                       31
<PAGE>

         (d) At any time after termination of this Lease as provided in this
Article, whether or not Landlord shall have collected any such current damages,
as liquidated final damages and in lieu of all such current damages beyond the
date of such demand, at Landlord's election Tenant shall pay to Landlord an
amount equal to the excess, if any, of the Rent (including Taxes, Operating
Expenses and other charges payable under this Lease) which would be payable
hereunder from the date of such demand assuming that, for the purposes of this
paragraph, annual payments by Tenant on account of Taxes and Operating Expenses
would be the same as the payments required for the immediately preceding
Operating Year or Tax Year for what would be the then unexpired Term of this
Lease if the same remained in effect, over the then fair net rental value of the
Premises for the same period.

         (e) In case of any Default of Tenant, re-entry, expiration and
dispossession by summary proceedings or otherwise, Landlord may (i) relet the
Premises or any part or parts thereof, either in the name of Landlord or
otherwise, for a term or terms which may at Landlord's option be equal to, less
than, or in excess of the period which would otherwise have constituted the
balance of the Term of this Lease and may grant concessions or free rent to the
extent that Landlord considers necessary or advisable to relet the same, and
(ii) make such alterations, repairs and decorations in the Premises as Landlord
considers necessary or advisable for the purpose of reletting the Premises; and
the making of such alterations, repairs and decorations shall not operate or be
construed to release Tenant from liability hereunder as aforesaid. Tenant hereby
expressly waives any and all rights of redemption granted by or under any
present or future laws in the event of Tenant being evicted or dispossessed, or
in the event of Landlord obtaining possession of the Premises, by reason of the
violation by Tenant of any of the covenants and conditions of this Lease.

         15.3     ADDITIONAL RENT. As referred to in SECTION 15.1 and
notwithstanding any other provision of this Lease to the contrary, if Tenant
shall fail to pay when due Additional Rent, Landlord shall have the same rights
and remedies as Landlord has hereunder for Tenant's failure to pay Basic Rent.

         15.4     REMEDYING DEFAULTS. Landlord shall have the right, but shall
not be required, to pay such sums or do any act which requires the expenditure
of monies which may be necessary or appropriate by reason of the failure or
neglect of Tenant to perform any of the provisions of this Lease, and in the
event of the exercise of such right by Landlord, Tenant agrees to pay to
Landlord forthwith upon demand all such sums, together with interest thereon per
annum at a rate equal to the greater of 15% or 3% over the prime rate in effect
from time to time at Fleet National Bank (but in no event greater than the
maximum lawful rate), as Additional Rent. Any payment of Basic Rent and
Additional Rent payable hereunder not paid when due shall, at the option of
Landlord, bear interest per annum at a rate equal to the greater of 15% or 3%
over the prime rate in effect from time to time at Fleet National Bank (but in
no event greater than the maximum lawful rate) from the due date thereof and
shall be payable forthwith on demand by Landlord, as Additional Rent.

         15.5     REMEDIES CUMULATIVE. The specified remedies to which Landlord
may resort hereunder are not intended to be exclusive of any remedies or means
of redress to which Landlord may at any time be entitled lawfully, and Landlord
may invoke any remedy (including

                                       32
<PAGE>

the remedy of specific performance) allowed at law or in equity as if specific
remedies were not herein provided for.

         15.6     ATTORNEYS' FEES. Reasonable attorneys' fees and expenses
incurred by or on behalf of Landlord in enforcing its rights hereunder or
occasioned by any Default of Tenant shall be paid by Tenant.

         15.7     WAIVER.

         (a) Failure on the part of Landlord or Tenant to complain of any action
or non-action on the part of the other, no matter how long the same may
continue, shall never be a waiver by Tenant or Landlord, respectively, of any of
their respective rights hereunder. Further, no waiver at any time of any of the
provisions hereof by Landlord or Tenant shall be construed as a waiver of any of
the other provisions hereof, and a waiver at any time of any of the provisions
hereof shall not be construed as a waiver at any subsequent time of the same
provisions. The consent or approval of Landlord or Tenant to or of any action by
the other requiring such consent or approval shall not be construed to waive or
render unnecessary Landlord's or Tenant's consent or approval to or of any
subsequent similar act by the other.

         (b) No payment by Tenant, or acceptance by Landlord, of a lesser amount
than shall be due from Tenant to Landlord hereunder shall be treated otherwise
than as a payment on account of the earliest installment of any payment due from
Tenant hereunder. The acceptance by Landlord of a check for a lesser amount with
an endorsement or statement thereon, or upon any letter accompanying such check,
that such lesser amount is payment in full, shall be given no effect, and
Landlord may accept such check without prejudice to any other rights or remedies
which Landlord may have against Tenant.

         15.8 SECURITY DEPOSIT. Tenant agrees that it shall deliver the Security
Deposit specified in SECTION 1.1 hereof to Landlord simultaneously with Tenant's
execution and delivery of this Lease, in the form of a "LETTER OF CREDIT" which,
as used herein, shall mean an unconditional standby irrevocable commercial
letter of credit that is: (i) in the amount of the Security Deposit, (ii) issued
by a commercial bank or savings and loan institution reasonably acceptable to
Landlord, (iii) binding for the Term hereof, as the same may be extended, or
renewable annually, and (iv) substantially in the form attached hereto as
EXHIBIT G. In the event that the Letter of Credit, or substitute Letter of
Credit, as the case may be, has an expiration date prior to that date which is
three (3) months following the date on which the Term is set to expire and has
not been renewed by Tenant and evidence thereof delivered to Landlord at least
thirty (30) days prior to the expiration of said Letter of Credit or substitute
Letter of Credit, Tenant shall substitute a new Letter of Credit, conforming
with the requirements hereof, with an expiration date which is at least one (1)
year after the date of the expiration date of the prior Letter of Credit. If
Tenant fails to timely substitute a new Letter of Credit by such date, Landlord
shall have the right to draw on the Letter of Credit currently in its possession
and hold the cash proceeds thereof as the Security Deposit as set forth in this
Lease. Landlord may draw upon the Letter of Credit at any time after any Default
of Tenant whereupon the cash proceeds thereof shall constitute the Security
Deposit hereunder.

                                       33
<PAGE>

         The Security Deposit shall be held, paid and applied by the Landlord as
set forth in this Lease. Landlord shall hold the Security Deposit throughout the
Term of this Lease as security for the performance by Tenant of all obligations
on the part of Tenant hereunder. Landlord shall have the right from time to
time, without prejudice to any other remedy Landlord may have on account
thereof, to apply such Security Deposit, or any part thereof, to Landlord's
damages arising from, or to cure, any Default of Tenant. If Landlord shall so
apply any or all of such Security Deposit, Tenant shall immediately upon demand
deposit with Landlord the amount so applied to be held as security hereunder.
Landlord shall return the Security Deposit, or so much thereof as shall not have
theretofore been applied in accordance with the terms of this Section, to Tenant
upon the expiration or earlier termination of the Term of this Lease and
surrender of possession of the Premises by Tenant to Landlord in the condition
herein required (including without limitation, the removal and restoration of
the Test Pits), provided that there is then existing no Default of Tenant (nor
any circumstance which, with the passage of time or the giving of notice, or
both, would constitute a Default of Tenant). While Landlord holds such Security
Deposit, Landlord shall have no obligation to pay interest on the same and shall
have the right to commingle the same with Landlord's other funds. If Landlord
conveys Landlord's interest under this Lease, the Security Deposit, or any part
thereof not previously applied, shall be turned over by Landlord to Landlord's
grantee, and, if so turned over, Tenant agrees to look solely to such grantee
for proper application of the Security Deposit in accordance with the terms of
this Section, and the return thereof in accordance herewith, and, if not so
turned over, Landlord shall remain responsible to Tenant therefor.

         The Holder of a Mortgage shall not be responsible to Tenant for the
return or application of any such Security Deposit, whether or not it succeeds
to the position of Landlord hereunder, unless such Security Deposit shall have
been received in hand by such Holder.

         Notwithstanding any provision herein to the contrary, so long as (i)
Tenant is not in Default hereunder, and (ii) this Lease is still in force and
effect, then the Security Deposit shall promptly be reduced as set forth below,
and Tenant may thereafter deliver to Landlord a substitute Letter of Credit,
conforming to the requirements hereof, in the sum of such reduced amount. Upon
Tenant complying with the conditions set forth above, the Security Deposit shall
be reduced in accordance with the following schedule:

<TABLE>
<CAPTION>

                  DATE                               SECURITY DEPOSIT REDUCED TO
                  ----                               ---------------------------
<S>                                                  <C>
                  1st Anniversary of
                  Term Commencement Date             $400,454.00

                  2nd Anniversary of
                  Term Commencement Date             $355,232.00

                  3rd Anniversary of
                  Term Commencement Date             $310,011.00

                  4th Anniversary of
                  Term Commencement Date             $264,789.00

</TABLE>

                                       34
<PAGE>

<TABLE>
<S>                                                  <C>

                  5th Anniversary of
                  Term Commencement Date             $219,568.00

                  6th Anniversary of
                  Term Commencement Date             $174,346.00

</TABLE>

         and upon each such reduction, Tenant may deliver to Landlord a
         substitute Letter of Credit, conforming to the requirements hereof, in
         the sum of the reduced Security Deposit amount, whereupon Landlord
         shall surrender to Tenant the Letter of Credit being so replaced;
         provided, however, that in no event shall the Security Deposit
         hereunder ever be less than $174,346.00. Upon Landlord's receipt of a
         substitute Letter of Credit in compliance with this Section, Landlord
         agrees not to draw upon the Letter of Credit being so replaced.
         Notwithstanding the foregoing, Tenant acknowledges that upon the
         occurrence of any Tenant Default hereunder, Tenant shall not be
         entitled to any further reduction in the amount of the Security
         Deposit, and Tenant's Security Deposit obligation shall not be reduced
         below its then current level.

         15.9     LANDLORD'S DEFAULT. Landlord shall in no event be in default
under this Lease unless Landlord shall neglect or fail to perform any of its
obligations hereunder and shall fail to remedy the same within thirty (30) days
after notice to Landlord specifying such neglect or failure, or if such failure
is of such a nature that Landlord cannot reasonably remedy the same within such
thirty (30) day period, Landlord shall fail to commence promptly (and in any
event within such thirty (30) day period) to remedy the same and to prosecute
such remedy to completion with diligence and continuity.

         15.10    INDEPENDENT COVENANT. Tenant acknowledges that its covenant to
pay Basic Rent and Additional Rent hereunder is independent of Landlord's
obligation to act or refrain from acting hereunder, and that in the event that
Tenant shall have a claim against Landlord, Tenant shall not have the right to
deduct the amount allegedly owed to Tenant from any Basic Rent or Additional
Rent due hereunder, it being understood that Tenant's sole remedy for recovering
upon such claim shall be to bring an independent legal action against Landlord.

                                   ARTICLE 16
                            MISCELLANEOUS PROVISIONS

         16.1     RIGHTS OF ACCESS. Landlord and Landlord's Managing Agent shall
have the right to enter the Premises at all reasonable hours upon at least
twenty-four (24) hour's notice to Tenant, except in case of emergency when no
notice shall be required, for the purpose of inspecting the Premises, doing
maintenance or making repairs or otherwise exercising its rights or fulfilling
its obligations under this Lease, and Landlord and Landlord's Managing Agent
also shall have the right to make access available at all reasonable hours to
prospective or existing (i) mortgagees, (ii) purchasers, or (iii) during the
last fifteen (15) months of the Term, tenants of any part of the Property.
During any such entry into the Premises, Landlord shall take reasonable steps to
minimize interference with the conduct of Tenant's business.

         16.2     COVENANT OF QUIET ENJOYMENT. Subject to the terms and
conditions of this Lease, on payment of the Rent and observing, keeping and
performing all of the other terms and

                                       35
<PAGE>

conditions of this Lease on Tenant's part to be observed, kept and performed,
Tenant shall lawfully, peaceably and quietly enjoy the Premises during the Term
hereof, without hindrance or ejection by any persons lawfully claiming under
Landlord to have title to the Premises superior to Tenant. The foregoing
covenant of quiet enjoyment is in lieu of any other covenant, express or
implied.

         16.3     LANDLORD'S LIABILITY.

         (a) Tenant agrees to look solely to Landlord's equity interest in the
Property at the time of recovery for recovery of any judgment against Landlord,
and agrees that neither Landlord nor any successor of Landlord shall be
personally liable for any such judgment, or for the payment of any monetary
obligation to Tenant. The provision contained in the foregoing sentence is not
intended to, and shall not, limit any right that Tenant might otherwise have to
obtain injunctive relief against Landlord or any successor of Landlord, or to
take any action not involving the personal liability of Landlord or any
successor of Landlord to respond in monetary damages from Landlord's assets
other than Landlord's equity interest in the Property.

         (b) In no event shall Landlord ever be liable to Tenant for any loss of
business or any other indirect or consequential damages suffered by Tenant from
whatever cause.

         (c) Where provision is made in this Lease for Landlord's consent, and
Tenant shall request such consent, and Landlord shall fail or refuse to give
such consent, Tenant shall not be entitled to any damages for any withholding by
Landlord of its consent, it being intended that Tenant's sole remedy shall be an
action for specific performance or injunction, and that such remedy shall be
available only in those cases where Landlord has expressly agreed in writing not
to unreasonably withhold its consent. Furthermore, whenever Tenant requests
Landlord's consent or approval (whether or not provided for herein), Tenant
shall pay to Landlord, on demand, as Additional Rent, any reasonable expenses
incurred by Landlord (including without limitation reasonable attorneys' fees
and costs, if any) in connection therewith.

         (d) Any maintenance, repairs or restoration required or permitted to be
made by Landlord under this Lease may be made during normal business hours, and
Landlord shall have no liability for damages to Tenant for inconvenience,
annoyance or interruption of business arising therefrom, but Landlord shall take
reasonable steps to minimize interference with Tenant's business in connection
therewith.

         16.4     ESTOPPEL CERTIFICATE. Each party shall, at any time and from
time to time, upon not less than ten (10) Business Days prior written notice by
the other, execute, acknowledge and deliver an estoppel certificate containing
such statements of fact as such other party reasonably requests.

         16.5     BROKERAGE. Tenant warrants and represents that Tenant has
dealt with no broker in connection with the consummation of this Lease other
than Broker and Nordblom Brokerage Company, Inc., and, in the event of any
brokerage claims against Landlord predicated upon prior dealings with Tenant,
Tenant agrees to defend the same and indemnify Landlord against any such claim
(except any claim by Broker it being understood that Landlord shall pay Broker's

                                       36
<PAGE>

commission to the extent required by Landlord's agreement with Broker, and that
Broker shall share any such commission with Nordblom Brokerage Company, Inc. as
they shall agree).

         16.6     RULES AND REGULATIONS. Tenant shall abide by the Rules and
Regulations from time to time established by Landlord, it being agreed that such
Rules and Regulations will be established and applied by Landlord in a
non-discriminatory fashion, such that all Rules and Regulations shall be
generally applicable to other tenants of the Building of similar nature to the
Tenant named herein. Landlord agrees to use reasonable efforts to insure that
any such Rules and Regulations are uniformly enforced, but Landlord shall not be
liable to Tenant for violation of the same by any other tenant or occupant of
the Building, or persons having business with them. In the event that there
shall be a conflict between such Rules and Regulations and the provisions of
this Lease, the provisions of this Lease shall control. The Rules and
Regulations currently in effect are set forth in EXHIBIT E.

         16.7     INVALIDITY OF PARTICULAR PROVISIONS. If any term or provision
of this Lease, or the application thereof to any person or circumstance shall,
to any extent, be invalid or unenforceable, the remainder of this Lease, or the
application of such term 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 and provision of this Lease shall be valid and be
enforced to the fullest extent permitted by law.

         16.8     PROVISIONS BINDING, ETC. Except as herein otherwise provided,
the terms hereof shall be binding upon and shall inure to the benefit of the
successors and assigns, respectively, of Landlord and Tenant (except in the case
of Tenant, ONLY such successors and assigns as may be permitted hereunder) and,
if Tenant shall be an individual, upon and to his heirs, executors,
administrators, successors and permitted assigns. Each term and each provision
of this Lease to be performed by Tenant shall be construed to be both a covenant
and a condition. Any reference in this Lease to successors and assigns of Tenant
shall not be construed to constitute a consent by Landlord to such assignment by
Tenant.

         16.9     RECORDING. Tenant agrees not to record this Lease, but, if the
Term of this Lease (including any extended term) is seven (7) years or longer,
each party hereto agrees, on the request of the other, to execute a notice of
lease in substantially the form attached hereto as EXHIBIT F, or such other form
as may be mandated by the state and/or county in which the Property is located.

In no event shall such document set forth the rent or other charges payable by
Tenant under this Lease; and any such document shall expressly state that it is
executed pursuant to the provisions contained in this Lease, and is not intended
to vary the terms and conditions of this Lease. At Landlord's request, promptly
upon expiration of or earlier termination of the Term, Tenant shall execute and
deliver to Landlord a release of any document recorded in the real property
records for the location of the Property evidencing this Lease, and Tenant
hereby appoints Landlord Tenant's attorney-in-fact, coupled with an interest, to
execute any such document if Tenant fails to respond to Landlord's request to do
so within ten (10) days. The obligations of Tenant under this Section shall
survive the expiration or any earlier termination of the Term.

                                       37
<PAGE>

         16.10    NOTICE. All notices or other communications required hereunder
shall be in writing and shall be deemed duly given if delivered in person (with
receipt therefor), if sent by reputable overnight delivery or courier service
(e.g., Federal Express) providing for receipted delivery, or if sent by
certified or registered mail, return receipt requested, postage prepaid, to the
following address:

         (a) if to Landlord at Landlord's Address, to the attention of Karl W.
Weller, Managing Director, with a copy to Michael F. Burke, Esq., Peabody &
Arnold LLP, 50 Rowes Wharf, Boston, Massachusetts 02110-3342.

         (b) if to Tenant, at Tenant's Address, to the attention of Maureen
Lister, Beacon Power, 6D Gill St., Woburn, MA 01801, and after the Term
Commencement Date, at the Premises with a copy to Al Sokol, Esq., Edwards &
Angell, LLP, 101 Federal Street, Boston, Massachusetts 02110.

         Receipt of notice or other communication shall be conclusively
established by either (i) return of a return receipt indicating that the notice
has been delivered; or (ii) return of the letter containing the notice with an
indication from the courier or postal service that the addressee has refused to
accept delivery of the notice. Either party may change its address for the
giving of notices by notice to the other party given in accordance with this
Section.

         16.11    WHEN LEASE BECOMES BINDING; ENTIRE AGREEMENT; MODIFICATION.
The submission of this document for examination and negotiation does not
constitute an offer to lease, or a reservation of, or option for, the Premises,
and this document shall become effective and binding only upon the execution and
delivery hereof by both Landlord and Tenant. This Lease is the entire agreement
between Landlord and Tenant, and this Lease expressly supersedes any
negotiations, considerations, representations and understandings and proposals
or other written documents relating hereto. This Lease may be modified or
altered only by written agreement between Landlord and Tenant, and no act or
omission of any Agent of Landlord shall alter, change or modify any of the
provisions hereof.

         16.12    HEADINGS AND INTERPRETATION OF SECTIONS. The article, section
and paragraph headings throughout this instrument are for convenience and
reference only, and the words contained therein shall in no way be held to
explain, modify, amplify or aid in the interpretation, construction or meaning
of the provisions of this Lease. The provisions of this Lease shall be construed
as a whole, according to their common meaning (except where a precise legal
interpretation is clearly evidenced), and not for or against either party. Use
in this Lease of the words "including," "such as," or words of similar import,
when followed by any general term, statement or matter, shall not be construed
to limit such term, statement or matter to the specified item(s), whether or not
language of non-limitation, such as "without limitation" or "including, but not
limited to," or words of similar import, are used with reference thereto, but
rather shall be deemed to refer to all other terms or matters that could fall
within a reasonably broad scope of such term, statement or matter.

         16.13    DISPUTE RESOLUTION. In the event of a dispute between Landlord
and Tenant pursuant to this Lease (other than a dispute relating to the payment
of Rent) the parties agree that prior to pursuing other available remedies
(excluding giving notices of default), they will attempt

                                       38
<PAGE>

to directly negotiate resolution of their dispute. If negotiation is
unsuccessful, then they agree to participate in at least three (3) hours of
mediation to be facilitated by a mediator mutually acceptable to them under the
mediation procedures set by the mediator. The mediation session shall be
conducted within thirty (30) days of the date on which the mediator receives the
request to mediate. The costs of such mediation shall be shared equally by the
parties.

         16.14    FINANCIAL STATEMENTS. Tenant shall, without charge therefor,
at any time, within ten (10) days following a request by Landlord, deliver to
Landlord, or to any other party designated by Landlord, a true and accurate copy
of Tenant's most recent financial statements. All requests made by Tenant
regarding subleases or assignments must be accompanied by the most recent
financial statement of Tenant's prospective sublessee or prospective assignee.

         16.15    WAIVER OF JURY TRIAL. Landlord and Tenant hereby each waive
trial by jury in any action, proceeding or counterclaim brought by either
against the other, on or in respect of any matter whatsoever arising out of or
in any way connected with this Lease, the relationship of Landlord and Tenant,
or Tenant's use or occupancy of the Premises.

         16.16    TIME IS OF THE ESSENCE. Time is of the essence of each
provision of this Lease.

         16.17    MULTIPLE COUNTERPARTS. This Lease may be executed in multiple
counterparts, each of which shall be deemed an original and all of which
together shall constitute one and the same document.

         16.18    GOVERNING LAW. This Lease shall be governed by the laws of the
state in which the Property is located.

         16.19    RIGHT OF FIRST OFFER.

         (a) Tenant shall have a right of first offer to lease any space which
becomes available in the Building (the "FIRST OFFER SPACE"), subject to the
rights of other tenants in the Building and subject to the right of Landlord to
extend or renew any current lease (or enter into a new lease with the same
tenant even if no extension or renewal rights are contained in said current
lease). If Landlord decides to lease any part of the First Offer Space, and such
First Offer Space is to become available for leasing, no other person having a
prior right thereto, Landlord agrees to offer the First Offer Space to Tenant
first before offering it to any other person. The First Offer Space is to be
offered at such Rent as is reasonably determined by Landlord ( the "FIRST OFFER
SPACE RENT"), but otherwise on the same terms and conditions as contained in
this Lease (other than condition, which shall be "as is"), except that Tenant's
Proportionate Share shall be adjusted proportionately to reflect the First Offer
Space. The offer shall set forth Landlord's determination of the First Offer
Space Rent and the anticipated delivery date. Tenant shall have three (3) days
following receipt of Landlord's offer to accept or reject the offer, time being
of the essence. If Tenant fails to notify Landlord of its decision within the
three (3) day period, Tenant shall be deemed to have rejected the offer and
Landlord shall be free thereafter to offer the First Offer Space to any person
on such terms as may be agreed to with such third party.

         (b) If Tenant accepts the offer to add the First Offer Space to the
Premises, then Tenant shall be fully responsible, at its sole cost and expense,
to construct leasehold improvements therein and to demise the same.

                                       39
<PAGE>

         (c) The right of Tenant to exercise its right of first offer is further
conditioned upon (i) no Event of Default existing either at the time of the
exercise or at the time the First Offer Space is added to the Premises, and (ii)
this Lease being in force and effect, and (iii) Tenant having continuously
occupied the entire Premises from the Term Commencement Date through the date of
its exercise of such option either at the time of the exercise or at the time
the First Offer Space is added to the Premises.

         (d) If Tenant shall fail or decline to exercise its right of First
Offer as to the First Offer Space, then this Right of First Offer shall lapse
and this SECTION 16.19 shall be void of no further force and effect. Landlord
shall thereafter have the right to lease the First Offer Space, or any portion
thereof, to a third party on the same or any other terms and conditions.

                  [REMAINDER OF PAGE INTENTIONALLY LEFT BLANK]

                                       40
<PAGE>

         IN WITNESS WHEREOF, Landlord and Tenant have caused this Lease to be
duly executed, under seal, by persons hereunto duly authorized, as of the date
first set forth above.

                                  LANDLORD:

                                  BCIA NEW ENGLAND HOLDINGS LLC, a Delaware
                                  limited liability company

                                  By: BCIA NEW ENGLAND HOLDINGS
                                      MASTER LLC, a Delaware limited liability
                                      company, its Manager

                                       By: BCIA NEW ENGLAND HOLDINGS
                                           MANAGER LLC, a Delaware limited
                                           liability company, its Manager

                                            By: BCIA NEW ENGLAND
                                                HOLDINGS MANAGER CORP., a
                                                Delaware corporation, its
                                                Manager

                                                By:
                                                    ---------------------------
                                                    Name:
                                                    Title:

                             TENANT:

                             BEACON POWER CORPORATION

                             By:
                                -------------------------------------
                                 Name:
                                       ------------------------------
                                 Title:
                                       ------------------------------

                                       41
<PAGE>

                                   EXHIBIT A
                                PLAN OF PREMISES

<PAGE>

                                   EXHIBIT B
                            LEGAL DESCRIPTION OF LAND

<PAGE>

                                   EXHIBIT C
                          TERM COMMENCEMENT DATE LETTER

                                                    __________________, _______

[NAME OF CONTACT]
Beacon Power Corporation
[ADDRESS OF TENANT]

         RE:      234 BALLARDVALE STREET, WILMINGTON, MA

Dear [NAME OF CONTACT]:

         Reference is made to that certain Lease, dated as of _________________
between BCIA New England Holdings LLC, as Landlord and Beacon Power Corporation,
as Tenant, with respect to Premises located in the above-referenced building. In
accordance with SECTION 4.1 of the Lease, this is to confirm that the Term
Commencement Date of the Lease occurred on _____________________, and that the
Term of the Lease shall expire on ______________________.

         If the foregoing is in accordance with your understanding, kindly
execute the enclosed duplicate of this letter, and return the same to us.

                                   Very truly yours,

                                   BCIA NEW ENGLAND HOLDINGS LLC, a Delaware
                                   limited liability company

                                   By:  BCIA NEW ENGLAND HOLDINGS MASTER LLC, a
                                        Delaware limited liability company, its
                                        Manager

                                        By:  BCIA NEW ENGLAND HOLDINGS MANAGER
                                             LLC, a Delaware limited liability
                                             company, its Manager

                                             By:  BCIA NEW ENGLAND HOLDINGS
                                                  MANAGER CORP., a Delaware
                                                  corporation, its Manager

                                                  By: __________________________
                                                      Name:
                                                      Title:

Accepted and Agreed:

BEACON POWER CORPORATION

By:___________________________
   Name: ___________________________
   Title:___________________________
   Date: ___________________________

<PAGE>

                                   EXHIBIT D
                               OPERATING EXPENSES

Operating Expenses shall include the following, without limitation:

     1.   All expenses incurred by Landlord or Landlord's Agents which shall be
          directly related to employment of personnel, including amounts
          incurred for wages, salaries and other compensation for services,
          payroll, social security, unemployment and similar taxes, workmen's
          compensation insurance, disability benefits, pensions,
          hospitalization, retirement plans and group insurance, uniforms and
          working clothes and the cleaning thereof, and expenses imposed on
          Landlord or Landlord's Agents pursuant to any collective bargaining
          agreement for the services of employees of Landlord or Landlord's
          Agents in connection with the operation, repair, maintenance,
          cleaning, management and protection of the Property, including,
          without limitation, day and night supervisors, manager, accountants,
          bookkeepers, janitors, carpenters, engineers, mechanics, electricians
          and plumbers and personnel engaged in supervision of any of the
          persons mentioned above; provided that, if any such employee is also
          employed on other property of Landlord, such compensation shall be
          suitably prorated among the Property and such other properties.

     2.   The cost of services, utilities, materials and supplies furnished or
          used in the operation, repair, replacement, maintenance, cleaning,
          repaving, management and protection of the Property, or any portion
          thereof, including without limitation, fees paid relating to access
          roads, utilities, and other facilities of the Park, if applicable, and
          such matters as are required to comply with law.

     3.   The cost of replacements for tools and other similar equipment used in
          the repair, maintenance, cleaning and protection of the Property,
          provided that, in the case of any such equipment used jointly on other
          property of Landlord, such costs shall be suitably prorated among the
          Property and such other properties.

     4.   Where the Property is managed by Landlord or an affiliate of Landlord,
          an annual sum equal to the amounts customarily charged by management
          firms in the metropolitan Boston area for similar properties, whether
          or not actually paid, or where managed by other than Landlord or an
          affiliate thereof, the amounts paid for management, together with, in
          either case, amounts accrued for legal and other professional fees
          relating to the Property, but excluding such fees and commissions paid
          in connection with services rendered for securing or renewing leases
          and for matters not related to the normal administration and operation
          of the Property, provided however that for no Operating Year during
          the Term shall such management fee exceed a sum equal to five percent
          (5%) of all Basic Rent and Additional Rent due under this Lease for
          such Operating Year.

     5.   Premiums for insurance against damage or loss to the Property from
          such hazards as Landlord shall determine, including, but not by way of
          limitation, insurance

<PAGE>

          covering loss of rent attributable to any such hazards, and public
          liability insurance.

     6.   If, during the Term of this Lease, Landlord shall make a capital
          expenditure, the total cost of which is not properly includible in
          Operating Expenses for the Operating Year in which it was made, there
          shall nevertheless be included in such Operating Expenses for the
          Operating Year in which it was made and in Operating Expenses for each
          succeeding Operating Year the annual charge-off of such capital
          expenditure. Annual charge-off shall be determined by dividing the
          original capital expenditure PLUS an interest factor, reasonably
          determined by Landlord, as being the interest rate then being charged
          for long-term mortgages by institutional lenders on like properties
          within the locality in which the Property is located, but in no event
          less than 12% per annum, by the number of years of useful life of the
          capital expenditure; and the useful life shall be determined
          reasonably by Landlord in accordance with generally accepted
          accounting principles and practices in effect at the time of making
          such expenditure.

     7.   Costs for electricity, water and sewer use charges, gas and other
          utilities supplied to the Property and not paid for directly by
          tenants.

     8.   Betterment assessments, provided the same are apportioned equally over
          the longest period permitted by law, and to the extent, if any, not
          included in Taxes.

     9.   Amounts paid to independent contractors for services, materials and
          supplies furnished for the operation, repair, maintenance, cleaning
          and protection of the Property.

         Notwithstanding anything to the contrary set forth in the Lease,
Operating Expenses shall not include the following:

     1.   Cost of permits, licenses and inspection fees incurred by Landlord to
          prepare, renovate, repaint, or redecorate any space leased to any
          existing tenant or prospective tenant, other than Tenant, of the
          Building;

     2.   Advertising and promotional expenditures incurred to lease space to
          new tenants or retain existing tenants, other than Tenant;

     3.   Legal fees and expenses incurred by Landlord to resolve disputes with
          tenants, other than Tenant;

     4.   Cost of replacement of any items covered under warranty so long as
          such warranty is in effect and honored;

     5.   Financing and refinancing costs in respect of any mortgage placed upon
          the Building, including points and commissions in connection
          therewith;

     6.   Interest or penalties for any late payments by Landlord;

<PAGE>

     7.   Compensation paid to any employee to the extent that the same is not
          fairly allocable to the work or service provided by such employee to
          the Building;

     8.   Rent or other charges payable under any ground or underlying lease;

     9.   Costs of any item which are reimbursable to Landlord by other Tenants
          or third parties other than through operating costs pass-through
          provisions in the leases of other Tenants in the Building (if any);
          and

     10.  An amount equal to all amounts received by Landlord through proceeds
          of insurance to the extent the proceeds are compensation for expenses
          which (i) previously were included in operating costs hereunder, (ii)
          are included in operating costs for the Operating Year in which the
          insurance proceeds are received or (iii) will be included as operating
          costs in a subsequent Operating Year.

<PAGE>

                                   EXHIBIT E
                        RULES AND REGULATIONS OF BUILDING

     The following regulations are generally applicable:

     1.   If the Building is occupied by more than one tenant, the public
          sidewalks, entrances, passages, courts, vestibules, stairways,
          corridors or halls shall not be obstructed or encumbered by Tenant
          (except as necessary for deliveries) or used for any purpose other
          than ingress and egress to and from the Premises.

     2.   No awnings, curtains, blinds, shades, screens or other projections
          shall be attached to or hung in, or used in connection with, any
          window in any outside wall of the Building.

     3.   No show cases or other articles shall be put in front of or affixed to
          any part of the exterior of the Building, nor, if the Building is
          occupied by more than one tenant, displayed through interior windows
          into the atrium of the Building, nor placed in the halls, corridors or
          vestibules, provided that show cases or articles may be displayed
          through interior windows into the atrium of the Building (if any) with
          Landlord's prior written approval, such approval not to be
          unreasonably withheld or delayed so long as such display does not
          adverse affect the aesthetic integrity of the Building.

     4.   The water and wash closets and other plumbing fixtures shall not be
          used for any purposes other than those for which they were designed
          and constructed, and no sweepings, rubbish, rags, acids or like
          substances shall be deposited therein. All damages resulting from any
          misuse of the fixtures shall be borne by the Tenant.

     5.   Tenant shall not use the Premises or any part thereof or permit the
          Premises or any part thereof to be used as a public employment bureau
          or for the sale of property of any kind at auction, except in
          connection with Tenant's business.

     6.   Tenant must, upon the termination of its tenancy, return to the
          Landlord all locks, cylinders and keys to offices and toilet rooms of
          the Premises.

     7.   There shall not be used in any space in the Building, or in the public
          halls of the Building, either by Tenant or by jobbers or others, in
          the delivery or receipt of merchandise, any hand trucks, except those
          equipped with rubber tires and side guards.

     8.   No bicycles, vehicles or animals of any kind shall be brought into or
          kept in the Premises.

     9.   If the Building is occupied by more than one tenant, no tenant shall
          make, or permit to be made, any unseemly or disturbing noises or
          disturb or interfere with occupants of this or any neighboring
          building or premises or those having business with them whether by use
          of any musical instrument, radio, talking machine, unmusical noise,
          whistling, singing, or in any other way. No tenant

<PAGE>

          shall throw anything out of the doors, windows or skylights or down
          the passageways.

     10.  The Premises shall not be used for lodging or sleeping or for any
          immoral or illegal purpose.

     11.  No smoking shall be permitted in the Premises or the Building. Smoking
          shall only be permitted in smoking areas outside of the Building which
          have been designated by the Landlord.

     12.  Landlord shall have the right, exercisable without notice and without
          liability to any tenant, to change the name and street address of the
          Building.

     13.  The rules and regulations set forth in ATTACHMENT I to this Exhibit,
          which is by this reference made a part hereof, are applicable to any
          Alterations being undertaken by or for Tenant in the Premises pursuant
          to SECTION 6.2 of the Lease.

     14.  Tenant shall comply with all rules and regulations of the Park, if
          applicable.

<PAGE>

                            ATTACHMENT I TO EXHIBIT E
                  RULES AND REGULATIONS FOR TENANT ALTERATIONS

1.   GENERAL

     a.   All Alterations made by Tenant in, to or about the Premises shall be
made in accordance with the requirements of this Exhibit and by contractors or
mechanics approved by Landlord.

     b.   Tenant shall, prior to the commencement of any work, submit for
Landlord's written approval, complete plans for the Alterations, with full
details and specifications for all of the Alterations, in compliance with
Section D below.

     c.   Alterations must comply with the Building Code applicable to the
Property and the requirements, rules and regulations and any other governmental
agencies having jurisdiction.

     d.   No work shall be permitted to commence before Tenant obtains and
furnishes to Landlord copies of all necessary licenses and permits from all
governmental authorities having jurisdiction.

     e.   All demolition, removals or other categories of work that may
inconvenience other tenants or disturb Building operations, must be scheduled
and performed before or after normal business hours, and Tenant shall provide
Landlord's Managing Agent with at least 24 hours' notice prior to proceeding
with such work.

     f.   All inquiries, submissions, approvals and all other matters shall be
processed through Landlord's Managing Agent.

     g.   All work, if performed by a contractor or subcontractor, shall be
subject to reasonable supervision and inspection by Landlord's representative.
Such supervision and inspection shall be at Tenant's sole expense and Tenant
shall pay Landlord's reasonable charges for such supervision and inspection.

2.   PRIOR TO COMMENCEMENT OF WORK

     a.   Tenant shall submit to the Building manager a request to perform the
work. The request shall include the following enclosures:

          (1)  A list of Tenant's contractors and/or subcontractors for
               Landlord's approval.

          (2)  Four complete sets of plans and specifications properly stamped
               by a registered architect or professional engineer.

          (3)  A properly executed building permit application form.

<PAGE>

          (4)  Four executed copies of the Insurance Requirements Agreement in
               the form attached to this Exhibit as ATTACHMENT II and made a
               part hereof from Tenant's contractor and, if requested by
               Landlord, from the contractor's subcontractors.

          (5)  Contractor's and subcontractor's insurance certificates,
               including an indemnity in accordance with the Insurance
               Requirements Agreement.

     b.   Landlord will return the following to Tenant:

          (1)  A letter of approval or disapproval with specific comments as to
               the reasons therefor (such approval or comments shall not
               constitute a waiver of approval of governmental authorities).

          (2)  Two fully executed copies of the Insurance Requirements
               Agreement.

     c.   Landlord's approval of the plans, drawings, specifications or other
submissions in respect of any Alterations shall create no liability or
responsibility on the part of Landlord for their completeness, design
sufficiency or compliance with requirements of any applicable laws, rules or
regulations of any governmental or quasi-governmental agency, board or
authority.

     d.   Tenant shall obtain a building permit from the Building Department and
necessary permits from other governmental agencies. Tenant shall be responsible
for keeping current all permits. Tenant shall submit copies of all approved
plans and permits to Landlord and shall post the original permit on the Premises
prior to the commencement of any work.

3.   REQUIREMENTS AND PROCEDURES

     a.   All structural and floor loading requirements of Tenant shall be
subject to the prior approval of Landlord's structural engineer at Tenant's sole
cost and expense.

     b.   All mechanical (HVAC, plumbing and sprinkler) and electrical
requirements shall be subject to the approval of Landlord's mechanical and
electrical engineers and all mechanical and electrical work shall be performed
by contractors who are engaged by Landlord in constructing, operating or
maintaining the Building. When necessary, Landlord will require engineering and
shop drawings, which drawings must be approved by Landlord before work is
started. Drawings are to be prepared by Tenant and all approvals shall be
obtained by Tenant.

     c.   If shutdown of risers and mains for electrical, life safety system,
HVAC, sprinkler and plumbing work is required, such work shall be supervised by
Landlord's representative. No work will be performed in Building mechanical
equipment rooms without Landlord's approval and under Landlord's supervision.

<PAGE>

     d.   Tenant's contractor shall:

          (1)  have a superintendent or foreman on the Premises at all times;

          (2)  police the job at all times, continually keeping the Premises
               orderly;

          (3)  protect the front and top of all peripheral HVAC units and
               thoroughly clean them at the completion of work;

          (4)  block off supply and return grills, diffusers and ducts to keep
               dust from entering into the Building air conditioning system; and

          (5)  avoid the disturbance of other tenants.

     e.  If Tenant's contractor is negligent in any of its responsibilities,
Tenant shall be charged for corrective work.

     f.  All equipment and installations must be equal to the standards
generally in effect with respect to the remainder of the Building. Any deviation
from such standards will be permitted only if indicated or specified on the
plans and specifications and approved by Landlord.

     g.   A properly executed air balancing report signed by a professional
engineer shall be submitted to Landlord upon the completion of all HVAC work.

     h.   Upon completion of the Alterations, Tenant shall submit to Landlord a
permanent certificate of occupancy and final approval by the other governmental
agencies having jurisdiction.

     i.   Tenant shall submit to Landlord a final "as-built" set of drawings
showing all items of the Alterations in full detail, in both hard copy and
electronic form.

     j.   Additional and differing provisions in the Lease, if any, will be
applicable and will take precedence.

4.   STANDARDS FOR PLANS AND SPECIFICATIONS.

     Whenever Tenant shall be required by the terms of the Lease (including this
Exhibit) to submit plans to Landlord in connection with any Alterations, such
plans shall include at least the following:

     a.   Floor plan indicating location of partitions and doors (details
required of partition and door types).

     b.   Location of standard electrical convenience outlets and telephone
outlets.

     c.   Location and details of special electrical outlets; E.G.,
photocopiers, etc.

<PAGE>

     d.   Reflected ceiling plan showing layout of standard ceiling and lighting
fixtures. Partitions to be shown lightly with switches located indicating
fixtures to be controlled.

     e.   Locations and details of special ceiling conditions, lighting
fixtures, speakers, etc.

     f.   Location and specifications of floor covering, paint or paneling with
paint colors referenced to standard color system.

     g.   Finish schedule plan indicating wall covering, paint, or paneling with
paint colors referenced to standard color system.

     h.   Details and specifications of special millwork, glass partitions,
rolling doors and grilles, blackboards, shelves, etc.

     i.   Hardware schedule indicating door number keyed to plan, size, hardware
required including butts, latchsets or locksets, closures, stops, and any
special items such as thresholds, soundproofing, etc. Keying schedule is
required.

     j.   Verified dimensions of all built-in equipment (file cabinets, lockers,
plan files, etc.)

     k.   Location and weights of storage files.

     l.   Location of any special soundproofing requirements.

     m.   Location and details of special floor areas exceeding 50 pounds of
          live load per square foot.

     n.   All structural, mechanical, plumbing and electrical drawings, to be
prepared by the base building consulting engineers, necessary to complete the
Premises in accordance with Tenant's Plans.

     o.   All drawings to be uniform size (30" x 46") and shall incorporate the
standard project electrical and plumbing symbols and be at a scale of 1/8" = 1'
or larger.

     p.   All drawings shall be stamped by an architect (or, where applicable,
an engineer) licensed in the jurisdiction in which the Property is located and
without limiting the foregoing, shall be sufficient in all respects for
submission to applicable authorization in connection with a building permit
application.

<PAGE>

                           ATTACHMENT II TO EXHIBIT E
                       CONTRACTOR'S INSURANCE REQUIREMENTS

Building:

Landlord:  BCIA New England Holdings LLC

Tenant:

Premises:

The undersigned contractor or subcontractor ("CONTRACTOR") has been hired by the
tenant named above (hereinafter called "TENANT") of the Building named above (or
by Tenant's contractor) to perform certain work ("WORK") for Tenant in the
Premises identified above. Contractor and Tenant have requested the landlord
named above ("LANDLORD") to grant Contractor access to the Building and its
facilities in connection with the performance of the Work, and Landlord agrees
to grant such access to Contractor upon and subject to the following terms and
conditions:

     1.   Contractor agrees to indemnify and save harmless Landlord and
          Landlord's Agents and their respective affiliates, subsidiaries and
          partners, and each of them, from and with respect to any claims,
          demands, suits, liabilities, losses and expenses, including reasonable
          attorneys' fees, arising out of or in connection with the Work (and/or
          imposed by law upon any or all of them) because of personal injuries,
          bodily injury (including death at any time resulting therefrom) and
          loss of or damage to property, including consequential damages,
          whether such injuries to person or property are claimed to be due to
          negligence of the Contractor, Tenant, Landlord or any other party
          entitled to be indemnified as aforesaid except to the extent
          specifically prohibited by law (and any such prohibition shall not
          void this Agreement but shall be applied only to the minimum extent
          required by law).

     2.   Contractor shall provide and maintain at its own expense, until
          completion of the Work, the following insurance:

          a.   Workmen's Compensation and Employers, Liability Insurance
     covering each and every workman employed in, about or upon the Work, as
     provided for in each and every statute applicable to Workmen's Compensation
     and Employers' Liability Insurance.

          b.   Comprehensive General Liability Insurance including coverages for
     Protective and Contractual Liability (to specifically include coverage for
     the indemnification clause of this Agreement) for not less than the
     following limits:

               Personal Injury:

               $3,000,000 per person
               $10,000,000 per occurrence

<PAGE>

               Property Damage:
               $3,000,000 per occurrence
               $3,000,000 aggregate

          c.   Comprehensive Automobile Liability Insurance (covering all owned,
     non-owned and/or hired motor vehicles to be used in connection with the
     Work) for not less than the following limits:

               Bodily Injury:
               $1,000,000 per person
               $1,000,000 per occurrence

               Property Damage:
               $1,000,000 per occurrence

     Contractor shall furnish a certificate from its insurance carrier or
carriers to the Building office before commencing the Work, showing that it has
complied with the above requirements regarding insurance and providing that the
insurer will give Landlord ten (10) days' prior written notice of the
cancellation of any of the foregoing policies.

3.   Contractor shall require all of its subcontractors engaged in the Work to
     provide the following insurance:

         a.   Comprehensive General Liability Insurance including Protective and
     Contractual Liability coverages with limits of liability at least equal to
     the limits stated in paragraph 2(b).

         b.   Comprehensive Automobile Liability Insurance (covering all owned,
     non-owned and/or hired motor vehicles to be used in connection with the
     Work) with limits of liability at least equal to the limits stated in
     paragraph 2(c).

     Upon the request of Landlord, Contractor shall require all of its
subcontractors engaged in the Work to execute an Insurance Requirements
agreement in the same form as this Agreement.

     Agreed to and executed this day of _______________________, ____.

                                    Contractor:
                                               --------------------------------
                                    By:
                                       ----------------------------------------
                                    By:
                                       ----------------------------------------
                                    By:
                                       ----------------------------------------

<PAGE>

                                   EXHIBIT F
                             FORM OF NOTICE OF LEASE

     Pursuant to Massachusetts General Laws, Chapter 183, Section 4 notice is
hereby given of the following Lease:

Landlord:   BCIA New England Holdings LLC, a Delaware limited liability company,
            having a principal place of business at c/o Boston Capital
            Institutional Advisors LLC, One Boston Place, Boston, Massachusetts
            02108.

Tenant:     Beacon Power Corporation, a Delaware corporation, having its
            principal office at _________________________________________.

Date of
Lease:      _________________, 2000.

Description
of
Leased
Premises:   Agreed to be 51,650 rentable square feet located in the building
            known as and numbered 234 Ballardvale Street, Wilmington,
            Massachusetts. For Landlord's title, see deed recorded with the
            Middlesex North Registry of Deeds in Book _____, Page _____.

Term of
Lease:      Seven (7) years

Extension
Option:     One (1) option to renew for a term of five (5) years

     This instrument is executed as notice of the aforesaid Lease and is not
intended, nor shall it be deemed, to vary or govern the interpretation of the
terms and conditions thereof.

<PAGE>

          EXECUTED as a sealed instrument this _____ day of , 2000.

                                   LANDLORD:

                                   BCIA NEW ENGLAND HOLDINGS LLC, a Delaware
                                   limited liability company

                                   By:  BCIA NEW ENGLAND HOLDINGS MASTER LLC, a
                                        Delaware limited liability company, its
                                        Manager

                                        By:  BCIA NEW ENGLAND HOLDINGS MANAGER
                                             LLC, a Delaware limited liability
                                             company, its Manager

                                             By:  BCIA NEW ENGLAND HOLDINGS
                                                  MANAGER CORP., a Delaware
                                                  corporation, its Manager

                                                  By:   _______________________
                                                  Name: _______________________
                                                  Title:_______________________

                                   TENANT:

                                   BEACON POWER CORPORATION

                                   By: _ ____________________________
                                   Name:  ___________________________
                                   Title: ___________________________

<PAGE>

STATE OF _______________________

COUNTY OF _____________________                               ___________, 2000

     Then personally appeared the above-named as Manager of BCIA New England
Holdings Manager Corp., as Manager of BCIA New England Holdings Manager LLC, as
Manager of BCIA New England Holdings Master LLC, as Manager of BCIA New England
Holdings LLC, and acknowledged the foregoing to be his/her free act and deed in
such capacity, and the free act and deed of such entities, before me

(SEAL)                                  ___________________________________
                                        Notary Public
                                        ___________________________________
                                        Print name of notary

                                        My Commission Expires:_____________

STATE OF _______________________

COUNTY OF _____________________                               ___________, 2000

     Then personally appeared the above-named __________________________________
as ____________ of Beacon Power Corporation, and acknowledged the foregoing to
be his/her free act and deed in such capacity, and the free act and deed of such
corporation, before me

(SEAL)                                  ___________________________________
                                        Notary Public
                                        ___________________________________
                                        Print name of notary

                                        My Commission Expires:_____________

<PAGE>

                                   EXHIBIT G
                            FORM OF LETTER OF CREDIT

                                                       _________________ , ____

_______________________
_______________________
_______________________
_______________________

     Re:  Letter of Credit No.: _______________

Gentlemen:

     We hereby establish our Irrevocable and Transferable Letter of Credit in
your favor by order and for the account of _______, for a sum not exceeding
________  Dollars United States Currency ($________) available by your sight
draft on us accompanied by:

     A letter (the "Letter") purportedly signed by an officer of ___________
     (together with its successors and assigns, the "Beneficiary") to the effect
     that, pursuant to the terms of the lease dated __________, the Beneficiary
     has the right to draw upon the Letter of Credit.

     Partial drawings are permitted under this Irrevocable Letter of Credit.

     Each draft drawn hereunder must be marked "Drawn under
________________________ Bank, Credit No. _________________, dated
___________________".

     We engage with you that a draft accompanied by the Letter shall be duly
honored by us simultaneously upon the presentation thereof at our office at
__________ at any time on or before the expiration of the Term of the Lease.

     This Letter of Credit is transferable solely on the condition that:

          The Beneficiary proposing to transfer furnishes to us a request for
          transfer in writing and the original of this Letter of Credit for
          appropriate endorsement. When transferred in accordance with these
          provisions, the draft and the accompanying Letter may be executed only
          by the transferee.

<PAGE>

________________________________
_________________________, _____
Page 2

     This Letter of Credit is subject to Article 5 of the Massachusetts Uniform
Commercial Code and where not inconsistent therewith to the Uniform Customs and
Practices for Documentary Credits (1998 Revision), International Chamber of
Commerce, Paris, France, Publication 590.

                                      Very truly yours,

                                      _________________________________ Bank

                                      By: ______________________________________
                                      Its ______________________________________

                                               Hereunto duly authorized

<PAGE>

                                   EXHIBIT H
                  APPRAISERS' DETERMINATION OF FAIR MARKET RENT

     The term "APPRAISERS' DETERMINATION" refers to the following procedures and
requirements:

For the purpose of fixing the Fair Market Rent for the Extension Term, Landlord
and Tenant shall agree upon an appraiser who shall be a member of the M.A.I. or
Counselor's of Real Estate (CRE) (or successor professional organizations) and
shall have at least ten (10) years experience appraising rental values of
similar property in the metropolitan Boston market area.

If Landlord and Tenant are not able to agree upon an appraiser by the date which
is ten (10) days after an Impasse, as defined in SECTION 1.1 (the "APPRAISER
SELECTION DEADLINE"), each of Landlord and Tenant shall, within ten (10)
additional days, that is, by the date which is twenty (20) days after an
Impasse, select an appraiser with the foregoing qualifications whereupon each of
said appraisers shall, within five (5) days of their selection hereunder, select
a third appraiser with the foregoing qualifications. The Fair Market Rent for
the Extension Term shall thereafter be determined to be the amount equal to the
average of the two appraisals which are closest in dollar amount to each other
except that if all three appraisals are apart in equal amounts, then the
appraisal which falls in the middle shall be the Fair Market Rent for the
Extension Term. If either party fails to select an appraiser by the Appraiser
Selection Deadline, then the appraiser selected by the other party, if selected
by the Appraiser Selection Deadline, shall be the sole appraiser. Landlord and
Tenant shall share equally the expense of any and all appraisers. The
appraiser(s) shall be obligated to make a determination of Fair Market Rent
within thirty (30) days of the appointment of either the single appraiser (if
only one) and within thirty (30) days of the appointment of the third appraiser
(if three are so appointed).

In determining the Fair Market Rent for the Extension Term, the appraisers shall
consider, among other things, the then current arms length basic rent being
charged to tenants for comparable buildings in the metropolitan Boston market
area.

The appraisers shall not have the right to modify any provision of this Lease
and shall only determine the Fair Market Rent which shall constitute the Basic
Rent under this Lease for the Extension Term.

<PAGE>

                                   EXHIBIT I
         FORM OF SUBORDINATION, NON-DISTURBANCE AND ATTORNMENT AGREEMENT

                         SUBORDINATION, NON-DISTURBANCE,
                            AND ATTORNMENT AGREEMENT

     THIS AGREEMENT is made and entered into as of the _____ day of
____________, _____ by and between THE CHASE MANHATTAN BANK, as Trustee under
that certain Pooling and Servicing Agreement dated as of November 1, 1999 for
Certificateholders of the Office Finance Corp Commercial Mortgage Pass-Through
Certificates Series 1999-FL1 ("MORTGAGEE"), and __________________, a
____________ corporation ("LESSEE").

                                R E C I T A L S:

     A.   Mortgagee has made a loan (the "LOAN") to BCIA New England Holdings
LLC, a Delaware limited liability company ("BORROWER"), secured by the
Borrower's interest in the real property known and numbered
____________________, and more particularly described in EXHIBIT A attached
hereto and incorporated herein by reference (said real property and improvements
being herein called the "PROJECT"), such Loan being secured by a Deed of Trust
and Security Agreement dated __________ (the "MORTGAGE"), and recorded with the
____________ County Registry of Deeds in Book _____, Page _____, which Mortgage
constitutes a lien or encumbrance on the Project; and

     B.   Lessee is the holder of a leasehold estate in and to approximately
__________ usable square feet of space at the Project (the "DEMISED PREMISES"),
under that Lease Agreement (the "LEASE") dated _______ , _____, executed by
Borrower, as Landlord (Borrower being sometimes hereinafter called "LESSOR"),
and Lessee, as Tenant; and

     C.   Lessee and Mortgagee desire to confirm their understandings with
respect to the Lease and the Mortgage.

                               A G R E E M E N T:

     NOW, THEREFORE, in consideration of the foregoing and the mutual covenants
and agreements herein contained, Lessee and Mortgagee agree and covenant as
follows:

          1.   NON-DISTURBANCE. Mortgagee agrees that it will not disturb the
possession of Lessee under the Lease upon any judicial or non-judicial
foreclosure of the Mortgage or upon acquiring title to the Project by
deed-in-lieu of foreclosure, or otherwise, if the Lease is in full force and
effect and Lessee is not then in default under the Lease, and that Mortgagee
will accept the attornment of Lessee thereafter so long as Lessee is not in
default under the Lease.

          2.   ATTORNMENT. If the interests of Lessor in and to the Demised
Premises are owned by Mortgagee by reason of any deed-in-lieu of foreclosure,
judicial foreclosure, sale pursuant to any power of sale or other proceedings
brought by it or by any other manner, including, but not limited to, Mortgagee's
exercise of its rights under any assignment of leases and rents, and Mortgagee
succeeds to the interest of Lessor under the Lease, Lessee shall be bound to
Mortgagee under all of the terms, covenants and conditions of the Lease for the
balance

<PAGE>

of the term thereof remaining and any extension thereof duly exercised by Lessee
with the same force and effect as if Mortgagee were the Lessor under the Lease;
and Lessee does hereby attorn to Mortgagee, as its lessor, said attornment to be
effective and self-operative, without the execution of any further instruments
on the part of any of the parties hereto, immediately upon Mortgagee's
succeeding to the interest of Lessor under the Lease; provided, however, that
Lessee shall be under no obligation to pay rent to Mortgagee until Lessee
receives written notice from Mortgagee that Mortgagee has succeeded to the
interest of the Lessor under the Lease or otherwise has the right to receive
such rents. The respective rights and obligations of Lessee and Mortgagee upon
such attornment, to the extent of the then remaining balance of the term of the
Lease, shall be and are the same as now set forth therein, it being the
intention of the parties hereto for this purpose to incorporate the Lease in
this Agreement by reference, with the same force and effect as if set forth in
full herein.

          3.   MORTGAGEE'S OBLIGATIONS. If Mortgagee shall succeed to the
interest of Lessor under the Lease, Mortgagee, subject to the last sentence of
this Paragraph 3, shall be bound to Lessee under all of the terms, covenants and
conditions of the Lease; provided, however, that Mortgagee shall not be:

               (a)  Liable for any act or omission of any prior lessor
     (including Lessor); or

               (b)  Subject to the offsets or defenses which Lessee might have
     against any prior lessor (including Lessor); or

               (c)  Bound by any rent or additional rent or advance rent which
     Lessee might have paid for more than the current month to any prior lessor
     (including Lessor), and all such rent shall remain due and owing,
     notwithstanding such advance payment; or

               (d)  Bound by any security or advance rental deposit made by
     Lessee which is not delivered or paid over to Mortgagee and with respect to
     which Lessee shall look solely to Lessor for refund or reimbursement;

               (e)  Bound by any termination, amendment or modification of the
     Lease made without its consent and written approval;

               (f)  Liable under any warranty of construction contained in the
     Lease or any implied warranty of construction; or

               (g)  Liable for the performance or completion of any construction
     obligations under the Lease or for any loan or contribution or rent
     concession towards construction of the Demised Premises pursuant to the
     Lease.

Neither THE CHASE MANHATTAN BANK, as Trustee under that certain Pooling and
Servicing Agreement dated as of November 1, 1999 for Certificateholders of the
Office Finance Corp Commercial Mortgage Pass-Through Certificates Series
1999-FL1, nor any other party who from time to time shall be included in the
definition of Mortgagee hereunder, shall have any liability or responsibility
under or pursuant to the terms of this Agreement after it ceases to own an
interest in the Project. Nothing in this Agreement shall be construed to require
Mortgagee to

<PAGE>

see to the application of the proceeds of the Loan, and Lessee's agreements set
forth herein shall not be impaired on account of any modification of the
documents evidencing and securing the Loan. Lessee acknowledges that Mortgagee
is obligated only to Borrower to make the Loan only upon the terms and subject
to the conditions set forth in the Loan Agreement between Mortgagee and Borrower
pertaining to the Loan. In no event shall Mortgagee or any purchaser of the
Project at foreclosure sale or any grantee of the Project named in a
deed-in-lieu of foreclosure, nor any heir, legal representative, successor, or
assignee of Mortgagee or any such purchaser or grantee (collectively the
Mortgagee, such purchaser, grantee, heir, legal representative, successor or
assignee, the "Subsequent Landlord") have any personal liability for the
obligations of Lessor under the Lease and should the Subsequent Landlord succeed
to the interests of the Lessor under the Lease, Tenant shall look only to the
estate and property of any such Subsequent Landlord in the Project for the
satisfaction of Tenant's remedies for the collection of a judgment (or other
judicial process) requiring the payment of money in the event of any default by
any Subsequent Landlord as landlord under the Lease, and no other property or
assets of any Subsequent Landlord shall be subject to levy, execution or other
enforcement procedure for the satisfaction of Tenant's remedies under or with
respect to the Lease; provided, however, that the Lessee may exercise any other
right or remedy provided thereby or by law in the event of any failure by Lessor
to perform any such material obligation.

          4.   SUBORDINATION. The Lease and all rights of Lessee thereunder are
subject and subordinate to the lien and the terms of the Mortgage and to any
deeds of trust, mortgages, ground leases or other instruments of security which
do now or may hereafter cover the Project or any interest of Lessor therein
(collectively, the "Prior Encumbrances") and to any and all advances made on the
security thereof and to any and all increases, renewals, modifications,
consolidations, replacements and extensions of the Mortgage or of any of the
Prior Encumbrances. This provision is acknowledged by Lessee to be
self-operative and no further instrument shall be required to effect such
subordination of the Lease. Lessee shall, however, upon demand at any time or
times execute, acknowledge and deliver to Mortgagee any and all instruments and
certificates that in Mortgagee's judgment may be necessary or proper to confirm
or evidence such subordination. If Lessee shall fail or neglect to execute,
acknowledge and deliver any such instrument or certificate, Mortgagee may, in
addition to any other remedies Mortgagee may have, as agent and attorney-in-fact
of Lessee, execute, acknowledge and deliver the same and Lessee hereby
irrevocably appoints Mortgagee as Lessee's agent and attorney-in-fact for such
purpose. However, notwithstanding the generality of the foregoing provisions of
this paragraph, Lessee agrees that Mortgagee shall have the right at any time to
subordinate the Mortgage, and any such other mortgagee or ground lessor shall
have the right at any time to subordinate any such Prior Encumbrances, to the
Lease on such terms and subject to such conditions as Mortgagee, or any such
other mortgagee or ground lessor, may deem appropriate in its discretion.

          5.   NEW LEASE. Upon the written request of either Mortgagee or Lessee
to the other given at the time of any foreclosure, trustee's sale or conveyance
in lieu thereof, the parties agree to execute a lease of the Demised Premises
upon the same terms and conditions as the Lease between Lessor and Lessee, which
lease shall cover any unexpired term of the Lease existing prior to such
foreclosure, trustee's sale or conveyance in lieu of foreclosure.

<PAGE>

          6.   NOTICE. Lessee agrees to give written notice to Mortgagee of any
default by Lessor or Borrower under the Lease not less than thirty (30) days
prior to terminating the Lease or exercising any other right or remedy
thereunder or provided by law. Lessee further agrees that it shall not terminate
the Lease or exercise any such right or remedy provided such default is cured
within such thirty (30) days; provided, however, that if such default cannot by
its nature be cured within thirty (30) days, then Lessee shall not terminate the
Lease or exercise any such right or remedy, provided the curing of such default
is commenced within such thirty (30) days and is diligently prosecuted
thereafter. Such notices shall be delivered by certified mail, return receipt
requested to:

               GE Capital Loan Services, Inc.
               363 North Sam Houston Parkway East, Suite 1200
               Houston, Texas 77060
               Attention:  Pat McEntee

               and

               General Electric Capital Corporation
               Long Ridge Road
               Stamford, Connecticut 06927
               Attention:  Vice President, Securitizations

          7.   MORTGAGEE. The term "Mortgagee" shall be deemed to include THE
CHASE MANHATTAN BANK, as Trustee under that certain Pooling and Servicing
Agreement dated as of November 1, 1999 for Certificateholders of the Office
Finance Corp Commercial Mortgage Pass-Through Certificates Series 1999-FL1 and
any of its successors and assigns, including anyone who shall have succeeded to
Lessor's interest in and to the Lease and the Project by, through or under
judicial foreclosure or sale under any power or other proceedings brought
pursuant to the Mortgage, or deed in lieu of such foreclosure or proceedings, or
otherwise.

          8.   ESTOPPEL. Lessee hereby certifies, represents and warrants to
Mortgagee that:

               (a)  That the Lease is a valid lease and in full force and
     effect. That there is no existing default in any of the terms and
     conditions thereof and no event has occurred which, with the passing of
     time or giving of notice or both, would constitute an event of default;

               (b)  That the Lease has not been amended, modified, supplemented,
     extended, renewed or assigned, and represents the entire agreement of the
     parties;

               (c)  That, except as provided in the Lease, Lessee is entitled to
     no rent concessions or abatements;

<PAGE>

               (d)  That Lessee shall not pay rental under the Lease for more
      than one (1) month in advance. Lessee agrees that Lessee shall, upon
     written notice by Mortgagee, pay to Mortgagee, when due, all rental under
     the Lease;

               (e)  That all obligations and conditions under the Lease to be
     performed to date have been satisfied, free of defenses and set-offs;

               (f)  That Lessee has not received written notice of any claim,
     litigation or proceedings, pending or threatened, against or relating to
     Lessee, or with respect to the Demised Premises which would affect its
     performance under the Lease. Lessee has not received written notice of any
     violations of any federal, state, county or municipal statutes, laws,
     codes, ordinances, rules, regulations, orders, decrees or directives
     relating to the use or condition of the Demised Premises or Lessee's
     operations thereon.

          9.   MODIFICATION AND SUCCESSORS. This Agreement may not be modified
orally or in any manner other than by an agreement, in writing, signed by the
parties hereto and their respective successors in interest. This Agreement shall
inure to the benefit of and be binding upon the parties hereto, their successors
and assigns.

          10.  COUNTERPARTS. This Agreement may be executed in several
counterparts, and all so executed shall constitute one agreement, binding on all
parties hereto, notwithstanding that all parties are not signatories to the
original or the same counterpart.

<PAGE>

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

MORTGAGEE:                     THE CHASE MANHATTAN BANK, as Trustee under that
                               certain Pooling and Servicing Agreement dated as
                               of November 1, 1999 for Certificateholders of the
                               Office Finance Corp Commercial Mortgage
                               Pass-Through Certificates Series 1999-FL1

                               BY: GE CAPITAL LOAN SERVICES, INC., as Servicer
                                   pursuant to that certain Pooling and
                                   Servicing Agreement dated as of November 1,
                                   1999 for Certificateholders of the Office
                                   Finance Corp Commercial Mortgage Pass-Through
                                   Certificates Series 1999-FL1.

                                   By:  ______________________________
                                   Name:
                                   Title:

LESSEE:                            BEACON POWER CORPORATION

                                   By:  ______________________________
                                   Name:
                                   Title:

<PAGE>

STATE OF ___________________

COUNTY OF __________________

     This instrument was acknowledged before me on this _________ day of
___________, ______________ by _________________________________, as
__________________________________ of GE CAPITAL LOAN SERVICES, INC., a Delaware
corporation, on behalf of said corporation.

                  (SEAL)                __________________________________
                                        Notary Public in and for
                                        the State of __________

                                        __________________________________
                                        Print name of notary

                                        My Commission Expires: ___________

STATE OF _________________

COUNTY OF __________________

     This instrument was acknowledged before me on this ___________ day of
__________________, _____ by __________________________________________________,
as ______________________________________ of ________________________________, a
______________________, on behalf of said ________________________.

                  (SEAL)                __________________________________
                                        Notary Public in and for
                                        the State of __________

                                        __________________________________
                                        Print name of notary

                                        My Commission Expires: ___________<PAGE>

                                                                EXHIBIT 10.1.20

                      CUMMINGS PROPERTIES MANAGEMENT, INC.
                                  STANDARD FORM
                      COMMERCIAL LEASE - 1097675 - DJC - D

In consideration of the covenants herein contained, Cummings Properties
Management, Inc., hereinafter call LESSOR, does hereby lease to Beacon Power
Corp. (a MA corp), 161 First Street, Cambridge, MA 02142-1221 hereinafter called
LESSEE, the following described premises, hereinafter called the leased
premises: approximately 10,439 square feet at 6-D Gill Street, Woburn, MA 01801
TO HAVE AND HOLD the leased premises for a term of two (2) years commencing at
noon on December 1, 1997 and ending at noon on November 30, 1999 unless sooner
terminated as herein provided. LESSOR and LESSEE now covenant and agree that the
following terms and conditions shall govern this lease during the term hereof
and for such further time as LESSEE shall hold the leased premises.

1. RENT. LESSEE shall pay to LESSOR base rent at the rate of one hundred
fourteen thousand three hundred seven (114,307.00) U.S. dollars per year, drawn
on a U.S. bank, payable in advance in monthly installments of $9,525.58 on the
first day in each calendar month in advance, the first monthly payment to be
made upon LESSEE's execution of this lease, including payment in advance of
appropriate fractions of a monthly payment for any portion of a month at the
commencement or end of said lease term. All payments shall be made to LESSOR or
agent at 200 West Cummings Park, Woburn, Massachusetts 01801, or at such other
place as LESSOR shall from time to time in writing designate. If the "Cost of
Living" has increased as shown by the Consumer Price Index (Boston,
Massachusetts, all items, all urban consumers), U.S. Bureau of Labor Statistics,
the amount of base rent due during each calendar year of this lease and any
extensions thereof shall be annually adjusted in proportion to any increase in
the Index. All such adjustments shall take place with the rent due on January 1
of each year during the lease term. The base month from which to determine the
amount of each increase in the Index shall be January 1997, which figure shall
be compared with the figure for November 1998, and each November thereafter to
determine the percentage increase (if any) in the base rent to be paid during
the following calendar year. In the event that the Consumer Price Index as
presently computed is discontinued as a measure of "Cost of Living" changes, any
adjustment shall then be made on the basis of a comparable index then in general
use. Notwithstanding the foregoing there shall be no "Cost of Living" increase
during the initial term of this lease (only).

2. SECURITY DEPOSIT. LESSEE shall pay to LESSOR a security deposit in the amount
of nineteen thousand (19,000) U.S. dollars upon the execution of this lease by
LESSEE, which shall be held as security for LESSEE's performance as herein
provided and refunded to LESSEE without interest at the end of this lease,
subject to LESSEE's satisfactory compliance with the conditions hereof. LESSEE
may not apply the security deposit to payment of the last month's rent. In the
event of any default or breach of this lease by LESSEE, LESSOR may immediately
apply the security deposit first to any unamortized improvements completed for
LESSEE's occupancy, then to offset any outstanding invoice or other payment due
to LESSOR, with the balance applied to outstanding rent. If all or any portion
of the security deposit is applied to cure

<PAGE>

a default or breach during the term of the lease, LESSEE shall be responsible
for restoring said deposit forthwith, and failure to do so shall be considered a
substantial default under the lease. LESSEE's failure to remit the full security
deposit or any portion thereof when due shall also constitute a substantial
lease default. Until such time as LESSEE pays the security deposit and first
month's rent, LESSOR may declare this lease null and void for failure of
consideration.

3. USE OF PREMISES. LESSEE shall use the leased premises only for the purpose of
executive and administrative offices and light manufacturing.

4. ADDITIONAL RENT. LESSEE shall pay to LESSOR as additional rent a
proportionate share (based on square footage leased by LESSEE as compared with
the total leaseable square footage of the building of which the leased premises
are a part) of any increase in the real estate taxes levied against the land and
building of which the leased premises are a part (hereinafter called the
building ), whether such increase is caused by an increase in the tax rate, or
the assessment on the property, or a change in the method of determining real
estate taxes. LESSEE shall make payment within thirty (30) days of written
notice from LESSOR that such increased taxes are payable, and any additional
rent shall be prorated should the lease terminate before the end of any tax
year. The base from which to determine the amount of any increase in taxes shall
be the rate and the assessment in effect as of July 1, 1997.

5. UTILITIES. LESSOR shall provide equipment per LESSOR's building standard
specifications to heat the leased premises in season and to cool all office
areas between May 1 and November 1. LESSEE shall pay all charges for utilities
used on the leased premises, including electricity, gas, oil, water and sewer.
LESSEE shall pay the utility provider or LESSOR, as applicable, for all such
utility charges as determined by separate meters serving the leased premises
and/or as a proportionate share of the utility charges for the building if not
separately metered. LESSEE shall also pay LESSOR a proportionate share of any
other fees and charges relating in any way to utility use at the building. No
plumbing, construction or electrical work of any type shall be done without
LESSOR's prior written approval, which approval shall not be unreasonably
withheld, and LESSEE obtaining the appropriate municipal permit.

6. COMPLIANCE WITH LAWS. LESSEE acknowledges that no trade, occupation, activity
or work shall be conducted in the leased premises or use made thereof which may
be unlawful, improper, noisy, offensive, or contrary to any applicable statute,
regulation, ordinance or bylaw. LESSEE shall keep all employees working in the
leased premises covered by Worker's Compensation Insurance and shall obtain any
licenses and permits necessary to LESSEE's occupancy. LESSEE shall be
responsible for causing the leased premises and any alterations by LESSEE which
are allowed hereunder to be in full compliance with any applicable statute,
regulation, ordinance or bylaw.

7. FIRE, CASUALTY, EMINENT DOMAIN. Should a substantial portion of the leased
premises, or of the property of which they are a part, be substantially damaged
by fire or other casualty, or be taken by eminent domain, LESSOR may elect to
terminate this lease. When such fire, casualty, or taking renders the leased
premises substantially unsuitable for their intended use, a just and
proportionate abatement of rent shall be made, and LESSEE may elect to

                                      -2-
<PAGE>

terminate this lease if: (a) LESSOR fails to give written notice within thirty
(30) days of intention to restore the leased premises, or (b) LESSOR fails to
restore the leased premises to a condition substantially suitable for their
intended use within ninety (90) days of said fire, casualty or taking. LESSOR
reserves all rights for damages or injury to the leased premises for any taking
by eminent domain, except for damage to LESSEE's property or equipment.

8. FIRE INSURANCE. LESSEE shall not permit any use of the leased premises which
will adversely affect or make voidable any insurance on the property of which
the leased premises are a part, or on the contents of said property, or which
shall be contrary to any law or regulation from time to time established by the
Insurance Services Office (or successor), local Fire Department, LESSOR's
Insurer, or any similar body. LESSEE shall on demand reimburse LESSOR, and all
other tenants, all extra insurance premiums caused by LESSEE's use of the leased
premises.

9. MAINTENANCE OF PREMISES. LESSOR will be responsible for all structural
maintenance of the leased premises and for the normal daytime maintenance of all
space heating and cooling equipment, sprinklers, doors, locks, plumbing, and
electrical wiring, but specifically excluding damage caused by the careless,
malicious, willful, or negligent acts of LESSEE or others, chemical, water or
corrosion damage from any source, and maintenance of any non "building standard"
leasehold improvements. LESSEE agrees to maintain at its expense all other
aspects of the leased premises in the same condition as they are at the
commencement of the term or as they may be put in during the term of this lease,
normal wear and tear and damage by fire or other casualty only excepted, and
whenever necessary, to replace light bulbs, plate glass and other glass therein,
acknowledging that the leased premises are now in good order and the light bulbs
and glass whole. LESSEE will properly control or vent all solvents, degreasers,
smoke, odors, etc. and shall not cause the area surrounding the leased premises
to be in anything other than a neat and clean condition, depositing all waste in
appropriate receptacles. LESSEE shall be solely responsible for any damage to
plumbing equipment, sanitary lines, or any other portion of the building which
results from the discharge or use of any acid or corrosive substance by LESSEE.
LESSEE shall not permit the leased premises to be overloaded, damaged, stripped
or defaced, nor suffer any waste, and will not keep animals within the leased
premises. If the leased premises include any wooden mezzanine type space, the
floor capacity of such space is suitable only for office use, light storage or
assembly work. LESSEE will protect any carpet with plastic or masonite chair
pads under any rolling chairs. Unless heat is provided at LESSOR's expense,
LESSEE shall maintain sufficient heat to prevent freezing of pipes or other
damage. Any increase in air conditioning equipment or electrical capacity or any
installation or maintenance of equipment which is necessitated by some specific
aspect of LESSEE's use of the leased premises shall be LESSEE's sole
responsibility, at LESSEE's expense and subject to LESSOR's prior written
consent. All maintenance provided by LESSOR shall be during LESSOR's normal
business hours.

10. ALTERATIONS. LESSEE shall not make structural alterations or additions of
any kind to the leased premises, but may make nonstructural alterations provided
LESSOR consents thereto in writing, which consent, shall not be unreasonably
withheld. All such allowed alterations shall be at LESSEE's expense and shall
conform with LESSOR's construction

                                      -3-
<PAGE>

specifications. If LESSOR or LESSOR's agent provides any services or maintenance
for LESSEE in connection with such alterations or otherwise under this lease,
any just invoice will be promptly paid. LESSEE shall not permit any mechanics'
liens, or similar liens, to remain upon the leased premises in connection with
work of any character performed or claimed to have been performed at the
direction of LESSEE and shall cause any such lien to be released or removed
forthwith without cost to LESSOR. Any alterations or additions shall become part
of the leased premises and the property of LESSOR. Any alterations completed by
LESSOR or LESSEE shall be LESSOR's "building standard" unless noted otherwise.
LESSOR shall have the right at any time to change the arrangement of parking
areas, stairs, walkways or other common areas of the building.

11. ASSIGNMENT OR SUBLEASING. LESSEE shall not assign this lease or sublet or
allow any other firm or Individual to occupy the whole or any part of the leased
premises without LESSOR's prior written consent which consent shall not be
unreasonably withheld. Notwithstanding such assignment or subleasing, LESSEE and
GUARANTOR shall remain liable to LESSOR for the payment of all rent and for the
full performance of the covenants and conditions of this lease. LESSEE shall pay
LESSOR promptly for legal and administrative expenses incurred by LESSOR not to
exceed a maximum of $500.00 in connection with any consent requested hereunder
by LESSEE.

12. SUBORDINATION. This lease shall be subject and subordinate to any and all
mortgages and other instruments in the nature of a mortgage, now or at any time
hereafter, and LESSEE shall, when requested, promptly execute and deliver such
written instruments as shall be necessary to show the subordination of this
lease to said mortgages or other such instruments in the nature of a mortgage.

13. LESSOR'S ACCESS. LESSOR or agents of LESSOR may at any reasonable time and
upon reasonable notice except in the case of an emergency enter to view the
leased premises, to make repairs and alterations as LESSOR should elect to do
for the leased premises, the common areas or any other portions of the building,
to make repairs which LESSEE is required but has failed to do, and to show the
leased premises to others.

14. SNOW REMOVAL. The plowing of snow from all roadways and unobstructed parking
areas shall be at the sole expense of LESSOR. The control of snow and ice on all
walkways, steps and loading areas serving the leased premises and all other
areas not readily accessible to plows shall be the sole responsibility of
LESSEE. Notwithstanding the foregoing, however, LESSEE shall hold LESSOR and
OWNER harmless from any and all claims by LESSEE's agents, representatives,
employees, callers or invitees for damage or personal injury resulting in any
way from snow or ice on any area serving the leased premises.

15. ACCESS AND PARKING. LESSEE shall have the right without additional charge to
use parking facilities provided for the leased premises in common with others
entitled to the use thereof. Said parking areas plus any stairs, corridors,
walkways, elevators or other common areas (hereinafter collectively called the
common areas) shall in all cases be considered a part of the leased premises
when they are used by LESSEE or LESSEE's employees, agents, callers or

                                      -4-
<PAGE>

invitees. LESSEE will not obstruct in any manner any portion of the building or
the walkways or approaches to the building, and will conform to all rules and
regulations now or hereafter made by LESSOR for parking, and for the care, use,
or alteration of the building, its facilities and approaches. LESSEE further
warrants that LESSEE will not permit any employee or visitor to violate this or
any other covenant or obligation of LESSEE. No unattended parking defined as
when the vehicle operator is not readily available at the leased premises will
be permitted between 7:00 PM and 7:00 AM without LESSOR's prior written
approval, and from December 1 through March 31 annually, such parking shall be
permitted only in those areas specifically designated for assigned overnight
parking. Unregistered or disabled vehicles, or storage trailers of any type, may
not be parked at any time. LESSOR may tow, at LESSEE's sole risk and expense,
any misparked vehicle belonging to LESSEE or LESSEE's agents, employees,
invitees or callers, at any time. LESSOR shall not be responsible for providing
any security services for the leased premises.

16. LIABILITY. LESSEE shall be solely responsible as between LESSOR and LESSEE
for deaths or personal injuries to all persons whomsoever occurring in or on the
leased premises (including any common areas that are considered part of the
leased premises hereunder) from whatever cause arising, and damage to property
to whomsoever belonging arising out of the use, control, condition or occupation
of the leased premises by LESSEE; and LESSEE agrees to indemnify and save
harmless LESSOR and OWNER from any and all liability, including but not limited
to costs, expenses, damages, causes of action, claims, judgments and attorney's
fees caused by or in any way growing out of any matters aforesaid, except for
death, personal injuries or property damage directly resulting from the
negligence of LESSOR.

17. INSURANCE. LESSEE will secure and carry at its own expense a commercial
general liability policy insuring LESSEE, LESSOR and OWNER against any claims
based on bodily injury (including death) or property damage arising out of the
condition of the leased premises (including any common areas that are considered
part of the leased premises hereunder) or their use by LESSEE, such policy to
insure LESSEE, LESSOR and OWNER against any claim up to One Million (1,000,000)
Dollars in the case of any one accident involving bodily injury (including
death), and up to One Million (1,000,000) Dollars against any claim for damage
to property. LESSOR and OWNER shall be included in each such policy as
additional insureds using ISO Form CG 20 23 11 [CUTOFF] or some other form
approved by LESSOR. LESSEE will file with LESSOR prior to occupancy certificates
and any applicable riders or endorsements showing that such insurance is in
force, and thereafter will file renewal certificates prior to the expiration of
any such policies. All such insurance certificates shall provide that such
policies shall not be cancelled without at least ten (10) days prior written
notice to each insured. In the event LESSEE shall fail to provide or maintain
such insurance at any time during the term of this lease, then LESSOR may elect
to contract for such insurance at LESSEE's expense.

18. SIGNS. LESSOR authorizes, and LESSEE at LESSEE's expense agrees to erect
promptly upon commencement of this lease, signage for the leased premises in
accordance with LESSOR's building standards for style, size, location, etc.
LESSEE shall obtain the prior written consent of LESSOR before erecting any sign
on the leased premises, which consent shall include

                                      -5-
<PAGE>

approval as to size, wording, design and location. LESSOR may remove and dispose
of any sign not approved, erected or displayed in conformance with this lease.

19. BROKERAGE. LESSEE warrants and represents to LESSOR that LESSEE has dealt
with no broker except Chris Crooks of Avalon Partners, Inc. or third person with
respect to this lease LESSEE agrees to indemnify LESSOR against any brokerage
claims arising by virtue of this lease. LESSOR warrants and represents to LESSEE
that LESSOR has employed no exclusive broker or agent in connection with the
letting of the leased premises.

20. DEFAULT AND ACCELERATION OF RENT. In the event that: (a) any assignment for
the benefit of creditors, trust mortgage, receivership or other insolvency
proceeding shall be made or instituted with respect to LESSEE or LESSEE's
property; (b) LESSEE shall default in the observance or performance of any of
LESSEE's covenants, agreements, or obligations hereunder, other than substantial
monetary payments as provided below, and such default shall not be corrected
within ten (10) days after written notice thereof; or (c) LESSEE vacates the
leased premises, then LESSOR shall have the right thereafter, while such default
continues and without demand or further notice, to re-enter and take possession
of the leased premises, to declare the term of this lease ended, and to remove
LESSEE's effects, without being guilty of any manner of trespass, and without
prejudice to any remedies which might be otherwise used for arrears of rent or
other default or breach of the lease. If LESSEE shall default in the payment of
the security deposit, rent, taxes, substantial invoice from LESSOR or LESSOR's
agent for goods and/or services or other sum herein specified, and such default
shall continue for ten (10) days after written notice thereof, and, because both
parties agree that nonpayment of said sums when due is a substantial breach of
the lease, and, because the payment of rent in monthly installments is for the
sole benefit and convenience of LESSEE, then in addition to the foregoing
remedies the entire balance of rent which is due hereunder shall become
immediately due and payable as liquidated damages except that such liquidated
damages shall not exceed $100,000. LESSOR, without being under any obligation to
do so and without thereby waiving any default, may remedy same for the account
and at the expense of LESSEE. If LESSOR pays or incurs any obligations for the
payment of money in connection therewith, such sums paid or obligations incurred
plus interest and costs, shall be paid to LESSOR by LESSEE as additional rent.
Any sums received by LESSOR from or on behalf of LESSEE at any time shall be
applied first to any unamortized improvements completed for LESSEE's occupancy,
then to offset any outstanding invoice or other payment due to LESSOR, with the
balance applied to outstanding rent. LESSEE agrees to pay reasonable attorney's
fees and/or administrative costs incurred by LESSOR in enforcing any or all
obligations of LESSEE under this lease at any time. LESSEE shall pay LESSOR
interest at the rate of twelve (12) percent per annum on any payment from LESSEE
to LESSOR which is past due.

21. NOTICE. Any notice from LESSOR to LESSEE relating to the leased premises or
to the occupancy thereof shall be deemed duly served when served by constable,
or sent to the leased premises by certified mail, return receipt requested,
postage prepaid, addressed to LESSEE. Any notice from LESSEE to LESSOR relating
to the leased premises or to the occupancy thereof shall be deemed duly served
when served by constable, or delivered to LESSOR by certified mail, return
receipt requested, postage prepaid, addressed to LESSOR at

                                      -6-
<PAGE>

200 West Cummings Park, Woburn, MA 01801 or at LESSOR's last designated address.
No oral notice or representation shall have any force or effect. Time is of the
essence in the service of any notice.

22. OCCUPANCY. In the event that LESSEE takes possession of said leased premises
prior to the start of the lease term, LESSEE will perform and observe all of
LESSEE's covenants from the date upon which LESSEE takes possession except the
obligation for the payment of extra rent for any period of less than one month.
LESSEE shall not remove LESSEE's goods or property from the leased premises
other than in the ordinary and usual course of business, without having first
paid and satisfied LESSOR for all rent which may become due during the entire
term of this lease. In the event that LESSEE continues to occupy or control all
or any part of the leased premises after the agreed termination of this lease
without the written permission of LESSOR, then LESSEE shall be liable to LESSOR
for any and all loss, damages or expenses incurred by LESSOR, and all other
terms of this lease shall continue to apply except that rent shall be due in
full monthly installments at a rate of one hundred fifty (150) percent of that
which would otherwise be due under this lease, it being understood between the
parties that such extended occupancy is as a tenant at sufferance and is solely
for the benefit and convenience of LESSEE and as such has greater rental value.
LESSEE's control or occupancy of all or any part of the leased premises beyond
noon on the last day of any monthly rental period shall constitute LESSEE's
occupancy for an entire additional month, and increased rent as provided in this
section shall be due and payable immediately in advance. LESSOR's acceptance of
any payments from LESSEE during such extended occupancy shall not alter LESSEE's
status as a tenant at sufferance.

23. FIRE PREVENTION. LESSEE agrees to use every reasonable precaution against
fire and agrees to provide and maintain approved, labeled fire extinguishers,
emergency lighting and exit signs and complete any other modifications within
the leased premises as required or recommended by the Insurance Services Office
(or successor organization), OSHA, the local Fire Department, or any similar
body.

24. OUTSIDE AREA. Any goods, equipment, or things of any type or description
held or stored in any common area without LESSOR's prior written consent shall
be deemed abandoned and may be removed by LESSOR at LESSEE's expense without
notice. LESSEE shall maintain a building standard size dumpster in a location
approved by LESSOR, which dumpster shall be provided and serviced at LESSEE's
expense by whichever disposal firm may from time to time be designated by
LESSOR. Alternatively, if a shared dumpster or compactor is provided by LESSOR,
LESSEE shall pay its proportionate share of any costs associated therewith.

25. ENVIRONMENT. LESSEE will so conduct and operate the leased premises as not
to interfere in any way with the use and enjoyment of other portions of the same
or neighboring buildings by others by reason of odors, smoke, exhaust, smells,
noise, pets, accumulation of garbage or trash, vermin or other pests, or
otherwise, and will as its expense employ a professional pest control service if
necessary. LESSEE agrees to maintain efficient and effective devices for
preventing damage to heating equipment from solvents, degreasers, cutting oils,
propellants, etc. which may be present at the leased premises. No hazardous
materials or wastes

                                      -7-
<PAGE>

shall be stored, disposed of, or allowed to remain at the leased premises at any
time, and LESSEE shall be solely responsible for any and all corrosion or other
damage associated with the use, storage and/or disposal of same by LESSEE.

26. RESPONSIBILITY. Neither LESSOR nor OWNER shall be held liable to anyone for
loss or damage caused in any way by the use, leakage, seepage or escape of water
from any source, or for the cessation of any service rendered customarily to
said premises or buildings, or agreed to by the terms of this lease, due to any
accident, the making of repairs, alterations or improvements, labor
difficulties, weather conditions, mechanical breakdowns, trouble or scarcity in
obtaining fuel, electricity, service or supplies from the sources from which
they are usually obtained for said building, or any cause beyond LESSOR's
immediate control.

27. SURRENDER. LESSEE shall at the termination of this lease remove all of
LESSEE's goods and effects from the leased premises. LESSEE shall deliver to
LESSOR the leased premises and all keys and locks thereto, all fixtures and
equipment connected therewith, and all alterations, additions and improvements
made to or upon the leased premises, whether completed by LESSEE, LESSOR or
others, including but not limited to any offices, modular offices, partions, and
furniture used by lessee will remain property of LESSEE, partitions, window
blinds, floor coverings (including computer floors), plumbing and plumbing
fixtures, air conditioning equipment and ductwork of any type, exhaust fans or
heaters, burglar alarms, telephone wiring, air or gas distribution piping, or
signs attached to walls or floors, all electrical work, including but not
limited to lighting fixtures of any type, wiring, conduit, EMT, transformers,
distribution panels, bus ducts, raceways, outlets and disconnects, and
furnishings or which have been bolted, welded, nailed, screwed, glued or
otherwise attached to any wall, floor, ceiling, roof, pavement or ground, or
which have been directly wired to any portion of the electrical system or which
have been plumbed to the water supply, drainage or venting systems serving the
leased premises. LESSEE shall deliver the leased premises sanitized from any
chemicals or other contaminants, and broom clean and in the same condition as
they were at the commencement of this lease or any prior lease between the
parties for the leased premises, or as they were modified during said term with
LESSOR's written consent, reasonable wear and tear and damage by fire or other
casualty only excepted. In the event of LESSEE's failure to remove any of
LESSEE's property from the leased premises upon termination of the lease, LESSOR
is hereby authorized, without liability to LESSEE for loss or damage thereto,
and at the sole risk of LESSEE, to remove and store any such property at
LESSEE's expense, or to retain same under LESSOR's control, or to sell at public
or private sale, any or all of the property not so removed and to apply the net
proceeds of such sale to the payment of any sum due hereunder, or to destroy
such abandoned property. In no case shall the leased premises be deemed
surrendered to LESSOR until the termination date provided herein or such other
date as may be specified in a written agreement between the parties,
notwithstanding the delivery of any keys to LESSOR. LESSEE shall repair any
damage caused by the removal of the stricken items.

28. GENERAL. (a) The invalidity or unenforceability of any provision of this
lease shall not affect or render invalid or unenforceable any other provision
hereof. (b) The obligations of this lease shall run with the land, and this
lease shall be binding upon and inure to the benefit of the parties hereto and
their respective successors and assigns, except that LESSOR and OWNER

                                      -8-
<PAGE>

shall be liable only for obligations occurring while lessor, owner, or master
lessee of the premises. (c) Any action or proceeding arising out of the subject
matter of this lease shall be brought by LESSEE within one year after the cause
of action has occurred and only in a court of the Commonwealth of Massachusetts.
(d) If LESSOR is acting under or as agent for any trust or corporation, the
obligations of LESSOR shall be binding upon the trust or corporation, but not
upon any trustee, officer, director, shareholder, or beneficiary of the trust or
corporation individually. (e) If LESSOR is not the owner (OWNER) of the leased
premises, LESSOR represents that said OWNER has agreed to be bound by the terms
of this lease unless LESSEE is in default hereof. (f) This lease is made and
delivered in the Commonwealth of Massachusetts, and shall be interpreted,
construed, and enforced in accordance with the laws thereof. (g) This lease was
the result of negotiations between parties of equal bargaining strength, and
when executed by both parties shall constitute the entire agreement between the
parties, superseding all prior oral and written agreements, representations,
statements and negotiations relating in any way to the subject matter herein.
This lease may not be extended or amended except by written agreement signed by
both parties or as otherwise provided herein, and no other subsequent oral or
written representation shall have any effect hereon. (h) Notwithstanding any
other statements herein, LESSOR makes no warranty, express or implied,
concerning the suitability of the leased premises for LESSEE's intended use. (i)
LESSEE agrees that if LESSOR does not deliver possession of the leased premises
as herein provided for any reason, LESSOR shall not be liable for any damages to
LESSEE for such failure, but LESSOR agrees to use reasonable efforts to deliver
possession to LESSEE at the earliest possible date. A proportionate abatement of
rent, excluding the cost of any amortized improvements to the leased premises,
for such time as LESSEE may be deprived of possession of the leased premises,
except where a delay in delivery is caused in any way by LESSEE, shall be
LESSEE's sole remedy. (j) Neither the submission of this lease form, nor the
prospective acceptance of the security deposit and/or rent shall constitute a
reservation of or option for the leased premises, or an offer to lease, it being
expressly understood and agreed that this lease shall not bind either party in
any manner whatsoever until it has been executed by both parties. (k) LESSEE
shall not be entitled to exercise any option contained herein if LESSEE is at
that time in default of any terms or conditions hereof. (l) Except as otherwise
provided herein, LESSOR, OWNER and LESSEE shall not be liable for any special,
incidental, indirect or consequential damages, including but not limited to lost
profits or loss of business, arising out of or in any manner connected with
performance or nonperformance under this lease, even if any party has knowledge
of the possibility of such damages. (m) The headings in this lease are for
convenience only and shall not be considered part of the terms hereof. (n) No
endorsement by LESSEE on any check shall bind LESSOR in any way. (o) LESSOR and
LESSEE hereby waive any and all rights to a JURY trial in any proceeding in any
way arising out of this lease.

29. SECURITY AGREEMENT. This Paragraph Does Not Apply

30. WAIVERS, ETC. No consent or waiver, express or implied, by LESSOR, to or of
any breach of any covenant, condition or duty of LESSEE shall be construed as a
consent or waiver to or of any other breach of the same or any other covenant,
condition or duty. If LESSEE is several persons, several corporations or a
partnership, LESSEE's obligations are joint or partnership and also several.
Unless repugnant to the context, "LESSOR" and "LESSEE" mean

                                      -9-
<PAGE>

the person or persons, natural or corporate, named above as LESSOR and as LESSEE
respectively, and their respective heirs, executors, administrators, successors
and assigns.

31. AUTOMATIC FIVE-YEAR EXTENSIONS. This Paragraph Does Not Apply

32. ADDITIONAL PROVISIONS. (Continued on attached rider(s) if necessary.)

                             - See Attached Rider -

         IN WITNESS WHEREOF, LESSOR and LESSEE have hereunto set their hands and
common seals and intend to be legally bound hereby this 19th day of November,
1997.

LESSOR:  CUMMINGS PROPERTIES                LESSEE:  BEACON POWER CORP.
          MANAGEMENT, INC.

By: /s/  W.S. CUMMINGS                      By: /s/  WILLIAM STANTON
   ------------------------------------        -------------------------
                            PRESIDENT

                                    GUARANTY

         IN CONSIDERATION of the making of the above lease by Cummings
Properties Management, Inc. with Beacon Power Corp. at the request of the
undersigned and in reliance on this guaranty, the undersigned (Guarantor) hereby
personally guarantees the prompt payment, rent by LESSEE and the performance by
LESSEE of all terms, conditions, covenants and agreement of the lease, any
amendments thereto and are extensions or assignments thereof, and the
undersigned promises to pay all expenses, including reasonable attorney's fees,
incurred by LESSOR enforcing all obligations of LESSEE under the lease or
incurred by LESSOR in enforcing this guaranty. LESSOR's consent to any
assignments, sublease amendments and extensions by LESSEE or to any compromise
or release of LESSEE's liability hereunder, with or without notice to the
undersigned, LESSOR's failure to notify the undersigned of any default and/or
reinstatement of the lease by LESSEE, shall not relieve the undersigned from
liability GUARANTOR.

         IN WITNESS WHEREOF, the undersigned GUARANTOR has hereunto set
his/her/its hand and common seal intending to be legally bound hereby as this
______________ day of ___________________.

                                      -10-
<PAGE>

5/97                                   _________________________________________

                                      -11-
<PAGE>

                      CUMMINGS PROPERTIES MANAGEMENT, INC.
                                 STANDARD FORM                 1097675 - DJC - 8
                                 RIDER TO LEASE

The following additional provisions are incorporated into and made a part of the
attached lease:

A.       *The leased premises consists of approximately 7,027 square feet of
         ground level space and approximately 3,412 square feet of mezzanine
         level office space.

B.       At any one time during the initial term of this lease, LESSEE may
         request larger similar space of approximately 30,000 contiguous square
         feet (which may or may not include the current leased premises). LESSEE
         shall give LESSOR written notice of such requirement for larger space
         and shall then execute an amendment to this lease adding to the
         existing leased premises such larger space in the same or other
         buildings of LESSOR at LESSOR's then current published rates within
         three business days of LESSOR's notification to LESSEE that said larger
         space will be available. If LESSOR does not offer such larger similar
         space within 6 months after receipt of written notice from LESSEE, then
         LESSEE shall have the option to terminate the unexpired portion of this
         lease, without penalty, and without any further obligation, either
         party to the other, after the expiration of the 6-month delivery
         period, by serving LESSOR with 30 days written notice to that effect
         within 30 days after expiration of the delivery period. Cancellation of
         the lease shall be LESSEE's exclusive remedy for any failure by LESSOR
         to offer such larger similar space or any breach by LESSOR of the
         provisions of this paragraph. Time is of the essence.

C.       *LESSOR represents that, to the best of its knowledge and belief, the
         common areas serving the leased premises are in compliance with current
         requirements of the Americans with Disabilities Act of 1991 ("ADA") for
         LESSEE's use as set forth in Section 3 above. If LESSEE receives
         written notice from any enforcement authority at any time, however,
         that any of said common areas are not in compliance with the ADA as now
         written, then LESSEE shall serve LESSOR with written notice thereof.
         LESSOR shall then have 60 days to correct any noncomplying element, and
         if LESSOR fails to complete, or to be diligently pursuing completion
         of, any necessary corrective action within said 60-day period, then
         LESSEE may elect to cancel this lease without penalty by serving LESSOR
         with 30 days prior written notice. Cancellation of the lease shall be
         LESSEE's exclusive remedy for any failure by LESSOR to comply with this
         paragraph.

D.       *LESSEE shall have the right to assign this lease or sublet the leased
         premises to an affiliated corporation, namely a corporation in which
         LESSEE owns at least a 50 percent interest, a corporation which owns at
         least a 50 percent interest in LESSEE, a corporation which is under
         common control with LESSEE, a corporation with which LESSEE merges, or
         a corporation which is formed as a result of a merger or consolidation
         involving LESSEE, without further consent from LESSOR, provided LESSEE
         serves

                                      -12-
<PAGE>

         LESSOR with prior written notice to that effect. The provisions of
         Section 11 shall govern said assignment in all other respects.

E.       *If LESSOR is unable to deliver possession of the leased premises on
         the commencement date by reason of the holding over of a previous
         occupant, or by reason of any other cause beyond the reasonable control
         of LESSOR, or because the leased premises is located in a building
         being constructed and which has not been sufficiently completed to make
         the property ready for occupancy, or for any other reason, then the
         payment of rent shall not commence until LESSOR notifies LESSEE that
         the premises are ready for occupancy by LESSEE. LESSOR's failure to
         give possession on the commencement date shall not affect the validity
         of this lease or the obligations of LESSEE under this lease, except,
         however, in the event LESSOR is unable to deliver possession on or
         before February 1, 1998, then LESSEE may elect to terminate this lease
         without penalty by giving LESSOR written notification to that effect on
         or before February 2, 1998, and neither party shall thereafter have any
         further obligation to the other. Time is of the essence.

LESSOR:  CUMMINGS PROPERTIES                LESSEE:  BEACON POWER CORP.
          MANAGEMENT, INC.

By:     /s/W.S. CUMMINGS                      By:    /s/WILLIAM STANTON
    -------------------------------             ------------------------------
                         PRESIDENT

         Date:  11/19/97                                                    5/93

                                      -13-

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