Document:

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            NINTH MODIFICATION OF MASTER CONSTRUCTION LOAN AGREEMENT

         THIS NINTH MODIFICATION, dated and effective as of June 22, 2000, is
made and entered into by and between TRAMMELL CROW BTS, INC., a Delaware
corporation having a notice address of 7535 East Hampden Avenue, Suite 650,
Denver, Colorado 80231-4845 ("Developer"), and KEYBANK NATIONAL ASSOCIATION,
a national banking association having a notice address of 10 West Market
Street, 9th Floor, Indianapolis, Indiana 46204 ("Bank").

                                    RECITALS:

         A.       Developer and Bank entered into that certain Master
Construction Loan Agreement, dated August 4, 1997, as modified by that
certain First Modification of Master Construction Loan Agreement between
Developer and Bank, dated September 15, 1997, as modified by that certain
Second Modification of Master Construction Loan Agreement between Developer
and Bank, dated May 12, 1998, as modified by that certain Third Modification
of Master Construction Loan Agreement between Developer and Bank, dated June
9, 1998, as modified by that certain Fourth Modification of Master
Construction Loan Agreement between Developer and Bank, dated December 30,
1998, as modified by that certain Fifth Modification of Master Construction
Loan Agreement between Developer and Bank, dated April 23, 1999, as modified
by that certain Sixth Modification of Master Construction Loan Agreement
between Developer and Bank, dated May 31, 1999, as modified by that certain
Seventh Modification of Master Construction Loan Agreement between Developer
and Bank, dated September 30, 1999, and as modified by that certain Eighth
Modification of Master Construction Loan Agreement between Developer and
Bank, dated May 10, 2000 (collectively, the "Loan Agreement").

         B.       The parties hereto desire to further modify the Loan
Agreement in accordance with the terms and conditions set forth herein.

                                    AGREEMENT

         NOW THEREFORE, for and in consideration of the foregoing and for
other good and valuable consideration, the receipt and sufficiency of which
are hereby acknowledged the parties hereto agree as follows:

         1.       PARAGRAPH 1.01 OF THE LOAN AGREEMENT. Paragraph 1.01 of the
Loan Agreement is hereby modified by:

                  a.       Substituting the following in lieu of the existing
         like defined terms:

                  "Approved Tenant" shall mean OfficeMax, Merchants Tire,
         Walgreens, an Investment Grade Tenant which the Bank approves in its
         sole discretion and any other retail tenant approved by Bank in its
         sole discretion. The approval by Bank of an Investment Grade Tenant or
         any other retail tenant as an Approved Tenant for a Project shall not
         be deemed an approval of such party as an Approved Tenant for any other
         Project.

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                  "Debt Service Coverage Ratio" shall mean the ratio of (i)
         projected total annual income to be received under the Lease for an
         applicable Project (but assuming a five percent (5%) vacancy factor if
         such Project is leased to Merchants Tire or the Project Loan being made
         in respect of such Project is an Appraisal Exempt Project Loan),
         defined as base rent, common area maintenance payments, insurance and
         real estate tax reimbursements and miscellaneous sources, less
         projected total annual expenses for such Project, defined as an annual
         management fee in an amount equal to Three Percent (3%) of the
         projected total annual income of such Project, an annual charge of Ten
         Cents ($.10) per square foot of such Project for a capital reserve and
         expense of common area maintenance, insurance, real estate taxes, and
         non-capitalized repairs, to (ii) the projected total annual sum of all
         interest payments and principal payments on the applicable Project Loan
         which would be due and payable assuming the level amortization of such
         Project Loan over a period equal to twenty five (25) years, at a per
         annum interest rate equal to the most recent weekly average yield on
         United States Treasury Securities adjusted to a constant maturity of
         ten (10) years, plus (a) Two and Sixth Tenths Percent (2 6/10%), if
         such Project is leased to an Approved Tenant other than Walgreens or an
         Investment Grade Tenant or the Project Loan being made in respect of
         such Project is an Appraisal Exempt Project Loan, or (b) Two and One
         Quarter Percent (2 1/4 %), if such Project is leased to Walgreens or an
         Investment Grade Tenant and the Project Loan being made in respect of
         such Project is not an Appraisal Exempt Project Loan.

                  b.       By adding the following defined term:

                  "Appraisal Exempt Project Loan" shall mean a Project Loan
         designated as an Appraisal Exempt Project Loan pursuant to Section 2.09
         hereof.

         2.       SECTION 2.01 OF THE LOAN AGREEMENT. The first sentence of
Section 2.01 of the Loan Agreement is hereby modified in its entirety to read
as follows:

                  2.01.    PROJECT LOAN. Subject to the terms and conditions
         hereof, and relying upon the representations and warranties herein set
         forth, the Bank agrees to make Project Loans to the Borrower(s) from
         time to time in an aggregate principal amount not to exceed Thirty
         Million Dollars ($30,000,000) outstanding at any time.

         3.       SECTION 2.06 OF THE LOAN AGREEMENT. Section 2.06 to the
Loan Agreement is hereby amended in its entirety to read as follows:

                  2.06.    PROJECT LOAN MATURITY DATE. The term of a Project
         Loan shall expire upon the earlier of (the "Project Loan Maturity
         Date"): (a) twelve (12) months from its Closing Date; and (b) the sale
         or refinance of the Project in respect of which such Project Loan was
         made pursuant to the Project Purchase Agreement or permanent loan
         commitment, as the case may be, for such Project, unless such Project
         Loan is sooner paid pursuant to the terms hereof; provided however, if
         such Project Loan has been designated as an Appraisal Exempt Project
         Loan in accordance with the terms of this Loan Agreement, the Project
         Loan Maturity Date

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         for such Project Loan shall be the earlier of: (y) six (6) months from
         its Closing Date; and (z) the sale or refinance of the Project in
         respect of which such Project Loan was made pursuant to the Project
         Purchase Agreement or permanent loan commitment, as the case may be,
         for such Project, unless such Project Loan is sooner paid pursuant to
         the terms hereof. Notwithstanding the foregoing, if a Project Loan has
         been designated as an Appraisal Exempt Project Loan in accordance with
         the terms of this Loan Agreement, the Project Loan Maturity Date for
         such Project Loan may be extended to nine (9) months from its Closing
         Date upon the satisfaction of the following conditions: (a) the
         Borrower of such Project Loan shall give the Bank thirty (30) days'
         prior written request for such extension; (b) an Event of Default is
         not then continuing in respect of such Project Loan; (c) such Borrower
         pays to the Bank an extension fee in an amount equal to One Eighth of
         One Percent (1/8 of 1%) of the outstanding principal balance of such
         Project Loan at the time of such extension; (d) the Tenant of the
         Project in respect of which such Project Loan was made has occupied
         such Project and has commenced the payment of rent thereunder pursuant
         to the Lease for such Project and the Bank shall have received an
         estoppel letter from such Tenant in respect of such Project in a form
         reasonably satisfactory to the Bank; and (e) either (1) Borrower has
         received a commitment for permanent financing for such Project from a
         lender reasonably acceptable to Bank in an amount equal to not less
         than the amount of such Project Loan, which permanent commitment shall
         be reasonably satisfactory to Bank, and all conditions set forth in
         such permanent commitment to the funding of the permanent loan to be
         made thereunder have been satisfied, other than the completion of
         normal and customary due diligence required by the lender thereunder
         (e.g. review and approval of survey, title and environmental), or (2)
         Borrower has entered into a Project Purchase Agreement with respect to
         such Project for an amount equal to not less than the amount of such
         Project Loan, and all conditions set forth in such Project Purchase
         Agreement to the purchase of such Project have been satisfied, other
         than the completion of normal and customary due diligence required by
         the Purchaser thereunder (e.g. review and approval of survey, title and
         environmental).

         4.       SECTION 2.09 OF THE LOAN AGREEMENT. The Loan Agreement is
hereby modified by adding the following Section 2.09:

                  2.09     APPRAISAL EXEMPT PROJECT LOAN. Subject to the terms
         and conditions hereof, Developer may designate a Project Loan as an
         "Appraisal Exempt Project Loan." Developer may not designate a Project
         Loan as an Appraisal Exempt Project Loan if:

                  (a) such Project Loan exceeds Two Million Dollars
         ($2,000,000); or

                  (b) if the aggregate of the amount of such Project Loan and
         the amount of all other Project Loans then designated as Appraisal
         Exempt Project Loans would be greater than Eight Million Dollars
         ($8,000,000); or

                  (c) if such Project Loan is being made in respect of a
         Non-Committed Project (as hereinafter defined), and the aggregate of
         the amount of such Project Loan and the amount of all other Appraisal
         Exempt Project Loans then outstanding and

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         secured by Non-Committed Projects would exceed Five Million Dollars
         ($5,000,000).

         For purposes of calculating the aggregate amount of Project Loans in
         subparagraphs (a), (b) and (c) above, the maximum principal amounts
         available thereunder shall be used, and not the then outstanding
         principal balances thereof. For the purposes hereof, a Project shall be
         a "Non-Committed Project" if there is not then in effect in respect of
         such Project (y) a fully executed commitment for permanent financing
         for such Project from a lender reasonably acceptable to Bank in an
         amount equal to not less than the amount of the Project Loan being
         requested for such Project, all conditions of which commitment to the
         funding of the permanent loan to be made thereunder (other than the
         completion of normal and customary due diligence required by the lender
         thereunder (e.g., review and approval of survey, title, environmental))
         have been satisfied; or (z) an executed Project Purchase Agreement with
         respect to such Project for an amount equal to not less than the amount
         of the Project Loan being requested for such Project, all conditions of
         which Project Purchase Agreement to the purchase of such Project (other
         than the completion of normal and customary due diligence required by
         the Purchaser thereunder (e.g., review and approval of survey, title
         and environmental)) have been satisfied.

         5.       SECTION 4.01 (q) OF THE LOAN AGREEMENT. Subparagraph (q) of
Section 4.01 of the Loan Agreement is hereby modified in its entirety to read
as follows:

                  q.       APPRAISAL. The Bank shall have received an appraisal
         of the discounted sellout value and fair market value of the Project in
         respect of which of such Project Loan is being made (including interest
         carry), on an assumed completion basis (the "Appraisal"). The Appraisal
         shall be made by an appraiser approved by Bank, shall be in form and
         substance satisfactory to Bank and shall be in compliance with all
         applicable laws, rules and regulations. Such Borrower shall not be
         required to provide an Appraisal for a Project, however, if the Project
         Loan being made in respect of such Project has been designated as an
         Appraisal Exempt Project Loan pursuant to Section 2.09 hereof.

         6.       SECTION 4.01 (aa) OF THE LOAN AGREEMENT. Subparagraph (aa) of
Section 4.01 of the Loan Agreement is hereby modified in its entirety to read as
follows:

                  aa.      DEBT SERVICE COVERAGE. If such Project Loan is an
         Appraisal Exempt Project Loan, the Debt Service Coverage for the
         Project in respect of which such Project Loan is being made is no less
         than 1.30 to 1.0. If the Project in respect of which such Project Loan
         is being made is being leased to OfficeMax or another Approved Tenant
         which is not Walgreens or an Investment Grade Tenant and such Project
         Loan is not an Appraisal Exempt Project Loan, the Debt Service Coverage
         for such Project is no less than 1.25 to 1.0. If the Project in respect
         of which such Project Loan is being made is being leased to Walgreens
         or an Investment Grade Tenant and such Project Loan is not an Appraisal
         Exempt Project Loan, the Debt Service Coverage for such Project is no
         less than 1.10 to 1.0.

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         7.       SECTION 4.01 (cc) OF THE LOAN AGREEMENT. Section 4.01 of
the Loan Agreement is hereby modified to add the following subparagraph (cc):

                  cc.      LIMITATION ON PROJECTS LEASED TO AN APPROVED TENANT.
         Bank shall not be obligated to make a Project Loan in respect of a
         Project which is leased to an Approved Tenant, if by making such
         Project Loan, the aggregate amount of Project Loans then outstanding
         (including the Project Loan at issue) in respect of Projects leased to
         such Approved Tenant would be greater than Fifteen Million Dollars
         ($15,000,000). For purposes of calculating the aggregate amount of
         Project Loans in the preceding sentence, the maximum principal amounts
         available thereunder shall be used, and not the then outstanding
         principal balances thereof.

         8.       SECTION 5.01 (g) (PROJECT LOAN AMOUNT) OF THE LOAN
AGREEMENT. Subparagraph (g) of Section 5.01 of the Loan Agreement is hereby
modified in its entirety to read as follows:

                  g.       PROJECT LOAN AMOUNT. Notwithstanding any other
         provision contained herein to the contrary, the maximum principal
         amount of a Project Loan shall not exceed an amount equal to the lesser
         of: (a) the Appraised Value Limit (as hereinafter defined) of the
         Project in respect of which such Project Loan is being made; (b) the
         purchase price payable by the buyer under the Project Purchase
         Agreement in place (if in place) for such Project; and (c) the Project
         Costs (excluding any development fee) for such Project. The Appraised
         Value Limit for a Project shall be equal to (i) Seventy Five Percent
         (75%) of the appraised value of such Project (as determined by the
         Appraisal therefore), if such Project is leased to an Approved Tenant
         other than Merchants Tire, OfficeMax, Walgreens or an Investment Grade
         Tenant, or if the Project Loan being made in respect of such Project is
         an Appraisal Exempt Project Loan; or (ii) Eighty Percent (80%) of the
         appraised value of such Project (as determined by the Appraisal
         therefore), if such Project is leased to Merchants Tire or OfficeMax
         and the Project Loan being made in respect of such Project is not an
         Appraisal Exempt Loan; or (iii) Ninety Percent (90%) of the appraised
         value of such Project (as determined by the Appraisal therefore), if
         such Project is leased to Walgreens or an Investment Grade Tenant and
         the Project Loan being made in respect of such Project is not an
         Appraisal Exempt Project Loan.

         9.       SECTION 5.01(h) OF THE LOAN AGREEMENT. Section 5.01(h) of
the Loan Agreement is hereby modified by adding the following provision
thereto:

                  Notwithstanding the foregoing, if such Project Loan has been
         designated as an Appraisal Exempt Project Loan in accordance with the
         terms hereof, the Borrower of such Project Loan must invest in the
         Project in respect of which such Project Loan is being made, cash in an
         amount equal to not less than Twenty Percent (20%) of the total Project
         Costs for such Project.

         10.      APPROVED TENANT. If there occurs after the date hereof a
material adverse change in the financial condition of a Specified Tenant (as
hereinafter defined), such Specified Tenant shall

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thereafter no longer be an Approved Tenant for the purposes of any future
Project and Project Loans; provided, however, that Bank, in its sole
discretion, may approve such Specified Tenant as an Approved Tenant for a
specific Project. For the purposes hereof, each of OfficeMax, Merchants and
Walgreens shall be a "Specified Tenant." The foregoing provision shall in no
way modify, amend or otherwise affect Bank's right under the Loan Agreement
to approve or disapprove, in its sole discretion, a Project Loan.

         11.      EXPENSES. Borrower shall pay all costs incidental to this
Modification, including but not limited to title insurance, survey charges,
reasonable attorneys' fees, appraisals, insurance, inspecting engineers'
and/or architect's fees, environmental fees, and all other incidental
expenses of Bank.

         12.      REPRESENTATIONS AND WARRANTIES. Developer hereby represents
and warrants to Bank that there does not presently exist any default under
the Loan Agreement or any event which with the notice or lapse of time or
both would constitute a default under the Loan Agreement and that each of the
representations and warranties set forth in the Loan Agreement remain true
and correct as of the date hereof, except to the extent said representations
and warranties specifically apply to those items explicitly modified by or
otherwise disclosed in this Modification, and each of said representations
and warranties is hereby incorporated herein by reference and modified as
necessary to apply to and cover the undertakings of Developer evidenced by
this Modification.

         13.      CONTINUING EFFECT. All other terms, conditions, provisions,
representations and warranties set forth in the Loan Agreement not
specifically relating to those items explicitly modified by or otherwise
disclosed in this Modification shall remain unchanged and shall continue in
full force and effect. This Modification shall, wherever possible, be
construed in a manner consistent with the Loan Agreement; provided, however,
in the event of any irreconcilable inconsistency between the terms of this
Modification and the terms of the Loan Agreement, the terms of this
Modification shall control.

         14.      WAIVER. No provision hereof shall constitute a waiver of
any of the terms or conditions of the Loan Agreement, other than those terms
or conditions explicitly modified or otherwise affected hereby.

         IN WITNESS WHEREOF, Developer and Bank have caused this Ninth
Modification of Master Construction Loan Agreement to be duly executed as of
the date and year first above written.

                      THIS SPACE INTENTIONALLY LEFT BLANK.

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                           SIGNATURE PAGE OF DEVELOPER
                                       TO
                   NINTH MODIFICATION OF MASTER LOAN AGREEMENT

                                             "DEVELOPER"

                                        TRAMMELL CROW BTS, INC.,
                                        a Delaware corporation

                                        By: /s/ William E. Ryan
                                           -------------------------------------

                                        Printed: William E. Ryan
                                                --------------------------------

                                        Title:  Vice President
                                              ----------------------------------

STATE OF COLORADO      )
                       ) SS:
CITY & COUNTY OF DENVER)

         Before me, a Notary Public in and for said County and State,
personally appeared William E. Ryan, known to me to be the Vice President of
TRAMMELL CROW BTS, INC., a Delaware corporation, and acknowledged the
execution of the foregoing for and on behalf of said corporation.

         Witness my hand and Notarial Seal, this 23rd day of June, 2000.

                                       /s/ Sara Giacalone
                                       -----------------------------------------
                                       Notary Public - Signature

                                       Sara Giacalone
                                       -----------------------------------------
                                       Notary Public - Printed

My Commission Expires:                 My County of Residence:

        6/30/2001                      Denver
-------------------------              -----------------------------------------

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                             SIGNATURE PAGE OF BANK
                                       TO
                   NINTH MODIFICATION OF MASTER LOAN AGREEMENT

                                                  "BANK"

                                       KEYBANK NATIONAL ASSOCIATION, a national
                                       banking association

                                       By: /s/ Nanette Hammond
                                          --------------------------------------

                                       Printed:  Nanette Hammond
                                               ---------------------------------

                                       Title:   Closing Officer
                                             -----------------------------------

STATE OF INDIANA           )
                           ) SS:
COUNTY OF MARION           )

         Before me, a Notary Public in and for said County and State,
personally appeared Nanette Hammond, known to me to be a Closing Officer of
KEYBANK NATIONAL ASSOCIATION, a national banking association, and
acknowledged the execution of the foregoing for and on behalf of said
association.

         Witness my hand and Notarial Seal, this 28th day of June, 2000.

                                      /s/ Sandra A. Hawk
                                      ------------------------------------------
                                      Notary Public - Signature

                                      Sandra A. Hawk
                                      ------------------------------------------
                                      Notary Public - Printed

My Commission Expires:                My County of Residence:

        11/28/2007                    Marion
-----------------------------         ------------------------------------------

This instrument was prepared by Dennis A. Johnson, Attorney at Law, JOHNSON,
SMITH, PENCE, & HEATH, LLP, One Indiana Square, Suite 1800, Indianapolis,
Indiana 46204.

                                       8<PAGE>

                             ABINGTON BANCORP, INC.

                BOARD OF DIRECTORS TRANSITION AND RETIREMENT PLAN

                                  JUNE 22, 2000

PURPOSE OF PLAN:

         This Plan is intended to encourage Directors who have made significant
contributions to the Bank and the Holding Company to consider voluntarily
transitioning off the Board of Directors in order to provide opportunities for
increased diversity on the Board and generally to permit others to serve on the
Board, to serve as a source of new ideas, business networking and community
input to the Bank and the Holding Company.

MINIMUM SERVICE REQUIREMENTS:

-        To be eligible a Director must have served on the Board of the Holding
         Company or the Bank for at least 10 years.

-        To be eligible a Director must have attained the age of 55.

AMOUNT OF RETIREMENT AND TRANSITION PAYMENT:

-        Transitioning Directors who have served at least 10 but less than 15
         years as Directors of the Holding Company or the Bank would receive an
         amount equal to their Board Compensation.

-        Transitioning Directors who have served at least 15 years but less than
         20 years as Directors of the Holding Company or the Bank would receive
         an amount equal to two times their Board Compensation.

-        Transitioning Directors who have served at least 20 years as Directors
         of the Holding Company or the Bank would receive an amount equal to
         three times their Board Compensation.

BOARD COMPENSATION:

         The term "Board Compensation" shall mean an amount equal to the sum of
(x) the annual Directors retainer fee and (y) the aggregate annual fees payable
for attendance at 12 monthly meetings of the Board. Fees for serving as a member
of a committee shall not be included in determining Board Compensation.

PAYMENT SUBJECT TO BOARD APPROVAL:

         The Board reserves the right to disapprove payment of the Retirement
and Transition Payment to any Director for any reason if the Board concludes
that such payment would be inappropriate under the circumstances. Additionally,
any parties electing to participate in this plan will be subject to a standard
form Confidentiality Letter upon acceptance by the Board of Directors.

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