Document:

Execution
      Version

     

    AGREEMENT
      OF LEASE

    

    THIS
      AGREEMENT OF LEASE (this “Lease”),
      made
      this 12th
      day of
      September, 2008 (the “Effective
      Date”),
      by
      and between PENNINGTON PARTNERS, LLC, a Maryland limited liability company,
      hereinafter referred to as “Landlord”;
      and
      NEW GENERATION BIOFUELS HOLDINGS, INC., a Florida corporation, hereinafter
      referred to as “Tenant”.

    

    WITNESSETH,
      THAT FOR AND IN CONSIDERATION of the rents, and of the mutual covenants and
      agreements of the parties hereto as are hereinafter set forth, Landlord and
      Tenant do hereby agree as follows: 

    

    ARTICLE
      I
      - The
      Premises

    

    Section
      1.1. Demise.
      Landlord is the owner of that that certain real property known as Lot 16 on
      Block 7177 as shown on Tax Map 25, lying in Baltimore City, Maryland (the
“Parcel”);
      the
      Parcel a part of a larger tract of land owned by Landlord, which larger tract
      is
      described in Exhibit A-1 attached hereto and made a part hereof (the
“Landlord’s
      Property”).
      Landlord hereby leases to Tenant and Tenant rents from Landlord that certain
      portion of the Parcel that is marked by cross-hatching on the attached Exhibit
      A-2 to this Lease together with all buildings, improvements, tankage, pipes,
      conduits, pipe racks and equipment currently located thereon (collectively,
      the
“Premises”),
      and
      together with (i) pipes and conduits now or hereafter located on Landlord’s
      Property to be exclusively used by Tenant (as outlined on Exhibit A-2, as from
      time to time revised), including pipes and conduits to be constructed by Tenant
      pursuant to the terms hereof, (ii) an easement for pipes and access from each
      separate parcel that constitutes the Premises to the other parcel, (iii) an
      easement for pipes and access from the Premises to the dock, railway and truck
      receiving areas, (iv) an easement for pipes and access from the Premises to
      the
      dock, railway and truck loading areas (the areas subject to the easements in
      the
      foregoing (ii), (iii), and (iv) (the “Easement
      Areas”)
      and
      (v) the right to the use in common with Landlord and other tenants on Landlord’s
      Property of the roadways, the dock labeled as “Shared Dock Access” on Exhibit
      A-2, rail tracks used by Tenant pursuant to the Terminaling Services Agreement
      (as hereinafter defined), pipe racks, interconnections and other common areas
      of
      Landlord’s Property, for purpose of ingress and egress to and from the Premises,
      including ingress and egress to said docks and rail tracks and to Aspen Street
      and any other street that abuts Landlord’s Property. This Lease shall at all
      times be subject to the operation and effect of any and all instruments and
      matters of record, and matters not of record, which are listed on Exhibit B
      attached hereto and made a part hereof. Landlord hereby represents and warrants
      to Tenant that none of the instruments set forth on Exhibit B adversely affect
      the use of the Premises by Tenant for operation of Tenant’s Business in any
      material respect. The Premises is being leased in “AS IS” condition, subject
      only to such covenants, representations and warranties concerning the Premises
      as are set forth in this Lease. Landlord reserves the right to use, maintain,
      repair and replace any pipes or conduits currently located on the Premises,
      and
      serving other parts of Landlord’s Property and to install, use, maintain, repair
      and replace additional pipes through, under over and across the Premises and
      serving other portions of Landlord’s Property, as long as the same does not
      unreasonably interfere with Tenant’s use of the Premises or Tenant’s access
      thereto.

    

    Tenant
      shall have the right to construct, refurbish, maintain any pipes in the Easement
      Areas. At Tenant’s request, Landlord and Tenant shall attach to this Lease as
      part of Exhibit A-2 an outline that shows the easement areas. Landlord shall
      not
      restrict, impair or otherwise affect Tenant’s use of the Easement Areas and
      Tenant’s use of any pipes now or hereafter located in the Easement Areas shall
      be exclusive. 

    
      
        
        

      

      
        1

        
          

        

      

      
        
        

      

    

    
       

      Execution
        Version

       

    

    ARTICLE
      II – Term;
      Rent Commencement Date; Early Termination Option.

    

    Section
      2.1. Term;
      Rent Commencement Date.
      The
      term (the “Initial
      Term”)
      of
      this Lease shall commence on the Effective Date (the “Rent
      Commencement Date”)
      and
      shall continue thereafter for a period that expires on the last day of the
      fifth
      Rental Year, subject to any right of renewal herein contained.

    

    Section
      2.2. Renewal
      Options.
      If
      Tenant is not then in default in the performance of any of the terms and
      conditions of this Lease, Tenant shall have an option to renew this Lease for
      three (3) additional consecutive periods of five (5) Rental Years each (each,
      a
“Renewal
      Term”),
      upon
      the same terms and conditions set forth herein. The Initial Term, as extended
      by
      any Renewal Term, is referred to herein as the “Term.”
For
      Tenant to validly exercise said renewal options, Tenant shall give written
      notice to Landlord at least six (6) months prior to the expiration of the then
      current Term, in which event the parties shall be bound for said renewal term
      to
      the same extent as if such renewal term were initially included in the Initial
      Term. 

    

    Section
      2.3. Early
      Termination Option.
      

    

    At
      any
      time during the Term, including during any Renewal Term, provided that Tenant
      is
      not then in default under the terms and conditions of this Lease, and does
      not
      commit any default through the date of termination, Tenant shall have the
      absolute right to terminate this Lease, for any reason or for no reason, upon
      delivery of not less than six (6) months prior written notice to Landlord (the
      “Early
      Termination Option”).
      As a
      condition to the effectiveness of Tenant’s exercise of the Early Termination
      Option, Tenant shall pay to Landlord a termination fee (the “Early
      Termination Fee”)
      calculated by taking the monthly Base Rent due between the effective date of
      termination and the end of the current term of the Lease (including any
      previously exercised renewal option) and discounting the same to present value
      using a 25% discount rate. The Early Termination Fee shall be paid together
      with
      the notice exercising the Early Termination Option. As a condition of the
      effectiveness of the exercise of the Early Termination Option, Tenant shall
      cause to be released any leasehold mortgage to which Tenant has subjected the
      Premises or this Lease. Upon the proper exercise of the Early Termination
      Option, the release of any existing leasehold mortgages encumbering this Lease
      or the Premises and payment of any applicable Early Termination Fee, this Lease
      shall terminate and the parties shall have no further rights or obligations
      hereunder (except for those rights and obligations that expressly survive the
      expiration or earlier termination of this Lease).

    

    ARTICLE
      III - Rents.

    

    Section
      3.1. Base
      Rent.
      Tenant
      covenants and agrees to pay to Landlord, on the first day of each full calendar
      month commencing October 1, 2008 (each a “Rent
      Payment Date”)
      monthly payments of Base Rent for the Premises in accordance with the schedule
      below:

     

    
      	
              Months
                1 – 6 

            	
              $35,000
                monthly

            
	
              Months
                7 v 12

            	
              $55,000
                monthly

            
	
              Months
                13 – 24

            	
              $75,000
                monthly

            
	
              Months
                24 – end of Term

            	
              As
                provided in next paragraph.

            

    

    

    On
      the
      Rent Commencement Date, Tenant shall pay rent for the period that begins on
      the
      Rent Commencement Date and ends on September 30, 2008 in the amount of
      $17,500.

    

    For
      each
      Rental Year (as defined in Section 3.2) after the second anniversary of the
      Rent
      Commencement Date, monthly Base Rent during the Term (including any Renewal
      Term) shall be increased to an amount equal to the monthly Base Rent payable
      during the then immediately preceding Rental Year increased by three percent
      (3%). Rent shall be payable in equal monthly installments in advance on the
      applicable Rent Payment Date, without demand therefor and without any set-off
      or
      deduction whatsoever.

    
      
        
        

      

      
        2

        
          

        

      

      
        
        

      

    

    
      
         

        Execution
          Version

         

      

    

    Section
      3.2. Definition:
      Rental Year.
      The
      first “Rental
      Year”
of
      this
      Lease shall commence on the Rent Commencement Date and shall end on September
      30, 2009; thereafter each Rental Year shall consist of periods of twelve (12)
      full calendar months commencing with each anniversary of the Rent Commencement
      Date.

    

    Section
      3.3. Additional
      Rent.
      Whenever, under the terms of this Lease, any sum of money is required to be
      paid
      by Tenant in addition to the rental herein reserved, whether or not such sum
      is
      herein designated as “Additional
      Rent,”
or
      provision is made for the collection of such sum as “Additional
      Rent,”
then
      said sum shall, nevertheless, at Landlord’s option, if not paid when due, be
      deemed Additional Rent, and shall be collectible as such. 

    

    Section
      3.4. Taxes.
      “Taxes”
      shall mean (i) all taxes, assessments, and charges levied upon with respect
      to
      the Parcel; (ii) all general real estate property taxes and general and special
      assessments, charges, fees, or assessments for transit, housing, police, fire,
      or other governmental services or purported benefits to the Parcel, service
      payments in lieu of taxes, levied with respect to the Parcel; (iii) other tax,
      fee, or other excise, however described, that may be levied or assessed
      as a
      substitute for or as an addition to, in whole or in part, any other real estate
      taxes, where they are not now customary or in the contemplation of the parties
      on the date of the signing of this Lease; and (iv) any reasonable attorney’s
      fees incurred by Landlord in appealing an assessment, provided, in no event
      shall “Taxes” including any franchise or income or other taxes based on the
      income of Landlord. During the initial and any renewal Terms, Tenant shall pay
      to Landlord an amount equal to fifty percent (50%) of the increase in Taxes
      over
      the Taxes due for the Tax Year commencing July 1, 2008, which amount shall
      be
      due and payable thirty (30) days after a receipt of invoice from Landlord
      accompanied by a copy of the applicable tax bill, provided that Tenant shall
      be
      responsible for one hundred percent (100%) of any increase in Taxes attributable
      to improvements made by Tenant on the Premises and Landlord shall be responsible
      for one hundred percent (100%) of any increase in Taxes attributable to
      improvements made by Landlord or its other tenants on the remainder of the
      Parcel. The assessor’s worksheet shall constitute prima facie evidence of the
      attribution of the increase in Taxes. Tenant shall receive the benefit of any
      discount applicable to the payment of Taxes as long as Tenant’s payment is
      received by Landlord at least ten (10) days prior to the expiration of the
      discount period. Landlord shall send to Tenant any notice of reassessment of
      the
      Property, and Tenant or Landlord shall have the right to appeal such assessment
      with the cooperation of the other. Any appeal shall not relieve Tenant of its
      obligation to pay its share of any increase in Taxes, but if such appeal is
      successful, Tenant shall be entitled to that portion of any refund attributable
      to Taxes it previously paid. With respect to the tax year in which this Lease
      terminates, Taxes due hereunder shall be prorated based on the amount of time
      of
      the tax year falling within the term. Tenant shall pay the its pro rata share
      of
      any increase in Taxes for the current tax year within thirty (30) days after
      receipt of invoice from Landlord. Landlord shall reimburse Tenant within
      forty-five (45) days after the expiration of the term for any Taxes paid by
      Tenant for the last tax year during the Term, based on the portion of that
      tax
      year falling after the expiration of this Lease. Tenant shall be responsible
      for
      and pay directly to the taxing authority any personal property taxes on any
      personal property leased hereunder, including, without limitation, any storage
      tanks located on the Premises, as well as on Tenant’s personal
      property.

    

    Section
      3.5. Payment
      of Rent.
      Tenant
      shall pay the Rent, in lawful currency of the United States of America, to
      Landlord by delivering or mailing it (postage prepaid) to Landlord’s address
      which is set forth hereinbelow, or to such other address or in such other manner
      (which is commercially reasonable) as Landlord may from time to time specify
      by
      written notice to Tenant not less than thirty (30) days before any such payment
      is due. In addition to all other remedies, Tenant shall pay a “late charge”
equal to three percent (3%) of any installment of Rent that is not is not
      received by Landlord by the later to occur of (a) five (5) days after the
      applicable Rent Payment Date and (b) three (3) days after Tenant receives
      written notice from Landlord that such installment was not received when due,
      such late payment to cover the extra expense incurred by Landlord as a result
      of
      a delinquent payment, provided that Landlord shall not be required to provide
      the notice required in clause (b) after Landlord has provided two (2) such
      notices in any twelve (12) month period. Any such late charge due and owing
      shall be deemed Additional Rent. Any payment made by Tenant to Landlord on
      account of Rent may be credited by Landlord to the payment of any Rent then
      past
      due before being credited to Rent currently falling due. Any such payment which
      is less than the amount of Rent then due shall constitute a payment made on
      account thereof, the parties hereto hereby agreeing that Landlord’s acceptance
      of such payment (whether or not with or accompanied by an endorsement or
      statement that such lesser amount or Landlord’s acceptance thereof constitutes
      payment in full of the amount of Rent then due) shall not alter or impair
      Landlord’s rights hereunder to be paid all of such amount then due, or in any
      other respect.

    
      
        
        

      

      
        3

        
          

        

      

      
        
        

      

    

    
      
         

        Execution
          Version

         

      

    

    ARTICLE
      IV – Terminalling
      Services

    

    Simultaneously
      herewith, Tenant shall enter into a Terminaling Services Agreement with
      Atlantic Terminalling, LLC (“Atlantic”),
      the
      exclusive provider of terminaling services on Landlord’s Property. A default by
      Atlantic under the Terminaling Services Agreement shall constitute a default
      by
      Landlord under this Lease, and a default by Tenant under the terminaling
      services agreement shall constitute a default by Tenant under this Lease. If
      at
      any time during the Term: (a) Atlantic fails or is unable for any reason
      (including force majeure) to perform or provide the terminaling services for
      Tenant as specified in the Terminaling Services Agreement, (b) such failure
      causes Tenant to be unable to produce or deliver to its customers its biofuel
      in
      the ordinary course of its business, and (c) such failure continues for five
      (5)
      days after written notice from Tenant to Atlantic, then all Rent due under
      this
      Lease shall abate until such time as Atlantic recommences performance of the
      terminaling services. In the event that Atlantic defaults under the Terminalling
      Services Agreement, which default continues beyond any applicable grace or
      notice period (an “Atlantic TSA Default”), and after exercising Tenant’s right
      of self-help under the Terminaling Services Agreement, despite Tenant’s
      commercially reasonable efforts Tenant is unable to obtain substantially the
      same level of rail service and marine service that were intended to be provided
      under the Terminaling Services Agreement, then Tenant shall have the right
      to
      terminate this Lease upon notice to Landlord without the payment of the Early
      Termination Fee, provided that after any Atlantic TSA Default in which the
      the
      Lease does not terminate as a result of the operation of this sentence, the
      Base
      Rent payable hereunder shall be reduced by $10,000 per month, effective as
      of
      the Atlantic TSA Default. Upon termination of the Terminaling Services Agreement
      by Tenant following an Atlantic TSA Default, Tenant shall have the right to
      perform the Terminaling Services (as defined in the Terminaling Services
      Agreement) for its own account and Landlord shall provide, and shall cause
      its
      Affiliates to provide, such assistance as Tenant may request to enable Tenant
      to
      perform the Terminaling Services. The foregoing shall not limit any other
      remedies that may be available to Tenant under the Terminaling Services
      Agreement by virtue of a breach by Atlantic thereunder.

     

    ARTICLE
      V
– Security
      Deposit

    

    Within
      five (5) days after the full execution and delivery hereof, Tenant shall deliver
      to Landlord the sum of $75,000 (the “Security
      Deposit”)
      to be
      held by Landlord as security for the performance by Tenant of all obligations
      imposed on Tenant hereunder. Within forty-five (45) days after the expiration
      or
      earlier termination of this Lease, Landlord shall return the Security Deposit
      to
      Tenant, less any amount reasonably necessary to cure any default by Tenant
      hereunder. Landlord shall be entitled to commingle the Security Deposit with
      its
      other assets. The Security Deposit shall not accrue interest. If Tenant shall
      default in any obligation imposed on or accepted by Tenant hereunder, Landlord
      shall be entitled to apply all or a portion of the Security Deposit towards
      Landlord’s costs or damages incurred in remedying, or otherwise resulting from,
      such default. If all or any part of the Security Deposit is applied to an
      obligation of Tenant hereunder at any time during the Term, Landlord shall
      have
      the right to call upon Tenant to restore the Security Deposit to the amount
      required hereunder by giving notice to Tenant, and Tenant shall restore such
      deposit by payment thereof to Landlord within ten (10) days following receipt
      of
      Landlord’s notice. It is understood and agreed that should Landlord convey its
      interest under this Lease to another party, said Security Deposit may be turned
      over by Landlord to Landlord’s grantee or transferee, and upon Tenant’s receipt
      of the written acknowledgement of such grantee or transferee that it is in
      receipt of the Security Deposit, Tenant hereby releases the party herein named
      as Landlord from any and all liability with respect to the Security Deposit,
      or
      its application and return, and Tenant agrees to look solely to such grantee
      or
      transferee, and it is further understood that this provision shall also apply
      to
      each of such grantees and transferees as if they were the Landlord named herein.
      In no event may Tenant apply the Security Deposit toward the last installment(s)
      of rent or additional rent.

    
      
        
        

      

      
        4

        
          

        

      

      
        
        

      

    

    
      
         

        Execution
          Version

         

      

    

    ARTICLE
      VI - Use
      of
      the Premises

    

    Section
      6.1. Permitted
      Uses.
      During
      the Term, Tenant shall have the right to use and occupy the Premises for the
      following purposes and none other, without Landlord’s written consent: offices,
      storage of office and cleaning supplies and equipment, using, locating and
      maintaining facilities for the operation of a storage, manufacturing and
      logistics terminal for the production, storing, blending, processing,
      distribution and transportation of raw materials and finished product associated
      with its production of biofuels and for all lawful activities reasonably related
      thereto (collectively, the “Tenant’s
      Business”).
      Tenant’s rights shall include the right, in accordance with Section 6.2 below,
      to use, remove, renovate, reconfigure, recondition, replace, construct or alter
      the improvements from time to time located on the Premises or to construct,
      alter, remove, renovate, reconfigure, recondition, replace and make Tenant’s own
      improvements or Alterations thereon, in each case subject to the terms and
      conditions of this Lease. Tenant shall be solely responsible for complying
      with
      all laws applicable to its occupancy of the Premises, the conduct of Tenant’s
      Business, and the making of any improvements or Alterations to any part of
      the
      Premises, except to the extent of any noncompliance of the Premises on the
      date
      hereof. Notwithstanding anything to the contrary herein contained, Tenant shall
      not be permitted to use the Premises for the manufacture or storage for resale
      of ethanol or for the processing and storage for resale of used motor
      oil.

    

    Section
      6.2. Alterations.
      The
      removal, renovation, reconfiguration, replacement, construction or alteration
      of
      any improvements now or hereafter located on the Premises (or located on
      Landlord’s Property which are to be used by Tenant) shall be referred to herein
      each as an “Alteration”
and
      together as “Alterations.”
Except
      for Initial Alterations (defined below), Tenant shall not make any Alterations
      without Landlord’s prior consent, which shall not be unreasonably withheld.
      Attached hereto as Exhibit C is a list of Alterations that Tenant shall be
      permitted to make (the “Initial
      Alterations”).
      Landlord may condition its consent on a review of final plans for the making
      of
      the Alteration; provided, however, Landlord’s review of plans of the Initial
      Alterations (as defined below) shall be limited to confirming compliance with
      Exhibit C. Landlord agrees to present any reasonable comments it may have to
      any
      such plans within ten (10) days after Tenant has presented such plans to
      Landlord for its review. Tenant agrees to cooperate in good faith with Landlord
      to incorporate Landlord’s reasonably requested changes into the plans. Tenant
      shall be responsible for complying with all laws applicable to the making of
      any
      Alterations, and Landlord shall cooperate with Tenant in complying with such
      duties as may be imposed on the exercise of rights that may be exercised solely
      by Landlord (e.g., the making of building permit or other applications that
      may
      be made only by the owner of the Premises), provided that Tenant shall pay
      Landlord’s reasonable costs in connection with such cooperation and shall
      indemnify and hold harmless the Landlord from all claims relating to the making
      of the Alterations, except to the extent any such claims arise out of Landlord’s
      negligence or intentional misconduct. 

    
      
        
        

      

      
        5

        
          

        

      

      
        
        

      

    

    
      
         

        Execution
          Version

         

      

    

    Section
      6.3 Ownership
      of Improvements.
      All
      improvements currently located on the Premises (the “Existing
      Improvements”)
      are
      owned by Landlord and, subject to Tenant’s rights under Section 6.2 hereof to
      make Alterations, will continue to be owned by Landlord. “Existing Improvements”
includes all structural Alterations made by Tenant thereto but does not include
      trade fixtures and Tenant’s biofuel manufacturing machinery (“Tenant
      Improvements”).
      All
      tanks, storage facilities and other improvements made or installed by Tenant
      on
      the Premises shall be owned by Tenant during the Term, shall become the property
      of Landlord at the end of the Term or early termination of this Lease (if not
      removed by Tenant pursuant to the next sentence) and may not be removed by
      Tenant at the expiration or earlier termination of this Lease, except as
      provided in the next sentence. Provided that Tenant is not then in default
      under
      the terms of conditions of this Lease, Tenant may remove the Tenant Improvements
      (together with any other property of Tenant located on the Premises) at the
      expiration or early termination of this Lease, provided,
      that
      (a)
      Tenant shall be obligated to clear all debris associated with the removal of
      same and to grade and fill holes and repair other damage to the Premises
      resulting therefrom (which obligation shall survive the expiration or earlier
      termination of this Lease), and (b) any Tenant Improvements that are not removed
      by Tenant on or before the expiration or earlier termination of this Lease
      shall
      become Landlord’s property.

    

    Section
      6.4 Restrictions
      on Use.
      Landlord has provided Tenant true and complete copies of the mortgages or other
      financing agreements affecting the Premises that are described on Exhibit “D”
attached hereto (the “Prior
      Contracts”).
      Landlord may, from time to time, by written notice to Tenant, update Exhibit
      D
      with mortgages or other financing agreements entered into subsequent to the
      date
      hereof, and provided that those items identified by Landlord do not impose
      material additional obligations upon Tenant or materially impair or restrict
      any
      of the rights of Tenant hereunder, such items shall be deemed Prior Contracts.
      Tenant agrees that Tenant shall not use, occupy, suffer or permit the Premises
      or any part thereof to be used in any manner, or suffer or permit anything
      to be
      brought into or kept therein, which would (i) violate in any material respect
      the provisions of the existing Prior Contracts, (ii) violate any law, statute,
      ordinance, notice, order, rule, regulation or other requirement of any federal,
      state or municipal government or the appropriate department, commission, board
      or officer thereof, now or hereafter in force, which may be applicable to
      Tenant’s Business or any Alteration, or (iii) violate in any material respect
      any requirements of any insurance policy covering or applicable to any part
      of
      the Premises or the use thereof, any requirements of the issuer of any such
      policy and any orders, rules, regulations, recommendations and other
      requirements of the local board of fire underwriters or any other body
      exercising the same or similar functions and having jurisdiction or cognizance
      of any part of the Premises; provided,
      that
      (i) the foregoing shall not absolve Landlord of any obligation to comply with
      the terms of any such Prior Contract or any such law or other requirement that
      is binding on Landlord and not directly related to the Tenant’s Business or any
      Alterations made by Tenant or (ii) shall not materially impair or restrict
      any
      of the rights of Tenant under this Lease. 

    

    Section
      6.5. Maintenance
      of Premises.
      Tenant
      covenants and agrees that it will (a) replace promptly, at its expense, any
      cracked or broken plate or window glass of any building located on the Premises
      used by Tenant with like kind and quality; (b) maintain the Premises at its
      expense in a clean, orderly and sanitary condition and free of insects, rodents,
      vermin and other pests; (c) keep any garbage, trash, rubbish or refuse in
      suitable refuse containers and have such garbage, trash, rubbish and refuse
      removed at its expense on a regular basis; (d) keep all walkways, driveways
      and
      parking areas used by Tenant on the Premises free and clear of snow and ice,
      and
      in good repair at Tenant’s expense; (e) use the sanitary sewer system in a
      lawful and reasonable manner, and in no event cause blockage in the said
      sanitary sewer system, either in or outside of the Premises or (f) not cause
      or
      permit any nuisance to be conducted on the Premises; provided the conduct of
      the
      uses permitted by this Lease on the Premises shall not be deemed a nuisance.
      Tenant hereby covenants to keep all improvements, tanks and fixtures that it
      is
      using on the Premises, including all electrical, plumbing, and mechanical
      installations and equipment used by Tenant, in good order including, when
      necessary, the replacement of any said improvements, tanks, fixtures,
      installation or equipment, or any part thereof, used exclusively by Tenant
      and
      located on the Premises, and to surrender the peaceful and quiet possession
      of
      the Premises at the end of said Term (or any renewal thereof) in the condition
      required hereunder, except for ordinary wear of and tear, Alterations permitted
      hereunder, and damage to the Premises by fire or other casualty; provided that
      Tenant hereby covenants to keep all improvements, tanks and fixtures that it
      is
      not using on the Premises in no worse than their current condition, and to
      surrender the peaceful and quiet possession of the Premises at the end of said
      Term (or any renewal thereof) in the same condition as received, except for
      ordinary wear of and tear, Alterations permitted hereunder, and damage to the
      Premises by fire or other casualty. Tenant will repair promptly, at its own
      expense, any damage to the Premises caused by bringing onto the Premises any
      property or equipment for Tenant’s use, or by the installation, use or removal
      of such property or equipment, regardless of fault or by whom such damage shall
      be caused unless caused by Landlord, its officers, directors, agents, employees,
      contractors or invitees. If Tenant should default in the performance of any
      of
      its obligations under this Section 6.5, Landlord shall be entitled (but shall
      not be obligated), in addition to any other rights it may have in law or in
      equity, and after fifteen (15) days’ advance written notice to Tenant, except in
      the case of an emergency, to cure such default, and Tenant shall reimburse
      Landlord for any sums paid or costs incurred by Landlord in curing such default,
      which sums, costs and interest shall be deemed Additional Rent and shall be
      payable by Tenant within ten (10) days of written demand therefor by Landlord
      (which obligation to reimburse Landlord shall survive the expiration or earlier
      termination of this Lease). 

    
      
        
        

      

      
        6

        
          

        

      

      
        
        

      

    

    
      
         

        Execution
          Version

         

      

    

    Section
      6.6. Hazardous
      Materials; Indemnity.
      Tenant
      shall receive, handle, process, use dispose of and store all Hazardous Materials
      brought upon, kept, or used in or about the Premises by Tenant or any Tenant
      Parties in compliance with all Environmental Laws, and Tenant and Tenant Parties
      shall only store or use on the Premises such Hazardous Materials as may be
      necessary or useful to Tenant’s Business and only in such amounts as are
      reasonably necessary and are received, stored, processed, used, disposed of
      and
      handled in compliance with the requirements of applicable Environmental Laws.
      In
      no event shall Tenant dispose of Hazardous Materials on Landlord’s Property or
      in any body of water surrounding Landlord’s Property. Notwithstanding the
      foregoing Landlord consents to the permits listed on Exhibit G attached hereto
      and made a part hereof, and will not unreasonably withhold its consent to
      similar permits related to air and water quality, and to the extent that
      disposal of waste water or emission of air pursuant to such permits is deemed
      disposal of Hazardous Materials, Landlord hereby consents to such disposal
      as
      long s the disposal is made in accordance with the terms of the permit and
      Environmental Laws. If Tenant breaches the obligations stated in first two
      sentences of this paragraph (subject to the foregoing sententce), or if Tenant
      or a Tenant Party otherwise causes a Release (as defined below) of Hazardous
      Materials (as defined below) on, in or under the Premises (collective a
“Tenant
      Environmental Breach”),
      then
      Tenant shall indemnify, defend and hold Landlord harmless from any and all
      claims, judgments, damages, penalties, fines, costs, liabilities or losses
      (including, without limitation, sums paid in settlement of claims, attorneys’
fees, consultant fees and expert fees) which arise during or after the Term
      as a
      result of such Tenant Environmental Breach (which obligation to defend,
      indemnify and hold Landlord harmless shall survive the expiration or earlier
      termination of this Lease). This indemnification of Landlord by Tenant includes,
      without limitation, costs incurred in connection with any Remediation (as
      defined below) that Landlord shall be obligated by applicable Environmental
      Law
      to make in response to a Tenant Environmental Breach, including costs of any
      investigations or reports necessary in connection with such Remediation. Without
      limiting the foregoing, in response to a Tenant Environmental Breach, Tenant
      shall promptly conduct all Remediation necessary to comply with applicable
      Environmental Laws relating to Tenant Environmental Breach; provided that
      Landlord’s approval of such actions shall first be obtained, which approval
      shall not be unreasonably withheld, conditioned or delayed; provided further
      that if the Prior Contracts do not permit Tenant to undertake Remediation,
      then
      Landlord or the party specified in the Prior Contracts shall undertake the
      Remediation and Tenant shall pay the reasonable costs and expenses of
      Remediation. Tenant shall have no obligation under this Lease to perform any
      Remediation that is not necessitated by a Tenant Environmental
      Breach.

    
      
        
        

      

      
        7

        
          

        

      

      
        
        

      

    

    
      
         

        Execution
          Version

         

      

    

    Notwithstanding
      any other provision in this Lease, Tenant shall have no obligation to Landlord
      for (i) any Release of Hazardous Materials at, on, under or from the Landlord’s
      Property or the Premises that is not caused by Tenant or any Tenant Party (which
      shall be referred to herein as a “Landlord
      Release”
whether
      or not Landlord is the cause of such Release) or (ii) Landlord’s noncompliance
      with Environmental Laws, (i) and (ii) collectively, “Landlord
      Environmental Condition”.
      Landlord shall indemnify, defend and hold Tenant and the Tenant Parties harmless
      from any and all claims, judgments, damages, penalties, fines, costs,
      liabilities or losses (including, without limitation, sums paid in settlement
      of
      claims, attorneys’ fees, consultant fees and expert fees) which arise from and
      after the Effective Date or during or after the Term as a result of a Landlord
      Environmental Condition (which obligation to defend, indemnify and hold Tenant
      or any Tenant Party harmless shall survive the expiration or earlier termination
      of this Lease). This indemnification of Tenant by Landlord includes, without
      limitation, costs incurred in connection with any Remediation that Tenant is
      required to make under any Environmental Law or that is made by Tenant to
      protect Tenant, any Tenant Party or the public from a bona fide threat to their
      health or safety. Without limiting the foregoing, in response to a Landlord
      Environmental Condition, Landlord shall promptly effect any Remediation
      necessary to comply with applicable Environmental Laws or to respond to a bona
      fide threat to the health or safety of Tenant, any Tenant Party or the public,
      in each case relating to such Landlord Environmental Condition. In performing
      any such Remediation, Landlord shall not impair Tenant’s ability to operate
      Tenant’s Business. Tenant acknowledges that it has reviewed various
      environmental reports provided by Landlord which are listed on Exhibit E
      attached hereto, and that the Hazardous Materials identified through sampling
      therein do not constitute a bona fide threat to the health or safety of Tenant,
      any Tenant Party or the public Tenant further acknowledges that prior to the
      Rent Commencement Date, it will inspect the improvements on the Premises, and
      agrees that if it does not terminate the Lease pursuant to the provisions of
      Section 2.3 (1), it shall manage during the Term the Hazardous Materials
      described in clauses (iii) through (v) and (vii) of the next paragraph in
      accordance with Environmental Laws but only to the extent such management
      obligations result from disturbance of those materials by Tenant and except
      for
      the substation located on the Premises.

    

    As
      used
      herein, the term “Hazardous
      Material”
means
      any hazardous or toxic substance, material or waste which is or becomes
      regulated by any Environmental Law. The term “Hazardous Material” includes,
      without limitation, any material or substance that is (i) defined as a
“hazardous substance”, “regulated substance”, “hazardous waste”, or similar term
      under any Environmental Laws, (ii) petroleum or petroleum products (including,
      without limitation, crude oil or any fraction thereof), (iii) asbestos or
      asbestos-containing materials, (iv) toxic mold, (v) polychlorinated biphenyls
      (PCBs), (vi) methyl-tertiary butyl ether (MTBE), (vii) lead-based paints, or
      (viii) urea-formaldehyde foam insulation.

    

    As
      used
      herein, the terms “Environmental
      Law”
and
      “Environmental
      Laws”
refer
      to any one or more foreign, federal, state and local statutes, laws, ordinances,
      regulations, rules, resolutions, orders, determinations, writs, injunctions,
      common law rulings, awards, judgments and decrees (including, without
      limitation, the Comprehensive Environmental Response, Compensation, and
      Liability Act), relating to the Remediation, generation, production,
      installation, use, storage, treatment, transportation, Release, threatened
      Release, or disposal of Hazardous Materials or toxic substances, or noise
      control, or the protection of human health, safety, natural resources, animal
      health or welfare, or the environment.

    

    As
      used
      herein, the term “Release”
means
      any presence, emission, spill, seepage, leak, escape, leaching, discharge,
      injection, pumping, pouring, emptying, dumping, disposal, migration, or release
      of Hazardous Materials from any source into or upon the environment, including
      the air, soil, improvements, surface water, groundwater, the sewer, septic
      system, storm drain, publicly owned treatment works, or waste treatment,
      storage, or disposal systems.

     

    
      
        
        

      

      
        8

        
          

        

      

      
        
        

      

    

    
      
         

        Execution
          Version

         

      

    

    As
      used
      herein, the term “Remediation”
means
      any investigation, clean-up, disposal, removal action, remedial action,
      restoration, abatement, repair, response action, corrective action, monitoring,
      sampling and analysis, installation, reclamation, closure, or post-closure
      in
      connection with the suspected, threatened or actual Release of Hazardous
      Materials.

    

    Throughout
      the Term (including any Renewal Term), Tenant, upon Landlord’s request and at
      Tenant’s expense, shall obtain and deliver to Landlord an ESA conducted in
      accordance with ASTM E 1527-05 or any then current industry accepted standards
      or as otherwise may be required under the Prior Contracts with respect to the
      Premises from an environmental professional reasonably acceptable to Landlord;
      provided, however, that Landlord may request such ESA no more frequently than
      once every twelve (12) months unless Landlord, in its reasonable opinion, has
      reasonable grounds to believe that Hazardous Materials have been Released onto
      the Premises by Tenant in violation of this Section 6.6. Additionally,
      throughout the term, within thirty (30) days after the commencement of each
      Rental Year, Tenant shall deliver to Landlord a list of all Hazardous Materials
      then being handled or stored on the Premises. Tenant shall give written notice
      to Landlord thirty (30) days prior to commencing handling or storage of any
      Hazardous Materials not shown on the list submitted to Landlord at the beginning
      of the Rental Year.

    

    ARTICLE
      VII - Insurance.
      

    

    Section
      7.1. Coverage
      by Tenant.
      Throughout the entire Term of this Lease, and any extension and renewals
      thereof, and during any period of rent abatement or period of construction
      within the Premises by Tenant or occupancy thereof by Tenant prior to the Rent
      Commencement Date (except the insurance described in paragraph (1) below, which
      shall be required only when Tenant moves personnel or equipment into the
      buildings located on the Premises), Tenant, at its sole cost and expense, and
      for the mutual benefit of Landlord and Tenant, shall carry and maintain the
      following types of insurance in the amounts specified, with respect to the
      Premises, the improvements thereon and Tenant’s activities thereon:

    

    (1) Fire
      and
      extended coverage insurance, including riders for sprinkler damage, water
      damage, vandalism and malicious mischief, covering all improvements on the
      Premises being used by Tenant, Alterations, and trade fixtures, and insuring
      against loss or damage by fire and against loss or damage by other risks now
      or
      hereafter embraced by “All Risk Replacement Cost” insurance, in amounts equal to
      the full replacement cost thereof (exclusive of the costs of excavation or
      foundations).

    

    (2) Commercial
      general liability insurance insuring Tenant, and naming Landlord (and at the
      request of Landlord, Landlord’s mortgagee(s), if any) as additional insured(s),
      against liability for injury to persons or property occurring in or about the
      Premises or arising out of the ownership, maintenance, use or occupancy thereof
      by Tenant or any Tenant Party, including, but not limited to coverage for
      personal injury, bodily injury, broad form property damage, operations hazard,
      owner’s protective coverage, automobile coverage for both owned and non-owned
      vehicles, assumed or contractual liability, products and completed operations
      liability, and contingent or protective liability. The liability limits under
      such insurance shall not be less than $1,000,000.00 for each occurrence, with
      respect to personal injury or death and not less than $500,000.00 for personal
      property damage per occurrence. Landlord may increase the liability limits
      hereunder if required under Prior Contracts or if it is commercially prudent
      to
      do so, provided that such liability limits may not be raised in excess of
      $10,000,000.00.

    

    (3) Worker’s
      compensation insurance, as required by law, and Employer’s Liability insurance,
      at statutory limits, which coverages shall, when appropriate, extend to cover
      Tenant Parties on the Premises.

    
      
        
        

      

      
        9

        
          

        

      

      
        
        

      

    

    
      
         

        Execution
          Version

         

      

    

    (4) Environmental
      and pollution clean-up and liability insurance, providing first-party clean-up
      as a result of discovery of a pollution event affecting the Property or any
      adjoining waterway, as well as coverage for third-party claims that are the
      result of a pollution event on, at, under or coming from the Property, with
      liability limits reasonably acceptable to Landlord, provided that in determining
      the reasonableness of liability limits, Landlord shall take account of liability
      limits acceptable under any governmental program in which Tenant participates
      and industry standards.

    

    (5) During
      any period of substantial construction or renovation, builder’s risk insurance
      with liability limits as set forth in clauses (i) and (ii) hereof with respect
      to improvement being constructed or renovated.

    

    (6) Rent
      or
      rental value insurance in an amount equal to the Base Rent and Additional Rent
      due for the current Rental Year.

    

    The
      policies described in clauses (2) and (4) hereof shall name Landlord and its
      mortgagee as additional insureds. The policies in clauses (1), (5) and (6)
      shall
      name Landlord, or at Landlord’s request, Landlord’s mortgagee, as loss payee, as
      its interest may appear with respect to all structures on the Premises that
      are
      insured and all tanks, but not with respect to Tenant’s biofuel plant, equipment
      and fixtures or Tenant’s other personal property. Subject to the terms of Prior
      Contracts, Landlord agrees to make insurance proceeds available to Tenant for
      purposes of repair and reconstruction.

    

    Section
      7.2. Coverage
      by Landlord.
      From
      and after the Effective Date, Landlord, at its sole cost and expense, shall
      carry and maintain the following types of insurance in the amounts specified,
      with respect to the Landlord’s Property, the improvements thereon (excluding
      Tenant Improvements or Alterations made by Tenant), and Landlord’s activities
      thereon:

    

    (1) Fire
      and
      extended coverage insurance, including riders for sprinkler damage, water
      damage, vandalism and malicious mischief, covering those insurable facilities
      located on Landlord’s Property that are being used by Tenant pursuant to the
      terms hereof or the terms of the Terminalling Services Agreement against loss
      or
      damage by fire and against loss or damage by other risks now or hereafter
      embraced by “All Risk Replacement Cost” insurance, in amounts equal to the full
      replacement cost thereof (exclusive of the costs of excavation or
      foundations).

    

    (2) Commercial
      general liability insurance insuring Landlord, against liability for injury
      to
      persons or property occurring in or about the Landlord’s Property (including any
      portion of the Property used or occupied by Landlord or on which Landlord or
      any
      of its agents, employees, contractors or invitees are present) or arising out
      of
      the ownership, maintenance, use or occupancy thereof, including, but not limited
      to coverage for personal injury, bodily injury, broad form property damage,
      operations hazard, owner’s protective coverage, automobile coverage for both
      owned and non-owned vehicles, assumed or contractual liability, products and
      completed operations liability, and contingent or protective liability. The
      liability limits under such insurance shall not be less than $1,000,000.00
      for
      each occurrence, with respect to personal injury or death and not less than
      $500,000.00 for personal property damage per occurrence. Landlord shall increase
      the liability limits to the extent the liability limits of Tenant’s insurance
      are increased pursuant to the last sentence of Section 7.1(2).

    

    (3) Worker’s
      Compensation, as required by law, and Employer’s Liability insurance, at
      statutory limits, which coverages shall, when appropriate, extend to cover
      Landlord’s contractors and subcontractors.

    
      
        
        

      

      
        10

        
          

        

      

      
        
        

      

    

    
      
         

        Execution
          Version

         

      

    

    Section
      7.3. Policy
      Requirements.
      All
      policies shall be maintained with insurers licensed to write insurance in
      Maryland and with a credit rating reasonably acceptable to Landlord and Tenant.
      Each party agrees to provide the other party with certificates of insurance
      evidencing the coverage required hereby, which shall be delivered prior to
      the
      Rent Commencement Date and thereafter as soon as practicable after the placing,
      renewal or replacement of the required insurance. All policies shall contain
      an
      undertaking by the insurers to notify the insured party pursuant to this Article
      VII , in writing, by registered mail, not less than thirty (30) days prior
      to
      any material change to, reduction in coverage under, cancellation or termination
      of, or refusal to renew any such policy. All such policies shall be written
      as
      primary policies and not contributing with, or in excess of, any coverage which
      the insured may carry. Subject to Section 7.5 herein, all public liability
      and
      property damage policies maintained by Tenant shall contain a provision that
      the
      additional insured parties, without regard to any partial or total exclusion
      or
      exception of such coverage for the primary insured party, shall be entitled
      to
      recover under said policies for any loss occasioned by such additional insured,
      or by its employees, agents, customers, visitors, licensees or concessionaires,
      by reason of the willful or negligent act or omission of the primary insured
      party or its employees, agents, visitors, licensees, subtenants or
      concessionaires.

    

    Section
      7.4. [Intentionally
      Deleted]

    

    Section
      7.5. Mutual
      Waiver of Subrogation.
      Notwithstanding any other provisions of this Lease to the contrary, Landlord
      and
      Tenant hereby waive any right that each may have against the other on account
      of
      any loss or damage occasioned to its property arising from any risk generally
      covered by fire and extended coverage insurance, together with insurance against
      sprinkler damage, vandalism and malicious mischief, whether or not such a policy
      shall be in force. The parties hereto also each, on behalf of their respective
      insurance companies insuring the Premises of either Landlord or Tenant against
      any such loss, waive any right of subrogation that such insurance company(ies)
      may have against Landlord, said other parties, tenant or occupants, or Tenant,
      as the case may be. If either Landlord or Tenant shall be unable, after using
      best efforts, to obtain and/or maintain the waiver of subrogation set forth
      in
      the immediately preceding sentence from its insurance carrier(s) (or from any
      other insurance carrier(s) without substantial increased cost) and shall so
      notify the other party of such inability within thirty (30) days thereafter,
      then the above mutual waiver of subrogation and mutual waiver of liability
      shall
      no longer be effective until the mutual waiver of subrogation is again
      obtainable by both parties.

    

    Section
      7.6. Tenant’s
      Contractors Insurance.
      Tenant
      shall require any contractor of Tenant or other Tenant Party performing work
      on
      the Premises to carry and maintain, at no expense to Landlord: (i) comprehensive
      general liability insurance, including contractual liability coverage, completed
      operations coverage, broad form property damage endorsement and contractor’s
      protective liability coverage, to afford protection with limits, for each
      occurrence, of not less than $1,000,000 with respect to personal injury or
      death
      and $500,000 with respect to property damage; and (ii) workmen’s compensation or
      similar insurance in form and amounts required by law.

    

    ARTICLE
      VIII – Utilities
      and Services

    

    Section
      8.1. Access
      to Utilities.
      Landlord shall provide for Tenant’s access to the utility services on the
      Premises listed on Exhibit F attached hereto (the “Required Utility Services”)
      and shall, at Landlord’s cost, make all Required Utility Services available to
      the boundaries of the Premises. The dates by which such utilities shall be
      delivered will be described in Exhibit F hereto. Tenant shall be responsible
      for
      installing (at Tenant’s sole cost and expense), and shall own, all utility
      laterals, power lines and similar conducting facilities necessary to connect
      Tenant’s facilities to such utility lines or facilities made available by
      Landlord to the boundaries of the Premises. In addition, Tenant may, at its
      own
      expense, make alterations to such facilities located on the Premises to enable
      Tenant to conduct Tenant’s Business. All such work shall be performed in
      accordance with the other provisions of this Lease. Except as otherwise provided
      herein, Tenant shall maintain in good condition and repair the mains, electrical
      conduits, risers and other facilities used exclusively by Tenant in the Tenant’s
      Business and located on the Premises providing water, electricity and other
      utility services used by Tenant on the Premises. Landlord shall be responsible
      for maintaining in good condition and repair all such facilities located outside
      the boundaries of the Premises and serving the Premises. Landlord shall have
      the
      right at any reasonable time to enter upon the Premises for the purpose of
      the
      installation, repair or maintenance of utility and other common service lines,
      pipes, conduits, ducts and chases. 

    
      
        
        

      

      
        11

        
          

        

      

      
        
        

      

    

    
      
         

        Execution
          Version

      

    Section
      8.2. Payment
      of Utility Charges.
      The
      utilities serving the Premises shall be separately metered or submetered, at
      Tenant’s expense prior to commencing Tenant’s Business on the Premises. Tenant
      covenants and agrees to pay all charges promptly when due for all utility
      services rendered or furnished to the Premises including, but not limited to
      oil, steam, water (whether by meter or submeter), sewer service charge, gas
      and
      electricity (including any use taxes, levies or other charges on such
      utilities). If Tenant shall fail to pay promptly when due any such charges,
      Landlord, at its option, may pay the same for Tenant’s account, in which event
      Tenant shall immediately reimburse Landlord therefor, as Additional Rent, upon
      Landlord’s demand. 

    

    Section
      8.3. Interruption.
      Landlord shall not be liable to Tenant for any failure, modification or
      interruption of any such service which (a) arises out of any causes beyond
      Landlord’s reasonable control, (b) is required by applicable law (including, by
      way of example rather than of limitation, any federal law or regulation relating
      to the furnishing or consumption of energy or the temperature of buildings),
      or
      (c) is caused by accident or emergency not resulting from Landlord’s negligence
      or willful misconduct. Landlord shall conduct maintenance and repairs of all
      utility infrastructure for which Landlord is responsible hereunder at times
      and
      in a manner that will not interfere with the delivery of utility services to
      Tenant.

    

    ARTICLE
      IX - Fire
      and Other Casualties

    

    Section
      9.1. General.
      If any
      improvements on the Premises, which are being used by Tenant are damaged by
      fire
      and other casualty during the Term of this Lease (including any renewal term),
      Tenant shall restore such improvements with reasonable promptness (taking into
      account the time required by Landlord to effect a settlement with, and to
      procure any insurance proceeds from, any insurer against such casualty) to
      substantially its condition immediately before such casualty, and only to the
      extent that insurance proceeds are available therefor. If the nature or extent
      of any such fire or other casualty shall deprive Tenant of access to or the
      use
      of any or all of the Premises, the Base Rent and any Additional Rent payable
      under the terms of this Lease shall be abated in proportion to the portion
      of
      the Premises rendered substantially inaccessible or unfit for use by such
      casualty, but only to the extent that Landlord is receiving the proceeds of
      the
      rent or rental value insurance required to be maintained by Landlord under
      Article VII hereof. If because of any such damage, the undamaged portion of
      the
      Premises is made materially inaccessible or unsuitable for use by Tenant for
      the
      purposes set forth in the provisions of Section 6.1, such Rent shall be abated
      entirely during such period of deprivation, but only to the extent that Landlord
      is receiving the proceeds of the rent or rental value insurance required to
      be
      maintained by Landlord under Article VII hereof.

    
      
        
        

      

      
        12

        
          

        

      

      
        
        

      

    

    
      
         

        Execution
          Version

         

      

    

    ARTICLE
      X
      - Condemnation

    

    Section
      10.1. Right
      to Award.
      If any
      or all of the Property are taken by the exercise of any power of eminent domain
      or are conveyed to or at the direction of any governmental entity under a threat
      of any such taking (each of which is hereinafter referred to as a
“Condemnation”), Landlord shall be entitled to collect from the condemning
      authority thereunder the entire amount of any award made in any such proceeding
      or as consideration for such conveyance, without deduction therefrom for any
      leasehold or other estate held by Tenant under this Lease. Tenant hereby (a)
      assigns to Landlord all of Tenant's right, title and interest, if any, in and
      to
      any such award; (b) waives any right which it may otherwise have in connection
      with such Condemnation, against Landlord or such condemning authority, to any
      payment for (i) the value of the then-unexpired portion of the Term of this
      Lease, (ii) leasehold damages with respect to any structure not constructed
      or
      improved to the extent of at least twenty-five percent (25%) of its value by
      Tenant, and (iii) any damage to or diminution of the value of Tenant's leasehold
      interest hereunder or any portion of the Property not covered by such
      Condemnation; and (c) agrees to execute any and all further documents which
      may
      be required to facilitate Landlord's collection of any and all such awards.
      Subject to the operation and effect of the foregoing provisions of this Section,
      Tenant may seek, in a separate proceeding or in the same proceeding if required
      by law or court rule, a separate award on account of any damages or costs
      incurred by Tenant as a result of such Condemnation, so long as such separate
      award in no way diminishes any award or payment which Landlord would otherwise
      receive as a result of such Condemnation. Specifically, Tenant may seek an
      award
      with respect to any structures constructed by Tenant or improved by Tenant
      to
      the extent of at least twenty-five percent (25%) of their value, provided that
      Tenant shall pay to Landlord a pro rata portion of any such award with respect
      to any such improvements located on the Premises on the date hereof as
      determined by a fraction, the numerator of which shall be the number of years
      since the Rent Commencement Date and the denominator of which shall be the
      total
      possible term of this Lease, including the original and all renewal
      terms.

    

    Section
      10.2. Effect
      of Condemnation.
      If the
      Premises is covered by a Condemnation, in whole or in part, this Lease shall
      terminate as to the part condemned on the date title or possession vests in
      the
      condemning authority, whichever is first. If (x) twenty-five percent (25%)
      or
      more of the Premises is covered by a Condemnation or (y) any portion of the
      balance of Landlord’s Property is taken such that Tenant’s access to the
      Premises is materially impaired or Tenant’s use of the Premises or its intended
      use otherwise is materially impaired, then Tenant may elect, by written notice
      to Landlord within thirty (30) days of the Condemnation, to terminate this
      Lease, and upon such election, the Term shall terminate on earlier of the date
      on which title or possession of so much of the Premises or Landlord’s Property,
      as applicable, as is covered by such Condemnation is taken by the condemning
      authority thereunder, and all Rent and other charges payable hereunder shall
      be
      apportioned and paid to such date. If there is a Condemnation and the Term
      does
      not terminate pursuant to the foregoing provisions of this Section, the
      operation and effect of this Lease shall be unaffected by such Condemnation,
      except that the Base Rent shall be reduced in proportion to the portion of
      the
      Premises covered by such Condemnation.

    

    Section
      10.3. Limitation
      of Liability.
      If
      there is a Condemnation, Landlord shall have no liability to Tenant on account
      of any (a) interruption of Tenant's business upon the Premises, (b) diminution
      in Tenant's ability to use the Premises, or (c) other injury or damage sustained
      by Tenant as a result of such Condemnation, provided the foregoing shall not
      affect Tenant’s to terminate the Lease or a reduction of Base Rent pursuant to
      Section 10.2 above.

     

    Section
      10.4. Conduct
      of Proceedings.
      Tenant
      shall be entitled to participate in any condemnation proceedings with respect
      to
      the foregoing. 

    
      
        
        

      

      
        13

        
          

        

      

      
        
        

      

    

    
      
         

        Execution
          Version

         

      

    

    ARTICLE
      XI – Common
      Areas; Common Area Charges

    

    11.1. Common
      Areas.
      All
      driveways, entrances and exits thereto, truck way or ways, terminalling
      facilities, docks, landscaped areas, and other areas and improvements provided
      by Landlord on Landlord’s Property for the general use, in common, of tenants,
      their officers, agents, employees, and customers (herein referred to as the
      "Common Areas"), shall be maintained by Landlord and shall at all times be
      subject to the exclusive control and management of Landlord, and Landlord shall
      have the right from time to time to establish, modify and enforce reasonable
      rules and regulations with respect to all facilities and areas mentioned in
      this
      Section, so long as such rules and regulations are uniformly enforced and do
      not
      materially affect the rights of Tenant hereunder. Landlord shall have the right
      (but not the obligation) to do one or more or all of the following: to
      construct, maintain and operate lighting facilities on all said areas and
      improvements; to police the same; from time to time to change the area, location
      and arrangement of the facilities hereinabove referred to; to restrict, to
      close
      all or any portion of said areas or facilities to such extent as may, in the
      opinion of counsel of Landlord be legally sufficient to prevent a dedication
      thereof or the accrual of any rights to any person or the public therein; and
      to
      do and perform such other acts in and to said areas and improvements as, in
      the
      use of business judgment, Landlord shall determine to be advisable with a view
      to the improvement of the convenience and use thereof by tenants, their
      officers, agents, employees and customers. Without limiting the scope of such
      discretion, Landlord shall have the full right and authority to employ all
      personnel and to make all reasonable rules and regulations pertaining to and
      necessary for the proper operation and maintenance of the Common
      Areas.

    

    11.2. Definition:
      Annual Operating Costs.
      The
      term "Common Area Costs" or “CAC” means the actual costs incurred by Landlord in
      operating and maintaining the Common Areas during each calendar year of the
      term. Such costs shall include, by way of example rather than of limitation,
      (i)
      charges or fees for, and taxes on, the furnishing of water, sewer service,
      gas,
      fuel, electricity or other utility services to the Common Areas; (ii) costs
      of
      maintaining, repairing or replacing grounds and Common Areas; (iii) premiums
      for
      hazard, liability, or similar insurance upon any or all of the Common Areas;
      (iv) costs of security personnel if deemed necessary by Landlord, (v) costs
      of
      any services not provided by Landlord to the Common Areas on the date hereof
      but
      hereafter provided by Landlord in its prudent management of the Common Areas;
      (vi) the cost of any other items which, under generally accepted accounting
      principles consistently applied from year to year with respect to the Common
      Areas, constitute operating, repair or maintenance costs attributable to any
      or
      all of the Common Areas; and (vii) the cost of any capital expenditures
      (amortized over the useful life of such capital expenditures). Such costs shall
      not include the expense of principal and interest payments made by Landlord
      pursuant to the provisions of any mortgage or deed of trust covering the
      Property.

    

    11.3. Definition:
      Tenant's Proportionate Share.
      Tenant's Proportionate Share shall be 40% of Common Areas Costs attributable
      to
      the Parcel (it being understood that any costs attributable to the maintenance
      of Common Areas located on Landlord’s Property exclusive of the Parcel shall be
      the sole responsibility of Landlord). 

    

    11.4. Payment
      of CAC.
      For
      each calendar year or portion thereof during the term of this Lease or any
      renewal term, Tenant shall pay to Landlord, as Additional Rent, an amount equal
      to Tenant's Proportionate Share of CAC (“Tenant’s CAC Share”). One month prior
      to the beginning of each calendar year during the term of this Lease commencing,
      or any renewal term hereof, commencing with calendar year 2009, Landlord shall
      prepare and submit to Tenant an estimate of Tenant's CAC Share for the next
      succeeding calendar year, which estimate shall become Tenant's CAC Share for
      the
      said year. For calendar year 2008, Tenant’s CAC Share shall be $5,000 per month.
      Tenant's CAC Share shall be payable in equal monthly installments due on or
      before the first day of each month, without demand therefor, and without setoff
      or deduction of any nature. Landlord's failure to timely prepare the estimate
      or
      the Year End Accounting shall not relieve Tenant of its obligations under this
      Article XI, and Tenant shall continue to make monthly payments as provided
      based
      on the last estimate prepared by Landlord until such time as Landlord prepares
      a
      new estimate. 

    
      
        
        

      

      
        14

        
          

        

      

      
        
        

      

    

    
      
         

        Execution
          Version

         

      

    

    11.5. End
      of
      Year Accounting.
      Within
      one hundred eighty (180) days after the end of the calendar year, Landlord
      shall
      provide Tenant an accounting, showing in reasonable detail, the amount actually
      expended by Landlord as CAC for said calendar year (the "Year-End Accounting").
      In the event that the amount paid by Tenant as Tenant’s CAC Share for the
      calendar year exceeds the amount of Tenant's CAC Share pursuant to the Year-End
      Accounting, then such excess payments shall be credited against the next monthly
      payment or payments due under Section 4.3 hereof. In the event that the amount
      paid by Tenant as Tenant’s CAC Share for the calendar year is less than the
      amount of Tenant's CAC Share pursuant to the Year-End Accounting, then Tenant
      shall pay the balance due to Landlord within thirty (30) days of Tenant's
      receipt of the Year-End Accounting.

    

    11.6 Tenant’s
      Right to Audit.
      At any
      time within ninety (90) days of Landlord’s delivery of the Year-End Accounting
      (but not more than once per year), either a certified public accounting firm
      retained by Tenant or a qualified employee of Tenant (such parties being
      collectively referred to herein as an “Auditor”) may, upon at least five (5)
      days prior written notice, inspect Landlord’s records pertaining to such CAC
      assessed by Landlord as set forth in such Landlord’s statement. Landlord or its
      agents shall produce said records at Landlord’s offices within ten (10) days’ of
      Landlord’s receipt of the written request of Tenant. If Tenant’s audit shall
      disclose an overbilling by Landlord (and commensurate overpayment by Tenant)
      of
      the amount actually owed for such period, Landlord shall promptly credit the
      amount of such overpayment against Tenant’s next due installment of CAC. In the
      event the overpayment is more than ten percent (10%) of the amount due, Landlord
      shall reimburse Tenant for the cost of the audit if the audit was conducted
      by a
      third party (and not by an employee of Tenant). 

     

    ARTICLE
      XII - Assignment
      and Subletting.

    

    Section
      12.1. Conditions.
      Except
      as provided in Article XIII, Tenant shall not assign, transfer, mortgage,
      hypothecate or otherwise encumber this Lease nor sublease all or any part of
      the
      Premises, nor permit other persons to occupy the Premises or any part thereof,
      nor grant any license or concession for all or any part of the Premises (each
      an
“Assignment”),
      without the prior written consent of Landlord, which consent shall not be
      unreasonably withheld, conditioned or delayed. Landlord may condition its
      consent on the financial ability of any proposed assignee to perform its
      obligations under this Lease. Any consent by Landlord to an assignment or
      subletting hereunder shall not constitute a waiver of the necessity of obtaining
      such consent as to any subsequent assignment or subletting, nor, except as
      expressly provided herein, shall it relieve Tenant of liability under this
      Lease. An consent given by Landlord pursuant to the terms of this Article XII
      shall be expressly subject to each and every term, covenant and condition of
      this Lease, unless otherwise specifically provided herein. Notwithstanding
      anything to the contrary in this Section 12.1, Tenant may, without Landlord’s
      consent (but upon prior written notice to Landlord), (i) assign this Lease
      to
      any affiliate of Tenant and (ii) assign this Lease to a party who acquires
      all
      or substantially all of Tenant’s assets as long as such party at the time of
      assignment has a net worth at least equal to the net worth of Tenant as of
      the
      date of this Lease or is otherwise, in the reasonable judgment of Landlord,
      financially capable of performing the obligations of Tenant hereunder. Following
      an assignment pursuant to clause (ii) of the foregoing sentence, Tenant shall
      be
      relieved of all liability arising under this Lease from and after the effective
      date of the assignment. For purposes hereof, an Assignment shall include the
      transfer, assignment or hypothecation of any stock or equity interest in Tenant,
      which results in a change in the control thereof by the person, persons or
      entities owning a controlling interest therein as of the date of this Lease,
      except the foregoing shall not apply to transfers of securities of Tenant as
      a
      result of trades on nationally recognized securities exchanges.

    
      
        
        

      

      
        15

        
          

        

      

      
        
        

      

    

    
       

      Execution
        Version

    

    ARTICLE
      XIII – Leasehold
      Mortgages; Subordination of Lien

     

    Tenant
      shall have the right to grant a mortgage, deed of trust or similar security
      interest encumbering its leasehold right, title and interest in the Premises
      as
      more specifically described in this Lease (a “Mortgage”)
      to a
      party unrelated to Tenant, who is providing commercial financing to Tenant
      (a
“Leasehold
      Mortgagee”).
      Upon
      granting a Mortgage, such Leasehold Mortgagee, shall, for so long as its
      Mortgage is in existence and until the lien thereof has been extinguished,
      be
      entitled to the following protection, upon delivery to Landlord of the Leasehold
      Mortgagee’s contact information, including its name and address:

     

    Section
      13.1  Limited
      to Leasehold Estate.
      A
      Leasehold Mortgagee shall have an interest in the Premises to the extent of
      Tenant’s rights under this Lease (the “Leasehold
      Estate”).
      Landlord is not hereby subordinating its fee simple interest in the Premises
      to
      the Leasehold Mortgage. There may not be more than one (1) Leasehold Mortgage
      at
      any time without the prior consent of Landlord. 

     

    Section
      13.2.  Right
      to Possession, Right to Acquire and Right to Assign.
      A
      Leasehold
      Mortgagee shall have the absolute right, without any consent of Landlord being
      required: (a) to assign its security interest; (b) to enforce its lien and
      acquire title to the Leasehold Estate by any lawful means (subject to the
      provisions hereof); (c) to take possession of and operate the Property or any
      portion thereof and to perform all obligations to be performed by Tenant
      hereunder, pursuant to its agreements with Tenant, applicable law, or both;
      and
      (d) to acquire the Leasehold Estate by foreclosure or other legal proceedings
      or
      remedy (whether judicial or non-judicial) and thereafter to assign or transfer
      the Leasehold Estate to a third party. Any such third party may subsequently
      assign or transfer the Leasehold Estate subject to the provisions of Article
      XII
      hereof. 

     

    Section
      13.3.  Notice
      of Default; Opportunity to Cure.
      As
      a
      precondition to exercising any rights or remedies as a result of any alleged
      default by Tenant, Landlord shall provide written notice of the default to
      each
      Leasehold Mortgagee concurrently with delivery of such notice to Tenant, as
      applicable, specifying in detail the alleged event of default and the required
      remedy. In the event the Landlord gives such written notice of default, the
      following provisions shall apply:

     

    (1) a
      “monetary
      default”
means
      failure to pay when due any monetary obligation of Tenant under this Lease
      or
      any default that can be cured by the payment of money; any other event of
      default is a “non-monetary
      default.”

     

    (2) The
      Leasehold Mortgagee shall have the same period after receipt of notice of
      default to remedy the default, or cause the same to be remedied, as is given
      to
Tenant
      and
      any
      of its successors and assigns after Tenant’s
      receipt of notice of default, plus, in each instance, the following additional
      time periods: (i) thirty (30) days in the event of any monetary default; and
      (ii) thirty (30) days in the event of any non-monetary default, provided that
      such thirty (30) day period shall be extended for the time reasonably required
      to complete such cure, including the time required for the Leasehold Mortgagee
      to perfect its right to cure such non-monetary default by obtaining possession
      of the Property (including possession by a receiver) or by instituting
      foreclosure proceedings, provided the Leasehold Mortgagee acts with reasonable
      and continuous diligence. The Leasehold Mortgagee shall have the absolute right
      to substitute itself for Tenant
      and
      perform the duties of Tenant
      hereunder
      for purposes of curing such defaults. Landlord expressly consents to such
      substitution, agrees to accept such performance, and authorizes the Leasehold
      Mortgagee (or its employees, agents, representatives or contractors) to enter
      upon the Property to complete such performance with all the rights, privileges
      and obligations of Tenant
      hereunder.
      Landlord shall not terminate this Lease prior to expiration of the cure periods
      available to a Leasehold Mortgagee as set forth above.

    
      
        
        

      

      
        16

        
          

        

      

      
        
        

      

    

    
      
         

        Execution
          Version

         

      

    

    (3)
       During
      any period of possession of the Property or the leasehold estate created hereby
      by a Leasehold Mortgagee (or a receiver requested by such Leasehold Mortgagee)
      and/or during the pendency of any foreclosure proceedings instituted by a
      Leasehold Mortgagee, the Leasehold Mortgagee shall pay or cause to be paid
      the
      rent and all other monetary charges payable by Tenant hereunder which have
      accrued and are unpaid at the commencement of said period and those which accrue
      thereafter during said period. Following acquisition of Tenant’s leasehold
      estate by the Leasehold Mortgagee or its assignee or designee as a result of
      either foreclosure or other remedy, or by a purchaser at a foreclosure sale,
      this Lease shall continue in full force and effect and the Leasehold Mortgagee
      or party acquiring title to the Leasehold Estate shall, as promptly as
      reasonably possible, commence the cure of all defaults hereunder and thereafter
      diligently process such cure to completion, whereupon Landlord’s right to
      terminate this Lease based upon such defaults shall be deemed waived (provided,
      however, that Leasehold Mortgagee or party acquiring title to the Leasehold
      Estate shall not be required to cure any non-monetary defaults that are not
      reasonably susceptible of being cured or performed by such party (“non-curable
      defaults”).
      Non-curable defaults shall be deemed waived by Landlord upon completion of
      foreclosure proceedings or acquisition of the Leasehold Estate by such
      party.

     

    (4) Any
      Leasehold Mortgagee or other party who acquires Tenant’s Leasehold Estate
      pursuant to foreclosure or other remedy shall not be liable to perform the
      obligations imposed on Tenant by this Lease incurred or accruing after such
      party no longer has title of the Leasehold Estate or possession of the
      Property.

     

    (5) Neither
      bankruptcy nor insolvency shall be grounds for terminating this Lease as long
      as
      all provisions of the agreement are in compliance and the Rent and all other
      monetary charges payable to Landlord hereunder are paid by the Leasehold
      Mortgagee in accordance with the terms of this Lease.

     

    (6)
       Nothing
      herein shall be construed to extend the Lease beyond the Term or to require
      a
      Leasehold Mortgagee to continue foreclosure proceedings after the default by
      Tenant under the Mortgage has been cured. If the default is cured and the
      Leasehold Mortgagee discontinues foreclosure proceedings, the Lease shall
      continue in full force and effect.

     

    Section
      13.4. New
      Lease.
      If this
      Lease terminates because of Tenant’s default or if the Leasehold Estate is
      foreclosed, or if this Lease is rejected or disaffirmed pursuant to bankruptcy
      law or other law affecting creditors’ rights, the Landlord shall, upon written
      request from any Leasehold Mortgagee within sixty (60) days after any such
      event, enter into a new agreement concerning the Property, on the following
      terms and conditions: 

     

    (1) The
      terms
      of the new agreement shall commence on the date of termination, foreclosure,
      rejection or disaffirmance and shall continue for the remainder of the term
      of
      this Lease, at the same rent and subject to the same terms and conditions set
      forth in this Lease. Such new agreement shall be subject to all existing
      subleases, provided the subtenants are not then in default.

     

    (2) The
      new
      agreement shall be executed within thirty (30) days after receipt by Landlord
      of
      written notice of the Leasehold Mortgagee’s election to enter a new agreement,
      provided said Leasehold Mortgagee: (i) pays to Landlord all rent and other
      monetary charges payable by Tenant its successors or assigns, as applicable,
      under the terms of this Lease up to the date of execution of the new agreement,
      as if this Lease had not been terminated, foreclosed, rejected or disaffirmed,
      less the rent and other income actually collected by Landlord from subtenants
      or
      other occupants of the Property; (ii) performs all other obligations of Tenant
      under the terms of this Lease, to the extent performance is then due and
      susceptible of being cured and performed by the Leasehold Mortgagee; and (iii)
      agrees in writing to perform, or cause to be performed, all non-monetary
      obligations which have not been performed by Tenant and would have accrued
      under
      this Lease up to the date of commencement of the new agreement, except those
      obligations which constitute non-curable defaults. Any new agreement with the
      Leasehold Mortgagee shall enjoy the same priority as this Lease over any lien,
      encumbrance or other interest created by Landlord.

    
      
        
        

      

      
        17

        
          

        

      

      
        
        

      

    

    
      
         

        Execution
          Version

         

      

    

    (3) After
      the
      termination, rejection or disaffirmance of this Lease and during the period
      thereafter during which any Leasehold Mortgagee shall be entitled to
enter
      into a new agreement concerning the Property, Landlord will not terminate any
      sublease
      or the rights of any sublease thereunder unless such sublease shall be in
      default under such sublease. During such period, if the Landlord shall
      receive
      any rent and other payments
      due from subleases, including subleases whose attornment it shall have agreed
      to
      accept, it will do so as agent of such Leasehold Mortgagee and shall deposit
      such rents and
      payments in a separate and segregated account in trust subject to a right of
      setoff against amounts due to Landlord; and, upon the execution and delivery
      of
      such new agreement,
      shall account to the Tenant under said new agreement for the rent and other
      payments
      made under said subleases; and the Tenant shall thereupon assign the rent and
      other
      payments due under said subleases to any Leasehold Mortgagees under the
Agreement.
      The collection of rent by the Landlord acting as an agent pursuant to this
      Section
      shall not be deemed an acceptance by Landlord for its own account of the
attornment
      of any sublease unless Landlord shall have agreed in writing with such sublease
      that
      its
      tenancy shall be continued following the expiration of any period during which
      a
Leasehold
      Mortgagee may be granted a new agreement, in
      which
      case such attornment shall take place upon such expiration but not before.
      Landlord shall not be under any obligation to enforce any sublease.

     

    (4) If
      Landlord has consented to additional Mortgages and more than one Leasehold
      Mortgagee makes a written request for a new agreement pursuant hereto, the
      new
      agreement shall be delivered to the Leasehold Mortgagee requesting such new
      agreement whose Mortgage is prior in lien, and the written request of any other
      Mortgagee whose lien is subordinate shall be void and of no further force and
      effect. At no expense to Landlord, a Leasehold Mortgagee shall provide a current
      title report on the Property to Landlord reflecting the priority of the lien
      of
      such Leasehold Mortgagee.

     

    (5)
       The
      provisions of this Section 13.4 shall survive the termination, rejection or
      dissaffirmance of this Lease and shall continue in full force and effect
      thereafter to the same extent as if this section were a separate and independent
      contract made by Landlord, Tenant and such Leasehold Mortgagee, and, from the
      effective date of such termination, rejection or disaffirmance of the Agreement
      to the date of execution and delivery of such new agreement, such Leasehold
      Mortgagee may use and enjoy said Leased Premises without hindrance by Landlord
      or any person claiming by, through or under Landlord; provided that all of
      the
      conditions for a new agreement as set forth herein are complied
      with.

     

    Section
      13.5  Leasehold
      Mortgagee’s Consent to Amendment, Termination or Surrender.
      Notwithstanding
      any provision of the Agreement to the contrary, the parties agree that so long
      as there exists an unpaid Leasehold Mortgage, this Lease shall not be modified
      or amended and Landlord shall not accept a surrender of the Property or any
      part
      thereof or a cancellation or release of this Lease from Tenant prior to
      expiration of the term without the prior written consent of the Leasehold
      Mortgagee. This provision is for the express benefit of and shall be enforceable
      by such Leasehold Mortgagee.

     

    Section
      13.6  No
      Waiver.
      No
      payment made to Landlord by a Leasehold Mortgagee shall constitute an agreement
      that such payment was, in fact, due under the terms of this Lease; and a
      Leasehold Mortgagee having made any payment to Landlord pursuant to Landlord’s
      wrongful, improper or mistaken notice or demand shall be entitled to the return
      of any such payment.

     

    Section
      13.7  No
      Merger.
      There
      shall be no merger of this Lease with the fee estate in the Property by reason
      of the fact that this Lease or any interest therein may be held, directly or
      indirectly, by or for the account of any person or persons who shall own the
      fee
      estate or any interest therein, and no such merger shall occur unless and until
      all persons at the time having an interest in the fee estate in the Premises
      and
      all persons (including Leasehold Mortgagee) having an interest in this Lease
      or
      in the estate of Landlord and Tenant shall join in a written instrument
      effecting such merger and shall duly record the same.

    
      
        
        

      

      
        18

        
          

        

      

      
        
        

      

    

    
      
         

        Execution
          Version

         

      

    

    Section
      13.8  Further
      Amendments.
      At
      Tenant’s request, Landlord shall amend this Lease to include any provision which
      may reasonably be requested by a current or proposed Leasehold Mortgagee;
      provided, however, that such amendment does not impair any of Landlord’s rights
      under this Lease, or materially increase the burdens or obligations of Landlord
      hereunder, or decrease the burdens or obligations of Tenant or assignee. Upon
      the request of any Leasehold Mortgagee, Landlord shall execute any additional
      instruments reasonably required to evidence such Leasehold Mortgagee’s rights
      under this Lease.

    

    Section
      13.9 Subordination
      of Lien.
      Landlord hereby subordinates any lien (contractual, statutory or otherwise)
      which Landlord may have or claim upon Tenant's chattels, movable and nonmovable
      fixtures, furniture, equipment, machinery, inventory and any other property
      now
      or hereafter located at the Premises to the lien of any commercial financing
      of
      Tenant. In the event Landlord shall take possession of the Premises for any
      reason, Landlord shall so notify Tenant’s lender and shall permit Tenant’s
      lender to remove such property therefrom. Landlord agrees to sign any forms
      required by Tenant's lenders acknowledging Landlord's subordination and such
      lenders' rights.

    

    ARTICLE
      XIV – Liens
      on Landlord’s Property

    

    Section
      14.1. Liens
      Upon Landlord’s Property.
      No work
      performed by Tenant pursuant to this Lease, whether in the nature of erection,
      construction, alteration or repair, shall be deemed to be for the immediate
      use
      and benefit of Landlord, and no mechanics or other lien shall be allowed against
      the estate of Landlord by reason of any consent given by Landlord to Tenant
      to
      improve, alter or repair the Premises. Tenant shall pay promptly all persons
      furnishing labor and/or materials with respect to any work performed by Tenant
      or its contractor on or about the Premises. In the event any mechanic’s or other
      lien shall at any time be filed against the Premises by reason of work, labor,
      services or materials performed or furnished, or alleged to have been performed
      or furnished, to Tenant or to anyone holding the Premises through or under
      Tenant, Tenant shall forthwith cause the same to be discharged of record or
      bonded to the satisfaction of Landlord. If Tenant shall fail to cause such
      lien
      to be so discharged or bonded within fifteen (15) days after being notified
      of
      the filing thereof, then, in addition to any other right or remedy of Landlord,
      Landlord may bond or discharge the same by paying the amount claimed to be
      due,
      and the amount so paid by Landlord including reasonable attorney’s fees incurred
      by Landlord either in defending against such lien or in procuring the bonding
      or
      discharge of such lien, shall be due and payable by Tenant to Landlord as
      Additional Rent. The obligations of Tenant under this Section 14.1 shall survive
      the termination or earlier expiration of this Lease.

    

    ARTICLE
      XV – Subordination,
      Non-Disturbance and Attornment.

    

    Section
      15.1. Subordination.
      Subject
      to Section 15.2 hereof, Tenant's rights under this Lease are, and shall always
      be subordinate to the operation and effect of any mortgage or deed of trust
      or
      any other instrument of financing now or hereafter placed upon the Property,
      or
      any part thereof, by Landlord, or any renewal, modification, consolidation,
      replacement or extension of any such instrument (hereinafter collectively
      referred to as “Financing Instrument”). The foregoing sentence shall not be
      operative if the holder of the Financing Instrument elects to have Tenant's
      interest hereunder superior to the interest of the holder of such Financing
      Instrument. Subject to Section 15.2 hereof, this provision shall be
      self-operative and no further instrument of subordination shall be necessary,
      but Tenant shall execute promptly any instrument of subordination that Landlord
      may request.

    
      
        
        

      

      
        19

        
          

        

      

      
        
        

      

    

    
      
         

        Execution
          Version

         

      

    

    Section
      15.2 Non-Disturbance.
      Not
      later than fifteen (15) days after the date hereof, Landlord shall obtain in
      favor of Tenant, a non-disturbance agreement reasonably acceptable to Tenant
      from each and every existing holder or beneficiary of a Financing Instrument
      and
      shall obtain a non-disturbance agreement from any future superior ground lessee,
      mortgagee, and deed of trust beneficiary (each a “Superior
      Lienholder”),
      which
      non-disturbance agreement shall state that Tenant’s right to quiet possession of
      the Premises shall not be disturbed if Tenant so long as Tenant shall pay the
      rent and observe and perform in all material respects its obligations under
      this
      Lease (an “SNDA”).
      Notwithstanding anything to the contrary in this Article XV, any subordination
      of this Lease to a future Financing Instrument shall be conditioned upon
      Landlord’s delivery to Tenant of an SNDA from the Superior Lien Holder. In the
      event that Landlord fails to deliver to Tenant an SNDA from the holder of any
      existing Financing Instrument within said 15-day period, Tenant shall be
      entitled to terminate this Lease upon notice to Landlord and without the payment
      of any Early Termination Fee. 

     

    Section
      15.2. Attornment.
      Tenant
      agrees that upon the sale or the placing of a mortgage on the Landlord’s
      Property or upon foreclosure or sale under a Financing Instrument to which
      this
      Lease is now or shall thereafter become subject and subordinate, this Lease
      shall remain in full force and effect and Tenant will attorn to the mortgagee
      or
      purchaser upon foreclosure, will pay to said mortgagee or purchaser all the
      rents and other monies required to be paid by Tenant hereunder and perform
      all
      of the other terms, covenants, conditions and obligations in this Lease
      contained as if said mortgagee or purchaser was the original Landlord
      herein.

    

    ARTICLE
      XVI - Right
      of Entry

    

    Section
      16.1. Right
      of Entry.
      Landlord or Landlord’s agents shall have the right to enter the Premises at all
      reasonable times and upon not less than three (3) days’ prior notice to Tenant
      to examine the same, and to show to prospective purchasers, mortgagees, or
      (in
      the last twelve (12) months of the Term or after the receipt from Tenant` of
      an
      early termination notice pursuant to Section 2.3 of this Lease) prospective
      lessees of the Premises, and to make such inspections, repairs, alterations,
      improvements or additions as Landlord may deem necessary or desirable at
      reasonable times and on reasonable advance notice to Tenant (except in the
      case
      of emergencies, in which case such notice shall be given as soon a reasonably
      practicable). If Tenant shall not be personally present to open and permit
      an
      entry onto said Premises, at any time, when for any reason an entry therein
      shall be immediately necessary or permissible as a result of an emergency,
      Landlord or Landlord’s agents may enter the same by a master key, or may
      forcibly enter the same, without rendering Landlord or such agents liable
      therefor, and without in any manner affecting the obligations and covenants
      of
      this Lease. Landlord shall be liable to Tenant and shall indemnify Tenant
      against any damage or injury Landlord’s negligence or willful misconduct in
      connection with any such entry. Absent an emergency, Tenant shall have the
      right
      to accompany Landlord or its representatives during any such entry. In entering
      the Premises for any such purpose, Landlord shall minimize any disruption to
      Tenant’s operations. Nothing herein contained, however, shall be deemed or
      construed to impose upon Landlord any obligation, responsibility or liability
      whatsoever, for the care, maintenance or repair of the Premises or any part
      thereof, except as otherwise herein specifically provided.

     

    ARTICLE
      XVII - Non-Liability
      and Indemnification.

    

    Section
      17.1. Non-Liability.
      Neither
      Landlord nor Landlord’s agents, officers, directors, shareholders, partners,
      members or principals shall be liable to Tenant or Tenant’s agents, employees,
      contractors, invitees or licensees or any other occupants of the Premises,
      and
      Tenant shall save Landlord and Landlord’s agents, and their respective agents,
      employees, contractors, officers, directors, shareholders, partners, members
      and
      principals harmless from any loss, cost liability, claim, damage, expense
      (including reasonable attorneys’ fees and disbursements), penalty or fine
      incurred in connection with or any damage to, or loss (by theft or otherwise)
      of, any of Tenant’s property or caused by operations in construction of any
      private, public or quasi-public work except to the extent due to the negligence
      or willful misconduct of Landlord or Landlord’s agents employees, contractors,
      invitees or licensees, without contributory negligence on the part of Tenant,
      its employees, agents, contractors, invitees or licensees. Landlord and
      Landlord’s agents shall not be liable, to the extent of Tenant’s insurance
      coverage, for any loss or damage to any person or property even if due to the
      negligence of Landlord or Landlord’s agents.

    
      
        
        

      

      
        20

        
          

        

      

      
        
        

      

    

    
      
         

        Execution
          Version

         

      

    

    Section
      17.2. Tenant’s
      Indemnification.
      Tenant
      hereby indemnifies Landlord and Landlord’s agents against liability in
      connection with or arising from (i) the use or occupancy or manner of use or
      occupancy of the Premises by Tenant or any person claiming through or under
      Tenant during the Term, or (ii) any negligent or intentionally tortious acts
      or
      omissions of Tenant or any such person, or the contractors, agents, employees,
      invitees or licensees of Tenant or any such person, in or about the Premises
      either prior to, during or after the expiration of, the Term (including any
      renewal term) or (iii) any loss or damage arising from the failure of Tenant
      to
      perform any non-monetary obligation of Tenant hereunder beyond the expiration
      of
      any applicable cure period. If any action or proceeding shall be brought against
      Landlord or Landlord’s agents, based upon any such claim, Tenant additionally
      shall indemnify Landlord or Landlord’s agents for reasonable attorneys’ fees and
      disbursements in connection with such action or proceeding in which Landlord
      shall prevail. Tenant shall pay to Landlord as Additional Rent, within fifteen
      (15) days following rendition by Landlord to Tenant of bills or statements
      therefor, sums equal to all losses, costs, liabilities, claims, damages, fines,
      penalties and expenses referred to herein.

    

    Section
      17.3. Landlord’s
      Indemnification.
      Landlord hereby indemnifies Tenant and Tenant’s agents against liability in
      connection with or arising from (i) the use or occupancy or manner of use or
      occupancy of Landlord’s Property by Landlord or any person claiming through or
      under Landlord, or (ii) any negligent or intentionally tortious acts or
      omissions of Landlord or any such person, or the contractors, agents, employees,
      invitees or licensees of Landlord or any such person, in or about Landlord’s
      Property either prior to, during or after the expiration of, the Term (including
      any renewal term). If any action or proceeding shall be brought against Tenant
      or Tenant’s agents, based upon any such claim, Landlord additionally shall
      indemnify Tenant or Tenant’s agents for reasonable attorneys’ fees and
      disbursements in connection with such action or proceeding in which Tenant
      shall
      prevail. Landlord shall pay to Tenant, within fifteen (15) days following
      rendition by Tenant to Landlord of bills or statements therefor, sums equal
      to
      all losses, costs, liabilities, claims, damages, fines, penalties and expenses
      referred to herein.

    

    ARTICLE
      XVIII- Termination;
      Surrender; Holdover.

    

    Section
      18.1. Termination.
      This
      Lease and the tenancy hereby created shall cease and terminate at the end of
      the
      original Term hereof, or in the event of a validly exercised renewal option,
      at
      the end of such renewal term, without the necessity of any notice or termination
      from either Landlord or Tenant, and Tenant hereby waives notice to remove and
      agrees that Landlord shall be entitled to the benefit of law respecting summary
      recovery of possession of the Premises from a tenant holding over to the same
      extent as if statutory notice were given.

     

    Section
      18.2. Surrender
      Upon Termination of Term.
      Promptly upon the expiration or earlier termination of the Term of this Lease,
      Tenant shall yield up the Premises to Landlord clean and neat, and in the same
      condition, order and repair in which they are required to be kept throughout
      the
      Term of this Lease, ordinary wear and tear of the Premises, Alterations
      permitted hereunder, and damage by fire or other casualty excepted, and Tenant
      shall remove therefrom Tenant’s signs, goods and effects and any machinery,
      fixtures and equipment used in the conduct of Tenant’s trade or business and
      shall repair any damage caused by the installation or the removal thereof.
      All
      trade fixtures installed by Tenant in the Premises other than improvements
      made
      by Tenant to the Premises, shall remain the property of Tenant and shall be
      removable from time to time and also at the expiration of the Term of this
      Lease
      or other termination thereof, provided Tenant shall not at such time be in
      default under any covenant or agreement contained in this Lease; otherwise
      such
      fixtures shall not be removable and Landlord shall have a lien thereon to secure
      itself pursuant to the provisions thereof. In addition, upon such expiration
      or
      termination of the Term of this Lease, Tenant shall have all tanks located
      on
      the Property shall be left in the same condition as on the date hereof,
      reasonable wear and tear excepted, provided Tenant shall empty the tanks of
      all
      product, except for any “bottom” product that cannot be suctioned out of the
      tanks, and the same shall be done in compliance with all applicable laws.

    
      
        
        

      

      
        21

        
          

        

      

      
        
        

      

    

    
      
         

        Execution
          Version

         

      

    

    Section
      18.3. Failure
      to Surrender.
      If the
      Premises is not surrendered upon the expiration or earlier termination of this
      Lease, Tenant hereby indemnifies Landlord against liability resulting from
      delay
      by Tenant in so surrendering the Premises, including any claims made by any
      succeeding Tenant or prospective Tenant founded upon such delay. In addition,
      in
      the event Tenant remains in possession of the Premises after the expiration
      or
      earlier termination of this Lease without the execution of a new lease, without
      the consent of Landlord, Tenant, at the option of Landlord, shall be deemed
      to
      be occupying the Premises as a tenant from month to month, at a monthly rental
      equal to one and one-quarter times the monthly Base Rent payable during the
      last
      full calendar month of the Term, subject to all of the other terms of this
      Lease
      insofar as the same are applicable to a month-to-month tenancy.

    

    ARTICLE
      XIX - Defaults
      by Tenant.

    

    Section
      19.1. Events
      of Default and Remedies.
      (i) If
      Tenant shall default in the payment of Rent, on the days and time and at the
      place that the same are made payable hereunder, and if such default shall
      continue for five (5) days after receipt of written notice from Landlord that
      such payment is past due; or (ii) if Tenant shall in any respect violate any
      of
      the terms, conditions or covenants herein contained, and if Tenant shall fail
      to
      commence to cure said default within thirty (30) days after notice of said
      default from Landlord and, thereafter diligently continue to affect such cure,
      then Tenant shall be in breach hereof and Landlord may elect to either (a)
      terminate this Lease by written notice to Tenant on a date to be specified
      in
      said notice, not less than ten (10) days after the giving thereof; and upon
      the
      date specified in said notice, this Lease and the Term shall (except for the
      continued liability of Tenant as hereinafter provided) expire and come to an
      end
      as fully and completely as if the date specified in said notice were the date
      definitely fixed in this Lease for the expiration of the Term and Tenant shall
      quit and surrender the Premises, on or before the said date, to Landlord,
      without cost or charge to Landlord, (b) re-enter and repossess the Property,
      together with any and all improvements thereon and additions thereto, and/or
      (c)
      pursue any remedy permitted by law or equity for the enforcement of the
      provisions hereof. Except as otherwise specifically provided herein, upon any
      expiration or termination, neither Tenant or Tenant’s creditors and
      representatives shall thereafter have any right, legal or equitable, in or
      to
      the Premises, any portion thereof, or in or to the possession of same, or in,
      to
      order under this Lease. Tenant hereby waives any and all right of redemption
      which may then be provided by law.

     

    Section
      19.2. Bankruptcy
      or Insolvency.
      If any
      sale of Tenant’s interest in the Premises created by this Lease shall be made
      under execution or similar legal process, or if Tenant shall be adjudicated
      a
      bankrupt or insolvent, or if a receiver or trustee shall be appointed for its
      business or property, or if a petition shall be filed under the Federal or
      any
      state bankruptcy act for a corporate reorganization of Tenant or an arrangement
      with its creditors, or if Tenant shall make an assignment for the benefit of
      creditors or initiate proceedings for the benefit of any insolvency law, or
      if
      in any other manner Tenant’s interest under this Lease shall pass to another by
      operation of law, then, in any of said events, Tenant shall be deemed to have
      committed a material breach of this Lease and Landlord may, at its option,
      re-enter the Premises and declare this Lease and the tenancy hereby created
      terminated; and further may exercise any remedy allowed pursuant to the terms
      hereof for default. If at any time, Landlord shall have reasonable grounds
      for
      insecurity with respect to Tenant’s performance under the terms of this Lease,
      Landlord may demand adequate assurance of due performance by Tenant, and if
      Landlord does not receive such assurance within five (5) days from the date
      of
      its demand, Tenant shall be deemed to have committed a material breach of this
      Lease and Landlord may, at its option, re-enter the Premises and declare this
      Lease and tenancy hereby created terminated, and further may exercise any remedy
      allowed pursuant to the terms hereof for default. 

    
      
        
        

      

      
        22

        
          

        

      

      
        
        

      

    

    
      
         

        Execution
          Version

         

      

    

    Section
      19.3. Delinquent
      Rent.
      Landlord shall be entitled to receive, and Tenant shall be obligated to pay
      as
      Additional Rent hereunder upon demand, the lesser of: (i) interest at the rate
      of twelve percent (12%) per annum or (ii) the maximum rate of interest allowed
      by law, upon any delinquent payment of Rent or upon any delinquency in the
      payment of any other sum due from Tenant under this Lease, computed from the
      fifth day of such delinquency for the first such delinquency and computed from
      the first day of such delinquency for each successive delinquency.

     

    Section
      19.4. Tenant’s
      Liability in Event of Default.
      If, as
      a consequence of a default by Tenant hereunder, Landlord terminates this Lease
      or Tenant’s possession of the Premises prior to the scheduled expiration of the
      Lease, then Landlord shall be entitled to the following amounts as its sole
      monetary remedy and as agreed liquidated damages: (i) the reasonable cost of
      restoring the Premises to the condition required by Section 18.2 hereof, as
      if
      the date of termination were the last day of the Term, and (ii) the Early
      Termination Fee that would be due to Landlord from Tenant if Tenant had
      exercised the Early Termination Option effective as of the date of the
      termination by Landlord pursuant to this Article XIX.

     

    Section
      19.5.  Right
      to Relet the Premises.
      If this
      Lease should be terminated as provided in Section 19.1 above, Landlord may,
      at
      Landlord’s option, (i) re-let the Premises or any part or parts thereof without
      any rights of Tenant for the remainder of the Term as herein originally
      specified or (ii) re-let the Premises or any part or parts thereof for a period
      extending beyond the date when this Lease would have expired but for such prior
      expiration on default or for such re-entry and termination.

    

    Section
      19.6. Definition:
      Rent.
      Any and
      all mention in this Lease of “Rent”
shall
      be deemed to refer to the Base Rent plus all Additional Rent and such additional
      sums as Tenant shall be obligated to pay to Landlord under any of the terms,
      covenants and conditions of this Lease, whether or not designated or indicated
      herein to be payable as Additional Rent.

    

    ARTICLE
      XX - Landlord.

     

    Section
      20.1. Definition
      of Landlord.
      The
      term “Landlord” as used in this Lease means only the owner or the mortgagee in
      possession for the time being of Landlord’s Property or the holder of a lease on
      Landlord’s Property thereunder so that in the event of any sale of said Land or
      an assignment of this Lease or any underlying lease or a demise of Landlord’s
      Property, Landlord shall be and hereby is entirely freed and relieved of all
      obligations of Landlord hereunder upon the purchaser, assignee or lessee
      assuming and agreeing to observe and perform, in writing, all obligations of
      Landlord hereunder, without the necessity of any consent or approval of Tenant.
      The provisions of the preceding sentence shall be applicable to any successor
      Landlord. 

     

    Section
      20.2. No
      Personal Liability.
      Notwithstanding anything to the contrary provided in this Lease, it is
      specifically understood and agreed that there shall be absolutely no personal
      liability on the part of Landlord, with respect to any of the terms, covenants
      and conditions of this Lease, and that Tenant shall look solely to the equity
      of
      Landlord or such successor in interest in Landlord’s Property (plus any proceeds
      from a sale of Landlord’s Property) for the satisfaction of each and every
      remedy of Tenant in the event of any breach by Landlord or by such successor
      in
      interest of any of the terms, covenants and conditions of this Lease to be
      performed by Landlord, such exculpation of personal liability to be absolute
      and
      without any exception whatsoever. 

    
      
        
        

      

      
        23

        
          

        

      

      
        
        

      

    

    
      
         

        Execution
          Version

         

      

    

    Section
      20.3. Landlord’s
      Default.
      Landlord shall not be deemed to be in default in the performance of any of
      its
      obligations hereunder unless and until Landlord shall have failed to perform
      such obligations within thirty (30) days or such additional time as is
      reasonably required through the use of Landlord’s commercially reasonable best
      efforts to correct any such default after notice by Tenant to Landlord properly
      specifying wherein Landlord has failed to perform any such obligation. In the
      event of an occurrence of a default by Landlord, beyond the expiration of the
      cure periods provided in the foregoing sentence, Tenant shall have the right
      to
      terminate this Lease, recover from Landlord any damages suffered by Tenant
      as a
      result of such default and avail itself of any other remedies that may be
      available to Tenant at law or in equity. In addition thereto, (i) Tenant shall
      have the right to specifically enforce the obligations of Landlord hereunder
      through judicial proceeding or otherwise, and (ii) in the event the Landlord
      fails to provide any Required Utility Service required to be provided by
      Landlord hereunder in violation of this Lease, and such failure continues for
      a
      period of three (3) days after Tenant notifies Landlord thereof, or Landlord
      fails to perform any other obligations required to be provided by Landlord
      hereunder and such failure constitutes a breach of this Lease, which is not
      cured within the cure period set forth above, and, Tenant shall have the right
      to perform such obligation at the expense of Landlord, and Landlord shall
      promptly reimburse Landlord upon demand therefore and, in the event Landlord
      fails to reimburse Tenant within fifteen (15) days of demand, Tenant shall
      be
      entitled to set off up to fifty percent (50%) of each monthly payment of Base
      Rent payable hereunder up to the amounts owed to Tenant. 

     

    ARTICLE
      XXI - Miscellaneous.

     

    Section
      21.1. Relationship
      of Parties.
      Nothing
      contained in this Lease shall be construed to create the relationship of
      principal and agent, partnership, joint venture or any other relationship
      between the parties hereto other than the relationship of Landlord and
      Tenant.

     

    Section
      21.2. Effectiveness
      of Lease:
      Except
      as otherwise provided herein, the submission of this Lease for examination
      does
      not constitute a reservation of or option for the Premises and this Lease
      becomes effective as a lease only upon execution and delivery thereof by both
      Landlord and Tenant

     

    Section
      21.3. Recordation:
      Neither
      party shall record this Lease or any memorandum thereof without the express
      written consent of the other party, which consent shall not be unreasonably
      withheld; provided, Tenant shall be entitled to record a memorandum if required
      by a leasehold mortgagee. The party requesting recordation shall pay the
      recording costs and taxes. If the Lease is recorded, Tenant agrees upon the
      expiration or early termination hereof to deliver to Landlord in recordable
      form
      a termination of the Lease.

     

    Section
      21.4. Notices:
      All
      notices from Tenant to Landlord shall be sent by registered or certified mail,
      return receipt requested and addressed to Landlord at: 7201 Standard Drive,
      Hanover, Maryland 21076, Attn: Mr. Steven J. Grebow. All notices from Landlord
      to Tenant shall be sent by registered or certified mail, return receipt
      requested and addressed to Tenant [at the Premises]. Either party may from
      time
      to time designate in writing by registered mail a substitute address and
      thereafter all notices shall be sent to such substitute address.

     

    Section
      21.5.  Injury
      From Leakage, Steam:
      Landlord shall not be liable to Tenant, its agents, employees, contractors,
      customers or other visitors for any injury or damage to person or property
      resulting from falling plaster, steam, gas, electricity, water, rain, snow
      or
      dampness which may leak or issue from or through any part of the Premises or
      from pipes, appliances, or plumbing.

    
      
        
        

      

      
        24

        
          

        

      

      
        
        

      

    

    
      
         

        Execution
          Version

         

      

    

    Section
      21.6. INTENTIONALLY
      DELETED.

     

    Section
      21.7. Trial
      by Jury:
      Landlord and Tenant do hereby waive trial by jury in any action, proceeding
      or
      counterclaim brought by either of the parties hereto against the other on any
      matters whatsoever arising out of or in any way connected with this Lease,
      the
      relationship of Landlord and Tenant, Tenant’s use or occupancy of the Premises
      and/or any claim of injury or damage, and any statutory remedy.

     

    Section
      21.8.  Successors
      and Assigns.
      This
      Lease and the covenants, terms and conditions herein contained shall inure
      to
      the benefit of and be binding upon Landlord, its successors and assigns and
      shall be binding upon Tenant, its successors and assigns, and shall inure to
      the
      benefit of Tenant and only such assignees of Tenant to whom an assignment by
      Tenant has been consented to in writing by Landlord.

     

    Section
      21.9  Interpretation.
      It is
      agreed that if any provision of this Lease shall be determined to be void by
      any
      court of competent jurisdiction then such determination shall not affect any
      other provision of this Lease, all of which other provisions shall remain in
      full force and effect; and it is the intention of the parties hereto that if
      any
      provision of this Lease is capable of two constructions, one of which would
      render the provision void and the other of which would render the provision
      valid, then the provision shall have the meaning which renders it valid.
      Reference to masculine, feminine or neuter gender shall include proper genders
      as the case may be. The captions at the beginning of each Article and Section
      of
      this Lease are for convenience only and not a part of this Lease. This Lease
      shall be interpreted in accordance with the laws of the State of
      Maryland.

     

    Section
      21.10.  Remedies
      Cumulative.
      The
      failure of Landlord to insist in any one or more instances upon the performance
      of any of the covenants or conditions of this Lease or to exercise any right
      or
      privilege herein conferred shall not be construed as thereafter waiving or
      relinquishing Landlord’s right to the performance of any such covenants,
      conditions, rights or privileges, and the same shall continue and remain in
      full
      force and effect, and the waiver of one default or right shall not constitute
      waiver of any other default, and the receipt of any Rent by Landlord from Tenant
      or any assignee or subtenant of Tenant, whether the same be Rent that originally
      was reserved or that which may become payable under any covenants herein
      contained, or of any portion thereof, shall not operate as a waiver of the
      right
      of Landlord to enforce the payment of the Rent or of any of the other
      obligations of this Lease by such remedies as may be appropriate, and shall
      not
      waive or avoid the right of Landlord at any time thereafter to elect to
      terminate this Lease, on account of such prohibited assignment, sub-letting,
      transferring of this Lease or any other breach of any covenant or condition
      herein contained, unless evidenced by Landlord’s written waiver thereof.

     

    Section
      21.11.  Entire
      Agreement.
      This
      Lease contains the entire agreement between the parties hereto; and any
      agreement hereafter or heretofore made shall not operate to change, modify,
      terminate or discharge this Lease in whole or in part unless such agreement
      is
      in writing and signed by each of the parties hereto. Landlord has made no
      representations or promises with respect to the Premises except as are herein
      expressly set forth.

     

    Section
      21.12.  Certificates
      by Landlord and Tenant.
      Either
      party shall, upon not less than ten (10) days prior written notice from the
      other, furnish to the requesting party a written statement certifying that
      (i)
      this Lease is unmodified and in full force and effect (or, if there have been
      modifications that the same is in full force and effect as modified, and stating
      the modifications), (ii) this Lease, as modified, constitutes the entire
      agreement between the parties with respect to the Premises, or, if it does
      not,
      then stating the additional agreements (oral or written) that are a part of
      this
      Lease, (iii) the dates to which the Rent and other charges have been paid,
      (iv)
      the commencement and expiration dates of this Lease and what renewal options
      have been exercised, (v) to the best knowledge of the signer of such
      certificate, the other party is not in default in performance of any covenant,
      agreement, or condition in this Lease or stating in what respect such other
      party is in default, (vi) such party has no claims against the other party
      or
      stating the nature and amount of such claims and (vii) that such party has
      no
      defenses to the enforcement of this Lease, or identifying such defenses. Any
      such statement may be relied upon by any prospective purchaser of Landlord’s
      interest, any mortgagee thereof, any assignee of any mortgage upon the Premises,
      any prospective assignee or sublessee of Tenant’s interest in this Lease or any
      mortgagee thereof, or any assignee of any mortgagee upon the leasehold estate
      hereby created.

    
      
        
        

      

      
        25

        
          

        

      

      
        
        

      

    

    
      
         

        Execution
          Version

         

      

    

    Section
      21.13. Brokers.
      Landlord and Tenant each covenant, warrant and agree with the other that no
      person, company, firm, corporation or other entity, has acted as a broker or
      performed any work for which it is entitled to brokerage commissions, finder’s
      fees or any other monies and each of the parties hereto, respectively, agree
      to
      indemnify and save each other harmless from and against all judgments, suits,
      costs, and expenses which either party may incur by reason of any action or
      claim for commissions by any other such person, firm, company, corporation,
      or
      other entity by reason of this Lease transaction, except as such judgments,
      etc., that may arise by reason of one party’s breach of the foregoing
      representation and warranty.

     

    Section
      21.14. Definition:
      Mortgage.
      Whenever the term mortgage is used herein, it shall be deemed to include deed
      of
      trust or other written security agreement which results in a lien on property,
      whether real, personal or mixed, and the term “mortgage” shall include the
      beneficiary of a deed of trust and unless the context shall otherwise require,
      the term “mortgagee” shall refer to the permanent mortgage and not a
      construction mortgage. Unless the context otherwise requires, “mortgage” shall
      mean such mortgage or mortgages from time to time in effect, secured by the
      Premises. This Section 21.14 shall not apply with respect to Article
      XIII.

     

    Section
      21.15. Corporate
      Tenants.
      In the
      event Tenant is a corporation, Tenant hereby covenants and warrants that: Tenant
      is a duly constituted corporation qualified to do business in Maryland; all
      Tenant’s franchises and corporate taxes have been paid to date; all future
      forms, reports, fees and other documents necessary for Tenant to comply with
      applicable laws will be filed by Tenant when due; and that the persons executing
      this Lease are duly authorized by the board of directors of such corporation
      to
      execute and deliver this Lease on behalf of the corporation.

    

    Section
      21.16. Entire
      Agreement.
      This
      Lease, including all exhibits hereto, constitutes the entire agreement of the
      parties hereto with respect to the subject matter hereof and supersedes any
      prior oral and written understandings or agreements.

    

    Section
      21.17. Severability.
      Each
      provision hereof is intended to be severable. If any term or provision is
      illegal or invalid for any reason whatsoever, such illegality or invalidity
      shall not affect the validity of the remainder of this Lease.

    

    Section
      21.18. Governing
      Law.
      This
      Lease shall be governed by and construed in accordance with the laws of the
      State of Maryland, without regard to conflict of law principles
      thereof.

    

    Section
      21.19. Counterparts.
       This
      Lease may be executed in any number of counterparts, each of which shall be
      deemed an original, but all of which shall constitute one and the same
      instrument.

    

    [Signature
      appear on next page.]

    
      
        
        

      

      
        26

        
          

        

      

      
        
        

      

    

    
      
         

        Execution
          Version

      

    IN
      WITNESS WHEREOF the parties hereto, by the properly authorized persons and
      with
      their respective seals attached, have duly executed this Lease as of the day
      and
      year first above written.

    

    
      	
              ATTEST/WITNESS:

            	 	
              LANDLORD:

            
	 	 	 
	 	 	
              PENNINGTON
                PARTNERS, LLC

            
	 	 	 
	 	 	
              By:

            	
              Pennington
                Holdings, LLC,

            
	 	 	 	
              Authorized
                Member

            
	 	 	 	 
	 	 	 	 
	  
	 	
              By:

            	
              /s/
                Steven J. Grebow

            	
              (Seal)

            
	 	 	 	
              Steven
                J. Grebow,

            
	 	 	 	
              Authorized
                Member

            
	 	 	 	 
	 	 	 	 
	
              ATTEST/WITNESS:

            	 	 	
              TENANT:

            
	 	 	 	 	 
	 	 	 	
              NEW
                GENERATION BIOFUELS HOLDINGS, INC.

            
	 	 	 	 	 
	
              /s/
                Cary J. Claiborne

            	 	
              By:

            	
              /s/
                David A. Gillespie

            	
              (Seal)

            
	 	 	
              Name:

            	
              David
                A. Gillespie

            
	 	 	
              Title:

            	
              President

            

    

     

    
      
        
        

      

      
        27

        
          

        

      

      
        
        

      

    

    Exhibit
      A-1

    Landlord’s
      Property Description

    

    [See
      attached]

    
      
        
        

      

      
        28

        
          

        

      

      
        
        

      

    

    Exhibit
      A-1

    Premises
      Description

     

    [See
      attached]

    
      
        
        

      

      
        29

        
          

        

      

      
        
        

      

    

    Exhibit
      B

    Title
      Exceptions

    

    [See
      attached]

    
      
        
        

      

      
        30

        
          

        

      

      
        
        

      

    

    Exhibit
      C

    Landlord
      and Tenant Work Exhibit

    

    [See
      attached]

    
      
        
        

      

      
        31

        
          

        

      

      
        
        

      

    

    Exhibit
      D

    Prior
      Contracts

    

    [See
      attached]

    
      
        
        

      

      
        32

        
          

        

      

      
        
        

      

    

    Exhibit
      E

    Environmental
      Information Provided to Tenant

    

    [See
      attached]

    
      
        
        

      

      
        33

        
          

        

      

      
        
        

      

    

    

    Exhibit
      F

    Required
      Utility Services

     

    [See
      attached]

    
      
        
        

      

      
        34Execution
      Version

    Confidential
      treatment has been requested for portions of this exhibit. The copy filed
      herewith omits the information for which confidential treatment has been
      requested and replaces it with [***].

    

    TERMINALING
      SERVICES AGREEMENT

    

    Terminal
      and Location: 5501 Pennington Ave, Baltimore, Maryland 21226 (the “Terminal”) 

     

    This
      Terminaling Agreement (this “Agreement”)
      is
      made as of September 12, 2008 (the “Effective
      Date”),
      by
      and between Atlantic Terminalling, LLC, a Maryland Limited Liability Company
      ("Terminal
      Operator")
      and
      New Generation Biofuels Holdings, Inc., a Florida corporation ("Customer").
      

    

    Customer’s
      Federal Employers Identification Number: To be provided by Customer prior to
      commencement of Terminal Services.

    

    Terminal
      Operator Customer Code: To
      be
      provided by Terminal Operator prior to commencement of Terminal
      Services.

    

    WITNESSETH:

    

    
      	 	
              I.

            	
              Terminal
                Operator and Customer are parties to that certain Agreement of Lease,
                dated as of the Effective Date (the ”Lease”).
                Capitalized terms used and not defined in this Agreement shall have
                the
                meanings given thereto in the
                Lease.

            

    

    

    
      	 	
              II.

            	
              On
                and subject to the terms and conditions set forth in the Lease, Terminal
                Operator will lease the Premises (including the Existing Improvements)
                to
                Customer for the conduct of Tenant’s Business, and provide to Customer the
                right to use, in common with the Landlord and other tenants on Landlord’s
                Property, the roadways, docks, rail tracks, pipe racks, interconnections
                and other common areas of Landlord’s Property (collectively the
                “Terminal”), and easement rights for the use of portions of Landlord’s
                Property, all for the purpose of developing and operating a biofuel
                production facility. 

            

    

    

    
      	 	
              III.

            	
              Terminal
                Operator owns and operates certain terminaling facilities located
                on
                Landlord’s Property.

            

    

    

    
      	 	
              IV.

            	
              In
                the conduct of Tenant’s Business, Customer will, among other things, take
                delivery of animal and vegetable oils and other process inputs
                (collectively “Raw
                Materials”)
                and produce several blends of biofuel (collectively, “Products”
                and, together with Raw Materials, “Commodities”).
                It is anticipated that Raw Materials will be delivered to the Premises,
                and that Products will be shipped from the Premises by third party
                service
                providers (“Carriers”)
                using trucks, rail cars and marine vessels (collectively, “Vessels”).

            

    

    

    
      	 	
              V.

            	
              Terminal
                Operator and Customer now wish to set forth the terms and conditions
                upon
                which Terminal Operator will perform terminaling and other services
                for
                Customer within the Landlord’s
                Property.

            

    

    

    For
      and
      in consideration of the mutual covenants and conditions contained herein, and
      for other good and valuable consideration, the receipt and sufficiency of which
      are here by acknowledged, the parties hereto agree as follows:

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

    Customer
      Name

    Agreement
      No. TBD

    
      

    

    1. TERMINALING
      FACILITIES; TERMINALING SERVICES; TERM AND CHARGES.

    

    
      	 	
              A.

            	
              Scope
                of Terminaling Services.
                

            

    

    

    (1) Tanks.
      Terminal
      Operator will provide the Terminaling Services
      (as defined below) to Customer with respect to the following storage tank or
      tanks which have been leased to Customer pursuant to the Lease (the
“Existing
      Tanks”):

    

    
      	
              Tank
                Number

            	 	
              Approximate
                Shell Capacity

            	 	
              Commodity
                to be Stored

            
	
              T108

            	 	
              100,000
                Gallons

            	 	
              Biofuels

            
	
              T200

            	 	
              750,000
                Gallons

            	 	
              Biofuels

            
	
              T201

            	 	
              750,000
                Gallons

            	 	
              Biofuels

            
	
              T202

            	 	
              750,000
                Gallons

            	 	
              Biofuels

            
	
              T203

            	 	
              1,800,000
                Gallons

            	 	
              Biofuels

            
	
              T204

            	 	
              1,800,000
                Gallons

            	 	
              Biofuels

            

    

    

    and
      such
      additional tanks as Customer shall construct on the Premises in accordance
      with
      the Lease (each, an “Additional
      Tank”
and
      together with the Existing Tanks, the “Tanks”).

    

    (2)  Services.
      Terminal
      Operator will provide the following terminaling services to Customer
      (collectively, the “Terminaling
      Services”):

    

    (a) Receipt.
      Receipt
      of Vessels bearing Raw Materials at Terminal Operator’s delivery facilities
      located within Landlord’s Property;

    

    (b) Unloading.
      Unloading
      of Raw Materials from Vessels, provided that Terminal Operator shall not unload
      Raw Materials from trucks;

    

    (c) Transfer.
      Transfer
      of Raw Materials from points of receipt to Customer’s storage tanks within the
      Premises, and transfer of Products from Customer’s finish tanks within the
      Premises to load-out areas within Landlord’s Property, provided that Terminal
      Operator shall not be responsible for transfers of Raw Materials from trucks
      and
      all transfers shall be through gauges, hoses and pipes provided or refurbished
      by Customer, and Terminal Operator assumes no responsibility for the repair,
      maintenance or replacement thereof ; and

    

    (d)  Loading.
      Loading
      of Products into Vessels at load-out areas within Landlord’s
      Property.

     

    (3) Terminaling
      Facilities. Terminal
      Operator represents and warrants to Customer as follows with respect to the
      terminaling facilities located on the Landlord’s Property (collectively, the
“Terminaling
      Facilities”):

    

    (a) Rail
      Facilities. Customer
      will be provided a location, in common with other users of the Terminal to
      place
      four (4) tank cars at a time for loading and unloading. Terminal Operator shall
      use commercially reasonable efforts to locate and develop a sidetrack for
      exclusive use by Customer, which will have capacity to hold four (4) tank cars
      at a time for loading and unloading.

    
      
        
        

      

      
        2

        
          

        

      

      
        
        

      

    

    Customer
      Name

    Agreement
      No. TBD

    
      

    

    (b)
       Truck
      Facilities. Truck
      facilities consist of two shared positions on the existing loading rack located
      adjacent to Customer’s Tanks.  Customer shall be permitted to
      connect to existing loading/metering system used for ethanol.  The
      automated system has the ability to accommodate Customer supplied
      loading arms, and track gallons loaded on trucks. Customer directed
      trucks/authorized drivers shall be logged in by Terminal Operator’s
      security, and scaled in and out, at the guard gate.  Capacity and load
      speed shall be determined by Customer’s equipment sizing.  Terminal
      Operator anticipates adding another lane as needed to support Customer’s
      requirements under this Agreement.

    

    (c) Dockside
      Facilities. Dockside
      facilities consist of two barge docks located along the south end of the
      Terminal.  Docks to be staffed by Terminal Operator.  Customer shall
      refurbish and expand existing asphalt pipeline that runs along the
      waterfront to load and unload products from vessels. Loading speeds shall depend
      on pump/pipe sizing.

    

    (4) Standard
      of Care. Terminal
      Operator represents and warrants that it shall perform the Terminaling Services,
      and any other services to be performed by it under this Agreement, in a
      professional and in a prompt and workmanlike manner, in accordance with this
      Agreement, all applicable laws and all governmental permits applicable to
      Terminal Operator.

    

    
      	
            	B.	
              Term
                of Agreement. This
                Agreement shall be effective upon the Effective Date. The term of
                this
                Agreement shall run concurrently with the Lease, and this Agreement
                shall
                terminate simultaneously with the expiration of the term of the Lease
                or
                any early termination thereof and shall be extended simultaneously
                with
                any validly exercised renewal option under the
                Lease.

            

    

    

    
      	 	
              C.

            	
              Terminal
                Operating Hours; Scheduling; Minimum and Maximum Throughput; Maximum
                Wait
                Times. 

            

    

    

    (1)  Operating
      Hours. The
      Terminal will be available to Customer 24 hours a day, 7 days a week;
      Terminaling Services will be available of 8:00 AM to 4:00 PM, Monday to Friday,
      excluding holidays (“Regular
      Terminal Hours”),
      and
      Terminal Operator shall use commercially reasonable efforts to provide
      Terminalling Services outside of Regular Terminal Hours, when requested by
      Customer, which Terminalling Services shall be provided at an overtime rate
      as
      set forth below (except that no overtime charge will be applied to the loading
      and unloading of marine Vessels outside of Regular Terminal Hours).

    

    (2) Scheduling
      of Terminaling Services. Customer
      shall provide Terminal Operator with prior notice of its need for Terminaling
      Services within a reasonable time after Customer is advised that Vessels are
      scheduled for arrival at the Terminal. 

    

    (3) Maximum
      Wait Times.
      Terminal Operator represents and warrants that, in order to minimize demurrage
      and wait time charges by Customer’s Carriers, it shall provide the Terminaling
      Services within the following maximum wait time limitations (“Maximum Wait
      Times”):

    
      
        
        

      

      
        3

        
          

        

      

      
        
        

      

    

    Customer
      Name

    Agreement
      No. TBD

    
      

    

    
      	 	
              (a)

            	
              Rail
                Cars.
                Terminal Operator will notify CSX that it is ready to take delivery
                of
                Customer’s rail cars within 48 hours after notice from Customer or CSX
                that Customer’s rail car(s) are at the CSX yard in Baltimore, and Terminal
                Operator will commence to unload rail cars before the end of the
                next
                business day after notice to proceed from Customer under Section
                3B(1)
                hereof. Terminal Operator will commence to load rail cars prior to
                end of
                the next business day after the later of arrival of the rail car
                at the
                Terminal or receipt of loading instructions from the
                Customer.

            

    

    

    
      	 	
              (b)

            	
              Trucks.
                Trucks will have access to the Terminal on a 24 hour - 7 day a week
                basis
                to access the loading rack provided by Terminal Operator and any
                unloading
                facilities provided by Customer.

            

    

    

    
      	 	
              (c)

            	
              Marine
                Vessels. Marine
                Vessels will be loaded and unloaded on a first come, first serve
                basis;
                provided that once a marine Vessels is slotted in a berth at the
                Terminal,
                Terminal Operator will unload such marine Vessel as soon as reasonably
                practicable.

            

    

    

    Terminal
      Operator shall not be responsible for any demurrage, wait time or similar
      charges incurred by Customer, unless Terminal Operator’s fails to provide the
      Terminaling Services in accordance with this Section 1(C), without any force
      majeure conditions or fault by Customer, its agents, employees or
      contractors.

    

    (4)
      Maximum Throughput. Terminal
      Operator represents that it shall make the facilities that are part of the
      Terminal, including truck loading racks, and the rail and dock facilities and
      shall provide Terminaling Services to accommodate a throughput capacity of
      4,167,000 gallons of Product per month.

    

    D. Charges.

    

    Customer
      shall pay to Terminal Operator the fees determined in accordance with this
      Section 1(D). All such fees for in and out Terminaling Services shall be
      calculated on the basis of Product volumes delivered from the Terminal as
      established by meters provided Customer for outbound trains and marine Vessels
      and by Terminal Operator’s scales for trucks.

    

    
      	 	 	
              (1)

            	
              Throughput
                Charge. Subject
                to the minimums set forth in Section 1(D)(2), Customer will pay a
                throughput charge of $[***]/Gallon for each Gallon of Product measured
                or
                metered (the “Throughput
                Charge”).

            

    

    

    
      	 	 	
              (2)

            	
              Minimum
                Throughput Charge.
                From and after the Effective Date, regardless of actual volumes of
                Product
                measured or metered, Customer shall pay the following minimum monthly
                Throughput Charge for the first [***] Gallons of Product (the “Minimum
                Throughput Charge”):

            

    

    
      
        
        

      

      
        4

        
          

        

      

      
        
        

      

    

    Customer
      Name

    Agreement
      No. TBD

    
      

    

    (a) Months
      1
      through 6: $7,802.00;

    

    (b) Months
      7
      through 12: $12,118.00; and

    

    (c) Month
      13 and
      following: $16,600.00.

    

    
      	 	 	 	
              For
                clarity, volumes of Product in excess of [***] Gallons in any month
                shall
                be assessed at the Throughput
                Charge.

            

    

    

    
      	 	 	
              (3)

            	
              After
                Hours Charge.
                For Terminaling Services consisting of the unloading of rail cars
                outside
                of Regular Terminal Hours, Customer shall be charged $100.00 per
                hour with
                a minimum of four (4) hours per overtime operation unless the overtime
                hours are immediately before or after the Regular Terminal Hours,
                in which
                case no minimum shall apply. This charge is in addition to the Minimum
                Throughput Charge.

            

    

    

    
      	 	 	
              (4)

            	
              Railroad
                Charges.
                Except as otherwise specifically provided herein, Customer shall
                directly
                pay for or, if paid by Terminal Operator, reimburse Terminal Operator
                promptly for, any charges (including but not limited to fuel and
                maintenance expenses) assessed by any railroad serving the Terminal
                against rail cars or locomotives used by Customer, whether invoiced
                directly to the Customer or invoiced to Terminal Operator. Notwithstanding
                the foregoing sentence, Customer shall not bill out Customer’s rail cars
                or locomotives with Terminal Operator as the consignee, and Customer
                shall
                use its reasonable efforts to ensure that the railroad does not in
                any way
                list Terminal Operator as the consignee or otherwise as a responsible
                party for such rail cars. 

            

    

    

    
      	
            	(5)	
              Additional
                Services. For
                any service or function not specifically provided for in this Agreement,
                requested by Customer and agreed to and provided by Terminal Operator
                (any
                such services, “Additional
                Services”),
                there shall be a charge to Customer equal to the sum of (a) the cost
                of
                Terminal Operator’s labor used on such services, at a rate of either (i)
                $50 per hour of labor involved, if such work is performed during
                Regular
                Terminal Hours, and (ii) $75 per hour of labor involved, if such work
                is performed outside of Regular Terminal Hours; plus (b) (i) any
                actual
                cost incurred directly by Terminal Operator for materials and equipment
                used for such additional  work (as established by competent evidence
                reasonably acceptable to Customer) plus (ii) 10% of such sum; plus
                (c) the
                actual cost incurred by Terminal Operator for arms-length contracted
                services (as established by competent evidence reasonably acceptable
                to
                Customer), if any, plus 10% of said sum.  

            

    

    

    
      	
            	(6)	
              Laboratory
                Fees and Service.
                At Customer's request, and if agreed to by Terminal Operator, Terminal
                Operator shall provide sampling and testing services for Raw Materials
                and
                Products at the Terminal under this Agreement. There shall be a charge
                for
                each sampling and testing procedure performed to be agreed upon by
                Terminal Operator and Customer prior to commencement of such services.
                If
                Terminal Operator contracts with another party to perform laboratory
                services, all fees shall be billed by Terminal Operator to Customer
                at
                Terminal Operator's cost plus 10%. Terminal Operator's liability
                for
                sampling and testing services is limited to the charge for the service
                provided.

            

    

    
      
        
        

      

      
        5

        
          

        

      

      
        
        

      

    

    Customer
      Name

    Agreement
      No. TBD

    
      

    

    
      	
            	(7)	
              Escalation.
                All charges as set forth in this Section (D) (excluding any charges
                for
                costs passed through to Customer) shall escalate on the first anniversary
                of the Effective Date and each subsequent anniversary thereof by
                3%.

            

    

     

    
      	
            	E.	
              Address
                for Notice.

            

    

    

    
      	
              Terminal
                Operator:

            	 	
              5501
                Pennington Avenue

            
	 	 	
              Baltimore,
                MD  21226

            
	 	 	 
	
              Customer:
                

            	 	
              1000
                Primera Blvd., Suite 3130

            
	 	 	
              Lake
                Mary , FL 32746

            

    

    

    
      	2.	
              TANK
                OPERATIONS

            

    

    

    
      	 	
              A.

            	
              Existing
                Tank Use.
                Except as provided for herein, the Existing Tanks shall be used by
                Customer only for the storage of Commodities.

            

    

    

    
      	 	
              B.

            	
              Prohibited
                Commodities. Customer
                shall not arrange for delivery to the Terminal of, and Terminal Operator
                shall be required to provide Terminaling Services for, any Commodities
                which (a) may not lawfully be stored in the Tanks, including, but
                not
                limited to, Raw Materials with vapor pressures which exceed the
                limitations imposed by any law, permit, or Regulation, or (d) do
                not
                match, in all material respects, the specifications for the Commodity
                that
                Customer provides to Terminal Operator in advance of such Commodity’s
                delivery to the Terminal.

            

    

    

    
      	
            	C.	
              Removal
                of Commodities and Waste.

            

    

    

    
      	 	 	
              (1)

            	
              Vessel
                Waste.
                If
                waste is tendered from marine Vessels as required by any MARPOL Annex,
                or
                similar regulations or the U.S. Coast Guard, Customer shall arrange,
                or
                authorize a representative of its Carrier to arrange on Customer's
                behalf,
                for disposal of all such waste in accordance with law using a qualified
                third party service provider (which service provider shall be subject
                to
                approval by Terminal Operator, acting reasonably). If Customer or
                its
                authorized Carrier representative refuses to arrange for the removal
                of
                such waste, Terminal Operator will arrange for the removal and disposal
                of
                such waste in accordance with law and Customer shall reimburse Terminal
                Operator for the reasonable costs of receiving, handling, storing,
                and
                shipping such waste incurred by Terminal Operator (as demonstrated
                by
                competent evidence reasonably acceptable to Customer) and the costs
                for
                the proper disposal of such waste in accordance with the rates for
                Additional Services. 

            

    

    
      
        
        

      

      
        6

        
          

        

      

      
        
        

      

    

    Customer
      Name

    Agreement
      No. TBD

    
      

    

    
      	 	 	
              (2)

            	
              Flushings
                and Samples.
                The quantity of all Commodities used as flushing materials or samples
                in
                connection with operations conducted by Terminal Operator for Customer
                shall not constitute losses for which Terminal Operator is liable
                to
                Customer. If such flushing materials or samples can be recovered
                by
                Terminal Operator, they shall be loaded into drums or other receptacles
                either provided by Customer or secured by Terminal Operator at Customer's
                cost and expense in accordance with the rates for Additional Services.
                All
                such flushing materials or samples shall be the property of Customer
                and
                Terminal Operator shall remove and dispose of such flushing materials
                or
                samples at the expense of Customer, within thirty (30) days from
                the date
                of each flushing or from the last day of the applicable sample retention
                period.

            

    

    

    
      	 	
              D.

            	
              Tank
                Inner Lining.
                If it is agreed by Customer and Terminal Operator that a Tank inner
                lining
                is required to protect the Commodity or the Tank or both, the direct
                and
                indirect costs of installing, maintaining, and repairing such lining
                and
                its removal, if such removal is reasonably required by Terminal Operator
                upon termination of this Agreement, shall be paid for by Customer
                in
                accordance with the rates for Additional
                Services.

            

    

    

    
      	 	
              E.

            	
              Damage
                or Destruction.
                If any Existing Tank is damaged or destroyed by fire or other casualty
                and
                as a result thereof, Customer has less than 2,000,000 gallons of
                available
                Tank storage, the Minimum Throughput Charge, together with Terminal
                Operator's requirement to handle the volume of Commodity in consideration
                of said Minimum Throughput Charge as set forth above, shall be reduced by
                an amount equal to the percentage of total capacity below 2,000,000
                gallons. This abatement shall continue so long as such damaged or
                destroyed Tank is not repaired and ready for service. Nothing in
                this
                Section 2(F) shall reduce Tenant’s obligation to repair or replace any
                Existing Tank or other improvement following a casualty
                loss.

            

    

    

    
      	 	 	
              As
                long as Customer has 2,000,000 gallons of Tank storage, the Minimum
                Throughput Charge and Throughput Charge shall not be effected by
                fire or
                other casualty.

            

    

    
      
        
        

      

      
        7

        
          

        

      

      
        
        

      

    

    Customer
      Name

    Agreement
      No. TBD

    
      

    

    
      	3.	
              RECEIPTS,
                DELIVERIES, INSPECTION CUSTODY TRANSFER AND
                REPORTS

            

    

    

    
      	
            	A.	
              General.
                Except as otherwise specifically provided herein, the Terminaling
                Services
                shall include traffic management, receipt, handling and discharge
                for all
                Commodities into and out of the Terminal. Terminal Operator shall
                provide
                personnel and facilities necessary to perform such traffic management
                and
                handling in accordance with the Agreement. All receipt and deliveries
                of
                Commodities shall be coordinated with Customer, and Terminal Operator
                shall be responsible only to receive or discharge the Commodities
                at its
                designated dock lines or other Terminal lines from or to those Vessels
                In
                particular, all receipts of any Commodities from marine tanker, barge,
                tank truck, tank car [or pipeline] shall be arranged for and provided
                by
                Customer. Except as otherwise specifically provided herein, Terminal
                Operator shall provide all labor required to receive and secure Vessels,
                make all connections with Vessels, handle all Commodities to and
                from
                Vessels, verify Vessels have been properly sealed after loading and
                prepare and exchange all customary receipts and shipping tickets.
                AS
                 TERMINAL
                OPERATOR IS ONLY PROVIDING SERVICES TO ASSIST CUSTOMER IN TRANSPORTING
                COMMODITY BETWEEN COMMON CARRIER VESSELS AND CUSTOMER’S TANKS THROUGH
                FLANGES, PIPELINES, HOSES AND PUMPS PROVIDED BY CUSTOMER, TERMINAL
                OPERATOR ASSUMES NO RESPONSIBILITY FOR THE RAW MATERIALS AND/OR PRODUCT
                AT
                ANY TIME.

            

    

    Unless
      otherwise agreed to, Terminal Operator agrees to furnish only inbound and
      outbound reports upon receipt or delivery and monthly stock reports as to the
      quantity received, handled on Terminal Operator's reporting forms and to prepare
      bills of lading as required.

    

    
      	 	
              B.

            	
              INSPECTION.

            

    

    

    
      	 	
              (1)

            	
              Receipts.
                For each Vessel (other than trucks) delivering Raw Materials to the
                Terminal, Terminal Operator shall provide samples to Customer for
                analysis. Terminal Operator shall not unload a Vessel until directed
                by
                Customer.

            

    

    

    
      	 	
              (2)

            	
              Load-Out.
                Prior to loading any rail car with Product, Terminal Operator shall
                visually inspect such rail car for residue and damage. Terminal Operator
                shall notify Customer promptly of any residue or damage, which is
                visually
                observed and shall not load any such rail car without further direction
                from Customer. Terminal Operator’s responsibility under this paragraph
                shall be limited to those conditions which could reasonably be observed
                by
                a visual inspection of the rail car, without entering the rail car.
                With
                respect to other Vessels, Terminal Operator shall notify Customer
                promptly
                of any contamination or damage, which Terminal Operator observes
                with
                respect to any Vessel, and shall not load a Vessel on which it observes
                contamination or damage without further direction from Customer.
                Notwithstanding the foregoing, other than rail cars, Terminal Operator
                shall have no obligation to physically inspect Vessels for contamination
                or damage, and shall not be liable for failing to observe any
                contamination or damage. 

            

    

    

    
      	
            	C.	
              Metering;
                Reports. 

            

    

    

    
      	 	
              (1)

            	
              All
                metering of Commodities for purposes of determining receipts, throughput,
                inventory, losses and other matters under this Agreement shall be
                done by
                meters or gauges to be installed, owned and maintained by Customer
                and
                operated by Terminal Operator, except Terminal Operator shall supply
                the
                scales to be used . Customer shall inspect all such meters and gauges
                at
                least annually to ensure that they remain in good working order.
                Customer
                shall obtain Terminal Operator’s approval of all such meters and gauges
                prior to installation thereof, which approval shall not be unreasonably
                withheld. Terminal Operator also shall have the right inspect the
                meters
                and gauges from time to time, and if Terminal Operator determines
                that the
                meters and gauges are not working properly, it shall provide written
                notice to Customer, who shall immediately make all necessary repairs
                and
                replacements.

            

    

    
      
        
        

      

      
        8

        
          

        

      

      
        
        

      

    

    Customer
      Name

    Agreement
      No. TBD

    
      

    

    
      	 	
              (2)

            	
              Daily,
                prior to 12 pm, Terminal Operator shall provide a written report
                to
                Customer, in substantially the form of Exhibit
                B,
                detailing (as of the close of business on the immediately prior day)
                the
                matters outlined therein.

            

    

    

    
      	 	
              (3)

            	
              In
                addition, Terminal Operator shall provide Inbound/Outbound Scale
                Tickets
                for each truck received and loaded or unloaded on the immediately
                prior
                day.

            

    

    

    Without
      limitation to Terminal Operator’s obligations under this Section 3, Customer
      shall be entitled to have one or more representatives present during the
      performance of all inspection, loading and unloading activities by Terminal
      Operator.

    

    
      	4.	
              PAYMENTS

            

    

    

    
      	
            	A.	
              Prepaid
                Charges.
                Customer agrees to pay Terminal Operator the Minimum Throughput Charge
                prior to the first day of each month in which Terminaling Services
                will be
                provided (regardless of when an invoice for such prepaid fees, expenses,
                and charges is delivered to Customer).

            

    

    

    
      	
            	B.	
              Other
                Invoiced Charges. Customer
                also agrees to pay Terminal Operator for all other fees, expenses,
                and
                charges for Terminaling Services or Additional Services specified
                in this
                Agreement. Such fees incurred in any month shall invoiced by Terminal
                Operator to Customer after the end of the month in which the fees
                are
                incurred and such invoice shall be due within fifteen (15) days after
                it
                is submitted.

            

    

    

    
      	
            	C.	
              Payment.
                If any payment required under this Agreement is not paid when due,
                it
                shall bear interest at the rate of 1.0% per month for each month
                or
                portion of a month thereafter during which such overdue amount remains
                unpaid. All payments shall be made to Terminal Operator mailed to
                the
                designated address on the invoice. Customer shall identify by number
                the
                Terminal Operator invoices being paid on the check stub. Acceptance
                by
                Terminal Operator of any payment from Customer for any charge or
                service
                at any time shall not be deemed a renewal of this Agreement or waiver
                by
                Terminal Operator of any default by Customer hereunder. Customer
                agrees
                that Terminal Operator will be entitled to suspend the performance
                of any
                services as provided for in this Agreement if Customer fails to pay
                invoices when due. In the event Customer disputes any portion of
                an
                invoice, Customer shall promptly notify Terminal Operator in writing
                of
                the disputed portion and pay the undisputed portion according to
                the terms
                of this paragraph. 

            

    

    

    
      	 	
              D.

            	
              Additional
                Security.
                If, at any time throughout the term of this Agreement, Terminal Operator
                determines in its sole good faith discretion, that Customer’s credit
                rating has materially worsened, Customer shall provide, at Terminal
                Operator’s request, additional security for its performance hereunder in
                form and amount reasonably satisfactory to Terminal Operator. The
                form of
                such additional security may include, but need not be limited to
                the
                prepayment of charges hereunder, or the posting of a letter of credit
                or
                bond securing Customer’s payment
                hereunder.

            

    

    
      
        
        

      

      
        9

        
          

        

      

      
        
        

      

    

    Customer
      Name

    Agreement
      No. TBD

    
      

    

    
      	5.	
              MARINE
                TRAFFIC

            

    

    

    
      	 	
              A.

            	
              General.
                Customer shall notify Terminal Operator in writing at least Seventy
                Two
                (72) hours in advance of the arrival of any marine tanker or barge.
                Notwithstanding such advance notice, marine tankers or barges shall
                be
                handled on a first come-first served basis, unless otherwise dictated
                by
                local practice; provided, however, that marine tankers may, at Terminal
                Operator’s discretion, have preference over barges prior to berthing where
                the facility is common to both. If any marine tanker or barge fails
                to
                vacate any Terminal Operator dock upon completion of receipt or discharge
                of Customer's Commodities or when otherwise ordered to do so by Terminal
                Operator, in its sole discretion, then Customer shall be responsible
                for
                the costs incurred by other vessels which otherwise would be occupying
                said Terminal Operator dock but for failure of Vessel supplied by
                Customer
                to vacate same.

            

    

     

    
      	 	
              B.

            	
              Demurrage.
                Terminal Operator shall not be responsible for any loss, damage,
                demurrage, or expense due to delay in loading or unloading of Customer’s
                Commodities, except to the extent resulting soley from Terminal Operator’s
                failure to perform in accordance with this Agreement, without a Force
                Majeure Event, any fault by Customer, its employees, agents or contractors
                or from the gross negligence or willful misconduct of Terminal Operator
                or
                any other person or entity for whom Terminal Operator is legally
                responsible and Terminal Operator shall indemnify, defend and hold
                Customer harmless from all costs and actions in respect thereof.
                

            

    

    

    
      	
            	C.	
              Third
                Party Access.
                Customer agrees that access to the Terminal by (1) marine tankers,
                barges,
                tank trucks and tank cars owned by Customer’s Carriers or (2) any party
                seeking access to the Terminal on Customer’s behalf who is not an employee
                of Customer (both (1) and (2) hereinafter referred to as a "Third
                Party"
                or "Third Parties") on behalf of Customer may, in the sole discretion
                of
                Terminal Operator, be conditioned upon prior execution of an access
                agreement between Terminal Operator and the Third Party in a commercially
                reasonable form; provided that the foregoing shall not apply to Customer’s
                own employees. Customer agrees (i) to assist Terminal Operator in
                obtaining execution of such access agreements from Third Parties,
                (ii) to
                indemnify Terminal Operator for any claims, losses, suits, liabilities
                and
                expenses caused by the Third Party; and (iii) to ensure that such
                Third
                Parties maintain insurance at levels similar to those maintained
                by
                similar responsible companies in similar
                industries.

            

    

    
      
        
        

      

      
        10

        
          

        

      

      
        
        

      

    

    Customer
      Name

    Agreement
      No. TBD

    
      

    

    
      	6.	
              TAXES
                AND ASSESSMENTS

            

    

    

    
      	 	
              A.

            	
              General.
                Customer agrees to pay all taxes and assessments that may be assessed
                by
                any governmental authority against any Commodity, waste, or other
                property
                of Customer or against Terminal Operator (except for income, franchise
                and
                real estate taxes) with respect to the receiving, storing, handling,
                shipping or disposing of any Commodity, Waste or property of Customer,
                except to the extent resulting from Terminal Operator’s failure to perform
                in accordance with this Agreement or from the negligence, gross negligence
                or willful misconduct of Terminal Operator or any other person or
                entity
                for whom Terminal Operator is legally responsible and Terminal Operator
                shall indemnify, defend and hold Customer harmless from all costs
                and
                actions in respect thereof. Customer further agrees to pay any existing
                or
                newly created or undisclosed tax in the form of a so-called "value
                added"
                tax, sales tax, rent tax, excise tax, service charge or similar tax
                assessment assessed on the sale or purchase of any Commodity or any
                service provided hereunder. In addition, Customer shall pay its direct
                costs or pro rata share of any inventory or use tax or so-called
                spill
                tax, pollution control tax or emission fee which may be assessed
                against
                the Terminal, any Commodity, any Waste, the Minimum Throughput Charge,
                other charges hereunder or against the service to be performed by
                Terminal
                Operator hereunder, except to the extent resulting from Terminal
                Operator’s failure to perform in accordance with this Agreement or from
                the gross negligence or willful misconduct of Terminal Operator or
                any
                other person or entity for whom Terminal Operator is legally responsible
                and Terminal Operator shall indemnify, defend and hold Customer harmless
                from all costs and actions in respect
                thereof.

            

    

    

    
      	 	
              B.

            	
              Excise
                Tax.
                When applicable, Customer agrees to supply Terminal Operator with
                a
                completed signed original Notification Certificate of Gasoline and
                Diesel
                Fuel Registrant as required by the Internal Revenue Service's excise
                tax
                regulations. Customer further agrees to comply with all applicable
                laws or
                regulations and reasonable industry standards with respect to such
                excise
                taxes. 

            

    

    

    
      	7.	
              INSURANCE

            

    

     

    Terminal
      Operator does not and shall not insure Customer's Commodity or property, nor
      property of others. Insurance, if desired by Customer or Customer's contractors,
      shall be carried by Customer or its contractors at their own expense. If
      Customer carries any insurance on the Commodities, Customer's insurance carrier
      shall endorse the policies to waive subrogation against Terminal Operator.
      Copies of such endorsements shall be furnished to Terminal Operator upon
      request.

    
      
        
        

      

      
        11

        
          

        

      

      
        
        

      

    

    Customer
      Name

    Agreement
      No. TBD

    
      

    

    
      	8.	
              FORCE
                MAJEURE EVENT

            

    

    

    
      	 	
              A.

            	
              Force
                Majeure Event.
                Neither party shall be liable for any delay in performance or
                nonperformance of any obligation under this Agreement, to the extent
                caused in whole or in part by (and for the duration of) any cause
                or
                event, arising after the Effective Date, that is not within the reasonable
                control of said party (each, a “Force
                Majeure Event”),
                including, without limitation, the following: war, blockade, revolution,
                insurrection, riot, act of terrorism, public disorder or acts of
                emergency; expropriation, requisition, confiscation or nationalization;
                embargoes or sanctions; closings or accidents to harbors, docks,
                canals or
                other assistances to or adjuncts of the shipping or transportation
                industry; rationing or allocation, at the request or insistence of
                any
                governmental authority; action or inaction of any governmental authority;
                fire; flood; earthquake; volcano; tide, tidal wave or perils of the
                sea;
                abnormally severe weather conditions; lightning strikes; an epidemic
                or
                quarantine at the Terminal; acts of God; or strikes, work protests
                or
                stoppages; provided,
                however,
                that the following events, matters or things shall not constitute
                a Force
                Majeure Event: (a) the absence of sufficient financial means to
                perform obligations or the failure to make payments in accordance
                with
                this Agreement; (b) mechanical, electrical or control system or
                component failures, unless caused by a Force Majeure Event;
                (c) storms and other climatic or weather conditions other than
                abnormally severe weather conditions; (d) the unavailability of
                equipment and materials, unless itself caused by a Force Majeure
                Event;
                and (e) any labor disturbance affecting a party, to the extent that
                such labor disturbance involves direct employees of such party, unless
                such labor disturbance involving direct employees is part of a national
                or
                regional labor dispute among a common union or labor organization;
                and
                further provided that, subject to Section 2.E hereof, a Force Majeure
                Event shall not excuse any payment obligation under this Agreement,
                unless
                as a result thereof Terminal Operator is unable to provide a material
                portion of the Terminaling Services so as to prevent Customer from
                receiving or delivering Commodities, and then such payment shall
                be
                excused only to the extent that such payment is not covered by business
                interruption insurance carried by Customer. In the event of a Force
                Majeure Event that limits a particular mode of transportation of
                Commodities, Customer shall reasonably cooperate to use other modes
                of
                transportation for which Terminal Services are then available at
                the
                Terminal until the Force Majeure Event can be
                remedied.

            

    

    

    
      	 	
              B.

            	
              Responsibilities
                of the Affected Party. The
                party asserting a Force Majeure Event shall (i) promptly notify the
                other
                party in writing of such Force Majeure Event and its cause, and in
                all
                cases within no more than five (5) days of such party obtaining knowledge
                of the occurrence thereof, which notice shall estimate the expected
                duration of the Force Majeure Event, its probable impact on the
                performance of the affected party and any
                actions to be taken by the affected party to avoid or
                minimize
                the effect upon the performance of such Party’s
                obligations;
                (ii) promptly and regularly (for the duration of the event) supply
                such
                available information about the Force Majeure Event and its cause
                as may
                be reasonably requested by the other party and (iii) for so long
                as the
                Force Majeure Event continues, exercise its commercially reasonable
                efforts to eliminate or mitigate the disabling effects of such Force
                Majeure Event. If the affected party fails to perform its responsibilities
                under this Section 8(B), it shall be deemed to have waived its rights
                provided under this Section 8(A) and its related rights at law or
                in
                equity.

            

    

    

    
      	 	
              C.

            	
              Limitations.
                For
                any Force Majeure event affecting a party: (a) the
                suspension of performance shall be of no greater scope with respect
                to the
                obligation or work affected thereby and of no longer duration than
                is
                reasonably required by the Force Majeure Event; (b) no
                liability of either party
                which
                arose before the occurrence of the event causing the suspension of
                performance shall be excused as a result of the occurrence; and (c)
                when
                the affected Party
                is
                able to resume performance of the affected obligations under this
                Agreement,
                the affected party
                shall
                give the other party
                written
                notice to that effect, and the affected party
                shall promptly
                resume its performance under this Agreement.

            

    

    

    
      	 	
              D.

            	
              Burden
                of Proof. In
                the case of a dispute, the burden of proof as to whether a Force
                Majeure
                Event has occurred and whether such Force Majeure Event excuses a
                party
                from any particular obligation under this Section 8 shall be upon
                the
                party claiming such impact.

            

    

    
      
        
        

      

      
        12

        
          

        

      

      
        
        

      

    

    Customer
      Name

    Agreement
      No. TBD

    
      

    

    
      	 	
              E.

            	
              Termination
                for Force Majeure. If
                a Force Majeure Event prevents the performance of a material obligation
                by
                either party and continues, uninterrupted for one (1) year or more,
                either
                party shall have the right to terminate this Agreement without liability;
                provided that each party’s rights and liabilities arising prior to the
                date of such. 

            

    

    

    
      	9.	
              INDEMNITY.
                

            

    

    

    
      	 	
              A.

            	
              By
                Terminal Operator.
                Except as provided in paragraph 10, Terminal Operator shall indemnify,
                defend and hold Customer harmless from and against all claims, demands,
                losses, fines, penalties, expenses (including reasonable attorneys
                fees)
                costs, suits, and liabilities (collectively “Claims”) caused by or
                resulting from gross negligence or intentional misconduct on the
                part of
                Terminal Operator, its employees, agents, or contractors (the
                “Terminal
                Operator Indemnitees”)
                to the extent arising from or related to this Agreement.
                

            

    

    

    
      	
            	B.	
              By
                Customer.
                Customer shall indemnify and hold Terminal Operator harmless from
                and
                against all Claims, caused by or resulting from (i) negligent or
                intentional wrongful acts or omissions on the part of Customer, its
                employees, agents or contractors (including, but not limited to,
                any
                contractors transporting Commodities to or from the Terminal) in
                the
                performance of this Agreement, (ii) any breach of this Agreement
                by
                Customer; and (iii) to the extent not caused by the negligent or
                wrongful
                acts or omissions of Terminal Operator, its employees, agents or
                contractors, any exposure to the Commodity. Terminal Operator shall
                in no
                event be liable for Claims arising from loss of or damage to any
                Commodity
                or property of Customer except when and to the extent caused by the
                negligent or intentional wrongful acts or omissions of Terminal Operator
                or its employees, agents, or contractors; provided, however, that
                Terminal
                Operator shall not be liable for any such loss or damage to the extent
                that such Claim is covered by Customer’s
                insurance.

            

    

    

    Notwithstanding
      anything contained herein to the contrary, to the extent that Customer’s
      Commodities include Commodities owned by Customer’s affiliates or customers of
      Customer or its affiliates, Customer shall indemnify and hold Terminal Operator
      and its officers, directors, employees and agents harmless from and against
      all
      Claims by Customer’s affiliates or customers of Customer or its affiliates to
      the extent that such Claims or any recovery in connection with such Claims
      would
      not have been available to Customer hereunder had Customer owned the relevant
      Commodities.

    
      
        
        

      

      
        13

        
          

        

      

      
        
        

      

    

    Customer
      Name

    Agreement
      No. TBD

    
      

    

    
      	 	
              C.

            	
              Apportionment
                of Claims. In
                the event it is determined by a finder of fact of competent jurisdiction
                that any Claim for which Terminal Operator seeks indemnity pursuant
                to
                this Section 10 is caused in whole or in part by the concurrent
                negligence, gross negligence or intentional misconduct of any Terminal
                Operator Indemnitee, then the obligation of Customer to indemnify
                Terminal
                Operator under this Section 9 shall be reduced by the comparative
                fault
                apportioned to such Terminal Operator Indemnitee by the finder of
                fact. In
                the event it is determined by a finder of fact of competent jurisdiction
                that any Claim for which Customer seeks indemnity pursuant to this
                Section
                9 is caused in whole or in part by the concurrent negligence, gross
                negligence or intentional misconduct of any Customer Indemnitee,
                then the
                obligation of Terminal Operator to indemnify Customer under this
                Section 9
                shall be reduced by the comparative fault apportioned to such Customer
                Indemnitee by the finder of fact.

            

    

    

    
      	 	
              D.

            	
              Claims
                Covered by Insurance. Neither
                party shall be liable under this Section 9 for any Claim covered
                by the
                other party’s fire and casualty insurance, and each party shall cause its
                insurer to include a waiver of subrogation in each such
                policy.]

            

    

    

    
      	10.	
              LIMITATION
                OF LIABILITY

            

    

    

    
      	 	
              A.

            	
              Limitations
                on Customer Losses. Unless
                specifically set forth elsewhere in this Agreement, Terminal Operator
                shall in no event be liable for evaporation, shrinkage, clingage,
                or
                discoloration of a Commodity. In consideration of the charges set
                forth in
                Section 1.D. above (it being recognized that higher charges would
                be made
                but for the limitation of liability set forth in this paragraph),
                it is
                understood and agreed that in the event of loss or damage to Commodities
                for which Terminal Operator is liable in accordance with this Agreement,
                Terminal Operator shall not be liable to Customer for more than the
                lesser
                of: (i) the actual cost to Customer to replace any lost or damaged
                Raw
                Materials (including transportation to the Terminal), less salvage
                value
                of any saleable Raw Materials, (ii) the actual cost to Customer to
                manufacture a replacement for any Products lost or damages (including
                the
                associated costs of Raw Materials and transportation of such Raw
                Materials
                to the Terminal), or (iii) the following specified limits (y) $2/gallon
                for vegetable oil,
                Product
                and ethanol and (z) $6/gallon for butanol and glycol. Notwithstanding
                the
                above, Terminal Operator shall in no event be responsible for chemical
                deterioration of Commodity resulting from the stagnant storage of
                Commodity by Customer. Terminal Operator shall have no liability
                to
                Customer unless a written claim is delivered to Terminal Operator
                by
                Customer within two (2) months after Terminal Operator reports the
                alleged
                loss to the Customer or the Customer discovers the alleged loss,
                whichever
                is earlier. Customer shall make no deductions from the undisputed
                portion
                of any invoice presented by Terminal Operator pending the resolution
                of
                any claim. 

            

    

    

    
      	
            	B.	
              No
                Indirect Damages. EXCEPT
                AS EXPRESSLY PROVIDED IN THIS AGREEMENT, NEITHER PARTY SHALL IN ANY
                EVENT
                BE LIABLE TO THE OTHER PARTY FOR ANY LOST PROFITS OR OTHER INDIRECT,
                SPECIAL, INCIDENTAL, CONSEQUENTIAL OR PUNITIVE DAMAGES ARISING FROM
                OR
                RELATING TO THIS AGREEMENT, WHETHER IN CONTRACT, EQUITY, TORT, STRICT
                LIABILITY OR ANY OTHER THEORY OF DAMAGES.

            

    

    

    
      	
            	C.	
              Limitation
                of Warranties. EXCEPT
                AS EXPRESSLY PROVIDED HEREIN, THERE ARE NO GUARANTEES OR WARRANTIES
                OF ANY
                KIND MADE OR GIVEN BY EITHER PARTY, WHETHER EXPRESS OR IMPLIED, INCLUDING,
                BUT NOT LIMITED TO, ANY WARRANTIES OF MERCHANTABILITY OR FITNESS
                FOR A
                PARTICULAR PURPOSE, WHETHER ARISING BY OPERATION OF LAW OR OTHERWISE,
                AND
                EACH PARTY HEREBY DISCLAIMS ALL SUCH
                WARRANTIES.

            

    

    
      
        
        

      

      
        14

        
          

        

      

      
        
        

      

    

    Customer
      Name

    Agreement
      No. TBD

    
      

    

    
      	 	
              D.

            	
              Overall
                Limitation on Terminal Operator’s Liability. Notwithstanding
                anything herein to the contrary, Terminal Operator’s liability for
                activities taken in connection with this Agreement, whether such
                liabilities arise under contract, indemnity, tort, or any other legal
                theory, shall in no event exceed an amount equal to the greater of
                the
                aggregate fees and other charges collected by Terminal Operator under
                this
                Agreement during the year in which the liabilities arose, or the
                amount
                available under any insurance policy maintained by Terminal Operator
                providing coverage for such liability.

            

    

    

    
      	 	
              E.

            	
              Exclusive
                Remedy.
                Customer
                agrees that the remedies provided in this Agreement shall be, subject
                to
                the limitations set forth in paragraph 10, its sole and exclusive
                remedy
                for claims related to the activities undertaken in connection with
                this
                Agreement and Customer hereby waives any rights it may have to bring
                any
                additional causes of action against Terminal
                Operator.

            

    

    

    
      	11.	
              COMMODITY
                INFORMATION, MATERIAL SAFETY DATA SHEETS AND
                DOCUMENTATION

            

    

    

    
      	
            	A.	
              General.
                Customer agrees to execute in its name, pay for and furnish to Terminal
                Operator at the Terminal all information, material safety data sheets,
                certificates of analysis, documents, labels, placards, containers
                and
                other materials and data which may be required by laws or regulations
                of
                any governmental authority relating to the describing, packaging,
                receiving, storing, handling, shipping or disposing of any Commodities
                to
                or from the Terminal, together with detailed written instructions
                as to
                their use and disposition. Customer agrees to notify Terminal Operator
                of
                any changes in any of the information or materials identified above
                and to
                supply revised information or materials. Customer agrees that Terminal
                Operator may report to any governmental or regulatory body as required
                by
                applicable laws and regulations, in regard to Commodities and activities
                of Customer, and Customer agrees to provide such information to Terminal
                Operator as necessary, in Terminal Operator's opinion, to comply
                with such
                laws and regulations. 

            

    

    

    
      	
            	B.	
              Right
                to Know.
                Terminal Operator may have an obligation to furnish Raw Material
                names and
                constituents to governmental authorities and employees or others
                handling
                or exposed to the Raw Materials in connection with Right to Know,
                worker
                exposure, or similar laws and regulations. Terminal Operator may
                also have
                an obligation under applicable laws and regulations to furnish this
                information to the general public. Customer agrees to furnish the
                common
                or chemical name of all Raw Materials and their constituents to Terminal
                Operator prior to Customer's Raw Materials entering the Terminal
                so that
                Terminal Operator can comply with such laws and regulations. Customer
                shall have the responsibility for filing and pursuing any exemption
                from
                disclosure pursuant to such laws and regulations which Customer may
                desire.

            

    

    
      
        
        

      

      
        15

        
          

        

      

      
        
        

      

    

    Customer
      Name

    Agreement
      No. TBD

    
      

    

     

    
      	12.	
              REGULATORY
                COMPLIANCE

            

    

     

    
      	 	
              Governmental
                or regulatory bodies may cause Terminal Operator to incur additional
                cost
                or expense to comply with applicable laws and regulations in the
                performance of Terminaling Services under this Agreement, including
                but
                not limited to costs or expenses relating to (1) making additions
                or
                modifications to facilities at the Terminal, (2) changing methods
                of
                operation to comply with laws and regulations, (3) implementing testing
                or
                verification programs, (4) implementing the conditions of any permit
                necessary to operate the Terminal, (5) preventing, reducing, controlling
                or monitoring any emission, exposure or discharge into the environment,
                or
                (6) paying additional fees, taxes or assessments which may be assessed
                against the Terminal, any Commodity, the handling charges, other
                charges
                hereunder, or against the services provided under this Agreement
                (costs
                and expenses arising from such requirements are hereinafter referred
                to as
                "Compliance
                Costs").
                Compliance Costs shall include the actual or pro rata cost of additional
                expense, changes or additions (including engineering and overhead
                expense)
                and subsequent direct and indirect costs, as may be escalated, of
                operating and maintaining such changes or additions, including the
                cost of
                changes in staffing for operations at the Terminal. If Terminal Operator
                is required to expend increased Compliance Costs, Terminal Operator
                shall
                notify Customer of the Compliance Costs, including a request that
                Customer
                reimburse Terminal Operator for a pro rata portion of such Compliance
                Costs determined as the percentage of the increase in Compliance
                Costs
                equivalent to the percentage that Customer’s volumes of Product bear to
                all other volumes of material for which Terminal Operator provides
                terminaling services at the Terminal and to which the Compliance
                Costs
                apply at the time of such increase, and Customer may elect to pay
                such pro
                rata amount or notify Terminal Operator of its election not to pay
                such
                pro rata amount. If Customer elects not to pay its pro rata amount
                of
                increased Compliance Costs or fails to respond to Terminal Operator’s
                notice within thirty (30) days of its receipt thereof, then Terminal
                Operator shall have the right to terminate those elements of the
                Terminaling Services affected by the increase in Compliance Costs
                by
                providing written notice thereof to Customer within a further thirty
                (30)
                days. If Customer elects to pay its pro rata portion of the increase
                in
                Compliance Costs, it shall pay its portion of such costs as invoiced
                by
                Terminal Operator. 

            

    

    

    
      	13.	
              PUBLIC
                USE

            

    

    

    
      	 	
              If
                for any reason the Terminal or any of Terminal Operator’s facilities used
                in the performance of Terminaling Services becomes subject to regulation
                as a public utility or common carrier, then, and in that event, at
                the
                option of Terminal Operator and upon Customer's receipt of Terminal
                Operator's written notice, Terminal Operator may terminate this Agreement
                on the effective date of such action as to the affected Tanks or
                services;
                provided that Terminal Operator agrees to exhaust all reasonable
                objections to such regulation prior to exercising its right to terminate
                the Agreement pursuant to this Section
                13.

            

    

    

    
      	14.	
              DEFAULT

            

    

    

    The
      following shall be considered “Events of Default” of a party under this
      Agreement:

    
      
        
        

      

      
        16

        
          

        

      

      
        
        

      

    

    Customer
      Name

    Agreement
      No. TBD

    
      

    

    
      	
            	A.	
              Default
                in Payment. A
                party fails to pay any monies due hereunder within five (5) days
                of the
                date when due and such party has failed to cure such non-payment
                within a
                further three (3) days of its receipt of written notice of such
                non-payment from the other party; 

            

    

    

    
      	
            	B.	
              Other
                Material Default. Except
                as set forth in Section 15(a), a party fails to comply in any material
                respect with any terms or conditions of this Agreement applicable
                to it
                and such party has failed to cure such noncompliance within 30 days
                after
                receiving notice thereof from the other party, or where cure of such
                failure is not possible within such 30 day period, the party fails
                to
                commence cure of such failure within such 30 day period and to diligently
                and in good faith pursue such cure; provided that, notwithstanding
                diligent efforts to cure, it shall be an Event of Default if any
                such
                failure is not cured within one hundred eighty (180) days of the
                date on
                which performance was originally required;

            

    

    

    
      	
            	C.	
              Voluntary
                Bankruptcy. A
                party or any person owning fifty percent or more of the voting securities
                or interests entitled to vote of such party (a "Controlling Person")
                commences a voluntary case as a debtor concerning such party or such
                Controlling Person under the United States Bankruptcy Code and its
                regulations as then in effect (the "Bankruptcy Code");
                

            

    

    

    
      	
            	D.	
              Involuntary
                Bankruptcy. An
                involuntary case against a party or its Controlling Person is commenced
                under the Bankruptcy Code and relief is ordered against such party
                or its
                Controlling Person or the petition is not dismissed or stayed within
                sixty
                (60) days after the commencement of the
                case.

            

    

    

    
      	
            	E.	
              Unauthorized
                Assignment.
                A
                party shall assign or transfer its rights or obligations under this
                Agreement, in whole or in part, in contravention of its rights under
                this
                Agreement.

            

    

    

    If
      an
      Event of Default occurs and is continuing, then the non-defaulting party may
      terminate this Agreement and pursue any remedies available to it under this
      Agreement, at law, or in equity. Additionally, in the event of default by
      Customer, Customer shall pay to Terminal Operator liquidated damages equal
      to
      the net prevent value of the aggregate Minimum Throughput Charge that would
      otherwise be due between
      the effective date of termination and the end of the current term of
the
      Lease
      (including any previously exercised renewal option) assuming a 25% discount
      rate, and such liquidated damages shall be Terminal Operator’s sole
      remedy.
      In the
      event of a default by Terminal Operator, Customer shall be permitted to use
      any
      facilities at the Terminal of Landlord or Terminal Operator required to perform
      the Terminaling Services itself or arrange for third parties to do so on its
      behalf.

    

    
      	15.	
              LIENS

            

    

    

    
      	 	
              Notwithstanding
                the passage of risk of loss, title to the Commodities shall at all
                times
                remain with Customer or its assignees. At all times to the extent
                permitted by law, Terminal Operator shall have all applicable statutory
                liens to which it is entitled as a matter of law. To the extent that
                the
                Commodities or other property of Customer are subject to a lien in
                connection with any indebtedness of Terminal Operator or otherwise
                arising
                by, through or under Terminal Operator, Terminal Operator shall cause
                such
                lien to be released or bonded within fifteen (15) days after receiving
                notice of such lien, and Terminal Operator shall indemnify save and
                hold
                harmless Customer from any liability or damage incurred in connection
                with
                such lien.

            

    

    
      
        
        

      

      
        17

        
          

        

      

      
        
        

      

    

    Customer
      Name

    Agreement
      No. TBD

    
      

    

    
      	
              16.

            	
              ASSIGNMENT

            

    

    

    
      	 	
              This
                Agreement shall be binding upon, and inure to the benefit of, the
                successors and permitted assigns of each of the parties hereto. This
                Agreement may only be assigned by Tenant in connection with a permitted
                assignment of the Lease.

            

    

    

    
      	17.	
              NOTICES

            

    

    

    
      	 	
              Notices
                to be given hereunder shall be deemed properly served on Customer
                when
                delivered in writing, either in person, by fax, express delivery,
                or
                certified mail to Customer at the address shown on page one and on
                Terminal Operator when so delivered to Terminal Operator at the address
                shown on page one or, in either case, at such other address as shall
                be
                specified in a notice meeting the requirements of this
                paragraph.

            

    

    

    
      	18.	
              CHANGE
                OF OWNERSHIP

            

    

    

    
      	 	
              Customer
                shall advise Terminal Operator in writing of any change in Commodity
                ownership while in the Terminal. If any of Customer's Commodity is
                sold,
                exchanged, or otherwise changes ownership while in the Terminal,
                Customer
                shall nonetheless be responsible for all charges and taxes for which
                Customer is made responsible under, and shall continue to be bound
                by the
                terms and conditions of, this Agreement, the same as if Commodity
                had not
                been sold, exchanged, or transferred by
                Customer.

            

    

    

    
      	19.	
              GENERAL

            

    

    

    
      	 	
              This
                Agreement, together with any and all exhibits hereto, constitutes
                the
                entire agreement between Terminal Operator and Customer and supersedes
                any
                and all statements, representations, terms, conditions or agreements
                made
                or given prior to or contemporaneous with this Agreement. This Agreement
                may not be amended, altered, or changed except by written agreement
                signed
                by both parties. The remedies herein provided for shall not be exclusive,
                but shall be cumulative and shall be in addition to all other remedies
                available at law or in equity. The waiver by either party of any
                right of
                such party hereunder, at any time, shall not serve to waive any other
                such
                right nor shall such waiver operate as a waiver of the right so waived
                at
                any future date in connection with another default or a subsequent
                recurrence of the same default. This Agreement may be executed in
                counterparts, each of which shall constitute but one and the same
                agreement. The parties agree that facsimile copies of this Agreement
                shall
                be as valid as original copies hereof. This Agreement shall be governed
                by
                and construed in accordance with the laws of the State of Maryland,
                excluding any conflicts of laws rules thereof.
                Terminal Operator and Customer hereby waive trial by jury in any
                action,
                proceeding or counterclaim brought by either of the parties hereto
                against
                the other on any matters whatsoever arising out of or in any way
                connected
                with this Agreement.

            

    

    
      
        
        

      

      
        18

        
          

        

      

      
        
        

      

    

    Customer
      Name

    Agreement
      No. TBD

    
      

    

    
      	20.	
              HEADINGS

            

    

    

    The
      headings of the paragraphs of this Agreement have been inserted for convenience
      of reference only and are not to be considered part of this Agreement and shall
      in no way affect the interpretation of any of the provisions of this
      Agreement.

    

    
      	
              21.

            	
              THIRD
                PARTY BENEFICIARIES

            

    

    

    
      	 	
              Except
                as expressly set forth herein, there are no third party beneficiaries
                to
                this Agreement and the provisions of this Agreement shall not impart
                any
                legal or equitable right, remedy or claim enforceable by any person,
                firm
                or organization other than the parties and their permitted successors
                and
                permitted assigns.

            

    

    

    
      	
              22.

            	
              CONFIDENTIALITY

            

    

    

    Each
      party agrees to hold in confidence, and not to disclose to third parties or
      use
      for any purpose other than performance of its obligations hereunder, all or
      any
      information (including the location and type of work performed hereunder) that
      is received or ascertained directly or indirectly, from the other party or
      its
      representatives in connection with this Agreement (“Information”). 
      Each party shall ensure that its employees, subcontractors and suppliers who
      may
      be exposed to Information comply with the confidentiality requirements of this
      Agreement. Nothing herein contained should preclude a party from providing
      information to any federal, state or local agency or agencies to the extent
      such
      party is required to do so by applicable laws, rules, codes or regulation of
      any
      federal, state or local agency or agencies; provided that the party subject
      to
      an obligation to disclose Information of the other party hereunder shall provide
      notice of such obligation to the other party prior to making such disclosure
      and
      shall afford such other party (at such other party’s sole cost) the opportunity
      to oppose, or seek a protective order or other remedy in connection with, such
      disclosure. 

    

    Neither
      party shall have confidentiality obligations with respect to Information
      that:

    

    
      	
            	i.	
              is
                or becomes part of the public knowledge through no fault of such
                party or
                its representatives;

            

    

    

    
      	
            	ii.	
              is
                received from a third-party without violation of any obligation of
                confidence to the disclosing party (as demonstrated by competent
                evidence);

            

    

    

    
      	 	
              iii.

            	
              is
                in such party’s possession prior to the Effective Date other than as the
                result of a disclosure by the other party in contemplation of this
                Contract (as demonstrated by competent
                evidence);

            

    

    

    
      	
            	iv.	
              is
                independently developed by a party without use of or reference to
                the
                Information of the disclosing party (as demonstrated by competent
                evidence).

            

    

    

    [Signatures
      follow.]

    
      
        
        

      

      
        19

        
          

        

      

      
        
        

      

    

    Customer
      Name

    Agreement
      No. TBD

    
      

    

    IN
      WITNESS WHEREOF, this Agreement has been executed by the parties hereto as
      of
      the Effective Date.

    

    
      	
              Customer
                Name

            	 	
              Terminal
                Operator

            
	
              New
                Generation Biofuels Holdings, Inc.

            	 	
              Atlantic
                Terminalling, LLC

            
	 	 	 	 	 
	
              BY:

            	
              /s/
                David A. Gillespie

            	 	
              BY:
                

            	
              /s/
                Steven J. Grebow

            
	 	 	 	 	 
	
              TITLE:  

            	
              President

            	 	
              TITLE:  

            	
              Managing
                Member

            
	 	 	 	 	 
	
              DATE:

            	
              September
                11, 2008

            	 	
              DATE:
                

            	
              September
                12, 2008

            

    

    
      
        
        

      

      
        20

        
          

        

      

      
        
        

      

    

    Customer
      Name

    Agreement
      No. TBD

    
      

    

    TERMINALING
      SERVICES AGREEMENT

    

    Exhibit
      A

    

    [Intentionally
      Deleted]

    
      
        
        

      

      
        21

        
          

        

      

      
        
        

      

    

    Customer
      Name

    Agreement
      No. TBD

    
      

    

    TERMINALING
      SERVICES AGREEMENT

    

    Exhibit
      B

    

    Form
      of Daily Terminal Report

     

    Daily
      Terminal Report

    

    Movements:
      showing
      gallons of through-put by
      transportation mode

    Trucks:
      via
      meter
      or scale weights (converted gallons) 

    
      	
                Outbound:

            	
              a)
                per BOL number

            
	 	
              b)
                total outbound gallons

            
	
                Inbound:

            	
              a)
                per receipt / ticket number

            
	 	
              b)
                total inbound gallons

            

    

    Rail:
      via tank
      gages (gross gallons)

    
      	
                Inbound:

            	
              a)
                per BOL /Railcar receipt/Railcar ID

            
	 	
              b)
                Tank ID No. /gals via tank gage(s)

            

    

    Marine:
      via
      tank
      gage, meter, barge strapping

    
      	
              Outbound/Inbound:

            	
              a)
                Vessel Name / Tank ID No./gallons via Gage or

            
	                               
              	
              b)
                Third party custody transfer

            

    

    
      
        
        

      

      
        22

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00147-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00147-of-00352.parquet"}]]