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EXHIBIT 10.8

                                 LEASE AGREEMENT
                            (SINGLE TENANT FACILITY)

ARTICLE ONE: BASIC TERMS.

     This Article One contains the Basic Terms of this Lease between the
Landlord and Tenant named below. Other Articles, Sections and Paragraphs of the
Lease referred to in this Article One explain and define the Basic Terms and are
to be read in conjunction with the Basic Terms.

     Section 1.01. DATE OF LEASE: DECEMBER 1, 2001

     Section 1.02. LANDLORD (INCLUDE LEGAL ENTITY): PANATTONI INVESTMENTS, LLC,
a California limited liability company.

             Address of Landlord:   c/o PDC Properties
                                    8395 Jackson Road, suite F
                                    Sacramento, CA 95826

     Section 1.03. TENANT (INCLUDE LEGAL ENTITY): UNITED STATIONERS SUPPLY CO.,
an Illinois corporation

             Address of Tenant:     2200 East Golf Road
                                    Des Plaines, IL  60016
                                    Attention : Law Department

     Section 1.04. PROPERTY (include street address, approximate square footage
and description): The Property is part of the Antelope Business Park and will be
a new building with approximately 250,000 square feet located on the land
described in Exhibit A attached hereto and incorporated herein by reference,
which is located on Roseville Road, in Sacramento County, California.

     Section 1.05. LEASE TERM: 10 years 0 months BEGINNING ON or about August 1,
2002 or such other date as is specified in this Lease, and ENDING ON the last
day of the 120th month after the Commencement Date.

     Section 1.06. PERMITTED USES (See Article Five): Office and distribution
warehouse use (which shall include assembly and processing incidental to
distribution).

     Section 1.07. TENANT'S GUARANTOR (if none, so state): None

     Section 1.08. BROKERS (See Article fourteen) (if none, so state):

             Landlord's Broker: C.B. Richard Ellis, Sacramento, CA
             Tenant's Broker: Grubb & Ellis, 1610 Arden Way, Sacramento, CA,
                                Attn: Herb Grabell

     Section 1.09. COMMISSION PAYABLE TO BROKERS (See Article Fourteen): Per
Separate written agreement between Landlord and Brokers.

     Section 1.10. INITIAL SECURITY DEPOSIT (See Section 3.03): $ None

     Section 1.11. VEHICLE PARKING SPACES ALLOCATED TO TENANT: approximately 80
spaces

     Section 1.12. RENT AND OTHER CHARGES PAYABLE BY TENANT:

     (a) BASE RENT: See Paragraph 1 of the Rider attached hereto and
incorporated herein by reference.

     (b) OTHER PERIODIC PAYMENTS: (i) Real Property Taxes (See Section 4.02);
(ii) Utilities (See Section 4.03); (iii) Insurance Premiums (See Section 4.04);
(iv) Impounds for Insurance Premiums and Property Taxes (See Section 4.07); (v)
Maintenance, Repairs and Alterations (See Article Six).

     Section 1.13. LANDLORD'S SHARE OF PROFIT ON ASSIGNMENT OR SUBLEASE Fifty
per cent (50%).

     Section 1.14. RIDERS: The following Riders are attached to and made a part
of this Lease: (If none, so state) Rider of even date herewith, Exhibits A & B,
and the Hazardous Materials Rider.

ARTICLE TWO. LEASE TERM.

     Section 2.01. LEASE OF PROPERTY FOR LEASE TERM. Landlord leases the
Property to Tenant and Tenant leases the Property from Landlord for the Lease
Term. The Lease Term is for the period stated in

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Section 1.05 above and shall begin and, unless earlier terminated in accordance
with the terms hereof, end on the dates specified in Section 1.05 above, unless
the beginning or end of the Lease Term is changed under any provision of this
Lease. The "Commencement Date" shall be the date specified in Section 1.05 above
for the beginning of the Lease Term, unless advanced or delayed under any
provision of this Lease.

     Section 2.02. DELAY IN COMMENCEMENT. Landlord shall not be liable to Tenant
if Landlord does not deliver possession of the Property to Tenant on the
Commencement Date. Landlord's non-delivery of the Property to Tenant on that
date shall not affect this Lease or the obligations of Tenant under this Lease
except that the Commencement Date shall be delayed until Landlord delivers
possession of the Property to Tenant and the Lease Term shall be extended for a
period equal to the delay in delivery of possession of the Property to Tenant,
plus the number of days necessary to end the Lease Term on the last day of a
month. In the event the Commencement Date is delayed, the Rental Commencement
Date shall be delayed for a like number of days. If the Landlord does not
deliver possession of the Property to Tenant within Ninety (90) days after
August 1, 2002, subject to delays resulting from force majeure as provided in
Section 13.12, Tenant may elect to cancel this Lease by giving written notice to
Landlord within ten (10) days after the ninety (90) day period ends. If Tenant
does not give such notice, Tenant's right to cancel the Lease shall expire and
the Lease Term shall commence upon delivery of possession of the Property to
Tenant. If delivery of possession of the Property to Tenant is delayed, Landlord
and Tenant shall, upon such delivery, execute an amendment to this Lease setting
forth the actual Commencement Date and expiration date of the Lease. Failure to
execute such amendment shall not affect the actual Commencement Date and
expiration date of the Lease.

     Section 2.03. EARLY OCCUPANCY. Tenant shall be entitled to occupy the space
for a period of sixty (60) days before Landlord has substantially completed the
Building prior to the Rental Commencement Date, which shall be the date the
Landlord has substantially completed the Building. If Tenant occupies the
Property prior to the Commencement Date, Tenant's occupancy of the Property
shall be subject to all of the provisions of this Lease. Early occupancy of the
Property shall not advance the expiration date of this Lease. Tenant shall not
pay Base Rent and all other charges specified in this Lease for the sixty day
early occupancy period.

     Section 2.04. HOLDING OVER. Tenant shall vacate the Property upon the
expiration or earlier termination of this Lease. Tenant shall reimburse Landlord
for and indemnify Landlord against all damages which Landlord incurs from
Tenant's delay in vacating the Property. If Tenant does not vacate the Property
upon the expiration or earlier termination of the Lease and Landlord thereafter
accepts rent from Tenant, Tenant's occupancy of the Property shall be a "month
to month" tenancy, subject to all of the terms of this Lease applicable to a
month-to-month tenancy terminable by either party upon thirty (30) days written
notice, except that the Base Rent then in effect shall be increased by fifty
percent (50%).

ARTICLE THREE: BASE RENT.

     Section 3.01. TIME AND MANNER OF PAYMENT. Upon execution of this Lease,
Tenant shall pay Landlord the Base Rent in the amount stated in paragraph 1 of
the Rider for the first month of the Lease Term. On the first day of the second
month of the Lease Term and each month thereafter, Tenant shall pay Landlord the
Base Rent, in advance, without offset, deduction or prior demand. The Base Rent
shall be payable at Landlord's address set forth in Paragraph 1.02, or at such
other place as Landlord may designate in writing.

     Section 3.02. COST OF LIVING INCREASES. Intentionally Omitted.

     Section 3.03. SECURITY DEPOSIT; INCREASES. Intentionally Omitted.

     Section 3.04. TERMINATION; ADVANCE PAYMENTS. Upon termination of this Lease
under Article Seven (Damage or Destruction), Article Eight (Condemnation) or any
other termination not resulting from Tenant's default, and after Tenant has
vacated the Property in the manner required by this Lease, Landlord shall refund
or credit to Tenant (or Tenant's successor) the unused portion of the Security
Deposit, any advance rent or other advance payments made by Tenant to Landlord,
and any amounts paid for real property taxes and other reserves which apply to
any time periods after termination of the Lease.

ARTICLE FOUR: OTHER CHARGES PAYABLE BY TENANT.

     Section 4.01. ADDITIONAL RENT. All charges payable by Tenant other than
Base Rent are called "Additional Rent." Unless this Lease provides otherwise,
Tenant shall pay all Additional Rent then due with the next monthly installment
of Base Rent. The term "rent" shall mean Base Rent and Additional Rent.

     Section 4.02. PROPERTY TAXES.

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     (a) REAL PROPERTY TAXES. Landlord shall pay all real property taxes on the
Property (including any fees, taxes or assessments against, or as a result of,
any tenant improvements installed on the Property by or for the benefit of
Tenant) during the Lease Term. Such payment shall be made prior to the
delinquency date of the taxes. Tenant shall pay the amount of such tax payment
to Landlord prior to the delinquency date of such taxes, but in no event later
than thirty (30) days after receipt of Landlord's written statement. If the
Property is not separately assessed (i.e., is assessed as part of the Project),
Landlord shall reasonably determine Tenant's share of the Real Property Tax from
the assessor's worksheets or other reasonably available information. Tenant
shall not be responsible for any Real Property Taxes paid by Landlord covering
any period of time prior to or after the Lease Term.

     (b) DEFINITION OF "REAL PROPERTY TAX." "Real Property Tax" means: All
taxes, assessments and similar charges, including, without limitation (i) any
fee, license fee, license tax, business license fee, commercial rental tax, levy
charge, assessment (such assessments shall only become Real Property Taxes as
such installments become due and payable), penalty or tax imposed by any taxing
authority against the Property and based upon the value of the Property or this
Lease; (ii) any tax on the Landlord's right to receive, or the receipt of, rent
or income from the Property or against Landlord's business of leasing the
Property; (iii) water and sewer charges, any tax or charge for fire protection,
streets, sidewalks, road maintenance, refuse or other services provided to the
Property by any governmental agency; (iv) any tax imposed upon this transaction
or based upon a re-assessment of the Property due to a change of ownership, as
defined by applicable law, or other transfer of all or part of Landlord's
interest in the Property; and (v) any charge or fee replacing any tax previously
included within the definition of real property tax. "Real property tax" does
not, however, include Landlord's federal or state income, franchise, inheritance
or estate taxes.

     (c) PERSONAL PROPERTY TAXES.

          (i) Tenant shall pay all taxes charged against trade fixtures,
furnishings, equipment or any other personal property belonging to Tenant.
Tenant shall try to have personal property taxed separately from the Property.

          (ii) If any of Tenant's personal property is taxed with the Property,
Tenant shall pay Landlord the taxes for the personal property within thirty (30)
days after Tenant receives a written statement from Landlord for such personal
property taxes.

     Section 4.03. UTILITIES. Tenant shall pay, directly to the appropriate
supplier, the cost of all natural gas, heat, light, power, sewer service,
telephone, water, refuse disposal and other utilities and services supplied to
the Property. However, if any services or utilities are jointly metered with
other property, Landlord shall make a reasonable determination of Tenant's
proportionate share of the cost of such utilities and services and Tenant shall
pay such share to Landlord within fifteen (15) days after receipt of Landlord's
written statement.

     Section 4.04. INSURANCE POLICIES.

     (a) LIABILITY INSURANCE. During the Lease Term, Tenant shall maintain a
policy of commercial general liability insurance (sometimes known as broad form
comprehensive general liability insurance) insuring Tenant against liability for
bodily injury, property damage (including loss of use of property) and personal
injury arising out of the operation, use or occupancy of the Property. Tenant
shall name Landlord as an additional insured under such policy. The initial
amount of such insurance shall be ONE MILLION DOLLARS ($1,000,000.00) per
occurrence and shall be subject to periodic increase based upon inflation,
increased liability awards, recommendation of Landlord's professional insurance
advisers and other relevant factors. The liability insurance obtained by Tenant
under this Paragraph 4.04(a) shall (i) be primary and non-contributing; (ii)
contain cross-liability endorsements; and (iii) insure Landlord against Tenant's
performance under Section 5.05, if the matters giving rise to the indemnity
under Section 5.05 result from the negligence of Tenant. Tenant shall be liable
for the payment of any deductible amount. The amount and coverage of such
insurance shall not limit Tenant's liability nor relieve Tenant of any other
obligations under this Lease. Landlord may also obtain comprehensive public
liability insurance in an amount and with coverage determined by Landlord
insuring Landlord against liability arising out of ownership, operation, use or
occupancy of the Property. The policy obtained by Landlord shall not be
contributory and shall not provide primary insurance.

     (b) PROPERTY AND RENTAL INCOME INSURANCE. During the Lease Term, Landlord
shall maintain policies of insurance covering loss of or damage to the Property
in the full amount of its replacement value. Such policy shall contain an
inflation Guard Endorsement and shall provide protection against all perils
included within the classification of fire, extended coverage, vandalism,
malicious mischief, special extended perils (all risk), sprinkler leakage and
any other perils which Landlord deems reasonably necessary. Landlord shall have
the right to obtain flood and earthquake insurance if required by any lender
holding a security interest in the Property. Landlord shall not obtain insurance
for Tenant's fixtures or equipment or building improvements installed by Tenant
on the Property. During the Lease Term, Landlord shall also maintain a rental
income insurance policy, with loss payable to Landlord, in an amount equal to
one (1) year's Base Rent, plus estimated real property taxes and insurance
premiums. Tenant shall be liable for the payment of any deductible amount under
Landlord's or Tenant's insurance policies maintained pursuant to this Section
4.04, in an amount not to exceed TWENTY THOUSAND DOLLARS

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($20,000.00). Tenant shall not do or permit anything to be done which
invalidates any such insurance policies. Tenant shall also maintain policies of
insurance covering loss of or damage to Tenant's contents, including inventory,
in the full amount of its value. Such policies shall provide protection against
all perils included within the classification of fire, extended coverage,
sprinkler leakage and special extended perils (all risk).

     (c) PAYMENT OF PREMIUMS. Subject to Section 4.07, Tenant shall pay all
premiums for the insurance policies described in Paragraphs 4.04(a) and (b)
(whether obtained by Landlord or Tenant) within fifteen (15) days after Tenant's
receipt of a copy of the premium statement or other evidence of the amount due,
except Landlord shall pay all premiums for non-primary comprehensive public
liability insurance which Landlord elects to obtain as provided in Paragraph
4.04(a). If insurance policies maintained by Landlord cover improvements on real
property other than the Property, Landlord shall deliver to Tenant a statement
of the premium applicable to the Property showing in reasonable detail how
Tenant's share of the premium was computed. If the Lease Term expires before the
expiration of an insurance policy maintained by Landlord, Tenant shall be liable
for Tenant's prorated share of the insurance premiums. Before the Commencement
Date, Tenant shall deliver to Landlord a copy of any policy of insurance which
Tenant is required to maintain under this Section 4.04. At least thirty (30)
days prior to the expiration of any such policy, Tenant shall deliver to
Landlord a renewal of such policy as an alternative to providing a policy of
insurance. Tenant shall have the right to provide Landlord a certificate of
insurance, executed by an authorized officer of the insurance company, showing
that the insurance which Tenant is required to maintain under this Section 4.04
is in full force and effect and containing such other information which Landlord
reasonably requires.

     (d) GENERAL INSURANCE PROVISIONS.

          (i) Any insurance which Tenant is required to maintain under this
Lease shall include a provision which requires the insurance carrier to give
Landlord not less than thirty (30) days' written notice prior to any
cancellation or modification of such coverage.

          (ii) If Tenant fails to deliver a policy, certificate or renewal to
Landlord required under this Lease within the prescribed time period or if any
such policy is canceled or modified during the Lease Term without Landlord's
consent, Landlord may obtain such insurance, in which case Tenant shall
reimburse Landlord for the cost of such insurance within fifteen (15) days after
receipt of a statement that indicates the cost of such insurance.

          (iii) Tenant shall maintain all insurance required under this Lease
with companies holding a "General Policy Rating" of A-12 or better, as set forth
in the most current issue of "Best Key Rating Guide". Landlord and Tenant
acknowledge the insurance markets are rapidly changing and that insurance in the
form and amounts described in this Section 4.04 may not be available in the
future. Tenant acknowledges that the insurance described in this Section 4.04 is
for the primary benefit of Landlord. If at any time during the Lease Term,
Tenant is unable to maintain the insurance required under the Lease, Tenant
shall nevertheless maintain insurance coverage which is customary and
commercially reasonable in the insurance industry for Tenant's type of business,
as that coverage may change from time to time. Landlord makes no representation
as to the adequacy of such insurance to protect Landlord's or Tenant's
interests. Therefore, Tenant shall obtain any such additional property or
liability insurance which Tenant deems necessary to protect Landlord and Tenant.

          (iv) Unless prohibited under any applicable insurance policies
maintained, Landlord and Tenant each hereby waive any and all rights of recovery
against the other, or against the officers, employees, agents or representatives
of the other, for loss of or damage to its property or the property of others
under its control, if such loss or damage is covered by any insurance policy in
force (whether or not described in this Lease) at the time of such loss or
damage. Upon obtaining the required policies of insurance, Landlord and Tenant
shall give notice to the insurance carriers of this mutual waiver of
subrogation.

     Section 4.05. LATE CHARGES. Tenant's failure to pay rent promptly may cause
Landlord to incur unanticipated costs. The exact amount of such costs are
impractical or extremely difficult to ascertain. Such costs may include, but are
not limited to, processing and accounting charges and late charges which may be
imposed on Landlord by any ground lease, mortgage or trust deed encumbering the
Property. Therefore, if Landlord does not receive any rent payment within ten
(10) days after Tenant's receipt of written notice of Tenant's failure to make
such payment, Tenant shall pay to Landlord a late charge equal to five percent
(5%) of the overdue amount, provided, however, Landlord hereby waives payment of
such late charge for the first such delinquency by Tenant in any period of
twelve (12) consecutive months. The parties agree that such late charge
represents a fair and reasonable estimate of the costs Landlord will incur by
reason of such late payment.

     Section 4.06. INTEREST ON PAST DUE OBLIGATIONS. Any amount owed by Tenant
to Landlord which is not paid when due shall bear interest at the rate of
fifteen percent (15%) per annum from the due date of such amount. However,
interest shall not be payable on late charges to be paid by Tenant under this
Lease. The payment of interest on such amounts shall not excuse or cure any
default by Tenant under this Lease. If the interest rate specified in this Lease
is higher than the rate permitted by law, the interest rate is hereby decreased
to the maximum legal interest rate permitted by law.

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     Section 4.07. IMPOUNDS FOR INSURANCE PREMIUMS AND REAL PROPERTY TAXES. If
Tenant is more than ten (10) days late in the payment of rent more than twice in
any consecutive twelve (12) month period, Tenant shall pay Landlord a sum equal
to one-twelfth (1/12) of the annual real property taxes and insurance premiums
payable by Tenant under this Lease, together with each payment of Base Rent.
Landlord shall hold such payments in a non-interest bearing impound account. If
unknown, Landlord shall reasonably estimate the amount of real property taxes
and insurance premiums when due. Tenant shall pay any deficiency of funds in the
impound account to Landlord upon written request. If Tenant defaults under this
Lease, Landlord may apply any funds in the impound account to any obligation
then due under this Lease.

     Section 4.08. MANAGEMENT FEES. Tenant shall reimburse Landlord monthly for
management fees and expenses incurred by Landlord in connection with the
Property.

ARTICLE FIVE: USE OF PROPERTY.

     Section 5.01. PERMITTED USES. Tenant may use the Property only for the
Permitted Uses set forth in Section 1.06 above.

     Section 5.02. MANNER OF USE. Tenant shall not cause or permit the Property
to be used in any way which constitutes a violation of any law, ordinance, or
governmental regulation or order, which annoys or interferes with the rights of
other tenants of Landlord, or which constitutes a nuisance or waste. Tenant
shall obtain and pay for all permits, except a Certificate of Occupancy, and any
other construction-related permits, required for Tenant's occupancy of the
Property and shall promptly take all actions necessary to comply with all
applicable statutes, ordinances, rules, regulations, orders and requirements
regulating the use by Tenant of the Property, including the Occupational Safety
and Health Act. Landlord shall obtain and pay for all construction-related
permits including a certificate of shell completion for the Building and assist
Tenant in obtaining a Certification of Occupancy for the Property subject to
installation by Tenant of its fixtures and equipment.

     Section 5.03. HAZARDOUS MATERIALS. As used in this Lease, the term
"Hazardous Material" means any flammable items, explosives, radioactive
materials, hazardous or toxic substances, material or waste or related
materials, including any substances defined as or included in the definition of
"hazardous substances", "hazardous wastes", "hazardous materials" or "toxic
substances" now or subsequently regulated under any applicable federal, state or
local laws or regulations, including, without limitation petroleum-based
products, paints, solvents, lead, cyanide, DDT, printing inks, acids,
pesticides, ammonia compounds and other chemical products, asbestos, PCBs and
similar compounds, and including any different products and materials which are
subsequently found to have adverse effects on the environment or the health and
safety of persons. Tenant shall not cause or permit any Hazardous Material to be
generated, produced, brought upon, used, stored, treated, released or disposed
of in or about the Property by Tenant, its agents, employees, contractors,
sublessees without the prior written consent of Landlord, which can be withheld
in Landlord's sole and absolute discretion. Landlord shall be entitled to take
into account such other factors or facts as Landlord may reasonably determine to
be relevant in determining whether to grant or withhold consent to Tenant's
proposed activity with respect to Hazardous Material. In no event, however,
shall Landlord be required to consent to the installation or use of any storage
tanks on the Property. Tenant shall immediately notify Landlord upon release of
any Hazardous Material on, in or under the property and shall commence a
diligent clean-up of any release to Landlord's satisfaction and in accordance
with any local, state or Federal regulations. Tenant shall indemnify Landlord
against the effect and any release of any Hazardous Material.

     Landlord hereby warrants and represents that, as of the date of this Lease
and the Commencement Date, to the best of Landlord's knowledge, (a) the Property
does not violate any environmental or other laws, statutes, ordinances, or
regulations, (b) the Property is free from Hazardous Materials, and (c) Landlord
has not committed any act or omission which will resulting any claim to be
asserted against Tenant or the Demised Premises. Landlord shall indemnify Tenant
and hold Tenant harmless from and against any and all claims, expenses, losses
and liabilities suffered by Tenant based on Landlord's breach of any of the
foregoing warranties. The indemnity contained herein shall survive the
termination or expiration of this Lease.

     Section 5.04. SIGNS AND AUCTIONS. Tenant shall not place any signs on the
Property without Landlord's prior written consent. Tenant shall not conduct or
permit any auctions or sheriff's sales at the Property. Landlord shall furnish a
free-standing, monument style sign support for Tenant's identity sign, which
sign shall comply with all local applicable codes and permits adjacent to
Roseville Road. Landlord shall also allow Tenant to place directional signs on
the exterior of the Property subject to Landlords approval, which shall not be
unreasonably withheld. All signs are subject to Tenant's signage allowance set
forth in Rider1.

     Section 5.05. INDEMNITY. Except for insured losses and subject always to
Section 4.04(d)(iv) herein, Tenant shall indemnify Landlord against and hold
Landlord harmless from any and all costs, claims or liability arising from: (a)
Tenant's use of the Property; (b) the conduct of Tenant's business or anything
else done or permitted by Tenant to be done in or about the Property, including
any

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contamination of the Property or any other property resulting from the presence
or use of Hazardous Material caused or permitted by Tenant; (c) any breach or
default in the performance of Tenant's obligations under this Lease; (d) any
misrepresentation or breach of warranty by Tenant under this Lease; or (e) other
acts or omissions of Tenant. Tenant shall defend Landlord against any such cost,
claim or liability at Tenant's expense with counsel reasonably acceptable to
Landlord or, at Landlord's election, Tenant shall reimburse Landlord for any
legal fees or costs incurred by Landlord in connection with any such claim. In
no event shall Tenant be liable hereunder for any consequential damages. As a
material part of the consideration to Landlord, Tenant assumes all risk of
damage to property or injury to persons in or about the Property arising from
any cause, and Tenant hereby waives all claims in respect thereof against
Landlord, except for any claim arising out of Landlord's gross negligence or
willful misconduct. As used in this Section, the term "Tenant" shall include
Tenant's employees, agents, contractors and invitees, if applicable.

     Section 5.06. LANDLORD'S ACCESS. Landlord or its agents may enter the
Property at all reasonable times to show the Property to potential buyers,
investors or tenants or other parties; to do any other act or to inspect and
conduct tests in order to monitor Tenant's compliance with all applicable
environmental laws and all laws governing the presence and use of Hazardous
Material; or for any other purpose Landlord deems necessary. Landlord shall give
Tenant prior notice of such entry, except in the case of an emergency. Landlord
may place customary "For Sale" or "For Lease" signs on the Property.

     Section 5.07. QUIET POSSESSION. If Tenant pays the rent and complies with
all other terms of this Lease, Tenant may occupy and enjoy the Property for the
full Lease Term, subject to the provisions of this Lease.

ARTICLE SIX: CONDITION OF PROPERTY; MAINTENANCE, REPAIRS AND ALTERATIONS

     Section 6.01. EXISTING CONDITIONS. Tenant accepts the Property, subject to
all recorded matters, laws, ordinances, and governmental regulations and orders.
Except as provided herein, or in the attached Rider and Exhibit B, Tenant
acknowledges that neither Landlord nor any agent of Landlord has made any
representation as to the condition of the Property or the suitability of the
Property for Tenant's intended use. Notwithstanding any provision in this Lease
to the contrary, Landlord represents, warrants and covenants that upon the
Rental Commencement Date, the Property will comply with (at Landlord's expense)
all applicable laws, regulations, and building codes, including, without
limitation, the requirements of the American with Disabilities Act and all
regulations there under.

     Section 6.02. EXEMPTION OF LANDLORD FROM LIABILITY. Landlord shall not be
liable for any damage or injury to the person, business (or any loss of income
there from), goods, wares, merchandise or other property of Tenant, Tenant's
employees, invitees, customers or any other person in or about the Property,
whether such damage or injury is caused by or results from: (a) fire, steam,
electricity, water, gas or rain; (b) the breakage, leakage, obstruction or other
defects of pipes, sprinklers, wires, appliances, plumbing, air conditioning or
lighting fixtures or any other cause; (c) conditions arising in or about the
Property or upon other portions of the Project, or from other sources or places;
or (d) any act or omission of any other tenant of the Project. Landlord shall
not be liable for any such damage or injury even though the cause of or the
means of repairing such damage or injury are not accessible to Tenant. The
provisions of this Section 6.02 shall not, however, exempt Landlord from
liability for Landlord's gross negligence or willful misconduct or omission of
Landlord or Landlord's failure to make repairs within a reasonable time after
notice of the need for repairs, or to correct defects in the Property in
accordance with Landlord's obligations set out in paragraph 6.03(b).

     Section 6.03. LANDLORD'S OBLIGATIONS.

     (a) Subject to the provisions of Article Seven (Damage or Destruction) and
Article Eight (Condemnation), Landlord shall keep the following in good order,
condition and repair: the foundations, exterior walls and roof of the Property
(including painting the exterior surface of the exterior walls of the Property
not more than once every five (5) years, if necessary to maintain the Property
in the standard set out in the last sentence of this paragraph), and all
components of electrical, mechanical, plumbing, heating and air conditioning
systems and facilities located in the Property which are concealed. Landlord
shall also be responsible for repairing any part of the Property which is
damaged as a result of any defect in the foundations, floor or structural frame
of the Building. However, Landlord shall not be obligated to maintain or repair
windows, doors, plate glass or the interior surfaces of exterior walls. Landlord
shall make repairs under this Section 6.03 within a reasonable time after
receipt of written notice from Tenant of the need for such repairs. It is the
intention of Landlord and Tenant that at all times Landlord shall maintain the
portions of the Building which Landlord is obligated to maintain in an
attractive, first-class and fully operational condition.

     (b) In addition to the repair obligations set forth in Paragraph 6.03(a),
Landlord shall correct any defects in the construction of the Building or the
Property which are brought to Landlord's attention within the first twelve
months following delivery of the Property to Tenant.

     Section 6.04. TENANT'S OBLIGATIONS.

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     (a) Except as provided in Article Seven (Damage Destruction) and Article
Eight (Condemnation), Tenant shall keep all portions of the Property (including,
nonstructural, interior, systems and equipment) in good order, condition and
repair (including interior repainting and refinishing, as needed). If any
portion of the Property or any system or equipment in the Property which Tenant
is obligated to repair cannot be fully repaired or restored, Tenant shall
promptly replace such portion of the Property or system or equipment or
equipment in the Property, regardless of whether the benefit of such replacement
extends beyond the Lease Term; but if the benefit or useful life of such
replacement extends beyond the Lease Term (as such term may be extended by
exercise of any options), the useful life of such replacement shall be prorated
over the remaining portion of the Lease Term (as extended), and Tenant shall be
liable only for that portion of the cost which is applicable to the Lease Term
(as extended). Tenant shall maintain a preventive maintenance contract providing
for the regular inspection and maintenance of the heating and air conditioning
system by a licensed heating and air conditioning contractor. If any part of the
Property is damaged by any act or omission of Tenant, Tenant shall pay Landlord
the cost of repairing or replacing such damaged property, whether or not
Landlord would otherwise be obligated to pay the cost of maintaining or
repairing such property. It is the intention of Landlord and Tenant that at all
times Tenant shall maintain the portions of the Property which Tenant is
obligated to maintain in an attractive, first-class and fully operative
condition.

     (b) Tenant shall fulfill all of Tenant's obligations under this Section
6.04, at Tenant's sole expense. If Tenant fails to maintain, repair or replace
the Property as required by this Section 6.04, Landlord may, upon ten (10) days'
prior notice to Tenant (except that no notice shall be required in the case of
an emergency), enter the Property and perform such maintenance or repair
(including replacement, as needed) on behalf of Tenant. In such case, Tenant
shall reimburse Landlord for all costs incurred in performing such maintenance
or repair immediately upon demand.

     Section 6.05. ALTERATIONS, ADDITIONS, AND IMPROVEMENTS.

     (a) Tenant shall not make any alterations, additions, or improvements to
the Property without Landlord's prior written consent, except for non-structural
alterations which do not exceed Fifty Thousand Dollars ($50,000.00) in cost
cumulatively over the Lease Term and which are not visible from the outside of
any building of which the Property is part. Notwithstanding the foregoing,
Tenant shall have the right and privilege to install, at its sole cost and
without Landlord's further consent, a "wire guidance system" within the
warehouse floors of the Property with such wire guidance system requiring that
the floor of the warehouse be saw cut in order to accept a low voltage wire down
each of the pallet rack rows and extending approximately fifteen feet (15')
beyond the end of each row. Tenant shall submit plans for installation of such
"wire guidance system" for review and approval by Landlord's structural engineer
which approval shall not be unreasonably withheld or delayed. Tenant shall
follow the requirements of Landlord's structural engineer for maintaining the
structural integrity of the warehouse floor. Landlord may require Tenant to
provide demolition and/or lien and completion bonds in form and amount
satisfactory to Landlord. Tenant shall promptly remove any alterations,
additions, or improvements constructed in violation of this Paragraph 6.05(a)
upon Landlord's written request and repair any damage caused by such removal.
All alterations, additions, and improvements shall be done in a good and
workmanlike manner, in conformity with all applicable laws and regulations, and
by a contractor approved by Landlord. Upon completion of any such work, Tenant
shall provide Landlord with "as built" plans, copies of all construction
contracts, and proof of payment for all labor and materials.

     (b) Tenant shall pay when due all claims for labor and material furnished
to the Property. Tenant shall give Landlord at least twenty (20) days' prior
written notice of the commencement of any work on the Property, regardless of
whether Landlord's consent to such work is required. Landlord may elect to
record and post notices of non-responsibility on the Property.

     Section 6.06. CONDITION UPON TERMINATION. Upon the termination of the
Lease, Tenant shall surrender the Property to Landlord, broom clean and in the
same condition as received except for ordinary wear and tear which Tenant was
not otherwise obligated to remedy under any provision of this Lease. However,
Tenant shall not be obligated to repair any damage which Landlord is required to
repair under this lease. In addition, Landlord may require Tenant to remove any
alterations, additions or improvements which Tenant was required to obtain
Landlord's consent as required by Paragraph 6.05(a), provided that such consent
when given was conditioned (as stated in writing evidencing such consent) upon
Tenant's removal of such alterations, additions or improvements upon termination
of this Lease; provided that Tenant shall not be required to remove the wire
guidance system installed as specified in Section 6.05 herein All alterations,
additions and improvements which Landlord has not required Tenant to remove
shall become Landlord's property and shall be surrendered to Landlord upon the
expiration or earlier termination of the Lease, except that Tenant may remove
any of Tenant's machinery, racking or equipment which can be removed without
material damage to the Property. Tenant shall repair, at Tenant's expense, any
damage to the Property caused by the removal of any such machinery, racking or
equipment. Except for any materials or equipment provided or installed by Tenant
(which shall not include the Additional Improvements as defined in the Rider),
in no event shall Tenant remove any of the following materials or equipment
(which shall be deemed Landlord's property) without Landlord's prior written
consent; any power wiring or power panels; lighting or lighting fixtures; wall
coverings; drapes, blinds or other window coverings; carpets or other floor
coverings; heaters, air conditioners or any other heating or air conditioning
equipment; fencing or security gates; or other similar building operating
equipment and decorations.

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ARTICLE SEVEN: DAMAGE OR DESTRUCTION

     Section 7.01. PARTIAL DAMAGE TO PROPERTY.

     (a) Tenant shall notify Landlord in writing immediately upon the occurrence
of any damage to the Property. If the Property can be restored within ninety
(90) days in the good faith estimation of Landlord's contractor, this Lease
shall remain in effect and Landlord shall repair the damage as soon as
reasonably possible. Landlord may elect (but is not required) to repair any
damage to Tenant's fixtures, equipment, or improvements.

     (b) If the insurance proceeds received by Landlord are not sufficient to
pay the entire cost of repair, or if the cause of the damage is not covered by
the insurance policies which Landlord maintains under Paragraph 4.04(b),
Landlord may elect either to (i) repair the damage as soon as reasonably
possible, in which case this Lease shall remain in full force and effect, or
(ii) terminate this Lease as of the date the damage occurred. Landlord shall
notify Tenant within thirty (30) days after receipt of notice of the occurrence
of the damage whether Landlord elects to repair the damage or terminate the
Lease. If Landlord elects to repair the damage, Tenant shall pay Landlord the
"deductible amount" (if any) under Landlord's insurance policies and, if the
damage was due to an act or omission of Tenant, or Tenant's employees, agents,
contractors or invitees, the difference between the actual cost of repair and
any insurance proceeds received by Landlord. If Landlord elects to terminate the
Lease, Tenant may elect to continue this Lease in full force and effect, in
which case Tenant shall repair any damage to the Property and any building in
which the Property is located. Tenant shall pay the cost of such repairs, except
that upon satisfactory completion of such repairs, Landlord shall deliver to
Tenant any insurance proceeds received by Landlord for the damage repaired by
Tenant. Tenant shall give Landlord written notice of such election within ten
(10) days after receiving Landlord's termination notice.

     (c) If the damage to the Property occurs during the last six (6) months of
the Lease Term and such damage will require more than thirty (30) days to
repair, either Landlord or Tenant may elect to terminate this Lease as of the
date the damage occurred, regardless of the sufficiency of any insurance
proceeds. The party electing to terminate this Lease shall give written
notification to the other party of such election within thirty (30) days after
Tenant's notice to Landlord of the occurrence of the damage.

     Section 7.02. SUBSTANTIAL OR TOTAL DESTRUCTION. If the Property is
substantially or totally destroyed by any cause whatsoever (i.e., the damage to
the Property is greater than partial damage as described in Section 7.01), and
regardless of whether Landlord receives any insurance proceeds, this Lease shall
terminate as of the date the destruction occurred. Notwithstanding the preceding
sentence, if the Property can be rebuilt within six (6) months after the date of
destruction, Landlord may elect to rebuild the Property at Landlord's own
expense, in which case this Lease shall remain in full force and effect.
Landlord shall notify Tenant of such election within thirty (30) days after
Tenant's notice of the occurrence of total or substantial destruction. If
Landlord so elects, Landlord shall rebuild the Property at Landlord's sole
expense, except that if the destruction was caused by an act or omission of
Tenant, Tenant shall pay Landlord the difference between the actual cost of
rebuilding and any insurance proceeds received by Landlord.

     Section 7.03. TEMPORARY REDUCTION OF RENT. Tenant shall not be entitled to
any compensation, reduction in base rent, insurance premiums and real property
taxes, provided that the Property is restored within the 90-day period set out
in Section 7.02 above, or reimbursement from Landlord as a result of any
damage, destruction, repair, or restoration of or to the Property.

     Section 7.04. WAIVER. Tenant waives the protection of any statute, code or
judicial decision which grants a tenant the right to terminate a lease in the
event of the substantial or total destruction of the leased property. Tenant
agrees that the provisions of Section 7.02 above shall govern the rights and
obligations of Landlord and Tenant in the event of any substantial or total
destruction to the Property.

ARTICLE EIGHT: CONDEMNATION

     If all or any portion of the Property is taken under the power of eminent
domain or sold under the threat of that power (all of which are called
"Condemnation"), this Lease shall terminate as to the part taken or sold on the
date the condemning authority takes title or possession, whichever occurs first.
If more than twenty percent (20%) of the floor area of the building in which the
Property is located, or which is located on the Property, is taken, either
Landlord or Tenant may terminate this Lease as of the date the condemning
authority takes title or possession, by delivering written notice to the other
within ten (10) days after receipt of written notice of such taking (or in the
absence of such notice, within ten (10) days after the condemning authority
takes title or possession). If neither Landlord nor Tenant terminates this
Lease, this Lease shall remain in effect as to the portion of the Property not
taken, except that the Base Rent and Additional Rent shall be reduced in
proportion to the reduction in the floor area of the Property. Any Condemnation
award or payment shall be distributed in the following order: (a) first, to any
ground lessor, mortgagee or beneficiary under a deed of trust encumbering the
Property, the amount of its interest in the Property; (b) second, to Tenant,
only the amount of any award specifically designated for loss of or damage to
Tenant's trade fixtures or removable personal property; and (c) third, to
Landlord, the remainder of such award, whether as compensation for reduction in
the value of the leasehold, the taking

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of the fee, or otherwise. If this Lease is not terminated, Landlord shall repair
any damage to the Property caused by the Condemnation, except that Landlord
shall not be obligated to repair any damage for which Tenant has been reimbursed
by the condemning authority. If the severance damages received by Landlord are
not sufficient to pay for such repair, Landlord shall have the right to either
terminate this Lease or make such repair at Landlord's expense.

ARTICLE NINE: ASSIGNMENT AND SUBLETTING

     Section 9.01. LANDLORD'S CONSENT REQUIRED. No portion of the Property or of
Tenant's interest in this Lease may be acquired by any other person or entity,
whether by sale, assignment, mortgage, sublease, transfer, operation of law, or
act of Tenant, without Landlord's prior written consent, except as provided in
Section 9.02 below. Landlord has the right to grant or withhold its consent as
provided in Section 9.05 below. Any attempted transfer without consent shall be
void and shall constitute a non-curable breach of this Lease If Tenant is a
corporation, any change in the ownership of a controlling interest of the voting
stock of the corporation shall require Landlord's consent, except a sale, gift
or other conveyance of stock or other interest in Tenant from any owner thereof
to a member of that owner's family or a trust or other entity for the benefit of
such family member.

     Section 9.02. TENANT AFFILIATE. Tenant may assign this Lease or sublease
the Property, without Landlord's consent, to any corporation which controls, is
controlled by or is under common control with Tenant, or to any corporation
resulting from the merger of or consolidation with Tenant ("Tenant's
Affiliate"). In such case, any Tenant's Affiliate shall assume writing all of
Tenant's obligations under this Lease.

     Section 9.03. NO RELEASE OF TENANT. No transfer permitted by this Article
Nine, whether with or without Landlord's consent, shall release Tenant or change
Tenant's primary liability to pay the rent and to perform all other obligations
of Tenant under this Lease. Landlord's acceptance of rent from any other person
is not a waiver of any provision of this Article Nine. Consent to one transfer
is not a consent to any subsequent transfer. If Tenant's transferee defaults
under this Lease, Landlord may proceed directly against Tenant without pursuing
remedies against the transferee. Landlord may consent to subsequent assignments
or modifications of this Lease by Tenant's transferee, without notifying Tenant
or obtaining its consent. Such action shall not relieve Tenant's liability under
this Lease.

     Section 9.05. LANDLORD'S CONSENT.

     (a) Tenant's request for consent to any transfer described in Section 9.01
shall set forth in writing the details of the proposed transfer, including the
name, business and financial condition of the prospective transferee, financial
details of the proposed transfer (e.g., the term of and the rent and security
deposit payable under any proposed assignment or sublease), and any other
information Landlord deems relevant. Landlord shall have the right to withhold
consent, if reasonable, or to grant consent, based on the following factors: (i)
the business of the proposed assignee or subtenant and the proposed use of the
Property: (ii) the net worth and financial reputation of the proposed assignee
or subtenant: (iii) Tenant's compliance with all of its obligations under the
Lease: and (iv) such other factors as Landlord may reasonably deem relevant. If
Landlord objects to a proposed assignment solely because of the net worth and/or
financial reputation of the proposed assignee, Tenant may nonetheless sublease
(but not assign), all or a portion of the Property to the proposed transferee,
but only on the other terms of the proposed transfer.

     Section 9.06. NO MERGER. No merger shall result from Tenant's sublease of
the Property under this Article Nine, Tenant's surrender of this Lease or the
termination of this Lease in any other manner. In any such event, Landlord may
terminate any or all subtenancies or succeed to the interest of Tenant as
sublandlord under any or all subtenancies.

ARTICLE TEN: DEFAULTS; REMEDIES

     Section 10.01. COVENANTS AND CONDITIONS. Tenant's performance of each of
Tenant's obligations under this Lease is a condition as well as a covenant.
Tenant's right to continue in possession of the Property is conditioned upon
such performance. Time is of the essence in the performance of all covenants and
conditions.

     Section 10.02. DEFAULTS. Tenant shall be in material default under this
Lease:

     (a) If Tenant abandons the Property or if Tenant's vacation of the Property
results in the cancellation of any insurance described in Section 4.04;

     (b) If Tenant fails to pay rent or any other charge within ten (10) days
after receipt of written notice of Tenant's failure to pay such rent or charge
when due;

     (c) If Tenant fails to perform any of Tenant's non-monetary obligations
under this Lease for a period of thirty (30) days after written notice from
Landlord; provided that if more than thirty (30) days are

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required to complete such performance, Tenant shall not be in default if Tenant
commences such performance within the thirty (30)day period and thereafter
diligently pursues its completion. However, Landlord shall not be required to
give such notice if Tenant's failure to perform constitutes a non-curable breach
of this Lease. The notice required by this Paragraph is intended to satisfy any
and all notice requirements imposed by law on Landlord and is not in addition to
any such requirement.

     (d) (i) If Tenant makes a general assignment or general arrangement for the
benefit of creditors; (ii) if a petition for adjudication of bankruptcy or for
reorganization or rearrangement is filed by or against Tenant and is not
dismissed within thirty (30) days; (iii) if a trustee or receiver is appointed
to take possession of substantially all of Tenant's assets located at the
Property or of Tenant's interest in this Lease and possession is not restored to
Tenant within thirty (30) days; or (iv) if substantially all of Tenant's assets
located at the Property or of Tenant's interest in this Lease is subjected to
attachment, execution or other judicial seizure which is not discharged within
thirty (30) days. If a court of competent jurisdiction determines that any of
the acts described in this subparagraph (d) is not a default under this Lease,
and a trustee is appointed to take possession (or if Tenant remains a debtor in
possession) and such trustee or Tenant transfers Tenant's interest hereunder,
then Landlord shall receive, as Additional Rent, the excess, if any, of the rent
(or any other consideration) paid in connection with such assignment or sublease
over the rent payable by Tenant under this Lease.

     (e) If any guarantor of the Lease revokes or otherwise terminates, or
purports to revoke or otherwise terminate, any guaranty of all or any portion of
Tenant's obligations under the Lease. Unless otherwise expressly provided, no
guaranty of the Lease is revocable.

     Section 10.03. REMEDIES. On the occurrence of any material default by
Tenant, Landlord may, at any time thereafter, with or without notice or demand
and without limiting Landlord in the exercise of any right or remedy which
Landlord may have:

     (a) Terminate Tenant's right to possession of the Property by any lawful
means, and terminate this Lease in which event Tenant shall immediately
surrender possession of the Property to Landlord. In such event, Landlord shall
be entitled to recover from Tenant all damages incurred by Landlord by reason of
Tenant's default, including (i) the worth at the time of the award of the unpaid
Base Rent, Additional Rent and other charges which Landlord had earned at the
time of the termination; (ii) the worth at the time of the award of the amount
by which the unpaid Base Rent, Additional Rent and other charges which Landlord
would have earned after termination until the time of the award exceeds the
amount of such rental loss that Tenant proves Landlord could have reasonably
avoided; (iii) the worth at the time of the award of the amount by which the
unpaid Base Rent, and other charges which Tenant would have paid for the balance
of the Lease Term after the time of award exceeds the amount of such rental loss
that Tenant proves Landlord could have reasonably avoided; and (iv) any other
amount necessary to compensate Landlord for all the detriment proximately caused
by Tenant's failure to perform its obligations under the Lease or which in the
ordinary course of things would be likely to result therefrom, including, but
not limited to, any costs or expenses Landlord incurs in maintaining or
preserving the Property after such default, the cost of recovering possession of
the Property, expenses of reletting, including necessary renovation or
alteration of the Property, Landlord's reasonable attorneys' fee incurred in
connection therewith, and any real estate commission paid or payable. As used in
subparts (i) and (ii) above, the "worth at the time of the award" is computed by
allowing interest on unpaid amounts at the rate of fifteen percent (15%) per
annum, or such lesser amount as may then be the maximum lawful rate. As used in
subpart (iii) above, the "worth at the time of the award" is computed by
discounting such amount at the discount rate of the Federal Reserve Bank of San
Francisco at the time of the award, plus one percent (1%). If Tenant has
abandoned the Property, Landlord shall have the option of (i) retaking
possession of the Property and recovering from Tenant the amount specified in
this Paragraph 10.03(a), or (ii) proceeding under Paragraph 10.03(b);

     (b) Maintain Tenant's right to possession and not terminate this lease, in
which case this Lease shall continue in effect whether or not Tenant has
abandoned the Property. In such event, Landlord shall be entitled to enforce all
of Landlord's rights and remedies under this Lease, including the right to
recover the rent as it becomes due;

     (c) Pursue any other remedy now or hereafter available to Landlord in
equity or under the laws or judicial decisions of the state in which the
Property is located.

     Section 10.04. REPAYMENT OF "FREE" RENT. If this Lease provides for a
postponement of any monthly rental payments, a period of "free" rent or other
rent concession, such postponed rent or "free" rent is called the "Abated Rent".
Tenant shall be credited with having paid all of the Abated Rent on the
expiration of the Lease Term only if Tenant has fully, faithfully, and
punctually performed all of Tenant's obligations hereunder, including the
payment of all rent (other than the Abated Rent) and all other monetary
obligations and the surrender of the Property in the physical condition required
by this Lease. Tenant acknowledges that its right to receive credit for the
Abated Rent is absolutely conditioned upon Tenant's full, faithful and punctual
performance of its obligations under this Lease. If Tenant defaults and does not
cure within any applicable grace period, the Abated Rent shall immediately
become due and payable in full and this Lease shall be enforced as if there were
no such rent abatement or other rent concession. In such case, Abated Rent shall
be calculated based on the full initial rent payable under this Lease.

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     Section 10.05. Automatic Termination. Notwithstanding any other term or
provision hereof to the contrary, the Lease shall terminate on the occurrence of
any act which affirms the Landlord's intention to terminate the Lease as
provided in Section 10.03 hereof, including the filing of any unlawful detainer
action against Tenant. On such termination, Landlord's damages for default shall
include all costs and fees, including reasonable attorneys' fees that Landlord
incurs in connection with the filing, commencement, pursuing and/or defending of
any action in any bankruptcy court or other court with respect to the Lease; the
obtaining of relief from any stay in bankruptcy restraining any action to evict
Tenant; or the pursuing of any action with respect to Landlord's right to
possession of the Property. All such damages suffered (apart from Base Rent and
other rent payable hereunder) shall constitute pecuniary damages which must be
reimbursed to Landlord prior to assumption of the Lease by Tenant or any
successor to Tenant in any bankruptcy or other proceeding.

     Section 10.06. CUMULATIVE REMEDIES. Landlord's exercise of any right or
remedy shall not prevent it from exercising any other right or remedy.

ARTICLE ELEVEN. PROTECTION OF LENDERS.

     Section 11.01. SUBORDINATION. Landlord shall have the right to subordinate
this Lease to any ground lease, deed of trust or mortgage encumbering the
Property, any advances made on the security thereof and any renewals,
modifications, consolidations, replacements or extensions thereof, whenever made
or recorded. Tenant shall cooperate with Landlord and any lender which is
acquiring a security interest in the Property or the Lease. Tenant shall execute
such further documents and assurances as such lender may require, provided that
Tenant's obligations under this Lease shall not be increased in any material way
(the performance of ministerial acts shall not be deemed material), and Tenant
shall not be deprived of its rights under this Lease. Tenant's right to quiet
possession of the Property during the Lease Term shall not be disturbed if
Tenant pays the rent and performs all of Tenant's obligations under this Lease
and is not otherwise in default. If any ground lessor, beneficiary or mortgagee
elects to have this Lease prior to the lien of its ground lease, deed of trust
or mortgage and gives written notice thereof to Tenant, this Lease shall be
deemed prior to such ground lease, deed of trust or mortgage whether this Lease
is dated prior or subsequent to the date of said ground lease, deed of trust or
mortgage or the date of recording thereof.

     Section 11.02. ATTORNMENT. If Landlord's interest in the Property is
acquired by any ground lessor, beneficiary under a deed of trust, mortgagee, or
purchaser at a foreclosure sale, Tenant shall attorn to the transferee or
successor to Landlord's interest in the Property and recognize such transferee
or successor as Landlord under this Lease. Tenant waives the protection of any
statute or rule of law which gives or purports to give Tenant any right to
terminate this Lease or surrender possession of the Property upon the transfer
of Landlord's interest.

     Section 11.03. SIGNING OF DOCUMENTS. Tenant shall sign and deliver, within
ten (10) business days of any request to do so, any instrument or documents
necessary or appropriate to evidence any such attornment or subordination or
agreement to do so.

     Section 11.04. ESTOPPEL CERTIFICATES.

     (a) Upon Landlord's written request, Tenant shall execute, acknowledge and
deliver to Landlord a written statement certifying: (i) that none of the terms
or provisions of this Lease have been changed (or if they have been changed,
stating how they have been changed); (ii) that this Lease has not been cancelled
or terminated; (iii) the last date of payment of the Base Rent and other charges
and the time period covered by such payment; (iv) that Landlord is not in
default under this Lease (or, if Landlord is claimed to be in default, stating
why); and (v) such other representations or information with respect to Tenant
or the Lease as Landlord may reasonably request or which any prospective
purchaser or encumbrancer of the Property may require. Tenant shall deliver such
statement to Landlord within ten (10) days after Landlord's request. Landlord
may give any such statement by Tenant to any prospective purchaser or
encumbrancer of the Property. Such purchaser or encumbrancer may rely
conclusively upon such statement as true and correct.

     (b) If Tenant does not deliver such statement to Landlord within such ten
(10) day period, Landlord may give Tenant Notice of Tenant's failure to allow
Tenant an additional period of five (5) business days to respond. Failure of
Tenant to deliver such statement to Landlord within such five (5) day period
shall entitle Landlord, and any prospective purchaser or encumbrancer, to
conclusively presume and rely upon the following facts: (i) that the terms and
provisions of this Lease have not been changed except as otherwise represented
by Landlord; (ii) that this Lease has not been cancelled or terminated except as
otherwise represented by Landlord; (iii) that not more than one month's Base
Rent or other charges have been paid in advance; and (iv) that Landlord is not
in default under the Lease. In such event, Tenant shall be estopped from denying
the truth of such facts.

     Section 11.05. TENANT'S FINANCIAL CONDITION. Within fifteen (15) days after
written request from Landlord, Tenant shall deliver to Landlord such financial
statements as Landlord reasonably requires to verify the net worth of Tenant or
any assignee, subtenant, or guarantor of Tenant. In addition, Tenant shall
deliver to any lender designated by Landlord any financial statements required
by such lender to

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facilitate the financing or refinancing of the Property. Tenant represents and
warrants to Landlord that each such financial statement is a true and accurate
statement as of the date of such statement. All financial statements shall be
confidential and shall be used only for the purposes set forth in this Lease.

ARTICLE TWELVE: LEGAL COSTS

     Section 12.01. LEGAL PROCEEDINGS. If Tenant or Landlord shall be in breach
or default under this Lease, such party (the "Defaulting Party") shall reimburse
the other party (the "Nondefaulting Party") upon demand for any costs or
expenses that the Nondefaulting Party incurs in connection with any breach or
default of the Defaulting Party under this Lease, whether or not suit is
commenced or judgment entered. Such costs shall include legal fees and costs
incurred for the negotiation of a settlement, enforcement of rights or
otherwise. Furthermore, if any action for breach of or to enforce the provisions
of this Lease is commenced, the court in such action shall award to the party in
whose favor a judgment is entered, a reasonable sum as attorneys' fees and
costs. The losing party in such action shall pay such attorneys' fees and costs.
Tenant shall also indemnify Landlord against and hold Landlord harmless from all
costs, expenses, demands and liability Landlord may incur if Landlord becomes or
is made a party to any claim or action (a) instituted by Tenant against any
third party, or by any third party against Tenant, or by or against any person
holding any interest under or using the Property by license of or agreement with
Tenant; (b) for foreclosure of any lien for labor or material furnished to or
for Tenant or such other person; (c) otherwise arising out of or resulting from
any act or transaction of Tenant or such other person; or (d) necessary to
protect Landlord's interest under this Lease in a bankruptcy proceeding, or
other proceeding under Title 11 of the United States Code, as amended. Tenant
shall defend Landlord against any such claim or action at Tenant's expense with
counsel reasonably acceptable to Landlord or, at Landlord's election, Tenant
shall reimburse landlord for any legal fees or costs Landlord incurs in any such
claim or action. Landlord shall also indemnify Tenant against and hold Tenant
harmless from all costs, expenses, demands and liability tenant may incur if
Tenant becomes or is made a party to any claim or action (a) instituted by
Landlord against any third party, or by any third party against Landlord, or by
or against any person holding any interest under or using the Property by
license of or agreement with Landlord; (b) for foreclosure of any lien for labor
or material furnished to or for Landlord or such other person; (c) otherwise
arising out of or resulting from any act or transaction of Landlord or such
other person; or (d) necessary to protect Tenant's interest under this Lease in
a bankruptcy proceeding, or other proceeding under Title II of the United States
Code, as amended. Landlord shall defend Tenant against any such claim or action
at Landlord's expense with counsel reasonably acceptable to Tenant or, at
Tenant's option, Landlord shall reimburse Tenant for any legal fees or costs
Tenant incurs in any such claim or action.

     Section 12.02. LANDLORD'S CONSENT. Tenant shall pay Landlord's reasonable
attorneys' fees incurred in connection with Tenant's request for Landlord's
consent under Article Nine (Assignment and Subletting), or in connection with
any other act which Tenant proposes to do and which requires Landlord's consent.

ARTICLE THIRTEEN: MISCELLANEOUS PROVISIONS

     Section 13.02. LANDLORD'S LIABILITY; CERTAIN DUTIES.

     (a) As used in this Lease, the term "Landlord" means only the current owner
or owners of the fee title to the Property or the leasehold estate under a
ground lease of the Property at the time in question. Each Landlord is obligated
to perform the obligations of Landlord under this Lease only during the time
such Landlord owns such interest or title. Any Landlord who transfers its title
or interest is relieved of all liability with respect to the obligations of
Landlord under this Lease to be performed on or after the date of transfer.
However, each Landlord shall deliver to its transferee all funds that Tenant
previously paid if such funds have not yet been applied under the terms of this
Lease.

     (b) Tenant shall give written notice of any failure by Landlord to perform
any of its obligations under this Lease to Landlord and to any ground lessor,
mortgagee or beneficiary under any deed of trust encumbering the Property whose
name and address have been furnished to Tenant in writing. Landlord shall not be
in default under this Lease unless Landlord (or such ground lessor, mortgagee or
beneficiary) fails to cure such non-performance within thirty (30) days after
receipt of Tenant's notice. However, if such non-performance reasonably requires
more than thirty (30) days to cure, Landlord shall not be in default if such
cure is commenced within such thirty (30) day period and thereafter diligently
pursued to completion.

     (c) Notwithstanding any term or provision herein to the contrary, the
liability of Landlord for the performance of its duties and obligations under
this Lease is limited to Landlord's interest in the Property, and neither the
Landlord nor its partners, shareholders, officers or other principals shall have
any personal liability under this Lease.

     Section 13.03. SEVERABILITY. A determination by a court of competent
jurisdiction that any provision of this Lease or any part thereof is illegal or
unenforceable shall not cancel or invalidate the remainder of such provision or
this Lease, which shall remain in full force and effect.

                                       12
<Page>

     Section 13.04. INTERPRETATION. The captions of the Articles or Sections of
this Lease are to assist the parties in reading this Lease and are not a part of
the terms or provisions of this Lease. Whenever required by the context of this
Lease, the singular shall include the plural and the plural shall include the
singular. The masculine, feminine and neuter genders shall each include the
other. In any provision relating to the conduct, acts or omissions of Tenant,
the term "Tenant" shall include Tenant's agents, employees, contractors,
invitees, successors or others using the Property with Tenant's expressed or
implied permission.

     Section 13.05. INCORPORATION OF PRIOR AGREEMENTS; MODIFICATIONS. This Lease
is the only agreement between the parties pertaining to the lease of the
Property and no other agreements are effective. All amendments to this Lease
shall be in writing and signed by all parties. Any other attempted amendment
shall be void.

     Section 13.06. NOTICES. All notices required or permitted under this Lease
shall be in writing and shall be personally delivered or sent by certified mail,
return receipt requested, postage prepaid. Notices to Tenant shall be delivered
to the address specified in Section 1.03 above, except that upon Tenant's taking
possession of the Property, the Property shall be Tenant's address for notice
purposes. Notices to Landlord shall be delivered to the address specified in
Section 1.02 above. All notices shall be effective upon delivery. Either party
may change its notice address upon written notice to the other party.

     Section 13.07. WAIVERS. All waivers must be in writing and signed by the
waiving party. Landlord's failure to enforce any provision of this Lease or its
acceptance of rent shall not be a waiver and shall not prevent Landlord from
enforcing that provision or any other provision of this Lease in the future. No
statement on a payment check from Tenant or in a letter accompanying a payment
check shall be binding on Landlord. Landlord may, with or without notice to
Tenant, negotiate such check without being bound to the conditions of such
statement.

     Section 13.08. NO RECORDATION. Tenant shall not record this Lease without
prior written consent from Landlord. However, either Landlord or Tenant may
require that a "Short Form" memorandum of this Lease executed by both parties be
recorded. The party requiring such recording shall pay all transfer taxes and
recording fees.

     Section 13.09. BINDING EFFECT; CHOICE OF LAW. This Lease binds any party
who legally acquires any rights or interest in this Lease from Landlord or
Tenant. However, Landlord shall have no obligation to Tenant's successor unless
the rights or interests of Tenant's successor are acquired in accordance with
the terms of this Lease. The laws of the state in which the Property is located
shall govern this Lease.

     Section 13.10. CORPORATE AUTHORITY; PARTNERSHIP AUTHORITY; LIMITED
LIABILITY COMPANY AUTHORITY. If Tenant is a corporation, each person signing
this Lease on behalf of Tenant represents and warrants that he has full
authority to do so and that this Lease binds the corporation. Within thirty (30)
days after this Lease is signed, Tenant shall deliver to Landlord a certified
copy of a resolution of Tenant's Board of Directors authorizing the execution of
this Lease or other evidence of such authority reasonably acceptable to
Landlord. If Tenant is a partnership, each person or entity signing this Lease
for Tenant represents and warrants that he or it is a general partner of the
partnership, that he or it has full authority to sign for the partnership and
that this Lease binds the partnership and all general partners of the
partnership. Tenant shall give written notice to Landlord of any general
partner's withdrawal or addition. Within thirty (30) days after this Lease is
signed, Tenant shall deliver to Landlord a copy of Tenant's recorded statement
of partnership or certificate of limited partnership. If Tenant is a limited
liability company, each person or entity signing this Lease for Tenant
represents and warrants that he or it is the manager or managing member of the
limited liability company, that he or it has full authority to sign for the
limited liability company, and that this Lease binds the limited liability
company. Within thirty (30) days after this Lease is signed, Tenant shall
deliver to Landlord evidence satisfactory to Landlord of the authority of the
individual(s) signing this Lease.

     Section 13.11. JOINT AND SEVERAL LIABILITY. All parties signing this Lease
as Tenant shall be jointly and severally liable for all obligations of Tenant.

     Section 13.12. FORCE MAJEURE. If either Landlord or tenant cannot perform
any of its obligations due to events beyond such party's control, the time
provided for performing such obligations shall be extended by a period of time
equal to the duration of such events. Events beyond Landlord's control include,
but are not limited to, acts of God, war, terrorism, civil commotion, labor
disputes, strikes, fire, flood or other casualty, shortages of labor or
material, government regulation or restriction and weather conditions. Except as
otherwise provided in Section 2.02, the foregoing provision shall not apply to
extend the obligation of either party to this Lease to pay money required to be
paid hereunder when due, specifically including without limitation, the
obligation to Tenant to pay rent hereunder.

     Section 13.13. EXECUTION OF LEASE. This Lease may be executed in
counterparts and, when all counterpart documents are executed, the counterparts
shall constitute a single binding instrument. Landlord's delivery of this Lease
to Tenant shall not be deemed to be an offer to lease and shall not be binding
upon either party until executed and delivered by both parties.

                                       13
<Page>

     Section 13.14. SURVIVAL. All representations and warranties of Landlord and
Tenant shall survive the termination of this Lease.

                                       14
<Page>

ARTICLE FOURTEEN: BROKERS

     Section 14.01. BROKER'S FEE. When this Lease is signed by and delivered to
both Landlord and Tenant, Landlord shall pay a real estate commission to
Landlord's Broker named in Section 1.08 above, if any, as provided in the
written agreement between Landlord and Landlord's Broker, or the sum stated in
Section 1.09 above for services rendered to Landlord by Landlord's Broker. If a
Tenant's Broker is named in Section 1.08 above, Landlord shall pay a commission
to Tenant's Broker as set forth in Section 1.09, above. Nothing contained in
this Lease shall impose any obligation on Landlord to pay a commission or fee to
any party or other Broker.

     Section 14.02. AGENCY DISCLOSURE; NO OTHER BROKERS. Landlord and Tenant
each warrant that they have dealt with no other real estate broker(s) in
connection with this transaction except: C.B. Richard Ellis, who represents
Landlord, and Grubb & Ellis, who represents Tenant.

ARTICLE FIFTEEN: COMPLIANCE

     The parties hereto agree to comply with all applicable federal, state and
local laws, regulations, codes, ordinances and administrative orders having
jurisdiction over the parties, property or the subject matter of this Agreement,
including, but not limited to, the 1964 Civil Rights Act and all amendments
thereto, the Foreign Investment in Real Property Tax Act, the Comprehensive
Environmental Response Compensation and Liability Act, and The Americans With
Disabilities Act.

     ADDITIONAL PROVISIONS MAY BE SET FORTH IN A RIDER OR RIDERS ATTACHED HERETO
OR IN THE BLANK SPACE BELOW. IF NO ADDITIONAL PROVISIONS ARE INSERTED, PLEASE
DRAW A LINE THROUGH THE SPACE BELOW.
SEE THE RIDER AND EXHIBITS A & B ATTACHED HERETO, AND THE HAZARDOUS MATERIALS
RIDER.

     Landlord and Tenant have signed this Lease at the place and on the dates
specified adjacent to their signatures below and have initialed all Riders which
are attached to or incorporated by reference in this Lease.

                                        "LANDLORD"

Signed on ___________________, 2001     PANATTONI INVESTMENTS, LLC
at Sacramento, California               a California limited liability company

                                        By:     PANATTONI LIVING TRUST,
                                                dated April 8, 1998, Sole Member

                                                By:
                                                    ---------------------------
                                                      Carl D. Panattoni, Trustee

                                        "TENANT"

Signed on ___________________, 2001     UNITED STATIONERS SUPPLY CO.,
at ________________________________     an Illinois corporation

                                        By:
                                           -----------------------

                                        Its:
                                            ----------------------

                                        By:
                                           -----------------------

                                        Its:
                                            ----------------------

                                       15<Page>

EXHIBIT 10.16

                                   INDUSTRIAL
                                 LEASE AGREEMENT

     THIS LEASE is executed this _____ day of October, 2001, by and between DUKE
CONSTRUCTION LIMITED PARTNERSHIP, an Indiana limited partnership ("Landlord"),
and UNITED STATIONERS SUPPLY CO., an Illinois corporation ("Tenant").

                                   WITNESSETH:

                          ARTICLE 1 - LEASE OF PREMISES

     SECTION 1.01. BASIC LEASE PROVISIONS AND DEFINITIONS.

A.   Leased Premises (shown outlined on EXHIBIT A attached hereto): 125 Horizon
     Drive; Suwanee, Georgia 30024; located in Horizon Park (the "Park");

B.   Rentable Area: approximately 600,674 square feet (the "Building")

     Landlord shall use commercially reasonable standards, consistently applied,
     in determining the Rentable Area and the rentable area of the Building.
     Landlord's determination of Rentable Area shall conclusively be deemed
     correct for all purposes hereunder.

C.   Tenant's Proportionate Share: 100%;

D.   Minimum Annual Rent:

<Table>
           <S>                        <C>
           Year 1                     $1,729,941.10
           Year 2                     $1,729,941.10
           Year 3                     $1,729,941.10
           Year 4                     $1,729,941.10
           Year 5                     $1,729,941.10
           Year 6                     $1,940,177.00
           Year 7                     $1,940,177.00
           Year 8                     $1,940,177.00
           Year 9                     $1,940,177.00
           Year 10                    $1,940,177.00
</Table>

E.   Monthly Rental Installments:

<Table>
           <S>                        <C>
           Months   1 - 12              $144,161.75
           Months  13 - 24              $144,161.75
           Months  25 - 36              $144,161.75
           Months  37 - 48              $144,161.75
           Months  49 - 60              $144,161.75
           Months  61 - 72              $161,681.41
           Months  73 - 84              $161,681.41
           Months  85 - 96              $161,681.41
           Months  97 -108              $161,681.41
           Months 109 -120              $161,681.41
</Table>

F.   Lease Term: Ten (10) years;

G.   Commencement Date: In accordance with the provisions of Section 2.02
     herein;

H.   Security Deposit: Zero and no/100 Dollars ($0.00);

I.   Guarantor(s): None;

J.   Broker(s): John Crawford of Grubb & Ellis Company representing Tenant;

K.   Permitted Use: Storage and distribution of office and business products,
     including janitorial and sanitation supplies, office and administrative
     uses and call center services;

<Page>

L.   Address for notices:

     Landlord:                  Duke Construction Limited Partnership
                                3950 Shackleford Rd., Suite 300
                                Duluth, Georgia 30096
                                Attn: Asset/Property Management

     Tenant:                    United Stationers Supply Co.
                                125 Horizon Drive
                                Suwanee, Georgia 30024

     With a copy to:            United Stationers Supply Co.
                                2200 East Golf Road
                                Des Plaines, Illinois  60016-1267
                                Attn: Legal Department

     Address for rental and other payments:

                                Duke Construction Limited Partnership
                                P.O. Box 945703
                                Atlanta, Georgia 30394-5703

     Exhibits attached hereto:
                             EXHIBIT A:   Site Plan
                             EXHIBIT B-1: Project Specifications
                             EXHIBIT B-2: Project Design Schedule
                             EXHIBIT C:   Tenant's Acceptance of Premises
                             EXHIBIT D:   Subordination, Non-disturbance and
                                          Attornment Agreement
                             EXHIBIT E:   Special Stipulations

     SECTION 1.02. LEASED PREMISES. Landlord hereby leases to Tenant and Tenant
leases from Landlord, under the terms and conditions herein, the Leased
Premises, Building and Common Areas as defined herein.

                         ARTICLE 2 - TERM AND POSSESSION

     SECTION 2.01. TERM. The term of this Lease ("Lease Term") shall be for the
period of time and shall commence on the Commencement Date described in the
Basic Lease Provisions. Upon delivery of possession of the Leased Premises to
Tenant, Tenant shall execute Landlord's Tenant's Acceptance of Premises form,
attached hereto as EXHIBIT C, acknowledging (i) the Commencement Date of this
Lease, and (ii) that Tenant has accepted the Leased Premises.

     SECTION 2.02. CONSTRUCTION.

     A. SCOPE. The scope of the work for the shell and tenant finish
improvements ("Work") to be performed by Landlord is set forth in the project
specifications and written descriptions thereto all of which are listed on the
attached PRELIMINARY EXHIBIT B-1. Landlord will prepare final plans and
specifications and actual working drawings which will be mutually agreed to by
both Tenant and Landlord and upon completion, substituted and attached hereto as
EXHIBIT B-1 ("Plans and Specifications"). Subject to force majeure events (as
defined herein) and other events beyond Landlord's control, Landlord shall
construct in a good workmanlike manner all of the Work and supply all work,
labor, materials and equipment necessary to complete the Work in accordance with
the Plans and Specifications, which shall include, without limitation, the
installation of landscaping, parking lots, driveways and all improvements as
shown on the Plans and Specifications. Landlord shall receive a construction
management fee of ten percent (10%) of the cost incurred by Landlord to complete
the tenant finish improvements, together with general conditions.

     B. CHANGE ORDERS. Tenant shall have the right to request in writing that
Landlord make changes from time to time in the Work of a non-structural nature,
and Landlord shall not unreasonably refuse to do so. Notwithstanding the
foregoing, Landlord shall have the right to refuse to perform Tenant requested
changes to the Work which delay the construction of the Work. Any additional
increase in cost associated with said changes shall be paid to Landlord within
ten (10) days of receipt of an invoice for same but not before the Commencement
Date. Change orders that result in a credit may, at the written election of
Tenant, be either applied toward the cost of additional current or future work.
A construction management fee equal to ten percent (10%), together with general
conditions, shall be

                                       -2-
<Page>

charged to all change order work. Any change order work that shall decrease the
cost associated with the construction of the Leased Premises shall not be
subject to any additional charges or credits.

     C. PROJECT DESIGN SCHEDULE AND PERMITS. The Work shall be constructed by
Landlord in a good and workmanlike manner and in accordance with the Project
Design Schedule attached hereto as EXHIBIT B-2. Landlord shall apply for and
obtain as expeditiously as possible all permits, licenses and certificates
necessary for the construction of the Work and for the occupancy thereof by
Tenant. Landlord does not guarantee or warrant that all necessary permits,
licenses or certificates shall be granted by or available from the applicable
governing body.

     D. OFFICE SPACE ALLOWANCE. As further consideration for Tenant's
performance of all obligations to be performed by Tenant under this Lease,
Landlord shall contribute the amount of Thirty-Five and 00/100 Dollars ($35.00)
per square feet towards finish improvements in the office portion of the Leased
Premises ("Landlord's Contribution"), which area is estimated to be
approximately 32,000 square feet (the "Office Space"). Landlord's Contribution
shall be used for alterations, improvements, fixtures and equipment which become
part of or are attached or affixed to the Office Space, including walls, wall
coverings and floor coverings, but excluding trade fixtures, furniture and
furnishings or other personal property. In the event the cost of improving the
Office Space exceeds of Landlord's Contribution, the excess shall be paid by
Tenant to Landlord within ten (10) days of receipt of an invoice for same but
not before the Commencement Date.

     E. SUBSTANTIAL COMPLETION, POSSESSION AND COMMENCEMENT DATE. The Leased
Premises, shall be deemed to be substantially completed at such time as (i)
Landlord shall certify in writing to Tenant that the Work has been completed in
substantial accordance with the Plans and Specifications described above subject
only to minor punch list items (i.e., such unfinished items as shall not impair
Tenant's ability to use the Leased Premises in the manner intended by the Lease)
to be mutually agreed to and identified by Tenant and Landlord during a joint
inspection of the Leased Premises prior to substantial completion, (ii) Landlord
shall have obtained all necessary governmental approvals and inspections, all
systems are fully operational, and sufficient utilities are available to service
the Leased Premises and are connected to mains and all meters are set and
activated, (iii) the project architect shall certify in writing to Tenant
pursuant to and in accordance with form AIA-G704 as to those same matters in (i)
and (ii) immediately preceding, and (iv) the issuance of a temporary certificate
of occupancy which shall allow Tenant to commence its business operations. At
such time as the last of the foregoing requirements shall have been satisfied,
Landlord shall deliver possession of the Leased Premises to Tenant. Subject to
force majeure events or delays caused by the Tenant, in no event shall
substantial completion occur later than October 15, 2002. The date upon which
Landlord shall deliver possession of the Leased Premises to Tenant in
substantially completed condition is herein called the "Commencement Date". Upon
delivery of possession of the Leased Premises to Tenant, Tenant shall execute
Landlord's Tenant's Acceptance of Premises form, attached hereto as EXHIBIT "C",
acknowledging (i) the Commencement Date of this Lease, and (ii) that Tenant has
accepted the Leased Premises.

     Notwithstanding the foregoing, if substantial completion of the Work is
delayed beyond October 15, 2002 as a result of any act or omission of Tenant
(including, without limitation, any delay in approving the Plans and
Specifications, change orders requested by Tenant or the installation of racking
within the warehouse portion of the Leased Premises by Tenant), then, for
purposes of determining the Commencement Date, substantial completion shall be
deemed to occur on the date that substantial completion would have occurred but
for such act or omission of Tenant.

     F. FIXTURING AND PUNCHLIST ITEMS. Landlord shall give Tenant written notice
on or before June 12, 2002 permitting access to the Building. From and after
receipt of said notice, or earlier with consent of Landlord, Tenant shall have
the right of going into the Leased Premises to complete interior decoration
work, installation of warehouse equipment, install fixtures, telephone and
communication wiring. Upon Tenant's entry of Leased Premises as set forth above,
Tenant shall arrange his schedule so as not to unreasonably interfere with or
delay the other work of Landlord in unoccupied portion of the Leased Premises or
any permitting or inspecting process being carried on at the same time and
Tenant and its contractor shall comply with Landlord's or its agent's directions
and safety procedures while working in the Leased Premises. Landlord shall have
no liability for loss or damage to Tenant's fixtures, equipment or any other
items or property brought into the Leased Premises by the Tenant or its
contractors, subcontractors, agents or representatives prior to Commencement
Date which Tenant agrees to insure against loss, damage or theft. Tenant and
Landlord shall prepare a punchlist of uncompleted items to the Leased Premises
upon the date the same shall be substantially completed. Landlord agrees that
all punchlist items shall be completed within thirty (30) days of the
preparation of such list unless such list contains long lead-time items or as
otherwise agreed to by both Tenant and Landlord.

     G. WARRANTY. Landlord hereby warrants for a period of one (1) year from the
Commencement Date, the Work against defects in materials and workmanship,
routine maintenance

                                       -3-
<Page>

(except as to Landlord's obligations herein) and ordinary wear and tear
excepted. The foregoing warranties cover all materials, labor and equipment for
repairs but do not cover consequential damages, such as lost profits or
opportunity, incurred by the Tenant. In addition to the foregoing, upon the
Commencement Date, Landlord shall enforce for the benefit of Tenant all
warranties and guarantees relating to the Work and any and all systems contained
therein. Landlord shall provide Tenant with copies of all warranties and
guarantees applicable to the Work and Landlord shall consult with Tenant as to
the application and restrictions applicable to all such warranties and
guarantees. Tenant shall not take any action that shall invalidate any of the
foregoing warranties or guarantees and shall provide Landlord with written
notice of all warranty claims. Tenant will notify Landlord promptly upon
discovery of any potential problems that may be covered under the foregoing
warranties. Without limiting Landlord's duty to perform repairs under any
warranties contained herein, the extent and performance of any repairs required
under the foregoing warranties will be mutually agreed to between Landlord and
Tenant so as to minimize the disruption to Tenant's business operations.

     H. CALL CENTER. Landlord agrees to construct the Call Center at Tenant's
sole cost and expense. It is estimated that the cost to construct the Call
Center and additional parking (total parking spaces on the site will be 400
spaces) will be One Million Two Hundred Seventy-Three Thousand Six Hundred
Thirteen and no/100 Dollars ($1,273,613.00) ("Additional Cost"). Tenant shall
pay the Additional Cost to Landlord within ten (10) days of receipt of an
invoice for same but not before substantial completion of said improvements.
Tenant and Landlord shall execute a Memorandum of Agreement which shall specify
the actual cost to design and construct the Call Center before the commencement
of such work. Landlord shall receive a construction management fee of ten
percent (10%), together with general conditions which is included in the
Additional Cost.

     I. EASEMENTS. Landlord hereby reserves the right to grant or establish
reasonable easements along the property lines of the land upon which the
Building is constructed and/or under the parking areas and/or other areas of the
Leased Premises which are exterior to the Building provided the installation,
operation, use, maintenance and repair thereof will not materially or adversely
interfere with the Tenant's use and enjoyment of the Leased Premises.

     SECTION 2.03. SURRENDER OF THE PREMISES. Upon the expiration or earlier
termination of this Lease, Tenant shall immediately surrender the Leased
Premises to Landlord in broom-clean condition and in good condition and repair.
Tenant shall also remove its personal property, trade fixtures and any of
Tenant's alterations designated by Landlord, promptly repair any damage caused
by such removal, and restore the Leased Premises to the condition existing prior
to the installation of such items. If Tenant fails to do so, Landlord may
restore the Leased Premises to such condition at Tenant's expense, Landlord may
cause all of said property to be removed at Tenant's expense, and Tenant hereby
agrees to pay all the costs and expenses thereby reasonably incurred. All Tenant
property which is not removed within ten (10) days following Landlord's written
demand therefor shall be conclusively deemed to have been abandoned by Tenant,
and Landlord shall be entitled to dispose of such property at Tenant's cost
without thereby incurring any liability to Tenant. The provisions of this
section shall survive the expiration or other termination of this Lease.

     SECTION 2.04. HOLDING OVER. If Tenant retains possession of the Leased
Premises after the expiration or earlier termination of this Lease, Tenant shall
become a tenant from month to month at one hundred fifty percent (150%) the
Monthly Rental Installment in effect at the end of the Lease Term, and otherwise
upon the terms, covenants and conditions herein specified, so far as applicable.
Acceptance by Landlord of rent in such event shall not result in a renewal of
this Lease, and Tenant shall vacate and surrender the Leased Premises to
Landlord upon Tenant being given thirty (30) days' prior written notice from
Landlord to vacate whether or not said notice is given on the rent paying date.
This SECTION 2.04 shall in no way constitute a consent by Landlord to any
holding over by Tenant upon the expiration or earlier termination of this Lease,
nor limit Landlord's remedies in such event.

                                ARTICLE 3 - RENT

     SECTION 3.01. BASE RENT. Tenant shall pay to Landlord the Minimum Annual
Rent in the Monthly Rental Installments, in advance, without deduction or
offset, beginning on the Commencement Date and on or before the first day of
each and every calendar month thereafter during the Lease Term. The Monthly
Rental Installment for partial calendar months shall be prorated.

     SECTION 3.02. ADDITIONAL RENT. In addition to the Minimum Annual Rent
Tenant shall pay directly to the applicable party when due as "Additional
Rent,": (a) all Operating Expenses for the Leased Premises, Building and Common
Areas; (b) all Insurance Premiums (as herein defined); and (c) all Real Estate
Taxes (as herein defined).

                                       -4-
<Page>

     "Operating Expenses" shall mean all necessary expenses for operation,
repair, replacement and maintenance to keep the Building and Common Areas in
good order, condition and repair (including all additional direct costs and
expenses of operation and maintenance of the Building) including, but not
limited to, utilities; stormwater discharge fees; license, permit, inspection
and other fees; fees and assessments imposed by any covenants or owners'
association; security services; and maintenance, repair and replacement of the
Building systems, driveways, parking areas (including snow removal), exterior
lighting, landscaped areas, walkways, curbs, drainage strips, sewer and plumbing
lines, exterior walls, foundation, structural frame, roof and gutters.

     To the extent that the Landlord shall reasonably determine that any of the
roof, walls, foundation or structural frame of the Building shall require
replacement during the Lease Term, such replacement shall be made by Landlord.
The cost associated with such replacement shall be amortized over the useful
life of the improvement, in accordance with generally accepted accounting
principles, together with interest at twelve percent (12%), and only the
amortized portion thereof (during any given Lease year) shall be paid by Tenant
to Landlord within ten (10) days of receipt of an invoice for same.

     "Insurance Premiums" shall include premiums and deductible amounts for
insurance coverage on the Building or Common Areas and shall include all fire
and extended coverage insurance on the Building and all liability insurance
coverage on the Common Areas of the Building, and the grounds, sidewalks,
driveways and parking areas on the Land, together with such other insurance
coverages, including, but not limited to, rent interruption insurance.

     "Real Estate Taxes" shall include any form of real estate tax or assessment
or service payments in lieu thereof, and any license fee, commercial rental tax,
improvement bond or other similar charge or tax (other than inheritance,
personal income or estate taxes) imposed upon the Building or common areas by
any authority having the power to so charge or tax, together with costs and
expenses Tenant may incur of contesting the validity or amount of Real Estate
Taxes. Additionally, Tenant shall pay, prior to delinquency, all taxes assessed
against and levied upon trade fixtures, furnishings, equipment and all personal
property of Tenant contained in the Leased Premises. Nothing herein shall limit
Tenant's ability to contest Real Estate Taxes.

     Tenant agrees to pay as Additional Rent to Landlord, upon demand, its pro
rata share of any utility surcharges, or any other costs levied, assessed or
imposed by, or at the direction of, or resulting from statutes or regulations,
or interpretations thereof, promulgated by any Federal, State, Municipal or
local governmental authorities in connection with the use or occupancy of the
Leased Premises.

     SECTION 3.03. LATE CHARGES. Tenant acknowledges that Landlord shall incur
certain additional unanticipated administrative and legal costs and expenses if
Tenant fails to timely pay any payment required hereunder. Therefore, in
addition to the other remedies available to Landlord hereunder, Tenant shall pay
to Landlord an administrative fee equal to five percent (5%) of the past due
amount, together with such past due amounts, upon demand. Notwithstanding the
foregoing sentence, Landlord shall provide Tenant with a written courtesy notice
of such default and Tenant shall have an additional five (5) days to cure such
default before Landlord imposes such late charge; provided, however, that
Landlord shall not be required to give such courtesy notice more than one (1)
time with respect to any particular default, nor more than two (2) times in any
consecutive twelve (12) month period with respect to any payment defaults in the
aggregate.

     SECTION 3.04. NET LEASE. It is the purpose and intent of Landlord and
Tenant that (except as otherwise expressly provided in this Lease) the base
rental payable under this Lease be net to Landlord so that this Lease shall
yield, net to Landlord, the Minimum Annual Rent specified in Section 1.01.D. for
each lease year of this Lease. Tenant therefore covenants and agrees with
Landlord to pay and discharge on a timely basis, as Additional Rent hereunder,
in addition to those items set forth above and in Articles 6 and 8 hereof, all
reasonable and customary costs, expenses, and obligations of every kind and
nature whatsoever relating to the Leased Premises which benefit Tenant or are at
Tenant's request, excepting only any costs, expenses and/or obligations which
arise as a result of the negligence, intentional misconduct or unauthorized acts
of Landlord or Landlord's agents or employees, or the Landlord's breach or
default in the performance of any obligation of Landlord under the terms of this
Lease. Notwithstanding the foregoing, nothing contained herein shall be
construed to require Tenant to make any debt service payments under any secured
or unsecured indebtedness of Landlord or to pay any costs and expenses which
this Lease expressly provided for Landlord to pay, if any, or to pay any income
taxes, franchise taxes, estate or gift taxes, inheritance taxes, transfer taxes,
recording taxes or intangible taxes of Landlord.

                          ARTICLE 4 - SECURITY DEPOSIT

                              INTENTIONALLY OMITTED

                                       -5-
<Page>

                                 ARTICLE 5 - USE

     SECTION 5.01. USE OF LEASED PREMISES. The Leased Premises are to be used by
Tenant solely for the Permitted Use and for no other purposes without the prior
written consent of Landlord.

     SECTION 5.02. COVENANTS OF TENANT REGARDING USE. Tenant shall (i) use and
maintain the Leased Premises and conduct its business thereon in a safe,
careful, reputable and lawful manner, (ii) comply with all laws, rules,
regulations, orders, ordinances, directions and requirements of any governmental
authority or agency, now in force or which may hereafter be in force, including
without limitation those which shall impose upon Landlord or Tenant any duty
with respect to or triggered by a change in the use or occupation of, or any
improvement or alteration to, the Leased Premises, (iii) comply with any
protective covenants applicable to the Park which are in effect and as may
hereafter be adopted and promulgated and (iv) comply with and obey all
reasonable directions of the Landlord, including any rules and regulations that
may be adopted by Landlord from time to time. All damage to the floor structure
or foundation of the Building due to improper positioning or storage of items or
materials shall be repaired by Tenant at the sole expense of Tenant.

     SECTION 5.03. LANDLORD'S RIGHTS REGARDING USE. Landlord or Landlord's agent
shall be permitted to inspect or examine the Leased Premises at any reasonable
time upon reasonable notice (except in an emergency when no notice shall be
required), and Landlord shall have the right to make any repairs to the Leased
Premises which are necessary for its preservation; provided, however, that any
repairs made by Landlord shall be at Tenant's expense. Landlord shall incur no
liability to Tenant for such entry, nor shall such entry constitute an eviction
of Tenant or a termination of this Lease, or entitle Tenant to any abatement of
rent therefor.

                       ARTICLE 6 - UTILITIES AND SERVICES

     Tenant shall obtain in its own name and pay directly to the appropriate
supplier the cost of all utilities and services for the Leased Premises,
Building and Common Areas. Landlord shall not be liable in damages or otherwise
for any failure or interruption of any utility or other Building service and no
such failure or interruption shall entitle Tenant to terminate this Lease or
withhold sums due hereunder.

                       ARTICLE 7 - MAINTENANCE AND REPAIRS

     SECTION 7.01. TENANT'S RESPONSIBILITY. During Lease Term and subject to the
provisions of Section 3.02 herein, Tenant shall, at its own cost and expense,
maintain the Leased Premises, Building and Common Areas in good condition,
regularly servicing and promptly making all repairs and replacements thereto,
including but not limited to the electrical systems, heating and air
conditioning systems, plate glass, floors, windows and doors, sprinkler and
plumbing systems, the roof, exterior walls, foundation and structural frame of
the Building and the parking and landscaped areas, and shall obtain a preventive
maintenance contract on the heating, ventilating and air-conditioning systems,
and provide Landlord with a copy thereof. The preventive maintenance contract
shall meet or exceed Landlord's standard maintenance criteria, and shall provide
for the inspection and maintenance of the heating, ventilating and air
conditioning system on not less than a semi-annual basis. In the event Tenant
fails to maintain the Leased Premises as required herein or fails to commence
repairs (requested by Landlord in writing) within thirty (30) days after such
request, or fails diligently to proceed thereafter to complete such repairs,
Landlord shall have the right in order to preserve the Leased Premises or
portion thereof, and/or the appearance thereof, to make such repairs or have a
contractor make such repairs and charge Tenant for the cost thereof as
additional rent, together with interest at the rate of twelve percent (12%) per
annum from the date of making such payments.

     SECTION 7.02. ALTERATIONS. Tenant shall not permit alterations in or to the
Leased Premises unless and until the plans and the contractor have been approved
by Landlord in writing. As a condition of such approval, Landlord may require
Tenant to remove the alterations and restore the Leased Premises upon
termination of this Lease; otherwise, all such alterations shall at Landlord's
option become a part of the realty and the property of Landlord, and shall not
be removed by Tenant. Tenant shall ensure that all alterations shall be made in
accordance with all applicable laws, regulations and building codes, in a good
and workmanlike manner and of quality equal to or better than the original
construction of the Building. Upon completion of the work, Tenant shall provide
lien waivers from the subcontractors or a final affidavit of lien waiver from
the general contractor, and such lien waiver shall be in a form acceptable to
Landlord. No person shall be entitled to any lien derived through or under
Tenant for any labor or material furnished to the Leased Premises, and nothing
in this Lease shall be construed to constitute a consent by Landlord to the
creation of any lien. If any lien is filed against the Leased Premises for work
claimed to have been done for or material claimed to have been furnished to
Tenant, Tenant shall cause such lien to be discharged of record or bonded or
otherwise insured over within thirty (30) days after

                                       -6-
<Page>

filing. Tenant shall indemnify Landlord from all costs, losses, expenses and
attorneys' fees in connection with any construction or alteration and any
related lien.

                              ARTICLE 8 - CASUALTY

     SECTION 8.01. CASUALTY. In the event of total or partial destruction of the
Building or the Leased Premises by fire or other casualty and upon receipt of
the insurance proceeds with respect to the casualty, Landlord agrees to promptly
restore and repair the Leased Premises; provided, however, Landlord's obligation
hereunder shall be limited to the reconstruction of such of the tenant finish
improvements as were originally required to be made by Landlord, if any. Tenant
agrees to also pay Landlord any deductible amount elected to be maintained by
Tenant. Rent shall proportionately abate during the time that the Leased
Premises or part thereof are unusable because of any such damage.
Notwithstanding the foregoing, if the Leased Premises are (i) so destroyed that
they cannot be repaired or rebuilt within one hundred eighty (180) days from the
casualty date; or (ii) destroyed by a casualty which is not covered by the
insurance required hereunder or, if covered, such insurance proceeds are not
released by any mortgagee entitled thereto or are insufficient to rebuild the
Building and the Leased Premises; then, in case of a clause (i) casualty, either
Landlord or Tenant may, or, in the case of a clause (ii) casualty, then Landlord
may, upon thirty (30) days' written notice to the other party, terminate this
Lease with respect to matters thereafter accruing. Tenant waives any right under
applicable laws inconsistent with the terms of this paragraph and in the event
of a destruction agrees to accept any offer by Landlord to provide Tenant with
comparable space within the project in which the Leased Premises are located on
the same terms as this Lease. Notwithstanding the provisions of this paragraph,
if any such damage or destruction occurs within the final two (2) years of the
term hereof, then Landlord, in its sole discretion, may, without regard to the
aforesaid one hundred eighty (180) day period, terminate this Lease by written
notice to Tenant. In the event of such termination, Tenant's obligation to pay
Minimum Annual Rent and Additional Rent shall cease as of the date of the
casualty.

     SECTION 8.02. ALL RISK COVERAGE INSURANCE. During the Lease Term, Tenant
shall maintain all risk coverage insurance for the full replacement cost of the
Building by an Insurance Carrier acceptable to Landlord, and shall also protect
Tenant's property on the Leased Premises. Landlord shall not be liable for any
damage to Tenant's property, regardless of cause, including the negligence of
Landlord and its employees, agents and invitees. Tenant hereby expressly waives
any right of recovery against Landlord for damage to any property of Tenant
located in or about the Leased Premises, Building or Common Areas, however
caused, including the negligence of Landlord and its employees, agents and
invitees. All insurance policies maintained by Tenant as provided in this Lease
shall contain an agreement by the insurer waiving the insurer's right of
subrogation against the other party to this Lease.

     SECTION 8.03. WAIVER OF SUBROGATION. Anything in this Lease to the contrary
notwithstanding, Landlord and Tenant each hereby waive any and all right to
recovery, claim, action or cause of action, against the other, its agents,
directors, officers or employees, for any loss or damage that may occur to the
Leased Premises, or any improvements thereto, or the Building, or any
improvements thereto, or any personal property of such party therein, by reason
of fire, the elements, or any other cause which could be insured against under
the terms of insurance policies referred to in Sections 8.02 and 9.02 hereof,
regardless of cause or origin, including negligence of the other party hereto,
its agents, directors, officers or employees, and covenants that no insurer
shall hold any right of subrogation against such other party.

                         ARTICLE 9 - LIABILITY INSURANCE

     SECTION 9.01. TENANT'S RESPONSIBILITY. Landlord shall not be liable to
Tenant or to any other person for (i) damage to property or injury or death to
persons due to the condition of the Leased Premises, the Building or the Common
Areas, or (ii) the occurrence of any accident in or about the Leased Premises or
the Common Areas, or (iii) any act or neglect of Tenant or any other tenant or
occupant of the Building or of any other person, unless such damage, injury or
death is directly and solely the result of Landlord's negligence; and Tenant
hereby releases Landlord from any and all liability for the same. Tenant will
indemnify Landlord and save it harmless from and against any and all claims,
actions, damages, liability and expense in connection with the loss of life,
personal injury, and/or damage to property arising from or out of (i) any
occurrence in, upon or at the Leased Premises, however caused, including
occurrences caused by the sole or contributory negligence of Tenant or its
respective agents, customers, invitees, concessionaires, contractors, servants,
vendors, materialmen or suppliers, or (ii) any occurrence elsewhere on the
Leased Premises occasioned wholly or in part by any act or omission caused by
the Tenant or its agents, customers, invitees, concessionaire, contractors,
servants, vendors, materialmen or suppliers. In case Landlord shall be made a
party to any litigation commenced by or against the Tenant for any of the above
reasons, then Tenant shall protect and hold Landlord harmless and pay all
reasonably required costs, penalties, charges, damages, expenses and reasonable
attorneys' fees paid by Landlord. It is understood that the provisions of this
Section 9.01 shall apply except to the

                                       -7-
<Page>

extent any such liability is caused directly by Landlord's negligence or that of
its agents, materialmen, vendors or suppliers. This provision shall survive the
expiration or earlier termination of this Lease.

     SECTION 9.02. TENANT'S INSURANCE. Tenant shall carry general public
liability and property damage insurance, issued by one or more insurance
companies acceptable to Landlord, with the following minimum coverages:

A.   All Risk Coverage, Vandalism and Malicious Mischief, and Sprinkler Leakage
     insurance, if applicable, for the full cost of replacement of the Leased
     Premises, Building, Common Areas and Tenant's property.

B.   Commercial General Liability Insurance, including blanket, contractual
     liability, broad form property damage, personal injury, completed
     operations, products liability, and fire damage: Not less than $3,000,000
     Combined Single Limit for both bodily injury and property damage.

C.   Worker's Compensation: minimum statutory amount.

D.   Business interruption insurance.

The insurance policies under Article 8 and Article 9 shall protect Tenant and
Landlord as their interests may appear, naming Landlord and Landlord's managing
agent and mortgagee as additional insureds, and shall provide that they may not
be canceled on less than thirty (30) days' prior written notice to Landlord.
Tenant shall furnish Landlord with Certificates of Insurance evidencing all
required coverages on or before the Commencement Date. If Tenant fails to carry
such insurance and furnish Landlord with such Certificates of Insurance after a
request to do so, Landlord may obtain such insurance and collect the cost
thereof from Tenant.

                           ARTICLE 10 - EMINENT DOMAIN

     If all or any substantial part of the Building or Common Areas shall be
acquired by the exercise of eminent domain, Landlord may terminate this Lease by
giving thirty (30) days' written notice to Tenant on or before the date that
actual possession thereof is so taken. If all or any part of the Leased Premises
shall be acquired by the exercise of eminent domain so that the Leased Premises
shall become impractical for Tenant to use for the Permitted Use, Tenant may
terminate this Lease as of the date that actual possession thereof is so taken
by giving written notice to Landlord. All damages awarded shall belong to
Landlord; provided, however, that Tenant may claim dislocation damages if such
amount is not subtracted from Landlord's award, unless any amount paid to
Landlord expressly includes an amount given to compensate Tenant for any loss or
damage it sustains.

                      ARTICLE 11 - ASSIGNMENT AND SUBLEASE

     Tenant shall not assign this Lease or sublet the Leased Premises in whole
or in part without Landlord's prior written consent, which consent shall not be
unreasonably withheld, delayed or denied. In the event of any assignment or
subletting, Tenant shall remain primarily liable hereunder, and any extension,
expansion, rights of first offer, rights of first refusal or other options
granted to Tenant under this Lease shall be rendered void and of no further
force or effect. The acceptance of rent from any other person shall not be
deemed to be a waiver of any of the provisions of this Lease or to be a consent
to the assignment of this Lease or the subletting of the Leased Premises.
Without in any way limiting Landlord's right to refuse to consent to any
assignment or subletting of this Lease, Landlord reserves the right to refuse to
give such consent if in Landlord's opinion (i) the Leased Premises are or may be
in any way adversely affected; (ii) the business reputation of the proposed
assignee or subtenant is unacceptable; or (iii) the financial worth of the
proposed assignee or subtenant is insufficient to meet the obligations
hereunder. Tenant agrees to reimburse Landlord for reasonable accounting and
attorneys' fees incurred in conjunction with the processing and documentation of
any such requested assignment, subletting or any other hypothecation of this
Lease or Tenant's interest in and to the Leased Premises.

     Notwithstanding the foregoing, Tenant may freely transfer and assign this
Lease or sublet all or any portion of the Leased Premises (i) to any affiliate
or subsidiary of Tenant or (ii) in connection with any merger, consolidation or
sale of assets of Tenant, without having to obtain any consent or approval of
Landlord; provided, however, that any such assignment or subletting shall not
result in Tenant being released or discharged from any liability under this
Lease except to the extent Tenant ceases to exist following any such merger or
consolidation. Tenant shall provide Landlord with written notice of such
assignment or subletting prior to or promptly following the effective date of
such assignment or subletting. Tenant agrees to reimburse Landlord in an amount
equal to the lesser of Five Hundred Dollars ($500.00) in conjunction with the
processing and documentation of any requested assignment, subletting or any
other hypothecation of this Lease or Tenant's interest in and to the Leased
Premises.

                                       -8-
<Page>

                       ARTICLE 12 - TRANSFERS BY LANDLORD

     SECTION 12.01. TRANSFERS. Landlord shall have the right to subordinate this
Lease to any mortgage presently existing or hereafter placed upon the Building
by so declaring in such mortgage. In the event of a sale or transfer of such
interest (except a mortgage or other transfer as security for a debt), the
"Landlord" named herein, or in the case of a subsequent transfer, the transferor
shall, after the date of such transfer, be automatically released from all
personal liability for the performance or observance of any term, condition,
covenant or obligation required to be performed or observed by Landlord
hereunder, and the transferee shall be deemed to have assumed all of such terms,
conditions, covenants and obligations. Within ten (10) days following receipt of
a written request from Landlord, Tenant shall execute and deliver to Landlord,
without cost, any instrument which Landlord deems necessary or desirable to
confirm the subordination of this Lease and an estoppel certificate in such form
as Landlord may reasonably request certifying (i) that this Lease is in full
force and effect and unmodified or stating the nature of any modification, (ii)
the date to which rent has been paid, (iii) that there are not, to Tenant's
knowledge, any uncured defaults or specifying such defaults if any are claimed,
and (iv) any other matters or state of facts reasonably required respecting the
Lease. Such estoppel may be relied upon by Landlord and by any purchaser or
mortgagee of the Building. Notwithstanding the foregoing, if the mortgagee shall
take title to the Leased Premises through foreclosure or deed in lieu of
foreclosure, Tenant shall be allowed to continue in possession of the Leased
Premises as provided for in this Lease so long as Tenant shall not be in
default.

     SECTION 12.02. SUBORDINATION, NON-DISTURBANCE AND ATTORNMENT AGREEMENT.
Landlord shall use commercially reasonable efforts, upon written request by
Tenant and at Tenant's sole expense, to obtain a Subordination, Non-Disturbance
and Attornment Agreement executed by holders of any mortgages on the Leased
Premises providing that (i) in the event the mortgagee files suit to foreclose
the mortgage, the mortgagee will not join Tenant in the foreclosure proceedings
so long as Tenant is not in default under any of the terms, covenants and
conditions of the Lease, (ii) in the event mortgagee succeeds to the interest of
mortgagor, as Landlord, and Tenant is not in default under the terms, covenants
or conditions of the Lease, the mortgagee shall be bound to Tenant under all of
the terms, covenants and conditions of the Lease, (iii) Tenant agrees to attorn
to mortgagee, and (iv) Tenant agrees to give mortgagee notice of Landlord's
default and opportunity to cure.

                         ARTICLE 13 - DEFAULT AND REMEDY

     SECTION 13.01. DEFAULT. The occurrence of any of the following shall be a
"Default":

     (a) Tenant fails to pay any Monthly Rental Installment or Additional Rent
within five (5) days after the same is due, or Tenant fails to pay any other
amounts due Landlord from Tenant within thirty (30) days after the same is due.
Notwithstanding the foregoing sentence, Landlord shall provide Tenant with a
written courtesy notice of such default and Tenant shall have an additional five
(5) days after receipt of notice to cure such default before Landlord exercises
any of its remedies hereunder provided, however, that Landlord shall not be
required to give such courtesy notice more than one (1) time with respect to any
particular default, nor more than two (2) times in any consecutive twelve (12)
month period with respect to any payment defaults in the aggregate.

     (b) Tenant fails to perform or observe any other term, condition, covenant
or obligation required under this Lease for a period of thirty (30) days after
notice thereof from Landlord; provided, however, that if the nature of Tenant's
default is such that more than thirty days are reasonably required to cure, then
such default shall be deemed to have been cured if Tenant commences such
performance within said thirty-day period and thereafter diligently completes
the required action within a reasonable time.

     (c) Tenant shall assign or sublet all or a portion of the Leased Premises
in contravention of the provisions of Article 11 of this Lease.

     (d) All or substantially all of Tenant's assets in the Leased Premises or
Tenant's interest in this Lease are attached or levied under execution (and
Tenant does not discharge the same within sixty (60) days thereafter); a
petition in bankruptcy, insolvency or for reorganization or arrangement is filed
by or against Tenant (and Tenant fails to secure a stay or discharge thereof
within sixty (60) days thereafter); Tenant is insolvent and unable to pay its
debts as they become due; Tenant makes a general assignment for the benefit of
creditors; Tenant takes the benefit of any insolvency action or law; the
appointment of a receiver or trustee in bankruptcy for Tenant or its assets if
such receivership has not been vacated or set aside within thirty (30) days
thereafter; or, dissolution or other termination of Tenant's corporate charter
if Tenant is a corporation.

                                       -9-
<Page>

     SECTION 13.02. REMEDIES. Upon the occurrence of any Default, Landlord shall
have the following rights and remedies, in addition to those allowed by law or
in equity, any one or more of which may be exercised without further notice to
Tenant:

     (a) Landlord may apply the Security Deposit or re-enter the Leased Premises
and cure any default of Tenant, and Tenant shall reimburse Landlord as
additional rent for any costs and expenses which Landlord thereby incurs; and
Landlord shall not be liable to Tenant for any loss or damage which Tenant may
sustain by reason of Landlord's action.

     (b) Landlord may terminate this Lease or, without terminating this Lease,
terminate Tenant's right to possession of the Leased Premises as of the date of
such Default, and thereafter (i) neither Tenant nor any person claiming under or
through Tenant shall be entitled to possession of the Leased Premises, and
Tenant shall immediately surrender the Leased Premises to Landlord; and (ii)
Landlord may re-enter the Leased Premises and dispossess Tenant and any other
occupants of the Leased Premises by any lawful means and may remove their
effects, without prejudice to any other remedy which Landlord may have. Upon the
termination of this Lease, Landlord may declare the present value (discounted at
the Prime Rate of interest) of all rent which would have been due under this
Lease for the balance of the Lease Term to be immediately due and payable,
whereupon Tenant shall be obligated to pay the same to Landlord, together with
all loss or damage which Landlord may sustain by reason of Tenant's default
("Default Damages"), which shall include without limitation expenses of
preparing the Leased Premises for re-letting, demolition, repairs, tenant finish
improvements, brokers' commissions and attorneys' fees, such payment shall not
constitute a penalty or forfeiture, but shall constitute full liquidated damages
due to Landlord as a result of Tenant's default. Landlord and Tenant acknowledge
that Landlord's actual damages in the event of a default by Tenant under this
Lease will be difficult to ascertain, and that the liquidated damages provided
above represent the parties' best estimate of such damages. The parties
expressly acknowledge that the foregoing liquidated damages are intended not as
a penalty, but as full liquidated damages, as permitted by Section 13-6-7 of the
Official Code of Ga. Annotated it being expressly understood and agreed that the
liabilities and remedies specified in this subsection (b) shall survive the
termination of this Lease.

     (c) Landlord may, without terminating this Lease, re-enter the Leased
Premises and re-let all or any part thereof for a term different from that which
would otherwise have constituted the balance of the Lease Term and for rent and
on terms and conditions different from those contained herein, whereupon Tenant
shall be immediately obligated to pay to Landlord as liquidated damages the
difference between the rent provided for herein and that provided for in any
lease covering a subsequent re-letting of the Leased Premises, for the period
which would otherwise have constituted the balance of the Lease Term, together
with all of Landlord's Default Damages.

     (d) Landlord may sue for injunctive relief or to recover damages for any
loss resulting from the Default.

     SECTION 13.03. LANDLORD'S DEFAULT AND TENANT'S REMEDIES. Landlord shall be
in default if it fails to perform any term, condition, covenant or obligation
required under this Lease for a period of thirty (30) days after written notice
thereof from Tenant to Landlord; provided, however, that if the term, condition,
covenant or obligation to be performed by Landlord is such that it cannot
reasonably be performed within thirty (30) days, such default shall be deemed to
have been cured if Landlord commences such performance within said thirty-day
period and thereafter diligently undertakes to complete the same. Upon the
occurrence of any such default, Tenant may sue for injunctive relief or to
recover damages for any loss directly resulting from the breach, but Tenant
shall not be entitled to terminate this Lease or withhold, offset or abate any
sums due hereunder.

     SECTION 13.04. LIMITATION OF LANDLORD'S LIABILITY. If Landlord shall fail
to perform any term, condition, covenant or obligation required to be performed
by it under this Lease and if Tenant shall, as a consequence thereof, recover a
money judgment against Landlord, Tenant agrees that it shall look solely to
Landlord's right, title and interest in and to the Building for the collection
of such judgment; and Tenant further agrees that no other assets of Landlord
shall be subject to levy, execution or other process for the satisfaction of
Tenant's judgment.

     SECTION 13.05. NONWAIVER OF DEFAULTS. Neither party's failure or delay in
exercising any of its rights or remedies or other provisions of this Lease shall
constitute a waiver thereof or affect its right thereafter to exercise or
enforce such right or remedy or other provision. No waiver of any default shall
be deemed to be a waiver of any other default. Landlord's receipt of less than
the full rent due shall not be construed to be other than a payment on account
of rent then due, nor shall any statement on Tenant's check or any letter
accompanying Tenant's check be deemed an accord and satisfaction. No act or
omission by Landlord or its employees or agents during the Lease Term shall be
deemed an acceptance

                                      -10-
<Page>

of a surrender of the Leased Premises, and no agreement to accept such a
surrender shall be valid unless in writing and signed by Landlord.

     SECTION 13.06. ATTORNEYS' FEES. If either party defaults in the performance
or observance of any of the terms, conditions, covenants or obligations
contained in this Lease and the non-defaulting party obtains a judgment against
the defaulting party, then the defaulting party agrees to reimburse the
non-defaulting party for reasonable attorneys' fees incurred in connection
therewith.

                ARTICLE 14 - LANDLORD'S RIGHT TO RELOCATE TENANT

                              INTENTIONALLY DELETED

                 ARTICLE 15 - TENANT'S RESPONSIBILITY REGARDING
                  ENVIRONMENTAL LAWS AND HAZARDOUS SUBSTANCES.

     SECTION 15.01. DEFINITIONS.

     (a) "Environmental Laws" - All present or future federal, state and
municipal laws, ordinances, rules and regulations applicable to the
environmental and ecological condition of the Leased Premises, the rules and
regulations of the Federal Environmental Protection Agency or any other federal,
state or municipal agency or governmental board or entity having jurisdiction
over the Leased Premises.

     (b) "Hazardous Substances" - Those substances included within the
definitions of "hazardous substances," "hazardous materials," "toxic substances"
"solid waste" or "infectious waste" under Environmental Laws and petroleum
products.

     SECTION 15.02. COMPLIANCE. Tenant, at its sole cost and expense, shall
promptly comply with the Environmental Laws including any notice from any source
issued pursuant to the Environmental Laws or issued by any insurance company
which shall impose any duty upon Tenant with respect to the use, occupancy,
maintenance or alteration of the Leased Premises whether such notice shall be
served upon Landlord or Tenant.

     SECTION 15.03. RESTRICTIONS ON TENANT. Tenant shall operate its business
and maintain the Leased Premises in compliance with all Environmental Laws.
Tenant shall not cause or permit the use, generation, release, manufacture,
refining, production, processing, storage or disposal of any Hazardous
Substances on, under or about the Leased Premises, Building or Common Areas, or
the transportation to or from the Leased Premises, Building or Common Areas of
any Hazardous Substances, except as necessary and appropriate for its Permitted
Use in which case the use, storage or disposal of such Hazardous Substances
shall be performed in compliance with the Environmental Laws and the highest
standards prevailing in the industry.

     SECTION 15.04. NOTICES, AFFIDAVITS, ETC. Tenant shall immediately notify
Landlord of (i) any violation by Tenant, its employees, agents, representatives,
customers, invitees or contractors of the Environmental Laws on, under or about
the Leased Premises, Building or Common Areas, or (ii) the presence or suspected
presence of any Hazardous Substances on, under or about the Leased Premises,
Building or Common Areas and shall immediately deliver to Landlord any notice
received by Tenant relating to (i) and (ii) above from any source. Tenant shall
execute affidavits, representations and the like within five (5) days of
Landlord's request therefor concerning Tenant's best knowledge and belief
regarding the presence of any Hazardous Substances on, under or about the Leased
Premises, Building or Common Areas.

     SECTION 15.05. LANDLORD'S RIGHTS. Landlord and its agents shall have the
right, but not the duty, upon advance notice (except in the case of emergency
when no notice shall be required) to inspect the Leased Premises, Building or
Common Areas and conduct tests thereon to determine whether or the extent to
which there has been a violation of Environmental Laws by Tenant or whether
there are Hazardous Substances on, under or about the Leased Premises, Building
or Common Areas. In exercising its rights herein, Landlord shall use reasonable
efforts to minimize interference with Tenant's business but such entry shall not
constitute an eviction of Tenant, in whole or in part, and Landlord shall not be
liable for any interference, loss, or damage to Tenant's property or business
caused thereby.

     SECTION 15.06. TENANT'S INDEMNIFICATION. Tenant shall indemnify Landlord
and Landlord's managing agent from any and all claims, losses, liabilities,
costs, expenses and damages, including attorneys' fees, costs of testing and
remediation costs, incurred by Landlord in connection with any breach by Tenant
of its obligations under this Article 15. The covenants and obligations under
this Article 15 shall survive the expiration or earlier termination of this
Lease.

                                      -11-
<Page>

                           ARTICLE 16 - MISCELLANEOUS

     SECTION 16.01. BENEFIT OF LANDLORD AND TENANT. This Lease shall inure to
the benefit of and be binding upon Landlord and Tenant and their respective
successors and assigns.

     SECTION 16.02. GOVERNING LAW. This Lease shall be governed in accordance
with the laws of the State where the Building is located.

     SECTION 16.03. GUARANTY. Not applicable.

     SECTION 16.04. FORCE MAJEURE. Landlord and Tenant (except with respect to
the payment of any monetary obligation) shall be excused for the period of any
delay in the performance of any obligation hereunder when such delay is
occasioned by a force majeure event, including but not limited to work
stoppages, boycotts, slowdowns or strikes; shortages of materials, equipment,
labor or energy; unusual weather conditions; or acts or omissions of
governmental or political bodies including but not limited to the issuance of
all necessary permits for the construction and occupancy of the Building.

     SECTION 16.05. EXAMINATION OF LEASE. Submission of this instrument for
examination or signature to Tenant does not constitute a reservation of or
option for Lease, and it is not effective as a Lease or otherwise until
execution by and delivery to both Landlord and Tenant.

     SECTION 16.06. INDEMNIFICATION FOR LEASING COMMISSIONS. Tenant's Broker and
Landlord's Broker (collectively, "Broker") shall each be entitled to receive a
commission in the amounts, and upon the terms and conditions, contained in a
separate commission agreement between Landlord and such parties. Tenant warrants
and represents to Landlord that, other than Broker, no other party is entitled,
as a result of the actions of Tenant, to a commission or other fee resulting
from the execution of this Lease; and in the event Tenant extends or renews this
Lease, or expands the Leased Premises, and Tenant's Broker is entitled to a
commission under the above-referenced commission agreement, Tenant shall pay all
commissions and fees payable to any party (other than Tenant's Broker) engaged
by Tenant to represent Tenant in connection therewith. Landlord warrants and
represents to Tenant that, except as set forth above, no other party is
entitled, as a result of the actions of Landlord, to a commission or other fee
resulting from the execution of this Lease. Landlord and Tenant agree to
indemnify and hold each other harmless from any loss, cost, damage or expense
(including reasonable attorneys' fees) incurred by the nonindemnifying party as
a result of the untruth or incorrectness of the foregoing warranty and
representation, or failure to comply with the provisions of this subparagraph.
Tenant's Broker is representing Tenant in connection with this Lease, and is not
representing Landlord. Landlord's Broker, or employees of Landlord or its
affiliates, are representing Landlord and are not representing Tenant. The
parties acknowledge that certain officers, directors, shareholders, or partners
of Landlord or its general partner(s), are licensed real estate brokers and/or
salesmen under the laws of the State of Georgia. Tenant consents to such parties
acting in such dual capacities.

     SECTION 16.07. NOTICES. Any notice required or permitted to be given under
this Lease or by law shall be deemed to have been given if it is written and
delivered in person or by overnight courier or mailed by certified mail, postage
prepaid, to the party who is to receive such notice at the address specified in
Article 1. If delivered in person, notice shall be deemed given as of the
delivery date. If sent by overnight courier, notice shall be deemed given as of
the first business day after sending. If mailed, the notice shall be deemed to
have been given on the date which is three business days after mailing. Either
party may change its address by giving written notice thereof to the other
party.

     SECTION 16.08. PARTIAL INVALIDITY; COMPLETE AGREEMENT. If any provision of
this Lease shall be held to be invalid, void or unenforceable, the remaining
provisions shall remain in full force and effect. This Lease represents the
entire agreement between Landlord and Tenant covering everything agreed upon or
understood in this transaction. There are no oral promises, conditions,
representations, understandings, interpretations or terms of any kind as
conditions or inducements to the execution hereof or in effect between the
parties. No change or addition shall be made to this Lease except by a written
agreement executed by Landlord and Tenant.

     SECTION 16.09. FINANCIAL STATEMENTS. In the event that Tenant is no longer
a publicly traded company, during the Lease Term and any extensions thereof, but
not more than annually, Tenant shall provide to Landlord within thirty (30) days
of Landlord's written request therefor, a copy of Tenant's most recent audited
and certified financial statements prepared as of the end of Tenant's fiscal
year. Such financial statements shall be signed by Tenant who shall attest to
the truth and accuracy of the information set forth in such statements. All
financial statements provided by Tenant to Landlord hereunder shall be prepared
in conformity with generally accepted accounting principles, consistently
applied. Landlord shall keep all such statements confidential.

                                      -12-
<Page>

     SECTION 16.10. CONSENT. Where the consent of a party is required, such
consent will not be unreasonably withheld.

     SECTION 16.11. TIME. Time is of the essence of each term and provision of
this Lease.

     SECTION 16.12. REPRESENTATIONS AND WARRANTIES. The undersigned represent
and warrant that (i) such party is duly organized, validly existing and in good
standing (if applicable) in accordance with the laws of the state under which it
was organized; (ii) the Tenant is authorized to do business in the State where
the Building is located; and (iii) the individual executing and delivering this
Lease has been properly authorized to do so, and such execution and delivery
shall bind such party.

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

Signed, sealed and delivered         LANDLORD:
as to Landlord, in the
presence of:
                                     DUKE CONSTRUCTION LIMITED
                                     PARTNERSHIP, a Delaware limited partnership
---------------------------
Unofficial Witness                       By:  Duke Business Centers Corporation,
                                              its sole general partner

                                              By:
---------------------------                      -------------------------------
Notary Public                                          W. Gregory Thurman
                                                       Senior Vice President

Signed, sealed and delivered         TENANT:
as to Tenant, in the
presence of:                         UNITED STATIONERS SUPPLY CO., an
                                     Illinois corporation

---------------------------
Unofficial Witness                            By:
                                                 -------------------------
                                              Name:
                                                   -----------------------
                                              Title:
                                                    ----------------------

---------------------------
Notary Public                                 Attest:
                                                      --------------------
                                              Name:
                                                   -----------------------
                                              Title:
                                                    ----------------------
                                      -13-
<Page>

                                   PRELIMINARY
                                   EXHIBIT B-1

                             PROJECT SPECIFICATIONS

                                      -14-
<Page>

                                   EXHIBIT B-2

                             PROJECT DESIGN SCHEDULE

                                      -15-
<Page>

                                    EXHIBIT C

                             ACCEPTANCE OF PREMISES

Tenant:
                  --------------------------------------------------

Landlord:
                  --------------------------------------------------

Date Lease Signed:
                           -----------------------------------------

Term of Lease:
                           -----------------------------------------

Address of Leased Premises: Suite ______ containing approximately _____________
square feet,

located at______________________________________________________________________

________________________________________________________________________________

Commencement Date:
                   ---------------------------------------

Expiration Date:
                   ---------------------------------------

The above described premises are accepted by Tenant as suitable for the purpose
for which they were let. The above described lease term commences and expires on
the dates set forth above. Tenant acknowledges that it has received from
Landlord ________ number of keys to the Leased Premises. It is understood that
there is a punch list which will be completed after move-in and will be an
exhibit to the Tenant Estoppel.

TENANT                                      LANDLORD

-------------------------------             -------------------------------
    (Type Name of Tenant)                       (Type Name of Landlord)

By:                                         By:
   ----------------------------                ----------------------------
         (Signature)                                   (Signature)

-------------------------------             -------------------------------
     (Type Name and Title)                       (Type Name and Title)

                                      -16-
<Page>

                                    EXHIBIT D

             SUBORDINATION, NON-DISTURBANCE AND ATTORNMENT AGREEMENT

     THIS AGREEMENT, made as of the ___ day of _____________ , 2001, between
_____________ with offices at ("Tenant") and (herein, together with its
successors, transferees and assigns, the "Mortgagee");

     W I T N E S S E T H:

     WHEREAS, Mortgagee is about to or has heretofore granted to_______________,

a Georgia limited partnership (the "owner") a first mortgage loan, which loan is
secured by a security deed (herein "Mortgage") dated as of ____________ , 2001
and duly recorded on _________ , 2001 in the land records of Gwinnett County,
Georgia; and

     WHEREAS, the Mortgage is to be a first and prior lien upon the Owner's fee
estate in the real property described in Exhibit "A" annexed hereto ("Mortgaged
Premises"); and

     WHEREAS, Tenant is occupying a portion of the Mortgaged Premises under a
lease dated as of _____ , 2001 in which Owner is Landlord (the "Lease") covering
that portion of the Mortgaged Premises therein more particularly described (the
"Leased Premises"); and

     WHEREAS, Tenant desires to be assured of its continued and undisturbed
occupancy of the Leased Premises should the Mortgage be foreclosed or the
Mortgaged Premises sold pursuant to any power of sale contained therein and
Mortgagee is agreeable thereto.

     NOW, THEREFORE, in consideration of the mutual covenants contained in this
Agreement and in further consideration of the sum of ONE DOLLAR ($1.00) each to
the other in hand paid, the receipt whereof is hereby acknowledged, Tenant and
Mortgagee mutually covenant and agree as follows:

     FIRST: The Lease and all of Tenant's rights, interest and estate therein
and thereunder are hereby made subject and subordinate to the lien of the
Mortgage and to any extensions, renewals, replacements, modifications, additions
or consolidations thereof and to all rights, title and interest of Mortgagee and
its successors and assigns therein and thereunder.

     SECOND: In the event, however, proceedings shall ever be instituted by
Mortgagee to foreclose or liquidate the Mortgage, the Tenant's possession of its
leased portion of the Mortgaged Premises shall not be disturbed by the
foreclosure proceedings and the Mortgaged Premises shall be sold at any
foreclosure sale subject to Tenant's possession on condition that:

     (a) there shall be, at the time of commencement of foreclosure proceedings,
as well as all subsequent times, no default by Tenant in the due and timely
observance and performance of any covenant and agreement in the Lease to be
observed and performed by Tenant which has not been cured after delivery of
notice and expiration of any applicable cure period; and

     (b) the Tenant shall not have entered into any agreement modifying any
term, condition or agreement of the Mortgagee-approved Lease without the prior
written consent of Mortgagee.

     THIRD: Tenant shall attorn to Mortgagee while Mortgagee is in possession of
the Mortgaged Premises, or to a Receiver appointed in any action or proceeding
to foreclose the Mortgage. In the event of the completion of foreclosure
proceedings and sale of the Mortgaged Premises or in the event the Mortgagee
should otherwise acquire possession of the Mortgaged Premises, the Tenant will
promptly upon demand attorn to the purchaser at the foreclosure sale or to the
Mortgagee, as the case may be, and will recognize such purchaser or the
Mortgagee as the Tenant's landlord. The Tenant agrees to execute and deliver, at
any time and from time to time, upon the request of the Mortgagee or the
purchaser at the foreclosure sale, as the case may be, any instrument which may
be necessary or appropriate to such successor landlord to evidence such
attornment. The Tenant shall, upon demand of the Mortgagee or any Receiver or
purchaser at the foreclosure sale, pay to the Mortgagee or to such Receiver or
purchaser, as the case may be, all rental monies then due or as they thereafter
become due.

     FOURTH: Upon the attornment provided for in preceding Paragraph THIRD the
Tenant's occupancy shall thereafter be in full force and effect as under a
direct Lease between Mortgagee, the Receiver or the purchaser at the foreclosure
sale, as the case may be, and Tenant. It is specifically understood and agreed
that Mortgagee or any such Receiver or purchaser shall not be:

                                      -17-
<Page>

     (a) subject to any offsets, claims or defenses which Tenant might have
against any prior landlord except as expressly allowed for in the Lease; or

     (b) bound by any rent or additional rent which Tenant might have paid for
more than one month in advance to any prior landlord; or

     (c) bound by any amendment or modification of the Lease made without the
prior written consent of the Mortgagee.

     FIFTH: On and after the date Tenant in good standing attorns to Mortgagee
or any Receiver or subsequent owner in pursuance of its agreement herein set
forth, Mortgagee, the Receiver or such subsequent owner will undertake and
perform all subsequent obligations of the Landlord as set forth in the Lease for
the benefit of and undisturbed occupancy of Tenant under the Lease.

     SIXTH: Tenant agrees it will not amend, modify nor abridge the Lease in any
way, nor cancel or surrender the same without prior written approval of the
Mortgagee other than by reason of an uncured default of the Landlord under the
Lease, nor will the Lease ever merge into the fee in the event that Mortgagee
acquires fee title to the Mortgaged Premises.

     SEVENTH: Any notices or other communication to be given hereunder by either
party shall be in writing and shall be deemed to have been sufficiently given or
served for all purposes if sent as provided in the Lease.

     EIGHTH: Mortgagee has and shall have the continuing right to execute and
record in the Land Records of Gwinnett County, Georgia at any time, in its
unilateral discretion, a Declaration of Subordination for the purpose of thereby
subordinating its rights, title and interest in and under the Mortgage to the
rights, title and interest of Tenant under the Lease. Such Declaration of
Subordination shall, at Mortgagee's election, operate, function and be in full
force and effect for whatever period of time Mortgagee declares therein that it
shall be in force not exceeding the term of the Lease and any extensions thereof
and the said Declaration may be voided unilaterally by Mortgagee when it so
elects.

     NINTH: Tenant waives any and all rights it may have to execute and record
after the date hereof any document purporting to again or further subordinate
its right, title or interest under the Lease to the lien of either the Mortgage
or any other mortgage or deed of trust or any ground lease or any agreement
modifying or amending the Mortgage except with the written consent of Mortgagee.

     TENTH: This Agreement cannot be changed orally but only in writing signed
by both parties hereto.

     ELEVENTH: This Agreement may be recorded by either party at its own expense
in the Land Records of Gwinnett County, Georgia whenever, in its sole
discretion, either party elects so to do.

     TWELFTH: All of the terms, covenants and conditions hereof shall run with
the Mortgaged Premises and shall be binding upon and inure to the benefit of the
parties hereto and their respective successors and assigns.

                    (SIGNATURES CONTAINED ON FOLLOWING PAGE)

                                      -18-
<Page>

     IN WITNESS WHEREOF, the parties hereto have caused this Agreement to be
duly executed, acknowledged and delivered the day and year first above written.

SIGNED, SEALED AND DELIVERED                TENANT:
in the presence of:

---------------------------

                                            BY:
---------------------------                    -----------------------------

                                            MORTGAGEE:

                                            BY:
---------------------------                    -----------------------------

---------------------------

     The undersigned Owner of the leased and mortgaged premises hereby consents
to the foregoing Agreement and agrees to be bound by and subject to the terms
thereof.

                                            BY:
                                               -----------------------------

                                      -19-
<Page>

                                    EXHIBIT E

                              SPECIAL STIPULATIONS

     The Special Stipulations set forth herein are hereby incorporated into the
body of the Lease and to the extent of any conflict between these Special
Stipulations and the Lease, these Special Stipulations shall govern and control.

1.   OPTION TO EXTEND.

     A. GRANT AND EXERCISE OF OPTION. Provided (i) Tenant has not been in
default hereunder at any time during the Lease Term (the "Original Term"), (ii)
the creditworthiness of Tenant is then acceptable to Landlord, (iii) Tenant
originally named herein remains in possession of and has been continuously
operating in the entire Leased Premises for the term immediately preceding the
Extension Term (defined below), and (iv) the current use of the Leased Premises
is acceptable to Landlord, Tenant shall have the option to extend the Original
Term for two (2) successive periods of five (5) years each (the "Extension
Term(s)"). The Extension Term shall be upon the same terms and conditions
contained in the Lease for the Original Term except (i) this provision giving
two (2) extension options shall be amended to reflect the remaining options to
extend, if any and (ii) the Minimum Annual Rent shall be adjusted as set forth
below (the "Rent Adjustment"). Tenant shall exercise such option by (i)
delivering to Landlord, no later than six (6) months prior to the expiration of
the Original Term or, if applicable, the Extension Term, written notice of
Tenant's desire to extend the Original Term or, if applicable, the Extension
Term, and (ii) delivering to Landlord within ten (10) business days of receipt
of the Rent Adjustment, written notice of its acceptance thereof. Unless
Landlord otherwise agrees in writing, Tenant's failure to timely exercise such
option shall waive it and any succeeding option. Landlord shall notify Tenant of
the amount of the Rent Adjustment no later than ninety (90) days prior to the
commencement of the applicable Extension Term. If Tenant properly exercises its
option to extend, Landlord and Tenant shall execute an amendment to the Lease
(or, at Landlord's option, a new lease on the form then in use by Landlord)
reflecting the terms and conditions of the Extension Term.

     B. MARKET RENT ADJUSTMENT. The Minimum Annual Rent for the applicable
Extension Term shall be an amount equal to the Minimum Annual Rent then being
quoted by Landlord to prospective tenants of Landlord for space of comparable
size and quality and with similar or equivalent improvements in similar
buildings in the vicinity, excluding free rent and other concessions; provided,
however, that in no event shall the Minimum Annual Rent per square foot during
any Extension Term be less than the highest Minimum Annual Rent per square foot
payable during the immediately preceding term. The Minimum Monthly Rent shall be
an amount equal to one-twelfth (1/12) of the Minimum Annual Rent for the
Extension Term and shall be paid at the same time and in the same manner as
provided in the Lease.

2. COMPLIANCE WITH ADA. Landlord, at Landlord's sole cost and expense, shall
ensure that upon the Commencement Date, the Building, Common Areas and the
Leased Premises are in compliance with the requirements of the Americans With
Disabilities Act and/or laws governing the Leased Premises, excepting only that
Tenant shall be responsible during the Lease Term for such costs and expenses as
may be required as a direct result of Tenant's use of the Leased Premises or
Tenant's alterations to the Leased Premises.

3. SIGNAGE Provided that Tenant complies with all zoning and other municipal and
county regulations, Tenant may, at its own expense, erect an exterior building
sign on the upper level of the Building, and a monument sign at the entrance to
the Building and interior signage within the Leased Premises (collectively,
"Signs") concerning its business. Tenant agrees to maintain such signs in a
first-class manner and in compliance with all zoning and building codes
throughout the Lease Term. Upon the expiration or early termination of this
Lease, Tenant shall remove the signs and repair any damage to the Building or
Leased Premises caused thereby. Landlord does not warrant the availability of
such Signs to Tenant. Except for the gross negligence or willful misconduct of
Landlord, Tenant shall indemnify and hold harmless Landlord from any and all
liability concerning loss or damage or injury to any person (including death
resulting therefrom) or property connected with or arising from the Signs or the
rights granted to the Tenant herein. Landlord shall contribute an allowance up
to the amount of Ten Thousand and no/100 Dollars ($10,000) (the "Signage
Allowance"), which will be used solely for the design and installation of the
Signs. Any Signs not in conformity with this provision may be removed by the
Landlord. Any costs in excess of the Signage Allowance shall be borne solely by
Tenant.

                                      -20-
<Page>

4. ADDITIONAL ALLOWANCES

     A. LANDSCAPING ALLOWANCE. Landlord shall contribute an allowance up to the
amount of One Hundred Seventy-Five Thousand Two Hundred Fifty and No/100 Dollars
($175,000.00) (the "Landscaping Allowance"), which Tenant may use solely for the
design and installation of landscaping around the Leased Premises. In the event
Tenant's landscaping costs exceed the Landscaping Allowance, the excess shall be
paid by Tenant to Landlord fifty percent (50%) before the commencement of the
change order work and fifty percent (50%) within ten (10) days of receipt of an
invoice for same.

     B. ELECTRICAL ALLOWANCE. Landlord shall contribute an allowance up to the
amount of One Hundred Twenty-Five Thousand and No/100 Dollars ($125,000.00) (the
"Electrical Allowance"), to be used solely for Tenant specified electrical
distribution, excluding overhead lighting panels, main transformer, switch gear
and building feed. In the event Tenant's electrical costs exceed the Electrical
Allowance, the excess shall be paid by Tenant to Landlord fifty percent (50%)
before the commencement of the change order work and fifty percent (50%) within
ten (10) days of receipt of an invoice for same.

5. PARKING Tenant shall be entitled to four hundred (400) unreserved parking
spaces. No vehicle may be repaired or serviced in the parking area and any
vehicle deemed abandoned by Landlord will be towed from the project and all
costs therein shall be borne by the Tenant. There shall be no parking permitted
on any of the streets or roadways located within the Park.

                                      -21-

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