Document:

LEASE BY AND BETWEEN
                               BERTECH FLANDERS, LLC
                                  ("Landlord")
                                      AND
                               SUPER PC MEMORY, INC.
                                   ("Tenant")
                                 for Premises at
                                115 Flanders Road
                            Westborough, Massachusetts

                                  April 24, 2003

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CONTENTS

1. 	REFERENCE DATA	3
2. 	DESCRIPTION OF DEMISED PREMISES	3
2.1.   Demised Premises.	3
2.2.   Appurtenant Rights.	3
3. 	TERM OF LEASE	3
3.1.   Commencement Date.	3
3.2.   Habendum.	4
3.3    Extended Term
4. 	READINESS FOR OCCUPANCY - ENTRY BY TENANT PRIOR TO
	COMMENCEMENT DATE	5
4.1.   Landlord's Work.	5
4.2.   Entry by Tenant Prior to Commencement Date.	6
4.3.   Tenant's Work	6
4.4.   Allowance	6
5.	USE OF PREMISES	6
5.1.   Permitted Use.	6
5.2.   Prohibited Uses.	6
5.3.   Licenses and Permits.	7
6. 	RENT	7
7. 	RENTABLE AREA	8
8. 	SERVICES FURNISHED BY LANDLORD	8
8.1.   Building Services.	8
8.2.   Water.	8
8.3.   Elevators, Heat, Cleaning.	8
8.4.   Air Conditioning.	8
8.5.   Additional Heat, Air Conditioning and Cleaning Services.	9
8.6.   Additional Air Conditioning Equipment.	9
8.7.   Repairs.	9
8.8.   Interruption or Curtailment of Services.	9
8.9.   Energy Conservation.	10
8.10.   Miscellaneous.	11
9. 	ESCALATION	10
9.1.   Definitions.	10
9.2.   Expenses.	14
9.3.   Part Years.	15
9.4.   Disputes, etc.	15
10.	CHANGES OR ALTERATIONS BY LANDLORD	15
11.	FIXTURES, EQUIPMENT AND IMPROVEMENTS-REMOVAL BY TENANT	16
12.	ALTERATIONS AND IMPROVEMENTS BY TENANT	16
13.	TENANT'S CONTRACTORS-MECHANICS' AND OTHER LIENS-
	STANDARD OF TENANT'S PERFORMANCE-COMPLIANCE WITH LAWS	17
14.	REPAIRS BY TENANT-FLOOR LOAD	18
14.1.   Repairs by Tenant.	18
14.2.   Floor Load-Heavy Machinery.	18
14.3.   Electric Current.	18
15.	INSURANCE, INDEMNIFICATION, EXONERATION AND EXCULPATION	19
15.1.   Insurance - Tenant.	19
15.2.   Certificates of Insurance.	20
15.3.   General.	20
15.4.   Property of Tenant.	22

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15.5.   Bursting of Pipes, etc.	22
15.6.   Repairs and Alterations-No Diminution of Rental Value.	22
16.	ASSIGNMENT, MORTGAGING AND SUBLETTING	22
16.1.   Landlord's Consent Required.	22
16.2.   Terms and Conditions.	23
16.3.   Additional Terms and Conditions Applicable to Subletting.	24
16.4.   Transfer Premium from Assignment or Subletting.	24
16.5.   Landlord's Option to Recapture Space.	25
16.6.   Landlord's Expenses.	25
17.	MISCELLANEOUS COVENANTS	26
17.1.   Rules and Regulations.	26
17.2.   Access to Premises-Shoring.	26
17.3.   Accidents to Sanitary and Other Systems.	27
17.4.   Signs, Blinds and Drapes.	27
17.5.   Estoppel Certificate.	28
17.6.   Hazardous Materials.	29
17.7.   Medical Waste Disposal.	29
17.8.   Prohibited Materials and Property.	29
17.9.   Requirements of Law-Fines and Penalties.	29
17.10.   Tenant's Acts-Effect on Insurance.	30
17.11.   Miscellaneous.	30
18.	DAMAGE OR DESTRUCTION.	30
18.1.   Effect of Damage or Destruction.	30
18.2.   Definition of Material Damage.	31
18.3.   Abatement of Rent.	31
18.4.   Tenant's Negligence.	31
18.5.   Tenant's Property.	31
18.6.   Waiver.	31
19.	WAIVER OF SUBROGATION	31
20.	CONDEMNATION - EMINENT DOMAIN	32
21.	DEFAULT; REMEDIES	33
21.1.   Default by Tenant.	33
21.2.   Damages - Assignment for Benefit of Creditors.	34
21.3.   Remedies.	34
21.4.   Default by Landlord.	35
21.5.   Late Charges.	35
21.6.   Interest on Past-due Obligations.	36
21.7.   Payment of Rent after Default.	36
21.8.   Fees and Expenses.	36
21.9.   Waiver of Redemption.	36
21.10.   Landlord's Remedies Not Exclusive.	36
22.	END OF TERM - ABANDONED PROPERTY	37
23.	SUBORDINATION	38
24.	QUIET ENJOYMENT	39
25.	LANDLORD RESERVATIONS	40
26.	CHANGES TO BUILDING.	40
27.	ENTIRE AGREEMENT - WAIVER - SURRENDER	40
27.1.   Entire Agreement.	40
27.2.   Waiver by Landlord.	40
27.3.   Surrender.	41
28.	INABILITY TO PERFORM - EXCULPATORY CLAUSE	41
29.	BILLS AND NOTICES	42
30.	PARTIES BOUND - SEIZING OF TITLE	43
31.	MISCELLANEOUS	44

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31.1.   Separability.	44
31.2.   Captions, etc.	44
31.3.   Broker.	44
31.4.   Security Measures.	44
31.5.   Easements.	44
31.6.   Amendments; Modifications.	44
31.7.   Arbitration.	44
31.8.   Governing Law.	45
31.9.   Assignment of Rents.	45
31.10.   Representation of Authority.	46
31.11.   Expenses Incurred by Landlord Upon Tenant Requests.	46
31.12.   Survival.	46
31.13.   Time of Essence.	46
31.14.   Incorporation of Prior Agreements.	46
31.15.   Covenants.	46
31.16.   Attorneys' Fees.	46
31.17.   Auctions.	46
31.18.   Merger.	46
31.19.   Authority.	47
31.20.   Conflict.	47
31.21.   Multiple Parties.	47
31.22.    Interpretation.	47
31.23.   Relationship of Parties.	47
31.24.   Rules and Regulations.	47
31.25.   Right to Lease.	47
31.26.   Security Interest.	47
31.27.   Security for Performance of Tenant's Obligations.	47
31.28.   Financial Statements.	48
31.29.   Attachments.	48
31.30.   Security Deposit.	48
31.31.   Notice of Lease; Recording.	49

EXHIBITS

Exhibit 1 Verification Letter
Exhibit 2 Lease Plan
Exhibit 3 Building Services
Exhibit 4 Rules and Regulations
Exhibit 5 Building Legal Description
Exhibit TW Tenant's Work

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LEASE SUMMARY SHEET

Execution Date:	April 24, 2003

Tenant: 	Super PC Memory, Inc., a California corporation.

Landlord:	Bertech Flanders, LLC
			a Delaware limited liability company

Building:	115 Flanders Road, Westborough, MA. The Building is located on
the parcel of land ("Land") described on Exhibit 5.

Premises:	14,679 rentable square feet on the first (1st) floor of the
Building as shown on the Lease Plan attached hereto as Exhibit 2.

Commencement
Date: 		See Article 3.1

Termination Date:	The last day of the seventy-second (72nd) full calendar
month after the Commencement Date.

Extended Term:	One (1) option to extend the Term for an additional sixty
(60) months on the terms and conditions set forth in Article 3.3.

Use of Premises:	For  general office uses, sales, manufacturing of
electronic data processing equipment, including components thereof,
laboratory use (excluding the use of hazardous materials) and for no other
purpose

Rent:

                                 Yearly         Monthly        PRSF
Months 	1 - 4                     0.00 	   $0.00 	   $0.00
Months 	5* -15             $128,441.25    $10,703.44       $8.75
Month 	16                        0.00         $0.00       $0.00
Months 	17 - 28            $161,469.00    $13,455.75       $11.00
Months	29 - 52            $176,148.00    $14,679.00       $12.00
Months	53 - 72            $183,487.50    $15,290.63       $12.50

Plus the partial calendar month, if any, at the beginning of the Term

Total Usable
Area of Premises:	14,679 square feet

Total Rentable
Area of Premises:	14,679 square feet

Total Rentable
Area of Building:	64,654 square feet of which 35,533 Rentable Square Feet are
located in the two story portion of the Building ("Building Portion A") and
29,121 Rentable Square Feet are located in the one story portion of the
Building ("Building Portion B")

Tenant's Proportionate Share:

Building Portion A
Proportionate Share:	Tenant's Building A Proportionate Share shall be Zero
percent (0.0%).

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Building
Proportionate Share:	A percentage which, when expressed as a fraction, has
as a numerator the Total Rentable Area of the Premises, and as a denominator
the Total Rentable Area of Building. Initially 22.70 %.

Brokers:		CB Richard Ellis/Whittier Partners and Spaulding & Slye,

Security Deposit: 	$60,000.00, payable upon the execution of this Lease,
subject to reduction thereafter as provided in Section 31.30. The Deposit may
be in the form of a letter of credit as provided in Section 31.30.

Attachments:	Exhibit 1 - Verification Letter; Exhibit 2 - Lease Plan;
Exhibit 3 - Building Services; Exhibit 4 - Rules and Regulations; Exhibit 5 -
Building Legal Description; Exhibit TW - Tenant's Work and Exhibit LW -
Landlord's Work.; Guaranty

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	THIS INDENTURE OF LEASE made and entered into on the Execution Date as
stated in Lease Summary Sheet and between the Landlord and the Tenant named
in Lease Summary Sheet.

Landlord does hereby demise and lease to Tenant, and Tenant does hereby
lease, hire and take from Landlord, the premises hereinafter mentioned and
described (hereinafter referred to as "Premises"), upon and subject to the
covenants, agreements, terms, provisions and conditions of this Lease for the
term hereinafter stated:

1.REFERENCE DATA
Each reference in this Lease to any of the terms and titles contained in any
Exhibit attached to this Lease shall be deemed and construed to incorporate
the data stated under that term or title in such Exhibit.

2.DESCRIPTION OF DEMISED PREMISES

2.1 Demised Premises.
The Premises are that portion of the Building as described in Lease Summary
Sheet (as the same may from time to time be constituted after changes
therein, additions thereto and eliminations therefrom pursuant to rights of
Landlord hereinafter reserved) and is hereinafter referred to as "Building",
substantially as shown hatched or outlined on the Lease Plan (Exhibit 2)
hereto attached and incorporated by reference as a part hereof.

2.2  Appurtenant Rights.
Tenant shall have, as appurtenant to the Premises, rights to use in common,
with others entitled thereto, subject to reasonable rules from time to time
made by Landlord of which Tenant is given notice: (a) the common lobbies,
hallways, stairways and elevators of the Building serving the Premises in
common with others, (b) common walkways necessary for access to the Building,
(c) if the Premises include less than the entire rentable area of any floor,
the common toilets and other common facilities of such floor (collectively,
the "Common Areas"); and no other appurtenant rights or easements.
Notwithstanding anything to the contrary herein contained, Landlord has no
obligation to allow any particular telecommunication service provider to have
access to the Building or to Tenant's Premises, provided that it shall not
unreasonably withhold its consent to any provider requested by Tenant.
Furthermore, so long as Landlord owns the building at One Research Drive in
Westborough, Tenant shall have full access to the cafeteria therein, a 130
seat auditorium for company functions, and an ATM machine, all subject to
such rules, regulations, and procedures for such use as are established  by
Landlord

2.2.1 Exclusions and Reservations.
All the perimeter walls of the Premises except the inner surfaces thereof,
any balconies [except to the extent same are shown as part of the Premises on
the Lease Plan (Exhibit 2)], terraces or roofs adjacent to the Premises, and
any space in or adjacent to the Premises used for shafts, stacks, pipes,
conduits, wires and appurtenant fixtures, fan rooms, ducts, electric or other
utilities, sinks or other Building facilities, and the use thereof, as well
as the right of access through the Premises for the purposes of operation,
maintenance, decoration and repair, are expressly excluded from the Premises
and reserved to Landlord.

3.  TERM OF LEASE

3.1 Commencement Date.  As used in this Lease the phrase "Commencement Date"
shall be the earlier to occur of (i) the date Tenant's Work is substantially
completed, or (ii) the date Tenant begins to do business in the Premises. If
the Premises are not delivered to Tenant with Landlord's Work and Tenant's
Work substantially completed on or before October 1, 2003,

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then Tenant shall have the right to terminate this Lease upon written notice
to Landlord given prior to such delivery, but not later than October 31,
2003. The foregoing dates shall be extended by one (1) day for each day of
delay in Landlord's completion of Landlord's Work and Tenant's Work due to
delays caused by Tenant, including, without limitation, delays due to
Tenant's request for changes in any such work, Tenant's failure to pay
contractors, Tenant's interference with Landlord due to Tenant's performance
of any Withdrawn Work (as defined in Exhibit TW), or Tenant's failure to
approve in a timely manner any plans or specifications.

3.2  Habendum.
TO HAVE AND TO HOLD the Premises for a term of years commencing on the
Commencement Date and ending on the Termination Date as stated in the Lease
Summary Sheet or on such earlier date upon which said term may expire or be
terminated pursuant to any of the conditions of limitation or other
provisions of this Lease or pursuant to law (which date for the termination
of the terms hereof will hereafter be called "Termination Date").
Notwithstanding the foregoing, if the Termination Date as stated in the Lease
Summary Sheet shall fall on other than the last day of a calendar month, said
Termination Date shall be deemed to be the last day of the calendar month in
which said Termination Date occurs.
If the Commencement Date and the Termination Date are not determined at the
time that a Notice of Lease has been executed by the parties, then each of
the parties hereto agrees, upon demand of the other party after the
Commencement Date and Termination Date have been determined, to join in the
execution, in recordable form, of a statutory notice, memorandum, etc. of
lease and/or written declaration in which shall be stated such Commencement
Date and (if need be) the Termination Date. If this Lease is terminated
before the Term expires, then upon Landlord's request the parties shall
execute, deliver and record an instrument acknowledging such fact and the
date of termination of this Lease..

3.3  Extended Term.
Provided Tenant has not defaulted hereunder (beyond expiration of applicable
notice and cure periods) on more than two (2) occasions prior to the date
Tenant exercises its rights under this Section, and further provided Tenant,
at the time of its exercise and at the time of commencement of the Extended
Term, is not in default beyond expiration of applicable notice and cure
periods, and is occupying the Premises (meaning, without limitation, that the
Premises are being fully utilized by Tenant or any related entity and are not
then sublet or occupied by a party other than Tenant, Tenant shall have the
option to extend this Lease for the Extended Term (as set forth in the Lease
Summary Sheet) upon the same terms and conditions of this Lease, except that
Rent for the Extended Term shall be fair market rent ("Market Rent")
determined as set forth hereinafter. Tenant shall notify Landlord, in
writing, of Tenant's exercise of Tenant's option at least nine (9) months
prior to the Termination Date. If Tenant fails to so notify Landlord at least
nine (9) months prior to the Termination Date, then Tenant shall be deemed to
have waived Tenant's right to extend. Time is of the essence.
If this Lease is extended, all references to "Term" herein shall refer to and
include the Extended Term (including, without limitation, payment of all
Additional Rent) unless specifically designated otherwise .
Market Rent shall be determined in accordance with the procedure set forth
hereinafter.
The parties shall have thirty (30) days after Landlord receives Tenant's
extension option notice in accordance herewith in which to agree on the
Market Rent for the Extended Term. If the parties agree on the Market Rent
during such thirty (30) day period, Landlord and Tenant shall execute an
amendment to this Lease setting forth the Rent for the Extended Term.
If the parties are unable to agree on the Market Rent within the thirty (30)
day period, then, within ten (10) days after the expiration of that period
(as same may have been extended by the mutual agreement of the parties), each
party, at its cost and by giving notice to the other party, shall appoint a
qualified M.A.I. real estate appraiser with at least 5 years' full-time
commercial appraisal experience in the Boston metropolitan area to appraise
and set the Market

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Rent for the Premises. The Market Rent shall be based on
leases for comparable property in the area (which will be adjusted as
necessary for all relevant facts, such as, but not limited to term, tenant
improvement dollar allowance, square footage and tenant credit) in which the
Premises are located and based upon the Premises as improved. If a party does
not appoint such an appraiser within ten (10) days after the other party has
given notice of the name of its appraiser, the single appraiser appointed
shall be the sole appraiser and shall set the Market Rent for the Premises.
The two appraisers appointed by the parties as stated in this paragraph shall
meet promptly and attempt to establish the Market Rent for the Premises. If
the appraisers are unable to agree within thirty (30) days after the second
appraiser has been appointed, they shall attempt to elect a third appraiser
meeting the qualifications stated in this paragraph within ten (10) days
after the last day the two appraisers are given to set the Market Rent. If
they are unable to agree on the third appraiser, either of the parties to
this Lease, by giving ten (10) days' notice to the other party, can appeal to
the then president of the Greater Boston Real Estate Board, for the selection
of a third appraiser who meets the qualifications stated in this paragraph.
Landlord and Tenant each shall bear one-half (1/2) of the cost of appointing
and paying the fee of the third appraiser. The third appraiser, however
selected, shall be a person who has not previously acted in any capacity for
either party.
Within thirty (30) days after the selection of the third appraiser, a
majority of the appraisers shall set the Market Rent for the Premises. If a
majority of the appraisers are unable to set the Market Rent within the
stipulated period of time, the three appraisals shall be added together and
their total divided by three; the resulting quotient shall be the Market Rent
for the Premises.
If, however, the low appraisal and/or the high appraisal are more than ten
(10%) percent lower and/or higher than the middle appraisal, the low
appraisal and/or the high appraisal shall be disregarded. If only one
appraisal is disregarded, the remaining two appraisals shall be added
together and their total divided by two; the resulting quotient shall be the
Market Rent for the Premises. If both the low appraisal and the high
appraisal are disregarded as stated in this paragraph, the middle appraisal
shall be the Market Rent of the Premises.

4.  READINESS FOR OCCUPANCY - ENTRY BY TENANT PRIOR TO COMMENCEMENT DATE

4.1 Landlord's Work; Condition of Premises.
Landlord shall perform certain work and improvements in and on the Premises
prior to the Commencement Date, all as more particularly described in Exhibit
LW attached hereto (collectively, the "Landlord's Work"). The Landlord's Work
shall be completed by Landlord at Landlord's sole cost and expense, in a good
and worker like manner and in compliance with the requirements of all
applicable laws, regulations and codes in effect at the Commencement Date,
including without limitation, the Americans with Disabilities Act and any
sprinkler requirements. All claims for Landlord's failure to properly
complete Landlord's Work shall be made within thirty (30) days of the
Commencement Date or, in the case of latent defects, within ninety (90) days
after the Commencement Date, or shall be deemed waived in either of which
event. All work shall be completed by Landlord within thirty (30) days of
receipt of such notice of such claim, (unless such longer period is required,
provided Landlord has commenced and is diligently proceeding to cure same).

Tenant acknowledges and agrees that, with the exception of Landlord's Work,
Tenant is accepting the Building and the Premises in their "as is" condition,
and Landlord shall not be obligated to construct any improvements on behalf
of Tenant. It is specifically understood and agreed that, with the exception
of Landlord's Work, Landlord has no obligation and has made no promises to
alter, remodel, improve, renovate, repair or decorate the Premises, the
Building or any part thereof, or to provide any allowance for such purposes
except as specifically set forth in

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Section 4.4, and that no representations
respecting the condition of the Premises or the Building have been made by
Landlord to Tenant. In addition, Tenant acknowledges that it has satisfied
itself by its own independent investigation that the Premises and the
Building are suitable for its intended use, and that neither Landlord nor
Landlord's agents has made any representation or warranty as to the present
or future suitability of the Premises, or the Building for the conduct of
Tenant's business.

4.2  Entry by Tenant Prior to Commencement Date.
Subject to Landlord's reasonable conditions Tenant shall have the right to
enter the Premises prior to the Commencement Date, during normal business
hours and without payment of rent, for the purpose of performing Tenant's
Work, viewing or measuring the Premises and only such other specific purposes
as may be permitted by Landlord. Such right of entry shall be deemed a
license from Landlord to Tenant, and any entry thereunder shall be at the
risk of Tenant and shall be subject to all of the terms and conditions of the
Lease including, without limitation, the indemnity provisions hereof. Prior
to entering the Premises Tenant shall obtain all insurance it is required to
obtain by the Lease and shall provide certificates of said insurance to
Landlord.

4.3  Tenant's Work. Landlord shall, promptly after full execution
and delivery hereof and preparation of any required plans and specifications,
perform Tenant's Work, as set forth in Exhibit TW. All Tenant Work shall be
performed at Tenant's risk in compliance with all applicable laws, codes and
regulations and in a good and workmanlike manner employing new materials of
good quality and producing a result at least equal in quality to the other
parts of the Premises.

4.4  Allowance. Landlord's Allowance to Tenant. Landlord shall
provide an Allowance to Tenant as set forth in Exhibit TW.

5.  USE OF PREMISES

5.1  Permitted Use.
Tenant shall continuously during the term hereof occupy and use the Premises
only for the "Use of Premises" as stated in the Lease Summary Sheet and for
no other purposes. Service and utility areas (whether or not a part of the
Premises) shall be used only for the particular purpose for which they were
designed. General office use, by way of example and not limitation, shall not
include medical office use or any similar use, medical laboratory use,
classroom use, any use not characterized by applicable zoning and land use
restrictions as general office use, or any use which would require Landlord
or Tenant to obtain a conditional use permit or variance from any federal,
state or local authority, or any other use not compatible, in Landlord's sole
judgment, with a first class office building. No exclusive use has been
granted to Tenant hereunder. Without limiting the generality of the
foregoing, Tenant agrees that it shall not use the Premises or any part
thereof, or permit the Premises or any part thereof to be used for the
preparation or dispensing of food, whether by vending machines or otherwise,
other than for snack and beverage vending machines for the exclusive use of
Tenant's employees and guests. Notwithstanding the foregoing, but subject to
the other terms and provisions of this Lease, Tenant may, with Landlord's
prior written consent, which consent shall not be unreasonably withheld,
install at its own cost and expense so-called hot-cold water fountains, and
so-called Dwyer refrigerator-sink-stove combinations for the preparation of
beverages and foods, and may install, without Landlord's consent, coffee
makers and microwave ovens, provided as to all of the foregoing that no
cooking, frying, etc., are carried on in the Premises to such extent as
requires special exhaust venting, Tenant hereby acknowledging that the
Building is not engineered to provide any such special venting.

5.2 Prohibited Uses.
Notwithstanding any other provision of this Lease, Tenant shall not use, or
suffer or permit the use or occupancy of, or suffer or permit anything to be
done in or anything to be brought into or kept in or about the Premises or
the Building or any part thereof

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(including, without limitation, any materials appliances or equipment used in
the construction or other preparation of the Premises and furniture and
carpeting): (i) which would violate any of the covenants, agreements, terms,
provisions and conditions of this Lease or otherwise applicable to or binding
upon the Premises; (ii) for any unlawful purposes or in any unlawful manner,
(iii) which, in the reasonable judgment of Landlord shall in any way (a)
impair the appearance or reputation of the Building; (it being agreed that
the "Use of Premises" stated in the Lease Summary Sheet, if conducted
reasonably, shall not be deemed to be any impairment)  or (b) impair,
interfere with or otherwise diminish the quality of any of the Building
services or the proper and economic heating, cleaning, ventilating, air
conditioning or other servicing of the Building; or Premises, or with the use
or occupancy of any of the other areas of the Building, or occasion
discomfort, inconvenience or annoyance, or injury or damage to any occupants
of the Premises or other tenants or occupants of the Building; or (iv) which
is inconsistent with the maintenance of the Building as an office building of
the first class in the quality of its maintenance, use, or occupancy.( it
being agreed that the "Use of Premises" stated in the Lease Summary Sheet, if
conducted reasonably, shall not be deemed to be so inconsistent). Tenant
shall not: (a) use the Premises for lodging, or for any immoral or illegal
purposes; (b) use the Premises to engage in the manufacture or sale of, or
permit the use of spirituous, fermented, intoxicating or alcoholic beverages
on the Premises; (c) use the Premises to engage in the manufacture or sale of
or permit the use of, any illegal drugs on the Premises. Tenant shall not
install or use any electrical or other equipment of any kind which, in the
reasonable judgment of Landlord, might cause any such impairment,
interference, discomfort, inconvenience, annoyance or injury.

5.3  Licenses and Permits.
Notwithstanding any permitted use inserted in Article 5.1, Tenant shall not
use the Premises for any purpose which would violate the Building's
certificate of occupancy, any conditional use permit or variance applicable
to the Building or violate any covenants, conditions or other restrictions
applicable to the Building, now in effect or which may hereafter come into
effect, whether or not they reflect a change in policy from that now
existing, during the Term or any part of the Term hereof, relating in any
manner to the Premises and the occupation and use by Tenant of the Premises.

If any governmental license or permit shall be required for the proper and
lawful conduct of Tenant's business, and if the failure to secure such
license or permit would in any way affect Landlord, the Premises, the
Building or Tenant's ability to perform any of its obligations under this
Lease, Tenant, at Tenant's expense, shall duly procure and thereafter
maintain such license and submit the same to inspection by Landlord. Tenant,
at Tenant's expense, shall at all times comply with the terms and conditions
of each such license or permit. Tenant shall furnish all data and information
to governmental authorities and Landlord as required in accordance with
legal, regulatory, licensing or other similar requirements as they relate to
Tenant's use or occupancy of the Premises or the Building.

6.  RENT
A.  During the term of this Lease, the Yearly Rent and other charges
("rent"), at the rate stated in the Lease Summary Sheet, shall be payable by
Tenant to Landlord by monthly payments, as stated in the Lease Summary Sheet,
in advance and without demand, on the first day of each month for and in
respect of such month. The Yearly Rent (including for months in which the
amount of Yearly Rent is $0.00) and other charges reserved and covenanted to
be paid under this Lease shall commence on the Commencement Date. If, by
reason of any provisions of this Lease, the rent reserved hereunder shall
commence or terminate on any day other than the first day of a calendar
month, the rent for such partial calendar month shall be prorated and payable
at beginning of fifth (5th) full calendar month of the Term. The rent shall
be payable to Landlord or, if Landlord shall so direct in writing, to
Landlord's agent or nominee, in lawful money of the United States which shall
be legal tender for payment of all debts and dues, public

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and private, at the time of payment, at the office of the Landlord or such
place as Landlord may designate, and the rent and other charges in all
circumstances shall be payable without any setoff or deduction whatsoever.
B. Tenant's payments under this Lease shall include all Yearly Rent, Tenant's
Proportionate Share of Taxes and Operating Costs,  and all other additional
rent and costs of every kind relating to the Premises as specified in this
Lease and Tenant shall pay all Yearly Rent, Tenant's Proportionate Share of
Taxes and Operating Costs, and all such other  additional rent and costs o
without notice, demand, setoff, deduction, counterclaim, defense or abatement
except as specifically provided in the Lease.

7.  RENTABLE AREA
The Total Rentable Area of the Premises, Building Portion A and the Building
shall be deemed to be as set forth in the Lease Summary Sheet.

8. SERVICES FURNISHED BY LANDLORD

8.1 Building Services.
 The Building shall be open to the public Mondays through Fridays, from 8:00
a.m. to 6:00 p.m. and Saturdays 8:00 a.m. to 1:00 p.m., excepting legal
holidays ("Standard Building Hours"). Tenant shall have keycard access to the
Building and the Premises twenty-four hours a day, seven days a week.

8.2 Water.
Landlord shall furnish hot and cold water for ordinary Premises, cleaning,
toilet, lavatory and drinking purposes. If Tenant requires, uses or consumes
water for any purpose other than for the aforementioned purposes, Landlord
may (i) assess a reasonable charge for the additional water so used or
consumed by Tenant or (ii) install a water meter and thereby measure Tenant's
water consumption for all purposes. Tenant agrees to pay for water consumed,
as shown on said meter, together with the sewer charge based on said meter
charges, as and when bills are rendered, and on default in making such
payment Landlord may pay such charges and collect the same from Tenant. All
piping and other equipment and facilities for use of water outside the
building core will be installed and maintained by Landlord at Tenant's sole
cost and expense.

8.3  Elevators, Heat, Cleaning.
(a)	Landlord shall: (i) provide necessary elevator facilities (as currently
in the Building); (ii) furnish heat (substantially equivalent to that being
furnished in comparably aged similarly equipped office buildings in the same
city) to the Premises during the normal heating season on business days; and
(iii) cause the office areas of the Premises to be cleaned on business days
(except on Saturdays) provided the same are kept in order by Tenant. Either
Exhibit 3 (if annexed hereto) or, otherwise, the cleaning standards generally
prevailing in first-class office buildings in the city or town where the
Building is located, shall represent substantially the extent and scope of
the cleaning by Landlord referred to in this Article 8.3.
(b)	The parties agree and acknowledge that, despite reasonable precautions
in selecting cleaning and maintenance contractors and personnel, any property
or equipment in the Premises of a delicate, fragile or vulnerable nature may
nevertheless be damaged in the course of and maintenance services being
performed. Accordingly, Tenant shall take reasonable protective precautions
with such property and equipment (including, without limitation, computers or
other data processing components or equipment and optical or electronic
equipment, etc.), e.g., housing the property and equipment in a separate,
locked room, so as to render it inaccessible to the Building's cleaning
personnel.

8.4  Air Conditioning. Landlord shall through the air conditioning equipment
of the Building furnish to and distribute in the Premises through the
existing distribution system air

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conditioning as normal seasonal changes may require on business days
during Standard Building Hours when air conditioning may reasonably be
required for the comfortable occupancy of the Premises by Tenant. Tenant
agrees to cooperate fully with Landlord with regard to, and to abide by all
the reasonable regulations and requirements which Landlord may prescribe for
the proper functioning and protection of the air conditioning system. The
foregoing design conditions shall be based upon an occupancy within each
separately partitioned area in the Premises of not more than one person per
100 square feet of Total Rentable Area and upon a combined lighting and
standard electrical load not to exceed 2 1/2 watts per square foot of Total
Rentable Area.

8.5  Additional Heat, Air Conditioning and Cleaning Services.
(a)	Landlord will use reasonable efforts upon reasonable advance written
notice from Tenant of its requirements in that regard, to furnish additional
heat, cleaning or air conditioning services to the Premises on days and at
times other than as above provided.

(b)	In the event that Tenant shall require additional heating or air
conditioning services beyond the Standard Building Hours, Landlord shall
provide said services at a rate of per hour which may be established by
Landlord from time to time. In the event that said services are also
requested by additional tenants of Building Portion A, such rate shall be
apportioned evenly among the requesting parties.
(c)	Tenant will pay to Landlord a reasonable charge (i) for any cleaning
service requested or required by Tenant on days or at times other than as
provided under Section 8.3(a) (iii) above, (ii) for any extra cleaning of the
Premises required because of the carelessness or indifference of Tenant or
because of the nature of Tenant's business, and (iii) for any cleaning done
at the request of Tenant of any portions of the Premises which may be used
for, manufacturing, storage, shipping room or other non-office purposes. If
the cost to Landlord for cleaning the Premises shall be increased due to the
installation in the Premises, at Tenant's request, of any materials or finish
other than those which are building standard, Tenant shall pay to Landlord an
amount equal to such increase in cost. Tenant shall pay all after hours
additional heat, cleaning or air conditioning service charges to Landlord
within fifteen (15) days after Landlord bills Tenant for said charges.

8.6  Additional Air Conditioning Equipment.
In the event Tenant requires additional air conditioning for business
machines, meeting rooms or other special purposes, or because of occupancy or
excess electrical loads, any additional air conditioning units, chillers,
condensers, compressors, ducts, piping and other equipment, such additional
air conditioning equipment will be installed and maintained by Landlord (or,
at Landlord's election, by Tenant), all at Tenant's sole cost and expense,
but Tenant shall be entitled to same only if, in Landlord's reasonable
judgment, the same will not cause damage or injury to the Building or create
a dangerous or hazardous condition or entail excessive or unreasonable
alterations, repairs or expense or interfere with or disturb other tenants;
and Tenant shall reimburse Landlord in such an amount as will compensate it
for the cost incurred by it in operating such additional air conditioning
equipment.

8.7  Repairs.
Except as otherwise provided in Articles 18 and 20, and subject to Tenant's
obligations in Article 14, Landlord shall keep and maintain the roof,
exterior walls, structural floor slabs, columns, elevators, public stairways
and corridors, lavatories, equipment (including, without limitation,
sanitary, electrical, heating air conditioning, or other systems) and other
common facilities of the Building in good condition and repair.

8.8  Interruption or Curtailment of Services.
When necessary by reason of accident or emergency, or for repairs,
alterations, replacements or improvements which in the reasonable judgment of
Landlord are desirable or necessary to be made, or of difficulty or inability
in securing supplies or labor, or of strikes, or of any other cause beyond
the reasonable control of Landlord, whether such other cause be similar or
dissimilar to those hereinabove specifically mentioned until said cause has
been removed, Landlord reserves the right to interrupt, curtail,

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stop or suspend (i) the furnishing of heating, elevator, air conditioning,
and cleaning services and (ii) the operation of the plumbing and electric
systems. Landlord shall exercise reasonable diligence to eliminate the cause
of any such interruption, curtailment, stoppage or suspension, but there
shall be no diminution or abatement of rent or other compensation due from
Landlord to Tenant hereunder, nor shall this Lease be affected or any of the
Tenant's obligations hereunder reduced, and the Landlord shall have no
responsibility or liability for any such interruption, curtailment stoppage,
or suspension of services or systems.

8.9  Energy Conservation.
Notwithstanding anything to the contrary in this Article 8 or in this Lease
contained, Landlord may institute, and Tenant shall comply with, such
policies, programs and measures as may be necessary, required, or expedient
for the conservation and/or preservation of energy or energy services, or as
may be necessary or required to comply with applicable codes, rules
regulations or standards.

8.10Parking.  Tenant shall have the non-exclusive right, in common with other
tenants and occupants of the Building, and their invitees, and others to whom
Landlord may grant such rights, to park in the parking areas serving the
Building from time to time. Tenant's rights shall be subject to the following
terms and conditions, and such rules and regulations as Landlord may
promulgate from time to time. All such parking shall be on a first come,
first served basis, and Landlord reserves the right to increase, decrease,
rearrange and relocate the parking areas provided that Landlord maintains a
parking ratio for the Building of 3.6 spaces per 1,000 leaseable square feet
of space in the Building subject to takings, temporary interruptions and
conditions beyond the reasonable control of Landlord.

8.11  Miscellaneous.
Other than air conditioning, all services provided by Landlord to Tenant are
based upon an assumed maximum premises population of one person per two
hundred (200) square feet of Total Rentable Area, which limit Tenant shall in
no event exceed.

9.  ADDITIONAL RENT/EXPENSES.

9.1  Definitions.
As used in this Article 9, the words and terms which follow mean and include
the following:
(a)	"Operating Year" shall mean a calendar year in which occurs any part of
the term of this Lease.
(b)	"Tenant's Proportionate Share" shall be as stated in the Lease Summary
Sheet.
(c)	"Taxes" shall mean the real estate taxes and other taxes, levies and
assessments imposed upon the Building and the Land and upon any personal
property of Landlord used in the operation thereof, or Landlord's interest in
the Building, Land or such personal property; charges, fees and assessments
for transit, housing, police, fire or other governmental services or
purported benefits to the Building or Land, service or user payments in lieu
of taxes; and any and all other taxes, levies, betterments, assessments and
charges arising from the ownership, leasing, operating, use or occupancy of
the Building or Land, or based upon rentals derived therefrom, which are or
shall be imposed by National, State, Municipal or other authorities. As of
the Execution Date, Taxes shall not include any franchise, rental, income or
profit tax, capital levy or excise taxes, provided, however, that any of the
same and any other tax, excise, fee, levy, charge or assessment, however
described, that may in the future be levied or assessed as a substitute for
or an addition to, in whole or in part, any tax, levy or assessment which
would otherwise constitute Taxes, whether or not now customary or in the
contemplation of the parties on the Execution Date of this Lease, shall
constitute Taxes, but only to the extent calculated as if the Building and
the Land is the only real estate owned by

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<PAGE>

Landlord. Taxes shall also include
expenses of tax abatement or other proceedings contesting assessments or
levies.
(d)	"Tax Period" shall be any fiscal/tax period in respect of which Taxes
are due and payable to the appropriate governmental taxing authority, any
portion of which period occurs during the term of this Lease, the first such
Period being the one in which the Commencement Date occurs.
(e)	"Operating Costs":
(1)	Definition of Operating Costs.  "Operating Costs" shall mean all costs
incurred and expenditures of whatever nature made by Landlord in the
operation and management for repair and replacements, cleaning and
maintenance of the Building, Land and grounds including, without limitation,
vehicular and pedestrian passageways related to the Building or Land, and all
related equipment, facilities and appurtenances, elevators, cooling and
heating equipment. In the event that Landlord or Landlord's managers or
agents perform services for the benefit of the Building off-site which would
otherwise be performed on-site (e.g., accounting), the cost of such services
shall be reasonably allocated among the properties benefiting from such
service and shall be included in Operating Costs. The Building's pro rata
share (as reasonably determined by Landlord) of the cost of operating,
managing (including, without limitation, the cost of the management office),
maintaining and cleaning (including, without limitation, snow and ice
removal) the common areas shall be included in Operating Costs. Operating
Costs shall include, without limitation, those categories of Specifically
Included Operating Costs, as set forth below, but shall not include "Excluded
Costs," as hereinafter defined.
(2)	Definition of Excluded Costs.  "Excluded Costs" shall be defined as the
cost of electric energy purchased for the Premises by Tenant under Article
14.3 hereof, mortgage charges, brokerage commissions or other costs related
to the sale or marketing (including leasing) of the Building or Land,
salaries of executives and owners not directly employed in the
management/operation of the Building, the cost of work done by Landlord for a
particular tenant for which Landlord has the right to be reimbursed by such
Tenant, management fees to the extent they exceed three percent (3.0%) of
gross rentals  in the Building per annum, and, subject to Subparagraph (3)
below, such portion of expenditures as are not properly chargeable against
income. In addition, Landlord agrees that the amount of Operating Costs
(excluding  those arising from "Non-controllable Costs") shall not increase
by more than four percent (4.0%) per annum on a cumulative basis throughout
the Term. For purposes hereof, the term "Non-controllable Costs" shall mean
the costs of plowing, removal, sanding and/or salting of snow and ice;
utilities; and insurance,
(3)	Capital Expenditures.
(i)	Replacements.  If, during the term of this Lease, Landlord shall
replace any capital items or make any capital expenditures (collectively
called "Capital Expenditures") the total amount of which is not properly
includable in Operating Costs for the Operating Year in which they were made,
there shall nevertheless be included in such Operating Costs and in Operating
Costs for each succeeding Operating Year the amount, if any, by which the

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<PAGE>

Annual Charge-Off (determined as hereinafter provided) of such Capital
Expenditure (less insurance proceeds, if any, collected by Landlord by reason
of damage to, or destruction of the capital item being replace) exceeds the
annual Charge-Off of the Capital Expenditure for the item being replaced.
(ii)	New Capital Items.  If a new capital item is acquired which does not
replace another capital item which was worn out, has become obsolete, etc.,
then there shall be included in Operating Costs for each Operating Year in
which and after such Capital Expenditure is made the Annual Charge-Off of
such Capital Expenditure.
(iii)	Annual Charge-Off.  "Annual Charge-Off" shall be defined as the annual
amount of principal and interest payments which would be required to repay a
loan ("Capital Loan") in equal monthly installments over the Useful Life, as
hereinafter defined, of the capital item in question on a direct reduction
basis at an annual interest rate equal to the Capital Interest Rate, as
hereinafter defined, where the initial principal balance is the cost of the
capital item in question. Notwithstanding the foregoing, if Landlord
reasonably concludes on the basis of engineering estimates that a particular
Capital Expenditure will effect savings in Building operating expenses
including, without limitation, energy-related costs (whether by an actual
decrease in the then current costs or a reduction in the otherwise projected
costs), and that such projected savings will, on an annual basis ("Projected
Annual Savings"), exceed the Annual Charge-Off of such Capital Expenditure
computed as aforesaid, then and in such events, the Annual Charge-Off shall
be increased to an amount equal to the Projected Annual Savings; and in such
circumstances, the increased Annual Charge-Off (in the amount of the
Projected Annual Savings) shall be made for such period of time as it would
take to fully amortize the cost of the capital item in question, together
with interest thereon at the Capital Interest Rate as aforesaid, in equal
monthly payments, each in the amount of one-twelfth (1/12th) of the Projected
Annual Savings, with such payments being applied first to interest and the
balance to principal.
(iv)	Useful Life.  "Useful Life" shall be reasonably determined by Landlord
in accordance with generally accepted accounting principles and practices in
effect at the time of acquisition of the capital item.
(v)	Capital Interest Rate.  "Capital Interest Rate" shall be defined as an
annual rate of either one percentage point over the AA Bond rate (Standard &
Poor's corporate composite or, if unavailable, its equivalent) as reported in
the financial press at the time the Capital Expenditure is made or, if the
capital item is acquired through third-party financing, then the actual
(including fluctuating) rate paid by Landlord in financing the acquisition of
such capital item.

(4)	Specifically Included Categories of Operating Costs.  Operating Costs
shall include, but not be limited to, the following:

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<PAGE>

Taxes (other than real estate taxes):  Sales, Federal Social Security,
Unemployment and Old Age Taxes and contributions and State Unemployment taxes
and contributions accruing to and paid by the Landlord on account of all
employees of Landlord and/or Landlord's managing agent, who are employed or
on account of the Building, except that taxes levied upon the net income of
the Landlord and taxes withheld from employees, and "Taxes" as defined in
Article 9.1(c) shall not be included herein.
Water:  All charges and rates connected with water supplied to the Building
and related sewer use charges.
Heat and Air Conditioning: All charges connected with heat and air
conditioning supplied to the Building.
Wages:  Wages and cost of all employee benefits of all employees of the
Landlord and/or Landlord's managing agent who are employed in, about or on
account of the Building.
Cleaning:  The cost of labor and material for cleaning the Building,
surrounding areaways and windows in the Building.
Elevator Maintenance:  All expenses for or on account of the upkeep and
maintenance of all elevators in the Building.
Electricity:  The cost of all electric current for the operation of any
machine, appliance or device used for the operation of the Premises and the
Building, including the cost of electric current for the elevators, lights,
air conditioning and heating, but not including electric current which is
paid for directly to the utility by the user/tenant in the Building. (As
Tenant pays separately for its own consumption as determined by  separate
meter(s) installed by Landlord within the Premises, then Operating Costs
shall include only Building and public area electric current consumption and
not any demised premises electric current consumption. Wherever separate
metering is unlawful, prohibited by utility company regulation or tariff or
is otherwise impracticable, relevant consumption figures for the purposes of
this Article 9 shall be determined by fair and reasonable allocations and
engineering estimates made by Landlord.
Insurance, etc.:  Fire, casualty, liability and such other insurance as may
from time to time be maintained by Landlord or may be required by lending
institutions on first-class office buildings in the city or town wherein the
Building is located and all other expenses customarily incurred in connection
with the operation and maintenance of first-class office buildings in the
city or town wherein the Building is located including, without limitation, a
management fee payable by Landlord and rental costs associated with the
Building 's management office.

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<PAGE>

9.2  Expenses.
A. For purposes of determining Tenant's Proportionate Share of Operating
Costs and Taxes, the following shall apply. Tenant shall pay (i) Tenant's
Building Proportionate Share of Operating Costs which are not incurred solely
for the operation of Building Portion A, plus (ii) Tenant's Building Portion
A Proportionate Share for Operating Costs which are incurred solely for the
operation of Building Portion A, plus (iii) Tenant's Building Proportionate
Share of Taxes. The determination of which Operating Costs are incurred
solely for the operation of Building Portion A shall be made by Landlord.
exercising reasonable judgement.

	B.  Direct Reimbursables.  In addition to Tenant's Proportionate Share
of Operating Costs and Taxes, at Landlord's option, Tenant also shall
reimburse Landlord for Tenant's Direct Reimbursable Expenses. "Direct
Reimbursement Expenses" means Operating Costs which can be attributed
directly to the operation, maintenance, repair and/or replacement of the
premises of an individual tenant or a group of tenants. At Landlord's option
and to the extent feasible, Landlord will charge Direct Reimbursable Expenses
directly to Tenant or pro rata to those tenants for which such expenses were
incurred, and such expenses shall be  due and payable fifteen  (15) days
after receipt of a bill from Landlord. Direct Reimbursable Expenses which
represent a component of Operating Costs incurred primarily for the benefit
of one or a group of tenants shall not be included in the Operating Costs for
purposes of determining Tenant's Proportionate Share thereof so as to
eliminate duplication of component items for which Tenant is being charged
directly. However, such tenant or group of tenants shall remain liable for
any other Operating Costs incurred by Landlord. For example, if Tenant or a
group of tenants were to maintain its own HVAC system at its own expense,
such item would be excluded from Operating Costs for purposes of determining
Tenant's or such tenants' proportionate shares, and the Operating Costs for
such tenants would include only the cost of HVAC for the common areas of the
Building.

C.	Extrapolation. With respect to any Lease Year in which the Building or
Building Portion A is not 95% occupied, the Operating Costs which vary based
on the occupancy of the Building shall, for the purpose of determining
Operating Costs, be increased for such period to the amount which would have
been incurred had the Building or Building Portion A, as the case may be,
been 95% occupied.
D.	Payments.  Beginning on the Commencement Date, and including during and
with respect to all periods of free Base Rent, Tenant shall pay to Landlord
Tenant's Proportionate Share of Operating Costs and Taxes, which amounts
shall be due fifteen (15) days after when billed by Landlord. At Landlord's
option, however, Landlord may, from time to time, provide Tenant with an
estimate of the expected Operating Costs and Taxes for the coming Operating
Year, and an estimate of Tenant's additional rent for such Operating Costs
and Taxes, and said additional rent shall be payable by Tenant monthly during
each Operating Year of the term of the Lease on the first day of each
calendar month. In the event that Tenant pays Landlord's estimate of Tenant's
Proportionate Share of Operating Costs and Taxes, Landlord shall use its best
efforts to deliver to Tenant within ninety (90) days after the expiration of
each Operating Year a reasonably detailed statement showing Tenant's
Proportionate Share of the actual Operating Costs and Expenses incurred
during such year. Landlord's failure to deliver the statement to Tenant
within said period shall not constitute Landlord's waiver of its right to
collect said amounts or otherwise prejudice Landlord's rights hereunder. If
Tenant's payments under this Article 9.2 during said Operating Year exceed
Tenant's Proportionate Share as indicated on said statement, Tenant shall be
entitled to credit the amount of such overpayment against Tenant's
Proportionate Share next falling due, and if this Lease terminates before
Tenant has received full credit, the remainder shall be paid to Tenant upon
delivery of Landlord's annual statement next following termination of this
Lease. If Tenant's payments under this Article 9.2 during said Operating Year
were less than Tenant's Proportionate Share as indicated on said statement,

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<PAGE>

Tenant shall pay to Landlord the amount of the deficiency to Landlord within
fifteen (15) days when billed therefor. Landlord and Tenant shall forthwith
adjust between them by cash payment any balance determined to exist with
respect to that portion of the last Operating Year for which Tenant is
responsible for Operating Costs and Taxes, notwithstanding that the Lease may
have terminated before the end of such Operating Year; and this provision
shall survive the expiration or earlier termination of the Lease.
Appropriate credit against Tenant's Proportionate Share of Operating Costs
and Taxes shall be given for any refund obtained by reason of a reduction in
any Taxes by the assessors or the administrative, judicial or other
governmental agency responsible therefor. The original computations, as well
as reimbursement or payments of additional charges, if any, or allowances, if
any, under the provisions of this Article 9.2 shall be based on the original
assessed valuations with adjustments to be made at a later date when the tax
refund, if any, shall be paid to Landlord by the taxing authorities.
Expenditures for legal fees and for other similar or dissimilar expenses
incurred in obtaining the tax refund may be charged against the tax refund
before the adjustments are made for the Tax Period.

9.3  Part Years.
If the Commencement Date or the Termination Date occurs in the middle of an
Operating Year, Tenant shall be liable for only that portion of the Operating
Costs and Taxes in respect of such Operating Year represented by a fraction
the numerator of which is the number of days of the herein term which falls
within the Operating Year and the denominator of which is three hundred
sixty-five (365).

9.4  Disputes, etc.
Any disputes arising under this Article 9 may, at the election of either
party, be submitted to arbitration as hereinafter provided. Any obligations
under this Article 9 which shall not have been paid at the expiration or
sooner termination of the term of this Lease shall survive such expiration
and shall be paid when and as the amount of same shall be determined to be
due.

10.  CHANGES OR ALTERATIONS BY LANDLORD
Landlord reserves the right, exercisable by itself or its nominee, at any
time and from time to time without the same constituting an actual or
constructive eviction and without incurring any liability to Tenant therefor
or otherwise affecting Tenant's obligations under this Lease, to make such
changes, alterations, additions, improvements, repairs or replacements in or
to (i) the Building (including the Premises) and the fixtures and equipment
thereof, (ii) the Building entrances, halls, passages, elevators, escalators,
and stairways of the Building, as it may deem necessary or desirable, and
(iii) the arrangement and/or location of entrances or passageways, doors and
doorways, and corridors, elevators, stairs, toilets, or other public parts of
the Building, or (iv) the common areas of the Building, provided, however,
that there be no unreasonable obstruction of the right of access to, or
unreasonable interference with the use and enjoyment of, the Premises by
Tenant. Nothing contained in this Article 10 shall be deemed to relieve
Tenant of any duty, obligation or liability of Tenant with respect to making
any repair, replacement or improvement or complying with any law, order or
requirement of any governmental or other authority. Landlord reserves the
right to adopt and at any time and from time to time to change the name or
address of the Building. Neither this Lease nor any use by Tenant shall give
Tenant any right or easement for the use of any door or any passage or any
concourse connecting with any other building or to any public convenience,
and the use of such doors, passages and concourses and of such conveniences
may be regulated or discontinued at any time and from time to time by
Landlord without notice to Tenant and without affecting the obligation of
Tenant hereunder or incurring any liability to Tenant therefor, provided,
however, that there be no unreasonable obstruction of the right of access to,
or unreasonable interference with the use of the Premises by Tenant.

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<PAGE>

11.  FIXTURES, EQUIPMENT AND IMPROVEMENTS-REMOVAL BY TENANT
All fixtures, equipment, improvements and appurtenances attached to or built
into the Premises prior to or during the term, whether by Landlord at its
expense or at the expense of Tenant (either or both) or by Tenant shall be
and remain part of the Premises and shall not be removed by Tenant during or
at the end of the term unless Landlord otherwise elects to require Tenant to
remove such fixtures, equipment improvements and appurtenances, in accordance
with Articles 12 and/or 22 of the Lease. All , plumbing, heating and
sprinkling systems, fixtures and outlets, vaults, paneling, molding,
shelving, radiator enclosures, cork, rubber, linoleum and composition floors,
ventilating, silencing, air conditioning and cooling equipment, shall be
deemed to be included in such fixtures, equipment, improvements and
appurtenances, whether or not attached to or built into the Premises. Where
not built into the Premises, all removable electric fixtures, telephone,
telegraph, communications, radio,  carpets, drinking or tap water facilities,
furniture, or trade fixtures or business equipment or Tenant's inventory or
stock in trade shall not be deemed to be included in such fixtures, equipment
improvements and appurtenances and may be, and upon the request of Landlord
will be, removed by Tenant upon the condition that such removal shall not
materially damage the Premises or the Building and that the cost of repairing
any damage to the Premises or the Building arising from installation or such
removal shall be paid by Tenant.  Notwithstanding hereinabove to the
contrary, however, cabling for communication equipment shall, at Landlord's
option, be left in place and Tenant shall use reasonable efforts when
disconnecting equipment therefrom, to ensure that such cabling be left in a
re-usable condition..

12.  ALTERATIONS AND IMPROVEMENTS BY TENANT
Tenant shall make no alterations, decorations, installations, removals,
additions or improvements in or to the Premises or the Building (hereinafter
collectively referred to as "Alterations") without Landlord's prior written
consent and then only those made by contractors or mechanics approved by
Landlord, Landlord hereby granting its consent to Tenant's Work specified on
Exhibit TW, subject to Landlord's approval of any plans and specifications
not finalized at the time execution hereof by Landlord. No installations or
work shall be undertaken or begun by Tenant until: (i) Landlord has approved
written plans and specifications, which are sufficiently detailed to obtain a
building permit, and a time schedule for such work; (ii) Tenant has made
provision for either written waivers of liens from all contractors, laborers
and suppliers of materials for such installations or work, the filing of lien
bonds on behalf of such contractors, laborers and suppliers, or other
appropriate protective measures approved by Landlord; and (iii) Tenant has
procured appropriate surety payment and performance bonds. No amendments or
additions to such plans and specifications shall be made without the prior
written consent of Landlord. Landlord's approval is solely given for the
benefit of Landlord and neither Tenant nor any third party shall have the
right to rely upon Landlord's approval of Tenant's plans for any purpose
whatsoever. Without limiting the foregoing, Tenant shall be responsible for
all elements of the design of Tenant's plans (including, without limitation,
compliance with law, functionality of design, the structural integrity of the
design, the configuration of the Premises and the placement of Tenant's
furniture, appliances and equipment), and Landlord's approval of Tenant's
plans shall in no event relieve Tenant of the responsibility for such design.
Landlord shall have no liability or responsibility for any claim, injury or
damage alleged to have been caused by the particular materials, whether
building standard or non-building standard, appliances or equipment selected
by Tenant in connection with any work performed by or on behalf of Tenant in
the Premises including, without limitation, furniture, carpeting, copiers,
laser printers, computers and refrigerators. Any such Alterations shall be
done at Tenant's sole expense, except to the extent such work is included in
the Allowance as defined in Article 4.4 hereof, and at such times and in such
manner as Landlord may from time to time designate. If Tenant shall make any
Alterations as provided above then, except for Tenant's Work specified on
Exhibit TW,

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Landlord may elect to require the Tenant at the expiration or
sooner termination of the term of this Lease to restore the Premises to
substantially the same condition as existed at the Commencement Date. Should
Tenant make any Alterations without the prior approval of Landlord, or use a
contractor not expressly approved by Landlord, Landlord may, at any time
during the term of this Lease, require that Tenant remove all or part of the
Alterations and return the Premises to the condition it was in prior to the
making of the Alterations. Notwithstanding the foregoing, Landlord hereby
acknowledges that Tenant shall not be required to obtain Landlord's consent,
or follow the procedures set forth in this Article, with respect to  any  non
structural alterations which cost less than $30,000 and which do not require
a governmental permit, such as, without limitation, painting.

13.  TENANT'S CONTRACTORS-MECHANICS' AND OTHER LIENS-STANDARD OF TENANT'S
PERFORMANCE-COMPLIANCE WITH LAWS
Whenever Tenant shall make any alterations, decorations, installations,
removals, additions or improvements (which alterations, decorations,
installations, removals, additions or improvements shall be made in
accordance with the terms of this Lease) in or to the Premises, whether such
work be done prior to or after the Commencement Date, Tenant will strictly
observe the following covenants and agreements:
(a)	Tenant agrees that it will not, either directly or indirectly, use any
contracts and/or materials if their use will create any difficulty, whether
in the nature of a labor dispute or otherwise, with other contractors and/or
labor engaged by Tenant or Landlord or others in the construction,
maintenance and/or operation of the Building or any part thereof.
(b)	In no event shall any material or equipment be incorporated in or added
to the Premises, so as to become a fixture or otherwise a part of the
Building, in connection with any such alteration, decoration, installation,
addition or improvement which is subject to any lien, charge, mortgage or
other encumbrance of any kind whatsoever or is subject to any security
interest or any form of title retention agreement. No installations or work
shall be undertaken or begun by Tenant until (i) Tenant has made provision
for written waiver of liens from all contractors, laborers and suppliers of
materials for such installations or work, and taken other appropriate
protective measures approved by Landlord; and (ii) Tenant has procured
appropriate surety payment and performance bonds which shall name Landlord as
additional obligee and has filed lien bond(s) (in jurisdictions where
available) on behalf of such contractors, laborers and suppliers. Any
mechanic's lien filed against the Premises or the Building for work claimed
to have been done for, or materials claimed to have been furnished to, Tenant
shall be discharged by Tenant within ten (10) days thereafter, at Tenant's
expense by filing the bond required by law or otherwise. If Tenant fails so
to discharge any lien, Landlord may do so at Tenant's expense and Tenant
shall reimburse Landlord for any expense or cost incurred by Landlord in so
doing within fifteen (15) days after rendition of a bill therefor.
(c)	All installations or work done by Tenant shall be at its own expense
and shall at all times comply with (i) laws, rules, orders and regulations of
governmental authorities having jurisdiction thereof, (ii) orders, rules and
regulations of any Board of Fire Underwriters, or any other hereafter
constituted exercising similar functions, and governing insurance rating
bureaus; (iii) Rules Regulations of Landlord; and (iv) plans and
specifications prepared by and at the expense of Tenant theretofore submitted
to and approved by Landlord.
(d)	Tenant shall procure all necessary permits before undertaking any work
in Premises; do all of such work in a good and workmanlike manner, employing
materials of good quality and complying with all governmental requirements;
and defend, save, hold harmless, exonerate and indemnify Landlord from all
injury, loss or damage to any person or property occasioned by or growing out
of such work. Tenant shall cause contractors employed by Tenant

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to carry Worker's Compensation Insurance in accordance with statutory
requirements, Automobile Liability Insurance and, naming Landlord, Landlord's
agent(s) and Landlord's mortgagee(s) each as an additional insured,
Commercial General Liability Insurance covering such contractors on or about
the Premises in the amounts stated in Article 15 hereof or in such other
reasonable amounts as Landlord shall require and to submit certificates
evidencing such coverage to Landlord prior to the commencement of such work.
(e)	Tenant shall give Landlord not less than ten (10) days' advance written
notice prior to the commencement of any work in the Premises by Tenant, and
Landlord shall have the right to post notices of non-responsibility in or on
the Premises or the Building as provided by law.

14.  REPAIRS BY TENANT-FLOOR LOAD

14.1  Repairs by Tenant.
  Subject to Landlord's obligation to provided cleaning as set forth  in
Article 8.3(a)iii, above, Tenant shall keep all and singular the Premises
neat and clean (including periodic rug shampoo and waxing of tiled floors and
cleaning of blinds and drapes) and in such repair, order and condition as the
same are in on the Commencement Date or may be put in during the term hereof,
reasonable use and wearing thereof and damage by fire or by other casualty
excepted. Tenant shall be solely responsible for the proper maintenance of
all equipment and appliances operated by Tenant, including, without
limitation, copiers, laser printers, computers and refrigerators. Tenant
shall make, as and when needed as a result of misuse by, or neglect or
improper conduct of, Tenant or Tenant's servants, employees, agents,
contractors, invitees, or licensees or otherwise, all repairs in and about
the Premises necessary to preserve them in such repair, order and condition,
which repairs shall be in quality and class equal to the original work.
Landlord may elect at the expense of Tenant, unless Tenant remedies the
situation within ten (10) days after receipt of Landlord's notice (except
that no notice shall be required in emergency situations), to make any such
repairs or to repair any damage or injury to the Building or the Premises
caused by moving property of Tenant in or out of the Building, or by
installation or removal of furniture or other property, or by misuse by, or
neglect, or improper conduct of, Tenant or Tenant's servants, employees,
agents, contractors, or licensees.

14.2  Floor Load-Heavy Machinery.
Tenant shall not place a load upon any floor of the Premises exceeding the
floor load per square foot of area which such floor was designed to carry and
which is allowed by law. Landlord reserves the right to prescribe the weight
and position of all business machines and mechanical equipment, including
safes, which shall be placed so as to distribute the weight. Business
machines and mechanical equipment shall be placed and maintained by Tenant at
Tenant's expense in settings sufficient in Landlord's judgment to absorb and
prevent vibration, noise and annoyance. Tenant shall not move any safe, heavy
machinery, heavy equipment, freight, bulky matter, or fixtures into or out of
the Building without Landlord's prior written consent. If such safe,
machinery, equipment freight, bulky matter or fixtures requires special
handling, Tenant agrees to employ only persons holding a Master Rigger's
License to do said work, and that all work in connection therewith shall
comply with applicable laws and regulations. Any such moving shaft be at the
sole risk and hazard of Tenant and Tenant will defend, indemnify and save and
hold Landlord harmless against and from any liability, loss, injury, claim or
suit resulting directly or indirectly from such moving. Proper placement of
all such business machines, etc., in the Premises shall be Tenant's
responsibility.

14.3  Electric Current.
In addition to Yearly Rent and Operating Costs, Tenant shall pay during the
term of this Lease the cost of all electric current for the operation of any
machine, appliance or device used for the operation of the Premises,
including without limitation the cost of electric current for lights, plugs,
business machines and HVAC, charged at the average cost

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per KWH paid by Landlord. The electricity for such purposes is check metered
by meters installed by Landlord at its sole cost and the charge hereunder
shall be based on the actual usage shown on such check meter(s). Landlord
shall not be liable in any way to Tenant for any failure or defect in the
supply or character of electrical energy furnished to the Premises by reason
of any requirement, act or omission of the public utility serving the
Building with electricity unless due to the act or omission of Landlord.
Tenant's use of electrical energy in the Premises shall not at any time
exceed the capacity of any of the electrical conductors and equipment in or
otherwise presently serving the Premises. Any additional feeders or risers to
supply Tenant's electrical requirements in addition to those originally
installed and all other equipment proper and necessary in connection with
such feeders or risers, shall be installed by Landlord upon Tenant's request,
at the sole cost and expense of Tenant, provided that such additional feeders
and risers are permissible under applicable laws and insurance regulations
and that the installation of such feeders or risers shall not cause permanent
damage or injury to the Building or cause or create a dangerous condition or
unreasonably interfere with other tenants of the Building. Tenant agrees that
it will not make any material alteration or material addition to the
electrical equipment and/or appliances in the Premises without the prior
written consent of Landlord in each instance first obtained, which consent
will not be unreasonably withheld, and will promptly advise Landlord of any
other alteration or addition to such electrical equipment and/or appliances.

15.  INSURANCE, INDEMNIFICATION, EXONERATION AND EXCULPATION

15.1.  Insurance - Tenant.
(a)	General Liability Insurance.  Tenant shall procure, and keep in force
and pay for Commercial General Liability Insurance insuring Tenant on an
occurrence basis against all claims and demands for personal injury liability
(including, without limitation, bodily injury, sickness, disease, and death)
or damage to property which may be claimed to have occurred from and after
the time Tenant and/or its contractors enter the Premises in accordance with
Article 4 of this Lease, of not less than Two Million ($2,000,000) Dollars in
the event of personal injury to any number of persons or damage to property,
arising out of any one occurrence, and from time to time thereafter shall be
not less than such higher amounts, if procurable, as may be reasonably
required by Landlord and are customarily carried by responsible similar
tenants in the City or Town wherein the Building is located.
If appropriate to Tenant's operation,  Tenant, at its own expense, shall
obtain and keep in force during the Term of this Lease pollution liability
coverage with coverages and limits as Landlord may reasonably require,
provided that Landlord may from time to time require an increase in such
limits.
(b)	Umbrella Liability.  Tenant, at its own expense, shall obtain and keep
in force during the term of this Lease a policy or policies providing
umbrella liability coverage, with terms following the form of the commercial
general liability insurance described in Article 15.1(a) above. Such
insurance shall be on an occurrence basis, providing limits of not less than
$3,000,000.00 per occurrence, in excess of the primary $2,000,000.00 required
in Article 15.1(a), so that combined liability limits provided by the
commercial general liability policy and this umbrella policy total not less
than $5,000,000.00 per occurrence. Should circumstances arise in which the
insurer is to be notified of circumstances that may lead to any claim against
this policy or policies, Landlord shall be concurrently notified of details
of such claim, and shall be provided subsequent information as to how such
claims affect the liability limits available for future claims.
(c)	Property Insurance.  Tenant, at its own expense, shall obtain and keep
in force during the Term of this Lease "All Risk" or "Special Form" property
insurance, with coverages acceptable to Landlord, in Landlord's sole
discretion. Said insurance shall be written on a ninety-five percent (95%)
replacement cost, Agreed Amount basis, on Tenant's personal property, all

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tenant improvements installed at Premises by Landlord or Tenant, Tenant's
trade fixtures and other property. If this Lease is terminated as a result of
a casualty in accordance with Article 18, the proceeds of said insurance
attributable to the replacement of all tenant improvements at the Premises to
be paid to the Landlord.
(d)	Workers' Compensation/Employer's Liability Insurance.  Tenant, at its
own expense, shall obtain and keep in force during the term of this Lease,
worker's compensation insurance as required by applicable law. Employer's
liability coverage with per occurrence limits not less than $500,000.00 shall
be maintained concurrently with the worker's compensation policy, and this
coverage shall be scheduled on the umbrella liability policy required in
Article 15.1(b) above.

15.2.  Certificates of Insurance.
Such insurance shall be effected with insurance companies approved by
Landlord, authorized to do business in the state wherein the Building is
situated, under valid and enforceable policies wherein Tenant names Landlord,
and at Landlord's option, the holder of any mortgage or deed of trust
encumbering the Building and any person or entity managing the Building on
behalf of the Landlord, as additional insureds. Said insurance companies
shall maintain during the policy term a rating of not less than "A" or better
under Standard & Poor's claims paying ability rating. All insurance obtained
by Tenant shall be primary to, and not contributory with any similar
insurance carried by the Landlord, whose insurance shall be considered excess
insurance only. Such insurance shall provide that it shall not be canceled or
modified without at least thirty (30) days' prior written notice to each
insured named therein. Tenant's insurance policies shall not include any
deductible or self-insured retentions in excess of $15,000.00 without
specific approval of the Landlord. Within fifteen (15) days prior to the
Commencement Date of this Lease and on or before the time Tenant's
contractors enter the Premises in accordance with Articles 14 of this Lease
and thereafter not less than fifteen (15) days prior to the expiration date
of each expiring policy, original copies of the policies provided for in
Article 15.1 issued by the respective insurers, or certificates of such
policies setting forth in full the provisions thereof and issued by such
insurers together with evidence satisfactory to Landlord of the payment of
all premiums for such policies, shall be delivered by Tenant to Landlord and
certificates as aforesaid of such policies shall upon request of Landlord, be
delivered by Tenant to the holder of any provided for in Article 15.1 issued
by the respective insurers, or certificates of such policies setting forth in
full the provisions thereof and issued by such insurers together with
evidence satisfactory to Landlord of the payment of all premiums for such
policies, shall be delivered by Tenant to Landlord and certificates as
aforesaid of such policies shall upon request of Landlord, be delivered by
Tenant to the holder of any mortgage affecting the Premises.

15.3.  General.
Tenant will save Landlord, its agents and employees, harmless and will
exonerate, defend and indemnify Landlord, its agents and employees, from and
against any and all claims, liabilities, penalties, and/or expenses
(including reasonable attorneys' fees) asserted by or on behalf of any
person, firm, corporation or public authority arising from the Tenant's
breach of the Lease or:
(a)	On account of or based upon any injury to person, or loss of or damage
to property, sustained or occurring on the Premises on account of or based
upon the act, omission, fault, negligence or misconduct of any person
whomsoever (except to the extent the same is caused by Landlord, its agents,
contractors or employees);
(b)	On account of or based upon any injury to person, or loss of or damage
to property, sustained or occurring elsewhere (other than on the Premises) in
or about the Building (and, particular, without limiting the generality of
the foregoing, on or about the elevators, stairways, public corridors,
sidewalks, concourses, arcades, malls, galleries, vehicular tunnels,
approaches, areaways, or other appurtenances and facilities used in
connection with the Building or Premises) arising out of use or occupancy of
the Building

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or Premises by the Tenant, or by any person claiming by, through
or under Tenant, or on account of or based upon the act, omission, fault,
negligence or misconduct of Tenant, its agents, employees or
contractors(except to the extent the same is caused by Landlord, its agents,
contractors or employees); and
(c)	On account of or based upon (including monies due on account of) any
work thing whatsoever done (other than by Landlord or its contractors, or
agents or employees of either) on Premises during the term of this Lease and
during the period of time, if any, prior to the Commencement Date that Tenant
may have been given access to the Premises.
(d)	Tenant's obligations under this Article 15.3 shall be insured either
under the Commercial General Liability Insurance required under Article 15.1,
above, or by a contractual rider or other coverage; and certificates of
insurance in respect thereof shall be provided by Tenant to Landlord upon
request.

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15.4.  Property of Tenant.
In addition to and not in limitation of the foregoing, Tenant covenants and
agrees that, to the maximum extent permitted by law, all merchandise,
furniture, and property of every kind, nature and description related or
arising out of Tenant's leasehold estate hereunder, which may be in or upon
the Premises or Building, in the public corridors, or on the sidewalks,
areaways and approaches adjacent thereto, shall be at the sole risk and
hazard of Tenant, and that if whole or any part thereof shall be damaged,
destroyed, stolen or removed from any cause or reason whatsoever no part of
said damage or loss shall be charged to, or borne by, Landlord.

15.5.  Bursting of Pipes, etc.
Landlord shall not be liable for any injury or damage to persons or property
resulting from fire, explosion, falling plaster, steam, gas, air contaminants
or emissions, electricity, electrical or electronic emanations or
disturbance, water, rain or snow or leaks from any part the Building or from
the pipes, appliances, equipment or plumbing works or from the roof, street
or sub-surface or from any other place or caused by dampness, vandalism,
malicious mischief or by any other cause of whatever nature, unless caused by
or due to the negligence of Landlord, its agents, servants or employees, and
then only after (i) notice to Landlord of the condition claimed to constitute
negligence and (ii) the expiration of a reasonable time after such notice has
been received by Landlord without Landlord having taken all reasonable and
practicable means to cure or correct such condition; and pending such cure or
correction by Landlord, Tenant shall take all reasonably prudent temporary
measures and safeguards to prevent any injury, loss or damage to persons or
property. In no event shall Landlord be liable for any loss, the risk of
which is covered by Tenant's insurance or is required to be so covered by
this Lease; nor shall Landlord or its agents be liable for any such damage
caused by other tenants or persons in the Building or caused by operations in
construction of any private, public, or quasi-public work; nor shall Landlord
be liable for any latent defect in the Premises or in the Building.

15.6.  Repairs and Alterations-No Diminution of Rental Value.
Except as otherwise provided in Article 18, there shall be no allowance to
Tenant for diminution of rental value and no liability on the part of
Landlord by reason of inconvenience, annoyance or injury to Tenant arising
from any repairs, alterations, additions, replacements or improvements made
by Landlord, or any related work, Tenant or others in or to any portion of
the Building or Premises or any property adjoining the Building, or in or to
fixtures, appurtenances, or equipment thereof, or for failure of Landlord or
others to make any repairs, alterations, additions or improvements in or to
any portion of the Building, or of the Premises, or in or to the fixtures,
appurtenances or equipment thereof.

16.  ASSIGNMENT, MORTGAGING AND SUBLETTING

16.1.  Landlord's Consent Required.
Tenant shall not voluntarily or by operation of law assign, transfer,
hypothecate, mortgage, sublet, or otherwise transfer or encumber all or any
part of Tenant's interest in this Lease or in the Premises (hereinafter
collectively a "Transfer"), without Landlord's prior written consent, which
consent shall not be unreasonably withheld or delayed. Notwithstanding the
foregoing, provided Landlord is given ten (10) days prior written notice and
satisfactory evidence of the financial qualification and/or relationship to
Tenant set forth below, Landlord's consent shall not be required for a
Transfer to a parent, subsidiary, or commonly controlled affiliate of Tenant
or a Transfer resulting from an acquisition, merger, spin-off or
consolidation provided (i) the resulting "Tenant" entity as of the Transfer
has a demonstrated tangible net worth equal to or greater than that of the
then Tenant and any guarantor calculated as of the date of this Lease, (ii)
the proposed use by the Transferee is permitted within the Use of Premises as
stated in the Lease Summary Sheet, and (iii) all of the other terms and
conditions herein are satisfied (a "Permitted Transfer"). Landlord shall
respond to Tenant's written request for consent hereunder within ten (10)
days after Landlord's receipt of the written request from Tenant. Any
attempted Transfer without such consent shall be void and

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shall constitute a material default and breach of this Lease. Tenant's
written request for Landlord's consent shall include, and Landlord's ten (10)
day response period referred to above shall not commence, unless and until
Landlord has received from Tenant, all of the following information: (a)
financial statements for the proposed assignee or subtenant for the past two
(2) years (or if the proposed transferee has not existed for two (2) years,
then such period of its existence) prepared in accordance with generally
accepted accounting principles, (b) intentionally omitted, (c) a TRW credit
report or similar report on the proposed assignee or subtenant, (d) a
detailed description of the business the assignee or subtenant intends to
operate at the Premises,(e) the proposed effective date of the assignment or
sublease, (f) a copy of the proposed sublease or assignment agreement which
includes all of the terms and conditions of the proposed assignment or
sublease, and (g) a detailed description of any ownership or commercial
relationship between Tenant and the proposed assignee or subtenant. If the
obligations of the proposed assignee or subtenant will be guaranteed by any
person or entity, Tenant's written request shall not be considered complete
until the information described in (a), (b) and (c) of the previous sentence
has been provided with respect to each proposed guarantor. "Transfer" shall
also include the transfer (i) if Tenant is a corporation, and Tenant's stock
is not publicly traded over a recognized securities exchange, of more than
twenty five percent (25%) of the voting stock of such corporation during the
Term of this Lease (whether or not in one or more transfers) or the
dissolution or merger of the corporation, or (ii) if Tenant is a partnership
or other entity, of more than twenty five percent (25%) of the profit and
loss participation in such partnership or entity during the Term of this
Lease (whether or not in one or more transfers) or the dissolution or
liquidation of the partnership.

Notwithstanding the foregoing, provided Landlord is given fifteen (15) days
prior written notice and satisfactory evidence of the financial qualification
set forth below, Tenant may, without Landlord's consent, assign this Lease or
sublease any portion of the Premises to a parent, subsidiary, or provided
further that any such transferee has, immediately after the Transfer, a net
worth equal to or greater than that of Tenant at the date of this Lease (a
"Permitted Transfer"). Also, notwithstanding anything to the contrary
otherwise provided in this Lease,  Tenant's parent corporation, Cambex
Corporation, shall also be entitled to so occupy and use the Premises,
without the need of any additional consent of  Landlord.

16.2.  Terms and Conditions.
The following terms and conditions shall be applicable to any Transfer:
(a)  Regardless of Landlord's consent, no Transfer shall release Tenant from
Tenant's obligations hereunder or alter the primary liability of Tenant to
pay the rent and other sums due Landlord hereunder and to perform all other
obligations to be performed by Tenant hereunder or release any guarantor from
its obligations under its guaranty.
(b)  Landlord may accept rent from any person other than Tenant pending
approval or disapproval of an assignment or subletting.
(c)  Neither a delay in the approval or disapproval of a Transfer, nor the
acceptance of rent, shall constitute a waiver or estoppel of Landlord's right
to exercise its rights and remedies for the breach of any of the terms or
conditions of this Article 16.2.
(d)  The consent by Landlord to any Transfer shall not constitute a consent
to any subsequent Transfer by Tenant or to any subsequent or successive
Transfer by an assignee or subtenant. However, Landlord may consent to
subsequent Transfers or any amendments or modifications thereto without
notifying Tenant or anyone else liable on the Lease and without obtaining
their consent, and such action shall not relieve such persons from liability
under this Lease.

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(e)  In the event of any default under this Lease, Landlord may proceed
directly against Tenant, any guarantors or anyone else responsible for the
performance of this Lease, including any subtenant or assignee, without first
exhausting Landlord's remedies against any other person or entity responsible
therefor to Landlord, or any security held by Landlord.
(f)  Landlord's written consent to any Transfer by Tenant shall not
constitute an acknowledgment that no default then exists under this Lease nor
shall such consent be deemed a waiver of any then existing default.
(g)  The discovery of the fact that any financial statement relied upon by
Landlord in giving its consent to an assignment or subletting was materially
false shall, at Landlord's election, render Landlord's consent null and void.
(h)  Landlord shall not be liable under this Lease or under any assignment or
sublease to any assignee or subtenant.
(i)  No assignment or sublease may be modified or amended without Landlord's
prior written consent.

16.3.  Additional Terms and Conditions Applicable to Subletting.
The following terms and conditions shall apply to any subletting by Tenant of
all or any part of the Premises and shall be deemed included in all subleases
under this Lease whether or not expressly incorporated therein:
(a)  Tenant hereby absolutely and unconditionally assigns and transfers to
Landlord all of Tenant's interest in all rentals and income arising from any
sublease entered into by Tenant, and Landlord may collect such rent and
income and apply same toward Tenant's obligations under this Lease; provided,
however, that until a default shall occur in the performance of Tenant's
obligations under this Lease, Tenant may receive, collect and enjoy the rents
accruing under such sublease. Landlord shall not, by reason of this or any
other assignment of such rents to Landlord nor by reason of the collection of
the rents from a subtenant, be deemed to have assumed or recognized any
sublease or to be liable to the subtenant for any failure of Tenant to
perform and comply with any of Tenant's obligations to such subtenant under
such sublease, including, but not limited to, Tenant's obligation to return
any security deposit. Tenant hereby irrevocably authorizes and directs any
such subtenant, upon receipt of a written notice from Landlord stating that a
default exists in the performance of Tenant's obligations under this Lease,
to pay to Landlord the rents due as they become due under the sublease.
Tenant agrees that such subtenant shall have the right to rely upon any such
statement and request from Landlord, and that such subtenant shall pay such
rents to Landlord without any obligation or right to inquire as to whether
such default exists and notwithstanding any notice from or claim from Tenant
to the contrary.
(b)  In the event Tenant shall default in the performance of its obligations
under this Lease, Landlord at its option and without any obligation to do so,
may require any subtenant to attorn to Landlord, in which event Landlord
shall undertake the obligations of Tenant under such sublease from the time
of the exercise of said option to the termination of such sublease; provided,
however, Landlord shall not be liable for any prepaid rents or security
deposit paid by such subtenant to Tenant or for any other prior defaults of
Tenant under such sublease.

16.4.  Transfer Premium from Assignment or Subletting.
Landlord shall be entitled to receive from Tenant (as and when received by
Tenant) as an item of additional rent fifty percent

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(50%) of the Transfer Premium. The "Transfer Premium" shall mean all Yearly
Rent, additional rent or other consideration of any type whatsoever payable
by the assignee or subtenant in excess of the Yearly Rent and additional rent
payable by Tenant under this Lease. If less than all of the Premises is
transferred, the Yearly Rent and the additional rent shall be determined on a
per rentable square foot basis. "Transfer Premium" shall also include, but
not be limited to, key money and bonus money paid by the assignee or
subtenant to Tenant in connection with such Transfer, and any payment in
excess of fair market value for services rendered by Tenant to the assignee
or subtenant or for assets, fixtures, inventory, equipment, or furniture
transferred by Tenant to the assignee or subtenant in connection with such
Transfer. In determining any Transfer Premium, however, there shall be
deducted any out-of-pocket costs incurred and paid by Tenant in connection
with the assignment, such as, without limitation, broker's commissions or
other sales costs, legal fees, renovations, or clean-up costs.

16.5.  Landlord's Option to Recapture Space.
Notwithstanding anything to the contrary contained in this Article 16, but
excepting Permitted Transfers, if Tenant intends to assign this Lease or
sublease any portion of the Premises, Landlord shall have the option, by
giving written notice to Tenant within thirty (30) days after receipt of any
request by Tenant to assign this Lease or to sublease space in the Premises,
to terminate this Lease with respect to said space  (or, at Landlord's
option, as to the entire Premises if the proposed sublease space is fifty-
five percent (50%) or more of the Premises) as of the date thirty (30) days
after Landlord's election. In the event of a recapture by Landlord, if this
Lease shall be canceled with respect to less than the entire Premises, the
Yearly Rent, Tenant's Proportionate Share of Operating Costs and Taxes shall
be adjusted on the basis of the number of rentable square feet retained by
Tenant in proportion to the number of rentable square feet contained in the
original Premises, and this Lease as so amended shall continue thereafter in
full force and effect, and upon request of either party, the parties shall
execute written confirmation of same. If Landlord recaptures only a portion
of the Premises, it shall construct and erect at its sole cost such
partitions as may be required to sever the space to be retained by Tenant
from the space recaptured by Landlord. Landlord may, at its option, lease any
recaptured portion of the Premises to the proposed subtenant or assignee or
to any other person or entity without liability to Tenant. Tenant shall not
be entitled to any portion of the profit, if any, Landlord may realize on
account of such termination and reletting. Tenant acknowledges that the
purpose of this Article 16.5 is to enable Landlord to receive profit in the
form of higher rent or other consideration to be received from an assignee or
sublessee, to give Landlord the ability to meet additional space requirements
of other tenants of the Building and to permit Landlord to control the
leasing of space in the Building. Tenant acknowledges and agrees that the
requirements of this Article 16.5 are commercially reasonable and are
consistent with the intentions of Landlord and Tenant.

16.6.  Landlord's Expenses.
In the event Tenant shall assign this Lease or sublet the Premises or request
the consent of Landlord to any Transfer, then Tenant shall pay Landlord's
reasonable costs and expenses incurred in connection therewith, including,
but not limited to, attorneys', architects', accountants', engineers' or
other consultants' fees. Without limiting Tenant's obligation as set forth in
this Section 16.6, Tenant shall deliver to Landlord with each request for
Landlord's approval of a Transfer, a payment of $1,500.00 (which shall be
applied to Tenant's obligations under the first sentence of this Section 16.6
and shall in any event be non-refundable).

16.7.  Prohibited Transfers.
Notwithstanding anything in this Lease to the contrary, Tenant agrees that
the following Transfers are prohibited, and that Landlord may, in its sole
and unfettered discretion, refuse any or all requested exceptions to such
Prohibitions:
(a)	Any Transfer to a then-current tenant in the Building or other
buildings controlled by Landlord or Landlord's affiliates in Westborough
("Landlord's Westborough Properties"); and

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(b)	Any Transfer to a person or entity with which Landlord is then, or has
been within the preceding 120 days, in active negotiations to become a tenant
in any of the Landlord's Westborough Properties.

17.  MISCELLANEOUS COVENANTS
Tenant covenants and agrees as follows:

17.1.  Rules and Regulations.
Tenant will faithfully observe and comply with the Rules and Regulations, if
any, annexed hereto as Exhibit 4 and such other and further reasonable Rules
and Regulations as Landlord hereafter at any time or from time to time may
make and may communicate in writing to Tenant, which in the reasonable
judgment of Landlord shall be necessary for the reputation, safety, care or
appearance of the Building and Land, or the preservation of good order
therein, or the operation or maintenance of the Building and Land, or the
equipment thereof, or the comfort of tenants or others in the Building,
provided, however, that in the case of any conflict between the provisions of
this Lease and any such regulations, the provisions of this Lease shall
control, and provided further that nothing contained in this Lease shall be
construed to impose upon Landlord any duty or obligation to enforce the Rules
and Regulations or the terms, covenants or conditions in any other lease as
against any other tenant and Landlord shall not be liable to Tenant for
violation of the same by any other tenant, its servants, employees, agents,
contractors, visitors, invitees or licensees.

17.2.  Access to Premises-Shoring.
Tenant shall: (i) permit Landlord to erect, use and maintain pipes, ducts and
conduits in and through the Premises, provided the same do not materially
reduce the floor area or materially adversely affect the appearance thereof,
(ii) upon prior oral notice (except that no notice shall be required in
emergency situations), permit Landlord and any mortgagee of the Building or
the Building and land or of the interest of Landlord therein, and any lessor
under any ground or underlying lease, and their representatives, to have free
and unrestricted access to and to enter upon the Premises at all reasonable
hours for the purposes of inspection or of making repairs, replacements or
improvements in or to the Premises or the Building or equipment (including,
without limitation, sanitary, electrical, heating, air conditioning or other
systems) or of complying with all laws, orders and requirements of
governmental or other authority or of exercising any right reserved to
Landlord by this Lease (including the right during the progress of any such
repairs, replacements or improvements or while performing work and furnishing
materials in connection with compliance with any such laws, orders or
requirements to take upon or through, or to keep and store within, the
Premises all necessary materials, tools and equipment); and (iii) permit
Landlord, at reasonable times, upon reasonable notice, to show the Premises
during ordinary business hours to any existing or prospective mortgagee,
ground lessor, space lessee, purchaser, or assignee of any mortgage, of the
Building or of the Building and the land or of the interest of Landlord
therein, and during the period of 12 months next preceding the Termination
Date to any person contemplating the leasing of the Premises or any part
thereof. If, during the last month of the term, Tenant shall have removed all
or substantially all of Tenant's property therefrom, Landlord may immediately
enter and alter, renovate and redecorate the Premises, without elimination or
abatement of rent, or incurring liability to Tenant for any compensation, and
such acts shall have no effect upon this Lease. If Tenant shall not be
personally present to open and permit an entry into the Premises at any time
when for any reason an entry therein shall be necessary or permissible,
Landlord or Landlord's agents may enter the same by a master key, or may
forcibly enter the same, without rendering Landlord or such agents liable
therefor (if during such entry Landlord or Landlord's agents shall accord
reasonable care to Tenant's property), and without in any manner affecting
the obligations and covenants of this Lease. Provided that Landlord shall
incur no additional expense thereby, Landlord shall exercise its rights of
access to the Premises permitted under any of the terms and provisions of
this Lease in such manner as to minimize to the extent practicable
interference with Tenant's use and occupation of the Premises. If an

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excavation shall be made upon land adjacent to the Premises or shall be
authorized to be made, Tenant shall afford to the person causing or
authorized to cause such excavation, license to enter upon the Premises for
the purpose of doing such work as said persona shall deem necessary to
preserve the Building from injury or damage and to support the same by proper
foundations without any claims for damages or indemnity against Landlord, or
diminution or abatement of rent.

17.3.  Accidents to Sanitary and Other Systems.
Tenant shall give to Landlord prompt notice of any fire or accident in the
Premises or in the Building and of any damage to, or defective condition in,
any part or appurtenance of the Building including, without limitation,
sanitary, electrical ventilation, heating and air conditioning or other
systems located in, or passing through, the Premises. Except as otherwise
provided in Articles 18 and 20, and subject to Tenant's obligations in
Article 14, such damage or defective condition shall be remedied by Landlord
with reasonable diligence, but if such damage or defective condition was
caused by Tenant or by the employees, licensees, contractors or invitees of
Tenant, the cost to remedy the same shall be paid by Tenant. In addition, all
reasonable costs incurred by Landlord in connection with the investigation of
any notice given by Tenant shall be paid by Tenant if the reported damage or
defective condition was caused by Tenant or by the employees, licensees,
contractors, or invitees of tenant. Tenant shall not be entitled to claim any
eviction from the Premises arising from any such damage or defect unless the
same (i) shall have been occasioned by the negligence or intentional
misconduct of the Landlord, its agents, servants or employees and (ii) shall
not, after notice to Landlord of the condition claimed to constitute
negligence or intentional misconduct, have been cured or corrected within a
reasonable time after such notice has been received by Landlord; and in case
of a claim of eviction unless such damage or defective condition shall have
rendered the Premises untenantable for a period in excess of ninety (90) days
and they shall not have been made tenantable by Landlord within a reasonable
time.

17.4.  Signs, Blinds and Drapes.
Tenant shall put no signs in any part of the Building or the Premises without
the prior written consent of Landlord, which may be given or withheld in
Landlord's sole discretion. No signs or blinds may be put on or in any window
or elsewhere if visible from the exterior of the Building, nor may the
building standard drapes or blinds be removed by Tenant. Tenant may hang its
own drapes, provided that they shall not in any way interfere with the
Building standard drapery or blinds or be visible from the exterior of the
Building and that such drapes are so hung and installed that when drawn, the
exposed side is acceptable to Landlord, and that the Building standard
drapery or blinds are automatically also drawn and provided Landlord gives
its prior written consent, which may be given or withheld in Landlord's sole
discretion. Any signs or lettering in the public corridors or on the doors
shall conform to Landlord's building standard design. Neither Landlord's name
nor the name of the Building, or the name of any other structure erected
therein shall be used without Landlord's consent in any advertising material
(except on business stationery or as an address in advertising matter), nor
shall any such name, as aforesaid, be used in any undignified, confusing,
detrimental or misleading manner. Landlord shall have the right to place any
sign it deems appropriate on any portion of the Building or Land except the
interior of Tenant's Premises. Notwithstanding anything contained herein to
the contrary, unless Tenant directs otherwise,  Landlord agrees to place
Tenant's name (as Tenant designates, which may also include the name Cambex
Corporation) on the interior directory located on the first floor of the
Building, at the entrance to the Premises and on the monument sign for the
Building. The costs of providing all such signage shall be paid by Tenant
fifteen (15) days after receipt of an invoice therefor from Landlord.
Notwithstanding the foregoing, or any other provision contained in this
Lease, Tenant shall be entitled to place signs containing its own name and
that of Cambex Corporation on each external entry to the Premises, which
signs shall be consistent with the building standard design, provided Tenant
shall remove such signage at the expiration of earlier termination of this
Lease and at such time shall repair all damage caused by the installation or
removal thereof.

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17.5.  Estoppel Certificate.
Tenant shall at any time upon not less than ten (10) days' prior written
notice by Landlord to Tenant, execute, acknowledge and deliver to Landlord a
statement in writing certifying such information as the Landlord may
reasonably request including, but not limited to, the following: (a) that
this Lease is unmodified and in full force and effect (or if there have been
modifications, stating the nature of such modifications and certifying that
the Lease is in full force and effect as modified), (b) the dates to which
the Yearly Rent and other charges have been paid in advance, if any, and the
amounts so payable, (c) stating whether or not Landlord is in default in
performance of any covenant, agreement, term, provision or condition
contained in this Lease and, if so, specifying each such default and such
other facts as Landlord may reasonably request, and (d) that, if such be the
fact, all tenant improvements to be constructed by Landlord, if any, have
been completed in accordance with Landlord's obligations and Tenant has taken
possession of the Premises; it being intended that any such statement
delivered pursuant hereto may be relied upon by any prospective purchaser of
the Building or encumbrancer of the Building and the land or of any interest
of Landlord therein, any mortgagee or prospective mortgagee thereof, any
lessor or prospective lessor thereof, any lessee or prospective lessee
thereof, or any prospective assignee of any mortgage thereof.
Time is of the essence in respect of any such requested certificate, Tenant
hereby acknowledging the importance of such certificates in mortgage
financing arrangements, prospective sale and the like.
At Landlord's option, the failure of Tenant to deliver such statement within
such time shall constitute a material default of Tenant hereunder, or it
shall be conclusive upon Tenant that (i) this Lease is in full force and
effect, without modification except as may be represented by Landlord, (ii)
there are no uncured defaults in Landlord's performance, (iii) not more than
one month's Yearly Rent has been paid in advance, and (iv) all tenant
improvements to be constructed by Landlord, if any, have been completed in
accordance with Landlord's obligations and Tenant has taken possession of the
Premises.

Tenant hereby agrees to deliver, and to cause any guarantor of Tenant's
obligations to deliver to Landlord (or to any lender or purchaser designated
by Landlord) such previously prepared financial statements of Tenant or any
guarantor and other information as may be reasonably required by Landlord.
All such financial statements shall be received by Landlord and such lender
or purchaser in confidence and shall be used only for the purposes herein set
forth.

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17.6.  Hazardous Materials.
For purposes of this Lease, the term "Hazardous Material" means any hazardous
substance, hazardous waste, infectious waste, or toxic substance, material,
or waste which becomes regulated or is defined as such by any local, state or
federal governmental authority. 17.7. Except for small quantities of ordinary
office supplies such as copier toners, liquid paper, glue, ink and common
household cleaning materials, Tenant shall not cause or permit any Hazardous
Material to be brought, kept or used in or about the Premises or the Building
by Tenant, its agents, employees, contractors, or invitees. Tenant hereby
agrees to indemnify Landlord from and against any breach by Tenant of the
obligations stated in the preceding sentence, and agrees to defend and hold
Landlord harmless from and against any and all claims, judgments, damages,
penalties, fines, costs, liabilities, or losses (including, without
limitation, diminution in value of the Building, damages for the loss or
restriction or use of rentable space or of any amenity of the Building,
damages arising from any adverse impact on marketing of space in the
Building, sums paid in settlement of claims, attorneys' fees, consultant fees
and expert fees) which arise during or after the Term of this Lease as result
of such breach. This indemnification of Landlord by Tenant includes, without
limitation, costs incurred in connection with any investigation of site
conditions and any cleanup, remedial removal, or restoration work required
due to the presence of Hazardous Material. Tenant shall promptly notify
Landlord of any release of a Hazardous Material in the Premises or at the
Building of which Tenant becomes aware, whether caused by Tenant or any other
person or entity. The provisions of this Article 17.6 shall survive the
termination of the Lease. In no event shall Tenant have any responsibility
for Hazardous Materials present in the Premises or the Building before its
entry thereon other than to notify Landlord  if and when it becomes aware of
such.

17.7.  Medical Waste Disposal.
If Tenant produces medical waste, Landlord may, at its option, provide
medical waste disposal services to Tenant. If Landlord elects to provide such
services, Landlord may require Tenant to use said services. Landlord, at its
option, may bill Tenant directly for such services, which amounts shall then
constitute additional rent hereunder, or Landlord may include the cost of
providing such services in Operating Costs. Tenant waives its right to the
fullest extent allowed by law to assert any claim against Landlord in
connection with the negligent provision of medical waste disposal services by
Landlord. In the event Landlord is unable or chooses not to provide such
disposal services to Tenant, Tenant shall arrange for the disposal of its
medical waste and such disposal shall be done in compliance with all
applicable laws. Tenant hereby agrees to indemnify, defend and hold harmless
Landlord against any cost, loss, liability, action, suit or expense
(including attorneys' fees) arising out of or relating to the existence of or
the disposal of medical waste produced by Tenant at the Premises.

17.8.  Prohibited Materials and Property.
Tenant shall not bring or permit to be brought or kept in or on the Premises
or elsewhere in the Building by Tenant, its agents, employees, contractors,
or invitees (i) any inflammable, combustible or explosive fluid, material,
chemical or substance, (ii) any materials, appliances or equipment
(including, without limitation, materials, appliances and equipment selected
by Tenant for the construction or other preparation of the Premises and
furniture and carpeting) which pose any danger to life, safety or health or
may cause damage, injury or death; (iii) any unique, unusually valuable, rare
or exotic property, work of art or the like unless the same is fully insured
under all-risk coverage, or (iv) any data processing, electronic, optical or
other equipment or property of a delicate, fragile or vulnerable nature
unless the same are housed, shielded and protected against harm and damage,
whether by cleaning or maintenance personnel, radiations or emanations from
other equipment now or hereafter installed in the Building, or otherwise. Nor
shall Tenant cause or permit any potentially harmful air emissions, odors of
cooking or other processes, or any unusual or other objectionable odors or
emissions to emanate from or permeate the Premises.

17.9.  Requirements of Law-Fines and Penalties.
Tenant at its sole expense shall comply with all laws, rules, orders and
regulations, including, without limitations all energy-related requirements,
of Federal, State, County and Municipal Authorities and with any direction of
any public officer or officers, pursuant to law, which shall impose any duty
upon Landlord or

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Tenant with respect to or arising out of Tenant's use or
occupancy of the Premises. Tenant shall reimburse and compensate Landlord for
all expenditures made by, or damages or fines sustained or incurred by,
Landlord due to nonperformance or noncompliance with or breach or failure to
observe any item, covenant, or condition of this Lease upon Tenant's part to
be kept, observed, performed or complied with. If Tenant receives notice of
any violation of law, ordinance, order or regulation applicable to the
Premises, it shall give prompt notice thereof to Landlord.

17.10.  Tenant's Acts-Effect on Insurance.
Tenant shall not do or permit to be done any act or thing upon the Premises
or elsewhere in the Building which will invalidate or be in conflict with any
insurance policies covering the Building and the fixtures and property
therein; and shall not do, or permit to be done, any act or thing upon the
Premises which shall subject Landlord to any liability or responsibility for
injury to any person or persons or to property by reason of any business or
operation being carried on upon said Premises or for any other reason. Tenant
at its own expense shall comply with all rules, orders, regulations and
requirements of the Board of Fire Underwriters, or any other similar body
having jurisdiction, and shall not (i) do, or permit anything to be done, in
or upon the Premises, or bring or keep anything therein, except as now or
hereafter permitted by the Fire Department, Board of Underwriters, Fire
Insurance Rating Organization, or other authority having jurisdiction, and
then only in such quantity and manner of storage as will not increase the
rate for any insurance applicable to the Building, or (ii) use the Premises
in a manner which shall increase such insurance rates on the Building, or on
property located therein, over that applicable when Tenant first took
occupancy of the Premises hereunder. If by reason of the failure of Tenant to
comply with the provisions hereof the insurance rate applicable to any policy
of insurance shall at any time thereafter be higher than it otherwise would
be, the Tenant shall reimburse Landlord for that part of any insurance
premiums thereafter paid by Landlord, which shall have been charged because
of such failure by Tenant.

17.11.  Miscellaneous.
Tenant shall not suffer or permit the Premises or any fixtures, equipment or
utilities therein or serving the same, to be overloaded, damaged or defaced,
nor permit any hole to be drilled or made in any part thereof. Tenant shall
not suffer or permit any employee, contractor, business invitee or visitor to
violate any covenant, agreement or obligations of the Tenant under this
Lease.

18.  DAMAGE OR DESTRUCTION.

18.1.  Effect of Damage or Destruction.
If all or part of the Building is materially damaged (as defined in Article
18.2 below) by fire, earthquake, flood, explosion, the elements, riot or any
other casualty, Landlord shall have the right in its sole and complete
discretion to repair or to rebuild the Building or to terminate this Lease.
Landlord shall within ninety (90) days after the occurrence of such damage
notify Tenant in writing of Landlord's intention to repair or to rebuild or
to terminate this Lease. Tenant shall in no event be entitled to compensation
or damages on account of annoyance or inconvenience in making any repairs, or
on account of construction, or on account of Landlord's election to terminate
this Lease. Notwithstanding the foregoing, if Landlord shall elect to rebuild
or repair the Building, but in good faith determines that the Building cannot
be rebuilt or repaired within two hundred seventy (270) days after the date
of the occurrence of the damage, without payment of overtime or other
premiums, and the damage to the Building has rendered the Premises unusable,
Landlord shall notify Tenant thereof in writing at the time of Landlord's
election to rebuild or repair, and Tenant shall thereafter have a period of
fifteen (15) days within which Tenant may elect to terminate this Lease, upon
written notice to Landlord. Tenant's termination right described in the
preceding sentence shall not apply if the damage was caused by Tenant's
negligence or willful misconduct. Failure of Tenant to exercise said election
within said period shall constitute Tenant's agreement to accept delivery of
the Premises under this Lease whenever tendered by Landlord, provided
Landlord thereafter pursues reconstruction or restoration diligently to
completion, subject to delays beyond Landlord's reasonable control. In the
event of any termination hereunder, Tenant's

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Yearly Rent and Tenant's Proportionate Share of Operating Costs and Taxes,
and other charges payable by Tenant shall terminate as of the time of the
damage.

18.2.  Definition of Material Damage.
The damage shall be deemed material if, in Landlord's reasonable judgment,
the uninsured cost of repairing the damage will exceed Fifty Thousand Dollars
($50,000.00). If insurance proceeds are available to Landlord in an amount
which is sufficient to pay the entire cost of repairing all of the damage to
the Building, the damage shall be deemed material if the cost of repairing
the damage exceeds One Hundred Thousand Dollars ($100,000.00). Damage to the
Building shall also be deemed material if (a) the Building cannot be repaired
to substantially the same condition it was in prior to the damage due to laws
or regulations in effect at the time the repairs will be made, (b) the holder
of any mortgage or deed of trust encumbering the Building requires that
insurance proceeds available to repair the damage in excess of Fifty Thousand
Dollars ($50,000.00) be applied to the repayment of the indebtedness secured
by the mortgage or the deed of trust, or (c) the damage occurs during the
last twelve (12) months of the term of the Lease.

18.3.  Abatement of Rent.
If Landlord elects to repair damage to the Building and all or part of the
Premises will be unusable or inaccessible to Tenant in the ordinary conduct
of its business until the damage is repaired, and the damage was not caused
by the negligence or willful misconduct of Tenant or its employees, agents,
contractors or invitees, Tenant's Yearly Rent and Tenant's Proportionate
Share of Operating Costs and Taxes shall be abated in proportion to the
amount of the Premises which is unusable or inaccessible to Tenant in the
ordinary conduct of its business until the repairs are completed.

18.4.  Tenant's Negligence.
If such damage or destruction occurs as a result of the negligence or willful
misconduct of Tenant or Tenant's employees, agents, contractors or invitees,
and the proceeds of insurance which are actually received by Landlord are not
sufficient to repair all of the damage, Tenant shall pay, at Tenant's sole
cost and expense, to Landlord upon demand, the difference between the cost of
repairing the damage and the insurance proceeds received by Landlord.

18.5.  Tenant's Property.
Landlord shall not be required to repair any injury or damage to, or to make
any repairs or replacements of, any fixtures, furniture, equipment or tenant
improvements installed in the Premises, and Tenant shall repair and restore
all such property at Tenant's sole expense.

18.6.  Waiver.
Landlord and Tenant hereby waive the provisions of any statutes which relate
to the termination of leases when leased property is damaged or destroyed and
agree that such event shall be governed by the terms of this Lease.

19.  WAIVER OF SUBROGATION
In any case in which Tenant shall be obligated to pay to Landlord any loss,
cost, damage, liability, or expense suffered or incurred by Landlord,
Landlord shall allow to Tenant as an offset against the amount thereof (i)
the net proceeds of any insurance collected by Landlord for or on account of
such loss, cost, damage, liability or expense, provided that the allowance of
such offset does not invalidate or prejudice the policy or policies under
which such proceeds were payable, and (ii)  the amount of any loss, cost,
damage, liability or expense caused by a peril covered by fire insurance with
the broadest form of property insurance generally available on property in
buildings of the type of the Building,  whether or not actually procured by
Landlord.

In any case in which Landlord or Landlord's managing agent shall be obligated
to pay to Tenant any loss, cost, damage, liability or expense suffered or
incurred by Tenant, Tenant shall allow to Landlord or Landlord's managing
agent, as the case may be, as an offset against the amount thereof (a) the
net proceeds of any insurance collected by Tenant for or on account of such
loss, cost, damage, liability, or expense, provided that the allowance of
such offset does not

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invalidate the policy or policies under which such
proceeds were payable and (b) the amount of any loss, cost, damage, liability
or expense caused by a peril covered by fire insurance with the broadest form
of property insurance generally available on property in buildings of the
type of the Building, whether or not actually procured by Tenant.
The parties hereto shall each procure an appropriate clause in, or
endorsement on, any property insurance policy covering the Premises and the
Building and personal property, fixtures and equipment located thereon and
therein, pursuant to which the insurance companies waive subrogation or
consent to a waiver of right of recovery in favor of either party, its
respective agents or employees. Having obtained such clauses and/or
endorsements, each party hereby agrees that it will not make any claim
against or seek to recover from the other or its agents or employees for any
loss or damage to its property or the property of others resulting from fire
or other perils covered by such property insurance.

20.  CONDEMNATION - EMINENT DOMAIN
If any portion of the Premises or the Building or the Land are taken under
the power of eminent domain, or sold under the threat of the exercise of said
power (all of which are herein called "condemnation"), this Lease shall
terminate as to the part so taken as of the date the condemning authority
takes title or possession, whichever first occurs; provided that if so much
of the Premises or Building or Land are taken by such condemnation as would
substantially and adversely affect the operation and profitability of
Tenant's business conducted from the Premises, and said taking lasts for
ninety (90) days or more (subject to Landlord's right to replace same
including any Common Areas), Tenant shall have the option, to be exercised
only in writing within thirty (30) days after Landlord shall have given
Tenant written notice of such taking (or in the absence of such notice,
within thirty (30) days after the condemning authority shall have taken
possession), to terminate this Lease as of the date the condemning authority
takes such possession. If a taking lasts for less than ninety (90) days,
Tenant's rent shall be abated during said period but Tenant shall not have
the right to terminate this Lease. If Tenant does not terminate this Lease in
accordance with the foregoing, this Lease shall remain in full force and
effect as to the portion of the Premises remaining, except that the rent and
Tenant's Proportionate Share of Operating Costs and Taxes shall be reduced in
the proportion that the usable floor area of the Premises taken bears to the
total usable floor area of the Premises. Common Areas taken shall be excluded
from the Common Areas usable by Tenant and no reduction of rent shall occur
with respect thereto or by reason thereof. Landlord shall have the option in
its sole discretion to terminate this Lease as of the taking of possession by
the condemning authority, by giving written notice to Tenant of such election
within thirty (30) days after receipt of notice of a taking by condemnation
of any part of the Premises or the Building. Any award for the taking of all
or any part of the Premises or the Building or the Land under the power of
eminent domain or any payment made under threat of the exercise of such power
shall be the property of Landlord, whether such award shall be made as
compensation for diminution in value of the leasehold or for the taking of
the fee, as severance damages, or as damages for tenant improvements;
provided, however, that Tenant shall be entitled to any separate award for
loss of or damage to Tenant's trade fixtures and removable personal property
and any award available for the relocation of Tenant's business so long as
same does not reduce the award otherwise payable to Landlord. In the event
that this Lease is not terminated by reason of such condemnation, and subject
to the requirements of any lender that has made a loan to Landlord
encumbering the Building, Landlord shall to the extent of severance damages
received by Landlord in connection with such condemnation, repair any damage
to the Building caused by such condemnation except to the extent that Tenant
has been reimbursed therefor by the condemning authority. . Except as set
forth in this Article 20, Landlord shall have no liability to Tenant for
interruption of Tenant's business upon the Premises, diminution of Tenant's
ability to use the Premises, or other injury or damage sustained by Tenant as
a result of such condemnation.

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21. DEFAULT; REMEDIES

21.1.  Default by Tenant.
Landlord and Tenant hereby agree that the occurrence of any one or more of
the following events is a material default by Tenant under this Lease and
that said default shall give Landlord the rights described in Article 21:
(a)  Tenant shall neglect or fail to perform or observe any of the Tenant's
covenants or agreements herein, including (without limitation) the covenants
or agreements with regard to the payment when due of rent, additional
charges, reimbursement for increase in Landlord's costs, or any other charge
payable by Tenant to Landlord (all of which shall be considered as part of
Yearly Rent for the purposes of invoking Landlord's statutory or other rights
and remedies in respect of payment defaults) and Tenant shall fail to remedy
such neglect or failure within thirty (30) days (except for failure to make
payment of  rent or other charges, for which the period shall be five (5)
days) after written notice by Landlord to Tenant, specifying wherein Tenant
has failed to perform such obligation; provided, however, that if the nature
of Tenant's  obligation is such that more than thirty (30) days are required
for its cure, then Tenant shall not be in default if Tenant commences
performance within such thirty (30) day period and thereafter diligently
pursues the same to completion.
..
(b)  The abandonment of the Premises by Tenant in which event Landlord shall
not be obligated to give any notice of default to Tenant.
(c)(i)  intentionally omitted (ii) Tenant or any guarantor becoming a
"debtor" as defined in 11 U.S.C. 101 or any successor statute thereto
(unless, in the case of a petition filed against Tenant or guarantor, the
same is dismissed within thirty (30) days); (iii) the institution of
proceedings seeking the appointment of a trustee, sequesterer, receiver or
similar officer to take possession of substantially all of Tenant's assets
located at the Premises or of Tenant's interest in this Lease, where either
such appointment shall not be vacated within thirty (30) days or such
possession is not restored to Tenant within thirty (30) days or the
institution of a foreclosure proceeding against Tenant's real or personal
property; (iv) an attachment on mesnes process, on execution or otherwise, or
other legal process shall issue against Tenant or its property involving more
than Ten Thousand Dollars ($10,000) and a sale of any of its assets shall be
held thereunder; (v) any judgment, final beyond appeal or any lien,
attachment or the like involving more than Ten Thousand Dollars ($10,000)
shall be entered, recorded or filed against Tenant in any court, registry,
etc. and Tenant shall fail to pay such judgment within thirty (30) days after
the judgment shall have become final beyond appeal or to discharge or secure
by surety bond such lien, attachment, etc. within thirty (30) days of such
entry, recording or filing, as the case may be, or (vi) the attachment,
execution or other judicial seizure of substantially all of Tenant's assets
located at the Premises or of Tenant's interest in this Lease, where such
seizure is not discharged within thirty (30) days.
(d)  The discovery by Landlord that any financial statement, representation
or warranty given to Landlord by Tenant, or by any guarantor of Tenant's
obligations hereunder, is or was materially false.
(e)  If Tenant is a corporation or a partnership, the dissolution or
liquidation of Tenant or if any event shall occur or any contingency shall
arise whereby this Lease, or the term and estate thereby created, would (by
operation of law or otherwise) devolve upon or pass to any person, firm or
corporation other than Tenant, except as expressly permitted under Article 21
hereof.

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Landlord or Landlord's authorized agent shall have the right (without
obligation except as may be required by law) to serve any notice of default,
notice to pay rent or quit or similar notice. Wherever "Tenant" is used in
this Article 21.1, it shall be deemed to include any one of (i) any
corporation of which Tenant is a controlled subsidiary and (ii) any guarantor
of any of Tenant's obligations under this Lease.

21.2.  Damages - Assignment for Benefit of Creditors.
For the more effectual securing to Landlord of the rent and other charges and
payments reserved hereunder, it is agreed as a further condition of this
Lease that if at any time Tenant or any guarantor shall make any transfer
similar to or in the nature of an assignment of its property for the benefit
of its creditors, the term and estate hereby created shall terminate ipso
facto, without entry or other action by Landlord; and notwithstanding any
other provisions of this Lease, Landlord shall forthwith upon such
termination, without prejudice to any remedies which might otherwise be
available for arrears of rent or other charges due hereunder or preceding
breach of this Lease, be ipso facto entitled to recover as liquidated damages
the sum of (a) the amount described in clause (x) of Article 21.3 and (b) (in
view of the uncertainty of prompt re-letting and the expense entailed in re-
letting the Premises) an amount equal to the rent and other charges payable
for and in respect of the twelve (12) month period next preceding the date of
termination, as aforesaid.

21.3.  Remedies.
(a)  In the event of any default or breach of this Lease 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 by reason of such default:
(i)  terminate Tenant's right to possession of the Premises by any lawful
means, in which case this Lease and the Term hereof shall terminate and
Tenant shall immediately surrender possession of the Premises to Landlord. If
Landlord terminates this Lease, Landlord may recover from Tenant (A) the
worth at the time of award of the unpaid rent which had been earned at the
time of termination; (B) the worth at the time of award of the amount by
which the unpaid rent which would have been earned after termination until
the time of award exceeds the amount of such rental loss that Tenant proves
could have been reasonably avoided; (C) the worth at the time of award of the
amount by which the unpaid rent for the balance of the Term after the time of
award exceeds the amount of such rental loss that Tenant proves could be
reasonably avoided; and (D) any other amount necessary to compensate Landlord
for all 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, the cost of
recovering possession of the Premises, expenses of releasing, including
necessary renovation and alteration of the Premises, reasonable attorneys'
fees, any real estate commissions actually paid by Landlord and the
unamortized value of any free rent, reduced rent, tenant improvement
allowance or other economic concessions provided by Landlord. The "worth at
time of award" of the amounts referred to in Article 21.3(a)(i)(A) and (B)
shall be computed by allowing interest at the rate of eighteen percent (18%)
per annum or the maximum interest rate permitted by applicable law. The worth
at the time of award of the amount referred to in Article 21.3(a)(i)(C) shall
be computed by discounting such amount at the discount rate of the Federal
Reserve Bank of Baltimore at the time of award plus one percent (1%). For
purposes of this Article 21.2(a)(i), "rent" shall be deemed to be all
monetary obligations required to be paid by Tenant pursuant to the terms of
this Lease.
(ii)  maintain Tenant's right of possession in which event Landlord shall
have the remedy which permits Landlord to continue this Lease in effect after
Tenant's breach and abandonment and recover rent as it becomes due.

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(iii)  collect sublease rents (or appoint a receiver to collect such rent)
and otherwise perform Tenant's obligations at the Premises, it being agreed,
however, that the appointment of a receiver for Tenant shall not constitute
an election by Landlord to terminate this Lease.
(iv)  pursue any other remedy now or hereafter available to Landlord under
the laws or judicial decisions of the state in which the Premises are
located.
(b)  No remedy or election hereunder shall be deemed exclusive, but shall,
wherever possible, be cumulative with all other remedies at law or in equity.
(c)  Suit or suits for the recovery of such damages, or any installments
thereof, may be brought by Landlord from time to time at its election, and
nothing contained herein shall be deemed to require Landlord to postpone suit
until the date when the term of this Lease would have expired if it had not
been terminated hereunder.
(d)  If Tenant abandons or vacates the Premises, Landlord may re-enter the
Premises and such re-entry shall not be deemed to constitute Landlord's
election to accept a surrender of the Premises or to otherwise relieve Tenant
from liability for its breach of this Lease. No surrender of the Premises
shall be effective against Landlord unless Landlord has entered into a
written agreement with Tenant in which Landlord expressly agrees to (i)
accept a surrender of the Premises and (ii) relieve Tenant of liability under
the Lease. The delivery of keys to Landlord or any employee or agent of
Landlord shall not constitute the termination of the Lease or the surrender
of the Premises.

21.4.  Default by Landlord.
Landlord shall not be in default under this Lease unless Landlord fails to
perform obligations required of Landlord within thirty (30) days after
written notice by Tenant to Landlord and to the holder of any mortgage or
deed of trust encumbering the Building whose name and address shall have
theretofore been furnished to Tenant in writing, specifying wherein Landlord
has failed to perform such obligation; provided, however, that if the nature
of Landlord's obligation is such that more than thirty (30) days are required
for its cure, then Landlord shall not be in default if Landlord commences
performance within such thirty (30) day period and thereafter diligently
pursues the same to completion. This Lease and the obligations of Tenant
hereunder shall not be affected or impaired because Landlord is unable to
fulfill any of its obligations hereunder or is delayed in doing so, if such
inability or delay is caused by reason of strike or other labor problems,
acts of God, riot, insurrection, governmental actions or requirements, or any
other cause beyond the reasonable control of Landlord, and the time for
Landlord's performance shall be extended for the period of any such delay.
Similarly, this Lease and the obligations of Landlord hereunder shall not be
affected or impaired because Tenant is unable to fulfill any of its
obligations hereunder or is delayed in doing so, if such inability or delay
is caused by reason of strike or other labor problems, acts of God, riot,
insurrection, governmental actions or requirements, or any other cause beyond
the reasonable control of Tenant, and the time for Tenant's performance shall
be extended for the period of any such delay, provided, however, this
sentence shall not be applicable to any obligation of Tenant to pay money to
Landlord or any other person, which monetary obligations shall not be subject
to extension for any reason.

21.5.  Late Charges.
Tenant hereby acknowledges that late payment by Tenant to Landlord of Yearly
Rent, Tenant's Proportionate Share of Operating Costs and Taxes, after hours
additional heat, cleaning or air conditioning service charges, or other sums
due hereunder will cause Landlord to incur costs not contemplated by this
Lease, the exact amount of which will be extremely difficult to ascertain.
Such costs include, but are not limited to, processing and accounting charges
and late charges which may be imposed on Landlord by the terms of any
mortgage or trust deed encumbering the Building. Accordingly, if any
installment of Yearly Rent, Tenant's Proportionate Share of Operating Costs
and Taxes, after hours additional heat, cleaning or air conditioning service
charges or any other sum due from Tenant shall not be

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received by Landlord when such amount shall be due, then, without any
requirement for notice to Tenant, Tenant shall pay to Landlord a late charge
for each thirty (30) day period until paid in full equal to the greater of
(i) four percent (4%) of such overdue amount or (ii) $300.00. The parties
hereby agree that such late charge represents a fair and reasonable estimate
of the costs Landlord will incur by reason of late payment by Tenant.
Acceptance of such late charge by Landlord shall in no event constitute a
waiver of Tenant's default with respect to such overdue amount, nor prevent
Landlord from exercising any of the other rights and remedies granted
hereunder including the assessment of interest under Article 21.6.

21.6.  Interest on Past-due Obligations.
Except as expressly herein provided, any amount due to Landlord that is not
paid when due shall bear interest at the rate of eighteen percent (18%) per
annum or the maximum interest rate permitted by applicable law. Payment of
such interest shall not excuse or cure any default by Tenant under this
Lease; provided, however, that interest shall not be payable on late charges
incurred by Tenant nor on any amounts upon which late charges are paid by
Tenant.

21.7.  Payment of Rent after Default.
If Tenant fails three or more times in any twelve (12) month period to pay
Yearly Rent, Tenant's Proportionate Share of Operating Costs and Taxes or any
other monetary obligation due hereunder within ten (10) days of the date it
is due, after Tenant's third such failure, at Landlord's option, all monetary
obligations of Tenant hereunder shall thereafter be paid by cashiers check.
If Landlord has required Tenant to make said payments by cashiers check,
Tenant's failure to make a payment by cashiers check shall be a material
default hereunder.

21.8.  Fees and Expenses.
(a)	If Tenant shall default in the performance of any covenant on Tenant's
part to be performed as in this Lease contained, Landlord shall give notice
to Tenant thereof and unless  Tenant remedies the default within (ten) days
after receipt of Landlord's notice (provided that in the event of an
emergency requiring immediate action, no such notice shall be required)
Landlord may immediately, or at any time thereafter, without further notice,
perform the same for the account of Tenant. If Landlord at any time (after
the foregoing notice and failure to cure) is compelled to pay or elects to
pay any sum of money, or do any act which will require the payment of any sum
of money, by reason of the failure of Tenant to comply with any provision
hereof, or if Landlord is compelled to or does incur any expense, including
reasonable attorneys' fees, in instituting, prosecuting, and/or defending any
action or proceeding instituted by reason of any default of Tenant hereunder,
Tenant shall on demand pay to Landlord by way of reimbursement the sum or
sums so paid by Landlord with all costs and damages, plus interest computed
as provided in Article 6 hereof.
(b)	Tenant shall pay Landlord's cost and expense, including reasonable
attorneys' fees, incurred (i) in enforcing any obligation of Tenant under
this Lease or (ii) as a result of Landlord, without its fault being made
party to any litigation pending by or against Tenant or any persons claiming
through or under Tenant.

21.9.  Waiver of Redemption.
Tenant does hereby waive and surrender all rights and privileges which it
might have under or by reason of any present or future law to redeem the
Premises or to have a continuance of this Lease for the term hereby demised
after being dispossessed or ejected therefrom by process of law or under the
terms of this Lease or after the termination of this Lease as herein
provided.

21.10.  Landlord's Remedies Not Exclusive.
The specified remedies to which Landlord may resort hereunder are cumulative
and are not intended to be exclusive of any remedies or means of redress to
which Landlord may at any time be lawfully entitled, and Landlord may invoke
any remedy (including the remedy of specific performance) allowed at law or
in equity as if specific remedies were not herein. Notwithstanding anything
to the contrary in this Article 21

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contained, except to the extent prohibited by applicable law, any statutory
notice and grace periods provided to Tenant by law are hereby expressly
waived by Tenant.

22.  END OF TERM - ABANDONED PROPERTY
Upon the expiration or other termination of the term of this Lease, Tenant
shall peaceably quit and surrender to Landlord the Premises and all
alterations and additions thereto, broom clean, in good order, repair and
condition (except as provided herein and in Articles 8.7, 18 and 20),
excepting only ordinary wear and use and damage by fire or other casualty for
which, under other provisions of this Lease, Tenant has no responsibility of
repair or restoration. Tenant shall remove all of its property to the extent
specified by Landlord, including, without limitation, all cabling and wiring
installed by or for the benefit of Tenant, all alterations and additions made
by Tenant and all partitions wholly within the Premises, but excluding
Tenant's Work as specified on Exhibit TW, and shall repair any damages to the
Premises or the Building caused by their installation or by such removal.
Tenant's obligation to observe or perform this covenant shall survive the
expiration or other termination of the term of this Lease.
Tenant will remove any personal property from the Building and the Premises
upon or prior to the expiration or termination of this Lease and any such
property which shall remain in the Building or the Premises thereafter shall
be conclusively deemed to have been abandoned, and may either be retained by
Landlord as its property or sold or otherwise disposed of in such manner as
Landlord may see fit. If any part thereof shall be sold, then Landlord may
receive and retain the proceeds of such sale and apply the same at its option
against the expenses of the sale, the cost of moving and storage, any arrears
of Yearly Rent, additional or other charges payable hereunder by Tenant to
Landlord and any damages to which Landlord may be entitled under Article 21
hereof or pursuant to law.

If Tenant or anyone claiming under Tenant shall remain in possession of the
Premises or any part thereof after the expiration or prior termination of the
term of this Lease then, at Landlord's option, the person remaining in
possession shall be deemed a tenant-at-sufferance or a trespasser. In the
event that Tenant holds over with Landlord's consent, such occupancy shall be
deemed a tenancy from month to month. Whereas the parties hereby acknowledge
that Landlord may need the Premises after the expiration or prior termination
of the term of the Lease for other tenants and that the damages which
Landlord may suffer as the result of Tenant's holding over cannot be
determined as of the Execution Date hereof. Tenant hereby agrees to
indemnify, defend and hold harmless Landlord from any cost, loss, claim or
liability (including attorneys' fees) Landlord may incur as a result of
Tenant's failure to surrender possession of the Premises to Landlord. In the
event that Tenant holds over with or without Landlord's consent, such
occupancy shall be upon all the terms and conditions of this Lease pertaining
to the obligations of Tenant, including that Tenant shall pay to Landlord,
for each month or portion thereof that Tenant shall retain possession of the
Premises after the expiration or termination of the Lease, whether by lapse
of time or otherwise, in addition to all rental and other charges due and
accrued under the Lease prior to the date of termination, use and occupancy
charges equal to two hundred percent (200%) of the greater of (a) the then
fair market rent for the Premises as conclusively determined by Landlord or
(b) the sum of the Yearly Rent and additional rent at the rate payable
monthly during the twelve (12) months immediately preceding the expiration or
termination of the Lease and all Extension Options, if any, shall be deemed
terminated and of no further effect. In addition, Tenant shall hold Landlord
harmless from all damages which Landlord may suffer as the result of Tenant's
holdover after the termination of the term of the Lease.

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23.  SUBORDINATION
(a)	Subject to any mortgagee's or ground lessor's election, as hereinafter
provided for, this Lease is subject and subordinate in all respects to all
matters of record (including, without limitation, deeds and land disposition
agreements), ground leases and/or underlying leases, and all mortgages, deeds
of trust, or any other hypothecation or security, any of which may now or
hereafter be placed on or affect such leases and/or the real property of
which the Premises are a part, or any part of such real property, and/or
Landlord's interest or estate therein, and to each advance made on the
security thereof and/or hereafter to be made under any such mortgages, and to
all renewals, modifications, consolidations, replacements and extensions
thereof and all substitutions therefor. This Article 23 shall be self-
operative and no further instrument or subordination shall be required. In
confirmation of such subordination, Tenant shall execute, acknowledge and
deliver promptly any certificate or instrument that Landlord and/or any
mortgagee and/or lessor under any ground or underlying lease and/or their
respective successors in interest may reasonably request, subject to
Landlord's, mortgagee's and ground lessor's right to do so for, on behalf of
and in the name of Tenant under certain circumstances, as hereinafter
provided. Tenant agrees to execute and acknowledge any documents required to
effectuate an attornment or to make this Lease or any Option granted herein
prior to the lien of any mortgage, deed of trust or ground lease, as the case
may be. Tenant acknowledges that, where applicable, any consent or approval
hereafter given by Landlord may be subject to the further consent or approval
of such mortgagee and/or ground lessor, and the failure or refusal of such
mortgagee and/or ground lessor to give such consent or approval shall,
notwithstanding anything to the contrary in this Lease contained, constitute
reasonable justification for Landlord's withholding its consent or approval.
Landlord agrees to use reasonable efforts to obtain a non-disturbance
agreement from Landlord's current mortgagee and any subsequent mortgagees for
the benefit of Tenant. If Landlord's mortgagee shall charge any fee or other
cost for the granting or negotiation (if any) of such agreement, such fee or
other cost shall be paid by Tenant as additional rent hereunder.
(b)	Any such mortgagee or ground lessor may from time to time subordinate
or revoke such subordination of the mortgage or ground lease held by it to
this Lease. Such subordination or revocation, as the case may be, shall be
effected by written notice to Tenant and by recording an instrument of
subordination or of such revocation, as the case may be, with the appropriate
registry of deeds or land records and to be effective without any further act
or deed on the part of Tenant. In confirmation of such subordination or of
such revocation, as the case may be, Tenant shall execute, acknowledge and
promptly deliver any certificate or instrument that Landlord, any mortgagee
or ground lessor may request.
(c)	Without limitation of any of the provisions of this Lease, if any
ground lessor or mortgagee shall succeed to the interest of Landlord by
reason of the exercise of its rights under such ground lease or mortgage (or
the acceptance of voluntary conveyance in lieu thereof) or any third party
including without limitation any foreclosure purchaser or mortgage receiver)
shall succeed to such interest by reason of any such exercise or the
expiration or sooner termination of such ground lease, however caused, then
such successor may, upon notice and request to Tenant (which, in the case of
a ground lease, shall be within thirty (30) days after such expiration or
sooner termination), succeed to the interest of Landlord under this Lease,
provided, however, that such successor shall not: (i) be liable for any
previous act or omission of Landlord under this Lease; (ii) be subject to any
offset, defense, or counterclaim which shall theretofore have accrued to
Tenant against Landlord; (iii) have any obligation with respect to any
security deposit unless it shall have been paid over or physically delivered
to such successor, or (iv) be bound by any Previous modification of this
Lease or by any previous payment of Yearly Rent for a period greater than one
(1) month, made without such ground lessor's or mortgagee's consent where
such consent is required by applicable ground lease or mortgage documents. In
the event of such succession to the interest of the Landlord - and
notwithstanding that any such mortgage or ground lease may antedate this
Lease - the Tenant shall attorn to such successor and shall ipso

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facto be and become bound directly to such successor in interest to Landlord
to perform and observe all the Tenant's obligations under this Lease without
the necessity of the execution of any further instrument. Nevertheless,
Tenant agrees at any time and from time to time during the term hereof to
execute a suitable instrument in confirmation of Tenant's agreement to
attorn, as aforesaid.
(d)	The term "mortgage(s)" as used in this Lease shall include any mortgage
or deed of trust. The term "mortgagee(s)" as used in this Lease shall include
any mortgagee or any trustee and beneficiary under a deed of trust or
receiver appointed under a mortgage or deed of trust. The term "mortgagor(s)"
as used in this Lease shall include any mortgagor or any grantor under a deed
of trust.
(e)	Tenant's failure to execute any documents required to effectuate an
attornment, a subordination or to make this lease or any option granted
herein prior to the lien of any mortgage, deed of trust or ground lease, as
the case may be, shall constitute a material default by Tenant hereunder ,
but only if Tenant fails to execute, acknowledge and deliver any such
certificate or instrument within ten (10) days after Landlord or such
mortgagee or such ground lessor has made written request therefor.
(f)	Notwithstanding anything to the contrary contained in this Article 23,
if all or part of Landlord's estate and interest in the real property of
which the Premises are a part shall be a leasehold estate held under a ground
lease, then: (i) the foregoing subordination provisions of this Article 23
shall not apply to any mortgages of the fee interest in said real property to
which Landlord's leasehold estate is not otherwise subject and subordinate;
and (ii) the provisions of this Article 23 shall in no way waive, abrogate or
otherwise affect any agreement by any ground lessor (x) not to terminate this
Lease incident to any termination of such ground lease prior to its term
expiring or (y) not to name or join Tenant in any action or proceeding by
such ground lessor to recover possession of such real property or for any
other relief.
(g)	In the event of any failure by Landlord to perform, fulfill or observe
any agreement by Landlord herein, in no event will the Landlord be deemed to
be in default under this Lease permitting Tenant to exercise any or all
rights or remedies under this Lease until the Tenant shall have given written
notice of such failure to any mortgagee (ground lessor and/or trustee) of
which Tenant shall have been advised and until a reasonable period of time
shall have elapsed following the giving of such notice, during which such
mortgagee (ground lessor and/or trustee) shall have the right, but shall not
be obligated, to remedy such failure.

24.  QUIET ENJOYMENT
Landlord covenants that if, and so long as, Tenant keeps and performs each
and every covenant, agreement term, provision and condition herein contained
on the part and on behalf of Tenant to be kept and performed, Tenant shall
quietly enjoy the Premises from and against the claims of all persons
claiming legally by, through or under Landlord subject, nevertheless, to the
covenants, agreements, terms, provisions and conditions of this Lease and to
the mortgages, ground leases and/or underlying leases to which this Lease is
subject and subordinate, as hereinabove set forth.

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

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25.  LANDLORD RESERVATIONS
Without limiting any other rights of Landlord set forth in this Lease,
Landlord shall have the right: (a) to change the name and address of the
Building upon not less than ninety (90) days prior written notice; (b) to
provide and install Building standard graphics on or near the door of the
Premises and such portions of the Common Areas as Landlord shall determine,
in Landlord's sole discretion; and (c) to permit any tenant the exclusive
right to conduct any business as long as such exclusive right does not
conflict with any rights expressly given herein. Tenant shall not suffer or
permit anyone, except in an emergency, to go upon the roof of the Building.
Landlord reserves the right to use the exterior walls of the Premises, and
the area beneath, adjacent to and above the Premises together with the right
to install, use, maintain and replace equipment, machinery, pipes, conduits
and wiring through the Premises, which serve other parts of the Building
provided that Landlord's use does not unreasonably interfere with Tenant's
use of the Premises.

26.  CHANGES TO BUILDING.
Landlord shall have the right, in Landlord's sole discretion, from time to
time, to make changes to the size, shape, location, number and extent of the
improvements comprising the Building (hereinafter referred to as "Changes")
including, but not limited to, the Building interior and exterior, the Common
Areas, elevators, escalators, restrooms, electrical systems, communication
systems, fire protection and detection systems, plumbing systems, security
systems, driveways, entrances, and landscaped areas, provided that it shall
not make any Changes which will permanently, materially and adversely
interfere with Tenant's use of the Premises.  In connection with the Changes,
Landlord may, among other things, erect scaffolding or other necessary
structures at the Building, limit or eliminate access to portions of the
Building, including portions of the Common Areas, or perform work in the
Building, which work may create noise, dust or leave debris in the Building.
Tenant hereby agrees that such Changes and Landlord's actions in connection
with such Changes shall in no way constitute a constructive eviction of
Tenant or entitle Tenant to any abatement of rent. Landlord shall have no
responsibility or for any reason be liable to Tenant for any direct or
indirect injury to or interference with Tenant's business arising from the
Changes, nor shall Tenant be entitled to any compensation or damages from
Landlord for any inconvenience or annoyance occasioned by such Changes or
Landlord's actions in connection with such Changes.

27.  ENTIRE AGREEMENT - WAIVER - SURRENDER

27.1.  Entire Agreement.
This Lease and the Exhibits made a part hereof contain the entire and only
agreement between the parties and any and all statements and representations,
written and oral, including previous correspondence and agreements between
the parties hereto, are merged herein. Tenant acknowledges that all
representations and statements upon which it relied in executing this Lease
are contained herein and that the Tenant in no way relied upon any other
statements or representations, written or oral. Any executory agreement
hereafter made shall be ineffective to change, modify, discharge or effect an
abandonment of this Lease in whole or in part unless such executory agreement
is in writing and signed by the party against whom enforcement of the change,
modification, discharge or abandonment is sought.

27.2.  No Waiver by Landlord.
The failure of Landlord to seek redress for violation, or to insist upon the
strict performance, of any covenant or condition of this Lease, or any of the
Rules and Regulations promulgated hereunder, shall not prevent a subsequent
act, which would have originally constituted a violation, from having all the
force and effect of an original violation. The receipt by Landlord of rent
with knowledge of the breach of any covenant of this Lease shall not be
deemed a waiver of such breach. The failure of Landlord to enforce any of

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such Rules and Regulations against Tenant and/or any other tenant in the
Building shall not be deemed a waiver of any such Rules and Regulations. No
provisions of this Lease shall be deemed to have been waived by Landlord
unless such waiver be in writing signed by Landlord. No payment by Tenant or
receipt by Landlord of a lesser amount than the monthly rent herein
stipulated shall be deemed to be other than on account of the stipulated
rent, nor shall any endorsement or statement on any check or any letter
accompanying any check or payment as rent be deemed an accord and
satisfaction, and Landlord may accept such check or payment without prejudice
to Landlord's right to recover the balance of such rent or pursue any other
remedy in this Lease provided. Tenant hereby waives for Tenant and all those
claiming under Tenant all rights now or hereafter existing to redeem by order
or judgment of any court or by legal process or writ, Tenant's right of
occupancy of the Premises after any termination of this Lease.

27.3.  No Surrender.
No act or thing done by Landlord during the term hereby demised shall be
deemed an acceptance of a surrender of the Premises, and no agreement to
accept such surrender shall be valid, unless in writing signed by Landlord.
No employee of Landlord or of Landlord's agents shall have any power to
accept the keys of the Premises prior to the termination of this Lease. The
delivery of keys to any employee of Landlord or of Landlord's agents shall
not operate as a termination of the Lease or a surrender of the Premises. In
the event that Tenant at any time desires to have Landlord underlet the
Premises for Tenant's account, Landlord or Landlord's agents are authorized
to receive the keys for such purposes without releasing Tenant from any of
the obligations under this Lease, and Tenant hereby relieves Landlord of any
liability for loss of or damage to any of Tenant's effects in connection with
such underletting.

28.  INABILITY TO PERFORM - EXCULPATORY CLAUSE
Except as otherwise specifically provided herein to the contrary, this Lease
and the obligations of Tenant to pay rent hereunder and perform all the other
covenants, agreements, terms, provisions and conditions hereunder on the part
of Tenant to be performed shall in no way be affected, impaired or excused
because Landlord is unable to fulfill any of its obligations under this Lease
or is unable to supply or is delayed in supplying any service expressly or
impliedly to be supplied or is unable to make or is delayed in making any
repairs, replacements, additions, alterations, improvements or decorations or
is unable to supply or is delayed in supplying any equipment or fixtures if
Landlord is prevented or delayed from so doing by reason of strikes or labor
troubles or any other similar or dissimilar cause whatsoever beyond
Landlord's reasonable control, including but not limited to, governmental
preemption in connection with a national emergency or by reason of any rule,
order or regulation of any department or subdivision thereof of any
governmental agency or by reason of the conditions of supply and demand which
have been or are affected by war, hostilities or other similar or dissimilar
emergency. In each such instance of inability of Landlord to perform,
Landlord shall exercise reasonable diligence to eliminate the cause of such
inability to perform.

Tenant acknowledges that Landlord shall have the right to transfer all or any
portion of its interest in the Building and to assign this Lease to the
transferee. Tenant agrees that in the event of such a transfer Landlord shall
automatically be released from all liability under this Lease; and Tenant
hereby agrees to look solely to Landlord's transferee for the performance of
Landlord's obligations hereunder after the date of the transfer. Upon such a
transfer, Landlord shall, at its option, return Tenant's security deposit to
Tenant or transfer Tenant's security deposit to Landlord's transferee and, in
either event, Landlord shall have no further liability to Tenant for the
return of its security deposit.

Tenant hereby agrees that Landlord shall not be liable for injury to Tenant's
business or any loss of income therefrom or for loss of or damage to the
goods, wares, merchandise or other property of Tenant, Tenant's employees,
invitees, customers, or any other person in or about the Building, whether
such damage or injury is caused by or results from any cause whatsoever

41
<PAGE>

including, but not limited to, theft, criminal activity at the Building,
negligent security measures, bombings or bomb scares, hazardous waste, fire,
steam, electricity, gas, water or rain, breakage of pipes, sprinklers,
plumbing, air conditioning or lighting fixtures, or from any other cause,
whether said damage or injury results from conditions arising upon the
Premises or upon other portions of the Building, or from other sources or
places, or from new construction or the repair, alteration or improvement of
any part of the Building, or of the equipment, fixtures or appurtenances
applicable thereto, and regardless of whether the cause of the damage or
injury arises out of Landlord's or its employees or agents negligent or
intentional acts. Tenant assumes full responsibility for protecting its space
from theft, robbery and pilferage, which includes keeping doors locked and
other means of entry to the Premises closed and secured. Landlord shall not
be liable for any damages arising from any act or neglect of any other
tenant, occupant or user of the Building, nor from the failure of Landlord to
enforce the provisions of the lease of any other tenant of the Building.
Tenant, as a material part of the consideration to Landlord hereunder, hereby
assumes all risk of damage to property of Tenant, in, upon or about the
Building arising from any cause, including Landlord's negligence or the
negligence of its agents, partners or employees, and Tenant hereby waives all
claims in respect thereof against Landlord, its agents, partners and
employees.
Tenant shall neither assert nor seek to enforce any claim against Landlord,
or Landlord's agents or employees, or the assets of Landlord or of Landlord's
agents or employees, for breach of this Lease or otherwise, other than
against Landlord's interest in the Building of which the Premises are a part
and, in any event, Tenant's rights shall be subject to the rights of any
lender holding a mortgage or deed of trust encumbering all or part of the
Building, Tenant agrees to look solely to such interest for the satisfaction
of any liability of Landlord under this Lease, it being specifically agreed
that in no event shall Landlord, or Landlord's agents or employees (or any of
the officers, trustees, directors, partners, beneficiaries, joint venturers,
members, stockholders or other principals or representatives, and the like,
disclosed or undisclosed, thereof) ever be personally liable for any such
liability. This paragraph shall not limit any right that Tenant might
otherwise have to obtain injunctive relief against Landlord or to take any
other action which shall not involve the personal liability of Landlord to
respond in monetary damages from Landlord's assets other than the Landlord's
interest in said real estate, as aforesaid. In no event shall Landlord or
Landlord's agents or employees (or any of the officers, trustees, directors,
partners, beneficiaries, joint venturers, members, stockholders or other
principals or representatives and the like, disclosed or undisclosed,
thereof) ever be liable for loss of profits, loss of the value of Tenant's
business, or consequential or incidental damages. Without limiting the
foregoing, in no event shall Landlord or Landlord's agents or employees (or
any of the officers, trustees, directors, partners, beneficiaries, joint
venturers, members, stockholders or other principals or representatives and
the like, disclosed or undisclosed, thereof) ever be liable for lost profits
of Tenant.

29.  BILLS AND NOTICES
Any notice required or permitted to be given hereunder shall be in writing
and may be given by certified mail, return receipt requested, personal
delivery, Federal Express or other delivery service. If notice is given by
certified mail, return receipt requested, notice shall be deemed given three
(3) days after the notice is deposited with the U.S. Mail, postage prepaid.
If notice is given by personal delivery, Federal Express or other delivery
service, notice shall be deemed given on the date the notice is actually
received by Landlord or Tenant. Notices to Landlord and Tenant shall be
addressed as follows:

If to Landlord, addressed to Landlord at: c/o Berkeley Investments, Inc. 121
High Street, Boston, MA 02110, Attn.: Mr. Steve Brooks (or to such other
address or addresses as may from time to time hereafter be designated by
Landlord by notice).

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<PAGE>

If to Tenant, addressed to: Super PC Memory, Inc., 115 Flanders Road
Westborough, MA 01581, Attn.: Joseph F Kruy, President,  , with a copy to:
Cambex Corporation , Attn.: Lois Lehberger, Vice President, Finance at the
same address

Either party may by notice to the other specify a different address for
notice purposes. Notwithstanding the address set forth in the Lease Summary
Sheet for Tenant, upon Tenant's taking possession of the Premises, the
Premises shall constitute Tenant's address for notice purposes. A copy of all
notices required or permitted to be given to Landlord hereunder shall be
concurrently transmitted to such party or parties at such addresses as
Landlord may from time to time designate by notice to Tenant.

If Tenant is a partnership, Tenant, for itself, and on behalf of all of its
partners, hereby appoints Tenant's Service Partner, as identified on the
Lease Summary Sheet, to accept service of any notice, consent, request, bill,
demand or statement hereunder by Landlord and any service of process in any
judicial proceeding with respect to this Lease on behalf of Tenant and as
agent and attorney-in-fact for each partner of Tenant.
All bills and statements for reimbursement or other payments or charges due
from Tenant to Landlord hereunder shall be due and payable in full fifteen
(15) days, unless a different period is herein otherwise provided, after
submission thereof by Landlord to Tenant. Tenant's failure to make timely
payment of any amounts indicated by such bills and statements, whether for
work done by Landlord at Tenant's request, reimbursement provided for by this
Lease or for any other nuns properly owing by Tenant to Landlord, shall be
treated as a default in the payment of rent, in which event Landlord shall
have all rights and remedies provided in this Lease for the nonpayment of
rent.

30.  PARTIES BOUND - SEIZING OF TITLE
The covenants, agreements, terms, provisions and conditions of this Lease
shall bind and benefit the successors and assigns of the parties hereto with
the same effect as if mentioned in each instance where a party hereto is
named or referred to, except that no violation of the provisions of Article
16 hereof shall operate to vest any rights in any successor or assignee of
Tenant and that the provisions of this Article 30 shall not be construed as
modifying the conditions of limitation contained in Article 21 hereof.
If, in connection with or as a consequence of the sale, transfer or other
disposition of the real estate (land and/or Building, either or both, as the
case may be) of which the Premises are a part Landlord ceases to be the owner
of the reversionary interest in the Premises, Landlord shall be entirely
freed and relieved from the performance and observance thereafter of all
covenants and obligations hereunder on the part of Landlord to be performed
and observed, it being understood and agreed in such event (and it shall be
deemed and construed as a covenant running with the land) that the person
succeeding to Landlord's ownership of said reversionary interest shall
thereupon and thereafter assume, and perform and observe, any and all of such
covenants and obligations of Landlord.

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<PAGE>

31.  MISCELLANEOUS

31.1.  Separability.
If any provision of this Lease or portion of such provision or the
application thereof to any person or circumstance is for any reason held
invalid or unenforceable, the remainder of the Lease (or the remainder of
such provision) and the application thereof to other persons or circumstances
shall not be affected thereby.

31.2.  Captions, etc.
The captions are inserted only as a matter of convenience and for reference,
and in no way define, limit or describe the scope of this Lease nor the
intent of any provisions thereof. References to "State" shall mean, where
appropriate, the District of Columbia and other Federal territories,
possessions, as well as a state of the United States.

31.3.  Broker.
Tenant represents and warrants that it has not directly or indirectly dealt,
with respect to the leasing of office space in the Building with any broker
or had its attention called to the Premises or other space to let in the
Building by anyone other than the broker, person or firm, if any, designated
in the Lease Summary Sheet.

31.4.  Security Measures.
Tenant hereby acknowledges that Landlord shall have no obligation whatsoever
to provide guard service or other security measures for the benefit of the
Premises or the Building, and Landlord shall have no liability to Tenant due
to its failure to provide such services. Tenant assumes all responsibility
for the protection of Tenant, its agents, employees, contractors and invitees
and the property of Tenant and of Tenant's agents, employees, contractors and
invitees from acts of third parties. Nothing herein contained shall prevent
Landlord, at Landlord's sole option, from implementing security measures for
the Building or any part thereof, in which event Tenant shall participate in
such security measures and the cost thereof shall be included within the
definition of Operating Costs. Landlord shall have the right, but not the
obligation, to require all persons entering or leaving the Building to
identify themselves to a security guard and to reasonably establish that such
person should be permitted access to the Building.

31.5.  Easements.
Landlord reserves to itself the right, from time to time, to grant such
easements, rights and dedications that Landlord deems necessary or desirable,
and to cause the recordation of parcel maps and restrictions, so long as such
easements, rights, dedications, maps and restrictions do not unreasonably
interfere with the use of the Premises by Tenant. Tenant shall sign any of
the aforementioned documents within ten (10) days after Landlord's request
and Tenant's failure to do so shall constitute a material default by Tenant.
The obstruction of Tenant's view, air, or light by any structure erected,
whether by Landlord or third parties, shall in no way affect this Lease or
impose any liability upon Landlord.

31.6.  Amendments; Modifications.
This Lease may be modified in writing only, signed by the parties in interest
at the time of the modification.
If in connection with obtaining financing for the Building, a bank, insurance
company, pension trust or other institutional lender shall request reasonable
modifications in this Lease as a condition to such financing, Tenant will not
withhold, delay or condition its consent thereto, provided that such
modifications do not increase the obligations of Tenant hereunder or
materially adversely affect the leasehold interest hereby created.

31.7.  Arbitration.
Any disputes relating to provisions or obligations in this Lease as to which
a specific provision for a reference to arbitration is made herein shall be
submitted to arbitration in accordance with the provisions of applicable
state law, as from time to time amended. Arbitration proceedings, including
the selection of an arbitrator, shall be conducted pursuant to the rules,
regulations and procedures from time to time in effect as promulgated by the
American Arbitration Association. Prior written notice of application by
either party for arbitration shall be given to the other at least ten (10)
days before submission of the application to the said Association's office in
the City wherein the Building is situated (or the nearest other city having
an Association office). The arbitrator shall hear the parties and their
evidence. The

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decision of the arbitrator shall be binding and conclusive, and
judgment upon the award or decision of the arbitrator may be entered in the
appropriate court of law; and the parties consent to the jurisdiction of such
court and further agree that any process or notice of motion or other
application to the Court or a Judge thereof may be served outside the State
wherein the Building is situated by registered mail or by personal service,
provided a reasonable time for appearance is allowed. The costs and expenses
of each arbitration hereunder and their apportionment between the parties
shall be determined by the arbitrator in his award or decision. No arbitrable
dispute shall be deemed to have arisen under this Lease prior to (i) the
expiration of the period of twenty (20) days after the date of the giving of
written notice by the party asserting the existence of the dispute together
with a description thereof sufficient for an understanding thereof, and (ii)
where a Tenant payment (e.g., Tenant's Proportionate Share of Operating Costs
and Taxes under Article 9 hereof) is in issue, the amount billed by Landlord
having been paid by Tenant.

31.8.  Governing Law.
This Lease is made pursuant to, and shall be governed by, and construed in
accordance with, the laws of the State wherein the Building is situated and
any applicable local municipal rules, regulations, by-laws, ordinances and
the like and any litigation concerning this Lease between the parties hereto
shall be initiated in the county in which the Building is located.

31.9.  Assignment of Rents.
With reference to any assignment by Landlord of its interest in this Lease,
or the rents payable hereunder, conditional in nature or otherwise, which
assignment is made to or held by a bank, trust company, insurance company or
other institutional lender holding a mortgage or ground lease on the
Building, Tenant agrees:
(a)	that the execution thereof by Landlord and the acceptance thereof by
such mortgagee and/or ground lessor shall never be deemed an assumption by
such mortgagee and/or ground lessor of any of the obligations of the Landlord
thereunder, unless such mortgagee and/or ground lessor shall, by written
notice sent to the Tenant specifically otherwise elect; and
(b)	that, except as aforesaid, such Mortgagee and/or ground lessor shall be
treated as having assumed the Landlord's obligations thereunder only upon
foreclosure of such mortgagee's mortgage or deed of trust or termination of
such ground lessor's ground lease and the taking of possession of the demised
Premises after having given notice of its exercise of the option stated in
Article 23 hereof to succeed to the interest of the Landlord under this
Lease.

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<PAGE>

31.10.  Representation of Authority.
By his execution hereof each of the signatories on behalf of the respective
parties hereby warrants and represents to the other that he is duly
authorized to execute this Lease on behalf of such party. If Tenant is a
corporation, Tenant hereby appoints the signatory whose name appears below on
behalf of Tenant as Tenant's attorney-in-fact for the purpose of executing
this Lease for and on behalf of Tenant.

31.11.  Expenses Incurred by Landlord Upon Tenant Requests.
Tenant shall, upon demand, reimburse Landlord for all reasonable expenses,
including, without limitation, legal fees, incurred by Landlord in connection
with all requests by Tenant for consents, approvals or execution of
collateral documentation related to this Lease, including, without
limitation, costs incurred by Landlord in the review and approval of Tenant's
plans and specifications in connection with proposed alterations to be made
by Tenant to the Premises (except for the alterations made by Tenant in
connection with its initial taking of occupancy, for which there shall be no
charge), requests by Tenant to sublet the Premises or assign its interest in
the Lease, the execution by Landlord of estoppel certificates requested by
Tenant, and requests by Tenant for Landlord to execute waivers of Landlord's
interest in Tenant's property in connection with third party financing by
Tenant. Such costs shall be deemed to be additional rent under the Lease.

31.12.  Survival.
Without limiting any other obligation of the Tenant which may survive the
expiration or prior termination of the term of the Lease, all obligations on
the part of Tenant to indemnify, defend, or hold Landlord harmless, as set
forth in this Lease (including, without limitation, Tenant's obligations
under Articles 13(d) and 15.3) shall survive the expiration or prior
termination of the term of the Lease.

31.13.  Time of Essence.
Time is of the essence with respect to each of the obligations to be
performed by Tenant under this Lease.

31.14.  Incorporation of Prior Agreements.
This Lease and the attachments contain all agreements of the parties with
respect to the lease of the Premises and any other matter mentioned herein.
No prior or contemporaneous agreement or understanding pertaining to any such
matter shall be effective.

31.15.  Covenants.
This Lease shall be construed as though the covenants contained herein are
independent and not dependent and Tenant hereby waives the benefit of any
statute to the contrary.

31.16.  Attorneys' Fees.
If Landlord or Tenant brings an action to enforce the terms hereof or declare
rights hereunder, the prevailing party in any such action, or appeal thereon,
shall be entitled to its reasonable attorneys' fees and court costs to be
paid by the losing party as fixed by the court in the same or separate suit,
and whether or not such action is pursued to decision or judgment. The
attorneys' fee award shall not be computed in accordance with any court fee
schedule, but shall be such as to fully reimburse all attorneys' fees and
court costs reasonably incurred in good faith. Landlord shall be entitled to
reasonable attorneys' fees and all other costs and expenses incurred in the
preparation and service of notices of default and consultations in connection
therewith, whether or not a legal action is subsequently commenced in
connection with such default.

31.17.  Auctions.
Tenant shall not conduct, nor permit to be conducted, either voluntarily or
involuntarily, any auction upon the Premises or the Common Areas. The holding
of any auction on the Premises or Common Areas in violation of this Article
31.18 shall constitute a material default hereunder.

31.18.  Merger.
The voluntary or other surrender of this Lease by Tenant, or a mutual
cancellation thereof, or a termination by Landlord, shall not result in the
merger of Landlord's and Tenant's estates, and shall, at the option of
Landlord, terminate all or any existing subtenancies or may, at the option of
Landlord, operate as an assignment to Landlord of any or all of such
subtenancies.

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<PAGE>

31.19.  Authority.
If Tenant is a corporation, trust, or general or limited partnership, Tenant,
and each individual executing this Lease on behalf of such entity, represents
and warrants that such individual is duly authorized to execute and deliver
this Lease on behalf of said entity, that said entity is duly authorized to
enter into this Lease, and that this Lease is enforceable against said entity
in accordance with its terms. If Tenant is a corporation, trust or
partnership, Tenant shall deliver to Landlord upon demand evidence of such
authority satisfactory to Landlord.

31.20.  Conflict.
Except as otherwise provided herein to the contrary, any conflict between the
printed provisions, Exhibits, Addenda or Riders of this Lease and the
typewritten or handwritten provisions, if any, shall be controlled by the
typewritten or handwritten provisions.

31.21.  Multiple Parties.
If more than one person or entity is named as Tenant herein, the obligations
of Tenant shall be the joint and several responsibility of all persons or
entities named herein as Tenant. Service of a notice in accordance with
Article 31 on one Tenant shall be deemed service of notice on all Tenants.

31.22.  Interpretation.
This Lease shall be interpreted as if it was prepared by both parties and
ambiguities shall not be resolved in favor of Tenant because all or a portion
of this Lease was prepared by Landlord. The captions contained in this Lease
are for convenience only and shall not be deemed to limit or alter the
meaning of this Lease. As used in this Lease the words tenant and landlord
include the plural as well as the singular. Words used in the neuter gender
include the masculine and feminine gender.

31.23.  Relationship of Parties.
Nothing contained in this Lease shall be deemed or construed by the parties
hereto or by any third party to create the relationship of principal and
agent, partnership, joint venturer or any association between Landlord and
Tenant.

31.24.  Rules and Regulations.
Tenant agrees to abide by and conform to the Rules and to cause its
employees, suppliers, customers and invitees to so abide and conform.
Landlord shall have the right, from time to time, to modify, amend and
enforce the Rules, so long as any modification does not materially adversely
affect Tenant's ability to use the Premises for the Use of Premises permitted
hereunder Landlord shall not be responsible to Tenant for the failure of
other persons including, but not limited to, other tenants, their agents,
employees and invitees to comply with the Rules.

31.25.  Right to Lease.
Landlord reserves the absolute right to effect such other tenancies in the
Building as Landlord in its sole discretion shall determine, and Tenant is
not relying on any representation that any specific tenant or number of
tenants will occupy the Building.

31.26.  Intentionally Omitted.

31.27.	Intentionally Omitted.

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<PAGE>

31.28.  Financial Statements.
From time to time, at Landlord's request, Tenant shall cause the following
financial information to be delivered to Landlord, at Tenant's sole cost and
expense, but only if already prepared, upon not less than ten (10) days'
advance written notice from Landlord: (a) a current financial statement for
Tenant and Tenant's financial statements for the previous two accounting
years, (b) a current financial statement for any guarantor(s) of this Lease
and the guarantor's financial statements for the previous two accounting
years and (c) such other financial information pertaining to Tenant or any
guarantor as Landlord or any lender or purchaser of Landlord may reasonably
request. All financial statements shall be prepared in accordance with
generally accepted accounting principals consistently applied and, if such is
the normal practice of Tenant, shall be audited by an independent certified
public accountant.

31.29.  Attachments.
The items listed in the Lease Summary Sheet are a part of this Lease and are
incorporated herein by this reference.

31.30.  Security Deposit.
Tenant has deposited with Landlord the sum specified in the Basic Lease
Information as the "Security Deposit.", or has deposited or may deposit at
any time during the Term hereof in lieu of all or part of such cash security
deposit a clean, irrevocable, unconditional, standby letter of credit, drawn
on a bank acceptable to Landlord in its reasonable discretion, with a right
of assignment to any successor to Landlord's interests, having an initial
expiration date of not sooner than one year from the issuance date thereof
("Letter of Credit", which term shall include all renewals, reissuances,
replacements and substitutions for the initial Letter of Credit). Such cash
deposit and Letter of Credit shall together constitute the "Security
Deposit". Upon any transfer of Landlord's interest in this Lease, Tenant
shall, within five (5) days of Landlord's request, cause any Letter of Credit
which is then part of the Security to be reissued, naming the transferee of
such interest as beneficiary. Tenant shall from time to time cause the Letter
of Credit to be renewed no later than thirty (30) days prior to any
expiration date thereof. If Tenant fails to timely renew the Letter of Credit
or fails to deliver a substitute Letter of Credit to a transferee as provided
above, then Landlord may draw on the then-existing Security and retain (or
transfer to such transferee) the amounts so drawn as security for the
performance of Tenant's obligations under this Lease.
The Security Deposit shall be held by Landlord as security for the full and
faithful performance by Tenant of all the provisions of this Lease. If Tenant
defaults (after applicable notice and time to cure) with respect to any
provision of this Lease, including, without limitation, provisions relating
to the payment of Rent, Landlord may, after giving two (2) days additional
notice to Tenant's counsel, but shall not be required to, use, apply or
retain all or any part of the Security Deposit for the payment of any Rent or
to compensate Landlord for any other loss or damage which Landlord may suffer
by reason of Tenant's default. If any portion of the Security Deposit is so
used, applied or retained, Tenant shall within ten (10) days after demand
from Landlord, deposit funds with Landlord (or cause the Letter of Credit to
be reissued) in an amount sufficient to restore the Security Deposit to its
original amount. Landlord shall not be required to keep the Security Deposit
separate from its general funds, no trust relationship shall be created with
respect to the Security Deposit, and Tenant shall not be entitled to interest
on the Security Deposit. Any part of the Security Deposit not used by
Landlord as permitted by this paragraph shall be returned to Tenant within
thirty (30) days after the Expiration Date.
At any time in its discretion, , Tenant may cause a current quarterly or
annual financial statement for Tenant ( "Financial Statements") to be
delivered to Landlord, at Tenant's sole cost and expense. All Financial
Statements shall be prepared in accordance with generally accepted accounting
principles consistently applied and, if such is the normal practice of
Tenant, shall be audited by an independent certified public accountant. In
the event the Financial Statements demonstrate (as determined by Landlord, in
its reasonable judgment, applying generally accepted accounting principles)
that Tenant's operations have resulted in two (2) consecutive calendar
quarters of positive net cash flow and provided Tenant is not then in default
under this Lease (beyond any applicable cure periods), the Security Deposit
shall be reduced from $60,000 to

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<PAGE>

$40,000 (the "First Reduction"). If Tenant is not in default (beyond any
applicable cure periods) at the date which is twelve (12) months after the
First Reduction, the Security Deposit shall be further reduced from $40,000
to $20,000.

31.31.  Notice of Lease; Recording.
(a)	Tenant agrees not to record the Lease, but each party hereto agrees, at
the request of the other, to execute a Notice of Lease in recordable form in
compliance with applicable Massachusetts law and reasonably satisfactory to
Landlord  and Tenant and theirs attorneys. In no event shall such Notice of
Lease set forth the rent or other charges payable by Tenant under the Lease;
and such notice shall expressly state that it is executed pursuant to the
provisions contained in the Lease, and is not intended to vary the terms and
conditions of the Lease. It is hereby agreed that the requesting party shall
pay all fees with respect to the recording of the Notice of Lease, the
recording of any amendments thereto and the recording of any notice of
termination thereof.
(b)	If the Commencement Date and the Termination Date are not determined at
the time that a Notice of Lease has been executed by the parties, then each
of the parties hereto agrees, upon demand of the other party after the
Commencement Date and Termination Date have been determined, to join in the
execution, in recordable form, of a statutory notice, memorandum, etc. of
lease and/or written declaration in which shall be stated such Commencement
Date and (if need be) the Termination Date. If this Lease is terminated
before the term expires, then upon Landlord's request the parties shall
execute, deliver and record an instrument acknowledging such fact and the
date of termination of this Lease, and Tenant hereby appoints Landlord its
attorney-in-fact in its name and behalf to execute such instrument if Tenant
shall fail to execute and deliver such instrument after Landlord's request
therefor within ten (10) days.

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IN WITNESS WHEREOF the parties hereto have executed this Indenture of Lease
in multiple copies, each to be considered an original hereof, as a sealed
instrument on the day and year noted in the Lease Summary Sheet as the
Execution Date.

LANDLORD:	                              TENANT:

BERTECH FLANDERS LLC,	                  SUPER PC MEMORY, INC.
a Delaware limited liability company	a California corporation

By: Berkeley Investments, Inc.,
its managing member
By:  /s/ Y. Park                          By: /s/ J.F. Kruy
     Y. Park, President                       J.F. Kruy, President
     (Name and Title)                         (Name and Title)

IF TENANT IS A CORPORATION, A SECRETARY'S OR CLERK'S CERTIFICATE OF THE
AUTHORITY AND THE INCUMBENCY OF THE PERSON SIGNING ON BEHALF OF TENANT SHOULD
BE ATTACHED.Exhibit 10.1

Exhibit
10.1

AGREEMENT OF LEASE

by and
between

NBP 220,
LLC

and

THE
TITAN CORPORATION

(“220 National Business
Park”)

TABLE OF
CONTENTS

1.       
Definitions and Attachments. 1

2.        Demise and
Measurement of Premises. 2

3.        Term.. 3

4.        Security Deposit and
Advance Rent4

5.        Use. 6

6.        Rent6

7.        Requirements of
Applicable Law.. 14

8.        Certificate of
Occupancy. 14

9.        Contest-Statute,
Ordinance, Etc.14

10.       Tenant Improvements. 15

11.       Repairs and
Maintenance. 15

12.       Conduct on Premises. 17

13.       Insurance. 18

14.       Rules and Regulations. 19

15.       Mechanics’ Liens. 20

16.       Tenant’s Failure to
Repair20

17.       Property -- Loss,
Damage. 20

18.       Destruction -- Fire or
Other Casualty. 20

19.       Eminent Domain. 20

20.       Assignment21

21.       Default, Remedies, Damages,
Bankruptcy of Tenant22

22.       Landlord’s
Default24

23.       Services and Utilities. 25

24.       Electric Current25

25.       Telephone and
Telecommunications. 26

26.       Acceptance of Premises. 26

27.       Inability to Perform.. 26

28.       No Waivers. 27

29.       Access to Premises and
Change in Services. 27

30.      Estoppel
Certificates. 28

31.      Subordination. 28

32.      Attornment28

33.      Notices. 28

34.      Intentionally Left
Blank. 29

35.      Tennat’s
Space. 29

36.      Quiet Enjoyment40

37.      Vacation of
Premises. 40

38.      Members’
Liability. 40

39.      Separability. 40

40.      Indemnification. 40

41.      Captions. 41

42.      Brokers. 41

43.      Recordation. 41

44.      Successors and
Assigns. 41

45.      Integration of
Agreements. 41

46.      Hazardous Material,
Indemnity. 41

47.      Americans With
Disabilities Act43

48.      Several
Liability. 44

49.      Security Card
Access. 44

50.      Parking. 44

51.      Tenant’s
Equipment44

52.      Signage. 44

53.      Intentionally Left
Blank. 45

54.      Definition of45

55.      Waiver of
Landlord’s Lien. 45

AGREEMENT OF LEASE

           
THIS AGREEMENT OF LEASE (this “Lease”) made this 31st
day of March, 2003 (the “Effective Date”) by and
betweenNBP 220, LLC (the “Landlord”) and THE
TITAN CORPORATION, a Delaware corporation  (the
“Tenant”), witnesseth that the parties hereby agree as
follows:

W I T N E S S E T
H:

           
THAT FOR AND IN CONSIDERATION of the mutual covenants and
agreements herein contained, the parties hereto do hereby covenant
and agree as follows:

1.        
Definitions and Attachments.

           
1.1       Certain Defined
Terms.

                       
1.1.1    “Building” means the Class A
office building to be known as “220 National Business
Park” located at 2720 Technology Drive, Annapolis Junction,
Maryland 20701, which is located within Anne Arundel County,
Maryland.

                       
1.1.2    “Premises” means the entire
Building.

                       
1.1.3    “Rentable Area of the Building”
 or “Rentable Area of the Premises” means
approximately  156,730 rentable square feet, subject to
adjustment in accordance with BOMA standards (ANSI Z65.1-1996) as
provided in Section 2 hereof.

                       
1.1.4    “Initial Term” means a period
of ten (10) years plus the part of a month mentioned in Section
3.1, commenc­ing and ending as provided in Section
3.1.

                       
1.1.5    “Renewal Term” means each of
three (3) additional periods of five (5) years each, commencing and
ending as provided in Section 3.2.

                       
1.1.6    “Annual Base Rent” means the
amount set forth on the following schedule multiplied by the
Rentable Area of the Premises:

                                                                       
     Annual Base Rent

                                   
Lease
Year                  
Per Rentable Square Foot

                                         
1                                       
$25.50 

                                         
2                                       
$26.27

                                         
3                                       
$27.05

                                         
4                                       
$27.86

                                         
5                                       
$28.70

                                         
6                                       
$29.56

                                         
7                                       
$30.45

                                         
8                                       
$31.36

9                                       
$32.30

                                         
10                                     
$33.27

                       
1.1.7    “Target Date for Delivery of
Possession” means June 1, 2004.

                       
1.1.8    “Advance Rental” means the sum
of $333,051.25.  See Section 4.2.

                       
1.1.9    “Security Deposit” means the
sum of __NONE__, subject to the provisions of Section
4.1.

                       
1.1.10  “Tenant Notice Address” means the address
set forth in Section 33.

                       
1.1.11  “Base Year Building Expenses”  shall
mean the actual Building Expenses per rentable square foot incurred
by Landlord for the 2005 calendar year.

                       
1.1.12  “Base Year Taxes” shall mean the actual
Taxes incurred by Landlord per rentable square foot for the 2005
calendar year.

                       
1.1.13  “Allowance” means the product of $22.00
multiplied by the Rentable Area of the Premises.  
“Amortized Amount” means the product of $10.00
multiplied by the Rentable Area of the Premises.  See
Section 35.

                       
1.1.14  “Broker” means Miller Corporate Real
Estate and Insignia/ESG.

                       
1.1.15  “Tenant’s Share” means a fraction,
the numerator of which is the Rentable Area of the Premises and the
denominator is the Rentable Area of the Building.  As of the
Effective Date, Tenant’s Share is 100%.

           
1.2.      Additional Defined
Terms.

           
The following additional terms are defined in the places in this
Lease noted below:

           
Term                                                                           
Section

           
“ADA”                                                            
47

           
“Applicable
Laws”                                                       
7

           
“Approved Plans and
Specifications”                           
35

           
“Building
Expenses”                                                     
6.2.2

           
“Commencement
Date”                                               
3.1

           
“Common
Areas”                                                        
6.2.4

           
“Cost of Building Expenses Per Square Foot”  
6.4.1

           
“Cost of Taxes Per Square
Foot”                                 
6.3.1

           
“Hazardous
Material”                                                  
46

           
“HVAC”
                                                                    
23

           
“Landlord’s
Notice”                                                    
3.2

           
“Lease
Year”                                                   
           
6.2.5

           
“Mortgagee”                                                                
31

           
“Prevailing Market
Rate”                                             
3.2

           
“Property”                                                                   
6.2.1

           
“Successor’                                                                 
32

           
“Taxes”                                                                       
6.2.3

           
“Tenant
Improvements”                                               
35

           
“Term”                                                            
3.3

           
1.3.      Attachments.

           
The following documents are attached hereto, and such documents, as
well as all drawings and documents prepared pursuant thereto, shall
be deemed to be a part hereof:

           
Exhibit  “A”      - 
Legal Description of Property

           
Exhibit “A-2” - Design Drawings

           
Exhibit “B”       - Rules
and Regulations

           
Exhibit “C”       -
Schedule of Landlord’s Work

           
Exhibit “C-1”    - Interior Construction
and Renovation Contractor Requirements

           
Exhibit “D”       - Plat
of Signage

           
Exhibit “E”       
-  Suburban Office Building Guidelines 

           
Exhibit “F”        -
Commencement Date Agreement

           
Exhibit “G”       -
Intentionally Left Blank

           
Exhibit “H”       -
Intentionally Left
Blank          

           
Exhibit
“I”         -
Specifications for HVAC, Electrical Capacity and Floor
Load

           
Exhibit “J”        -
Janitorial Specifications

           
Exhibit “K”       -
Subordination, Non-Disturbance and Attornment Agreement

           
Exhibit “L”        -
Modifications to Base Building

2.        
Demise and Measurement of Premises.  Landlord hereby leases unto
Tenant, and Tenant does hereby rent from Landlord the Premises that
will be constructed in accordance with the provisions of Section 35
of this Lease.  In addition thereto, Tenant shall have the
right to use, on a non-exclusive basis, and in common with the
other tenants of the Building, if any, the Common Areas of the
Building (as that term is defined in Section 6.2.4 hereof).
The Premises and the Building shall be measured in accordance with
BOMA standards (ANSI Z65.1- 1996), utilizing the “Gross
Building Area” computation. At Tenant’s election, the Rentable Area of the Building as set forth in
Section 1.1.3 shall be subject to confirmation before
the Rent Commencement Date by Tenant’s architect, at
Tenant’s sole cost. In the event the Rentable Area of the
Building figure determined by Tenant’s architect differs by
no more than 0.5% (higher or lower) from the Rentable Area of the
Building set forth in Section 1.1.3 , then the Rentable Area
of the Building set forth in Section 1.1.3 shall be
controlling.  In the event the Rentable Area of the Building
figure determined by Tenant’s architect differs by more than
0.5% (higher or lower) from the Rentable Area of the Building set
forth in Section 1.1.3, then Landlord and Tenant (in
coordination with their respective architects) shall endeavor in
good faith to resolve the discrepancy, and in the event they are
not able to resolve such discrepancy then Landlord and Tenant shall
jointly appoint an independent architect to resolve such
discrepancy within thirty (30) days following a request therefor by
Landlord or Tenant and the determination of such independent
architect shall be binding on both Landlord and Tenant. 
During any such dispute, Tenant shall pay Annual Base Rent to
Landlord based on the Rentable Area of the Building set forth in
Section 1.1.3.  If such independent architect
determines that the rentable area differs by no more than 0.5% from
the Rentable Area of the Building set forth in Section
1.1.3, then the fees of such independent architect shall be
borne by Tenant, otherwise such fees shall be  borne by
Landlord.  Promptly after determination of the Rentable Area
of the Building in accordance with this Section 2,
Landlord and Tenant shall execute an amendment to this Lease
confirming such determination and with a proportionate
adjustment to Annual Base Rent, additional rent and any prior
payments which have been made by Tenant.  In no event shall
Tenant be required to pay Annual Base Rent based on more than 
157,514 rentable square feet regardless of the actual measurement
of the rentable square footage of the Premises.  Landlord
shall have no right to remeasure the Premises during the
Term.  In the event Tenant does not elect to verify the
Rentable Area of the Building pursuant to this Section 2,
then the Rentable Area of the Building shall be as set forth in
Section 1.1.3. 

           
3.        
Term.

           
3.1       Commencement Date and
Term.  All of the provisions of this
Lease shall be in full force and effect from and after the
Effective Date. As used in this Lease, the term
“Commencement Date”, as advanced or postponed pursuant
to the terms hereof, shall be defined as the date of Delivery of
Possession of Landlord Items (as defined in Section 35) and,
subject to Section 35.1 hereof, the term “Rent
Commencement Date” shall be the date which is one hundred
fifty (150) days following that date of Delivery of Possession of
Landlord’s Items (as defined in Section 35). 
Notwithstanding the foregoing to the contrary, if Tenant elects for
Landlord to construct the Tenant’s Work pursuant to the terms
of Section 35 below, the Commencement Date and the Rent
Commencement Date shall be the date of Delivery of Possession of
the Premises with Landlord’s Work substantially
completed.  The first Lease Year shall commence on the
Commencement Date and shall end on the date which is last day of
the calendar month which is twelve (12) full months after the Rent
Commencement Date. Within fifteen (15) days after receipt of a
written request from Landlord, Tenant shall execute and deliver the
Commencement Date Agreement in substantially the form attached
hereto as Exhibit “F”.

           
3.2       Option to Extend Lease
Term.  Provided Tenant is not in default of any term,
covenant or condition of this Lease beyond any applicable notice
and cure period, Tenant shall have the option to extend the Initial
Term of this Lease for the entire Premises for three (3) additional
periods of five (5) years each (the “Renewal Term”) to
commence immediately upon the expiration of the Initial Term, the
First Renewal Term and the Second Renewal Term, as
applicable.

           
Tenant’s rental of the Premises during the First Renewal
Term, the Second Renewal Term and the Third Renewal Term, as
applicable, shall be upon the same terms, covenants and conditions
contained in this Lease, except that Tenant shall pay to Landlord
as Annual Base Rent that amount equal to the “Prevailing
Market Rate” for the Premises for the First Renewal Term, the
Second Renewal Term and the Third Renewal Term, as applicable, as
hereinafter defined (including annual adjustments).  For
purposes of this Section 3.2, the term “Prevailing
Market Rate” shall mean the then prevailing market rate being
charged for renewals of comparable space in comparable office
buildings within a ten (10) mile radius of the Premises, with
consideration given for all factors appropriately considered in
determining fair market economics of a similar transaction,
including, but not limited to, construction allowances, commissions
(or lack thereof), free rent, the creditworthiness of Tenant and
other concessions or premiums, costs being saved and downtime for
vacancy.  In order to exercise its option granted herein,
Tenant shall notify Landlord in writing of its intent to renew not
less than three hundred sixty-five (365) days prior to the
expiration of the Initial Term, the First Renewal Term or the
Second Renewal Term, as applicable.  Within thirty (30) days
following the exercise by Tenant of its option to extend the Lease
for the First Renewal Term, the Second Renewal Term and the Third
Renewal Term, as applicable, Landlord shall notify Tenant in
writing of its determination of the Prevailing Market Rate for the
First Renewal Term, the Second Renewal Term and the Third Renewal
Term, as applicable, as reasonably determined by Landlord
(“Landlord’s Notice”).  Within ten (10)
business days after receipt of Landlord’s Notice, Tenant
shall notify Landlord in writing of Tenant’s acceptance or
rejection of such rate.  If Tenant accepts the proposed
Prevailing Market Rate by written notice to Landlord, Landlord and
Tenant shall enter into an amendment to this Lease acknowledging
such renewal and setting forth any terms at variance with the terms
of this Lease.  If, within the ten (10) day period, 
Tenant does not accept the proposed Prevailing Market Rate as
determined by Landlord for the First Renewal Term, the Second
Renewal Term and the Third Renewal Term, as applicable, then within
twenty (20) days thereafter, Landlord and Tenant shall meet at a
mutually acceptable time and place and shall use their reasonable
efforts to agree upon the Prevailing Market Rate.  If Landlord
and Tenant shall fail to agree upon such Prevailing Market Rate for
either the First Renewal Term, the Second Renewal Term or the Third
Renewal Term, within the twenty (20) day period, Landlord and
Tenant shall each appoint an independent commercial leasing broker
licensed in the Maryland area within the next ten (10) days (the
“Brokers”). Such Brokers shall deliver their respective
estimates of the Prevailing Market Rate within ten (10) days after
being appointed. If the estimates of the Prevailing Market Rate as
quoted by the Brokers are within ten percent (10%) of each other,
the Prevailing Market Rate shall be deemed to be the average of the
estimates presented by the Brokers.  If the estimates of the
Prevailing Market Rate as quoted by the Brokers differ by more than
ten percent (10%), then Landlord and Tenant shall jointly appoint a
third independent commercial leasing broker licensed in the
Maryland area within ten (10) days after the receipt of the initial
brokers’ estimates (the “Third Broker”) who shall
deliver its estimate of the Prevailing Market Rate within ten (10)
days after being appointed and such estimate shall be deemed to be
the Prevailing Market Rate.  Tenant shall have the right to
notify Landlord within ten (10) business  days after receipt
of the estimate of the Prevailing Market Rate (whether as resulting
from the average of the Brokers or from the Third Broker, as
applicable), that it rejects such Prevailing Market Rate and in
such event, Tenant’s option to extend the Lease for the First
Renewal Term, the Second Renewal Term or the Third Renewal Term, as
applicable, shall be void and inoperable.  If Tenant fails to
exercise its right to reject the Prevailing Market Rate, then
Landlord and Tenant shall enter into an amendment to this Lease
acknowledging such renewal and setting forth any terms at variance
with the terms of this Lease.  Landlord and Tenant shall each
pay the fee of the broker designated by them originally and shall
split the fees of the Third Broker.  If Tenant shall fail to
deliver the requisite notice exercising its option to extend by the
date prescribed above, then Tenant’s option to extend the
Term for the First Renewal Term, the Second Renewal Term and the
Third Renewal Term, as applicable, shall be void and
inoperable.  The Second Renewal Term and the Third Renewal
Term shall terminate if Tenant does not elect to renew the Lease
for the First Renewal Term.  The Third Renewal Term shall
terminate if Tenant does not elect to renew the Lease for the
Second Renewal Term.

           
3.3       Definition of
“Term”.  As used herein, the word
“Term” shall refer to the Initial Term the First
Renewal Term, the Second Renewal Term and the Third Renewal Term,
if applicable. 

           
4.         Security
Deposit and Advance Rent.

           
4.1       Security
Deposit.  Simultaneously with the execution of this Lease,
Tenant shall not be required to pay a Security Deposit in
accordance with the terms of this Lease.  However, if prior to
the Rent Commencement Date, Tenant’s credit rating falls
below a “BB-” as determined by Standard &
Poor’s credit rating agency or Moody’s credit rating
agency, Tenant shall pay to Landlord a Security Deposit in the
amount of  $1,998,307.50 by Letter of Credit (as further
described below) as security for the performance by Tenant of all
obligations imposed on Tenant hereunder.  Tenant shall deliver
to Landlord a statement of its credit rating on each January 15,
April 15, July 15, and October 15th occurring after the
Effective Date and prior to the Rent Commencement Date; provided,
however, that the provisions of the immediately proceeding sentence
shall be effective at anytime prior to the Rent Commencement Date
and shall not be limited to the reporting periods
aforementioned.  Tenant shall deliver the Letter of Credit
within fifteen (15) days after written request from Landlord. 
Failure to deliver such Letter of Credit shall be an automatic
Event of Default under the terms of the Lease, without further
notice or cure periods afforded to Tenant.

           
In such event, Tenant shall deliver to Landlord an unconditional
and irrevocable Letter of Credit issued by and drawable upon
Comerica Bank in San Diego, California or another banking
institution reasonably approved by Landlord in the amount of 
$1,998,307.50 to be held by Landlord as a guaranty for the payment
and performance by Tenant of all covenants and obligations of
Tenant as set forth in this Lease.  The Letter of Credit shall
contain terms whereby it can be drawn on by Landlord by sending the
original Letter of Credit by overnight delivery, in the case of an
institution which is not located in the Baltimore-Washington
metropolitan area or  on sight if located in the
Baltimore-Washington metropolitan area on any date during the Term
of this Lease on which issuer shall receive from Landlord a
certification signed by Landlord stating that there is a Event of
Default by Tenant under the terms of this Lease. Landlord shall
have the right to make such certification immediately upon any
Event of Default by Tenant hereunder (as defined in Section
21 hereof) and to apply said sum against all amounts then due
and owing by Tenant hereunder and/or against sums required to be
and actually expended by Landlord hereunder to correct existing
defaults by Tenant.  The Letter of Credit shall also provide
that Landlord shall have the right to draw upon the Letter of
Credit, in full or in part.  Any balance left of the sum
received from drawing on the Letter of Credit, after the correction
of defaults by Tenant and/or the payment of amounts due by Tenant,
shall be credited against the next Rent payment(s) due to
Landlord.  In the event Landlord shall draw on the Letter of
Credit provided by Tenant, all as set forth herein, Tenant shall
replace same no later than thirty (30) days after the date of such
drawing, and if same is not replaced, it shall constitute an Event
of Default under the terms of this Lease and Landlord shall have
the benefit of all remedies permitted pursuant to the terms of this
Lease and the laws of the State of Maryland.

           
Subject to the provisions of Section 4.1.1 below, Tenant
acknowledges and agrees that it shall keep the Letter of Credit in
full force and effect throughout the Term of this Lease.  In
the event the term of the Letter of Credit is not coterminous with
the Term of this Lease, then not more than forty-five (45) days
prior to any expiration date of the Letter of Credit, Tenant shall
provide Landlord with the appropriate documentation that said
Letter of Credit has been extended and provide Landlord with the
new expiration date of same.  Should Tenant fail to provide
Landlord with such documentation on or before the expiration date
of the Letter of Credit, Landlord shall have the right to draw on
the entire amount of said Letter of Credit and hold it without
interest for the benefit of Landlord as security for the faithful
performance of the Lease until the Letter of Credit is reinstated
or the Term of the Lease expires.  If the Letter of Credit is
not reinstated, the amount drawn by Landlord shall be returned to
Tenant, less all costs incurred by Landlord in correcting or
satisfying any Event of Default under this Lease within thirty (30)
days after the expiration or earlier termination of the
Term.

           
No right or remedy available to Landlord as provided in this
Section 4.1 shall preclude or extinguish any other right or
remedy to which Landlord may be entitled.

           
Notwithstanding the foregoing, if the Letter of Credit is required
and Tenant then receives a rating of  “BB” or
higher by Moody’s for twelve (12) consecutive months, then
Landlord shall return the Letter of Credit to Tenant and Tenant
shall have no further obligation to pay a Security Deposit during
the Term.

                       
4.1.1    Transfer.  Upon a sale of the
Land and/or the Building or a leasing of the Building, or any
financing of Landlord’s interest therein, Landlord shall have
the right to transfer any cash Security Deposit or the Letter of
Credit, as applicable, to the vendee, lessee or lender, provided
such vendee, lessee or lender assumes Landlord’s obligations
hereunder with respect to the cash Security Deposit or the Letter
of Credit, as applicable.  With respect to the Letter of
Credit, within ten (10) business days after notice of such sale,
leasing or financing, Landlord (with Tenant’s cooperation),
at its sole cost, shall arrange for the transfer (by amendment) of
the Letter of Credit to the new landlord or the lender, or have the
Letter of Credit reissued in the name of the new landlord or the
lender.  To the extent so transferred, Tenant shall look
solely to the new landlord or lender for the return of such cash
Security Deposit or Letter of Credit and the provisions hereof
shall apply to every transfer or assignment made of the Security
Deposit to a new landlord. 

                       
4.1.2    Reduction.

                                   
(a)        Provided no uncured
Event of Default shall then exist, then on the first day of
each Lease Year, commencing with the first day of the sixth
(6th)      Lease Year, and
continuing annually thereafter on the first day of each subsequent
Lease Year in which Tenant qualifies for reduction (each such
anniversary date, a “Reduction Date”), Tenant shall
have the right to reduce the Security Deposit (a
“Reduction”) to the amount set forth in the following
schedule (the “Reduction Schedule”):

                           
Reduction
Date                        
     Amount

                           
First Day of Lease Year
#6                  
$1,665,256.25

                           
First Day of Lease Year
#7                  
$1,332,205.00

                           
First Day of Lease Year
#8                  
$   999,153.75

                           
First Day of Lease Year
#9                  
$   666,102.50

                           
First Day of Lease Year
#10                
$   
333,051.25        

                                   
(b)        Provided Tenant
qualifies as of any such Reduction Date, such Reduction shall be
effectuated by Tenant’s delivery of either (i) a replacement
letter of credit for the applicable lesser amount, which
replacement letter of credit may (A) include an endorsement that
provides that such replacement Letter of Credit shall be effective
only upon Landlord’s return of the Letter of Credit being
replaced or Landlord’s written consent to cancellation of the
letter of credit being replaced, or (B) be delivered pursuant to an
escrow arrangement otherwise reasonably approved by Landlord and
Tenant, or (ii) at least ten (10) business days prior to the
effective date of such Reduction, a written amendment to the Letter
of Credit which has the effect of reducing the amount of the Letter
of Credit to the lesser amount determined pursuant to this Section
as of the applicable Reduction Date.

                                   
(c)        If Tenant does not
qualify for a Reduction as of any applicable Reduction Date, but
Tenant subsequently does qualify for such Reduction as of a later
Reduction Date, then Tenant shall be permitted to “catch
up” all prior foregone Reductions as of the applicable
Reduction Date.  (For example, if Tenant had never previously
qualified for a Reduction, but did so effective as of the Reduction
Date coinciding with the first day of Lease Year #8, then the
Security Deposit would be reduced from  $1,998,307.50 to 
$999,153.75 as of such Reduction Date.)

           
4.2       Advance Rent. 
Upon execution of this Lease, Tenant shall pay Landlord the Advance
Rent to be held as advance rent and security and which Landlord
shall be entitled to retain, without limitation of other remedies,
for any defaults of this Lease by Tenant occurring prior to the
commencement of the Term.  If no such defaults occur, the
Advance Rent shall be applied by Landlord against first
installments of Annual Base Rent payable by Tenant
hereunder.

           
5.        
Use.  Tenant covenants that it shall use and occupy the
Premises during the Term of this Lease solely for general office
purposes and uses incidental and ancillary thereto that are
consistent with the operation of a Class A office building which
uses may include, without limitation, data center, SCIF, training,
employee/building invitee cafeteria/in-house food service,
operations center, coffee and vending uses, Tenant company store,
deli, light assembly for modification and testing of computers and
related equipment, child care for employees, exercise facility and
conference center, all in accordance with applicable zoning
regulations. 

           
6.        
Rent.

           
6.1       Annual Base
Rent.  As rent for the Premises during each year of the
Term, commencing on the Rent Commencement Date, Tenant shall pay to
Landlord an Annual Base Rent, in equal monthly installments, in
advance on the first day of each calendar month during the Term,
and without deduction, setoff or demand in accordance with the
schedule set forth in Section 1.1.6 above.  In
addition, if the Rent Commencement Date occurs on a day other than
the first day of a calendar month, Tenant shall pay to Landlord
upon the Rent Commencement Date, a sum equaling that percentage of
the monthly rent installment which equals the percentage of such
calendar month falling after the Rent Commencement
Date. 

           
Notwithstanding the foregoing, Tenant shall have the right to abate
a portion of the Annual Base Rent up to a maximum amount of either
(i)  $333,051.25 per month over the first three (3) months of
the Term, computed as ($25.50 x 156,730)/12, or (ii)$166,525.63 per
month over the first six (6) months of the Term, computed as  [($25.50 x 156,730)/12]
divided by 2.  Tenant shall notify Landlord in writing
on or before January 1, 2004, of the amount of Annual Base Rent, if
any, which  Tenant desires to abate and over what period of
time.  If  Tenant fails to notify Landlord of its
election to abate Annual Base Rent on or before January 1, 2004,
Tenant shall be deemed to have waived its right to abate Annual
Base Rent.  If Tenant elects option (i), the Annual Base Rent
for the 117 months remaining in the Initial Term shall be increased
monthly by an amount equal to the quotient of the amount abated
divided by 117 months; and if Tenant elects option (ii), the Annual
Base Rent for the 114 months remaining in the Initial Term shall be
increased monthly by an amount equal to the quotient of the amount
abated divided by 114 months.  By way of example, but without
limitation, if Tenant elects to abate  $333,051.25 per
monthover the first three (3) months of the Initial
Term, Annual Base Rent shall increase monthly commencing on the
4th month and through the balance of the Initial Term in
an amount equal to $2,846.59, computed as $333,051.25 divided by 117.    If Tenant elects to
abate Annual Base Rent pursuant hereto, (i) within fifteen (15)
days after request from Landlord, the parties shall enter into an
amendment to the Lease which sets forth the revised schedule of
Annual Base Rent, and (ii) in no event shall Tenant’s
obligation to pay for electrical service during such abatement
period be abated in any regard.

           
6.2       Definitions. 
For the purposes hereof, the fol­lowing definitions shall
apply:

                       
6.2.1    “Property” shall mean the
Building, the land upon which same is situated and all fixtures and
equipment thereon or therein,  and all commonly owned or
shared appurtenances, including but not limited to, parking areas,
walkways, landscaping and utilities located on the Premises, which
legal description is attached hereto as Exhibit
“A”. 

                       
6.2.2    “Building Expenses” shall be
all those expenses paid by Landlord in connection with the owning,
maintaining, operating and repairing of the Property or any part
thereof, in a manner deemed reasonable and appropriate by Landlord
and shall include, except as otherwise expressly excluded from
Building Expenses, without limitation, the following:

                                   
6.2.2.1    All costs and expenses of operating,
repairing, lighting, cleaning, and insuring (including liability
for personal injury, death and property damage and workers’
compensation insurance covering personnel) the Property or any part
thereof, as well as all costs incurred in removing snow, ice and
debris therefrom and of policing and regulating traffic with
respect thereto, and depreciation of all machinery and equipment
used therein or thereon, replacing or repairing of pavement,
parking areas, curbs, walkways, drainage, lighting facilities,
landscaping (including replanting and replacing flowers and other
planting);

                                   
6.2.2.2    Electricity, steam and fuel used in
lighting, heating, ventilating and air conditioning and all costs,
charges, and expenses incurred by Landlord in connection with any
change of any company providing electricity service, including,
without limitation, maintenance, repair, installation and service
costs associated therewith;

                                   
6.2.2.3    Maintenance and repair of mechanical and
electrical equipment including heating, ventilating and air
conditioning equipment;

                                   
6.2.2.4    Window cleaning and janitor service,
including equipment, uniforms, and supplies and
sundries;

                                   
6.2.2.5    Maintenance of elevators, stairways, rest
rooms, lobbies, hallways and other Common Areas;

                                   
6.2.2.6    Repainting and redecoration of all Common
Areas;

                                   
6.2.2.7 Repair and maintenance of the parking areas, including
without limitation, the resurfacing and striping of said
areas;

                                   
6.2.2.8    Sales or use taxes on supplies or
services;

                                   
6.2.2.9 Management fees (in an amount not to exceed  two and
one-half percent (2.5%) of gross rents collected from the Property
during the Initial Term), wages, salaries and compensation of all
persons engaged directly in the maintenance, operation or repair of
the Property and the provision of amenities to all tenants in the
Property (including Landlord’s share of all payroll taxes and
the cost of an on-site or near-site office and segregated storage
area for Landlord’s parts, tools and supplies);

                                   
6.2.2.10  Legal fees (but only to the extent they are incurred
in connection with an expense which is includable in Building
Expenses) and accounting and engineering fees and expenses
reasonably necessary for Landlord to render required services
pursuant to this Lease, except for fees and expenses related to
disputes with tenants or which are a result of and/or are based on
Landlord’s negligence or other tortious conduct;

                                   
6.2.2.11  Costs and expenses that may result from compliance
with any Applicable Laws that were not applicable at the time the
Premises were originally constructed; and

                                   
6.2.2.12  All other expenses which under generally accepted
accounting principles would be considered as an expense of
maintaining, operating, or re­pairing the Property. 
Notwithstanding the foregoing, all expenses (whether or not such
expenses are enumerated on items 1 through 11 of this Section
6.2.2) which would be considered capital in nature under
generally accepted accounting principles shall be included in Building Expenses in any Lease Year
only if it (1) actually results in savings in such year (as for
example, expenditures for a labor-saving improvement) in which case
the amount included in Building Expenses shall not exceed the
amount of actual savings from such improvement in the same year
and/or (2) is made in compliance with Applicable Laws not in effect
as of the Delivery of Possession of Landlord’s Items. Such
capital improvements shall be amortized on a straight-line basis
over the useful life of the improvement being
amortized. 

                       
6.2.3    “Taxes” shall mean all real
property taxes including currently due installments of assessments,
sewer rents, ad valorem charges, water rates, rents and charges,
front foot benefit charges, and all other govern­mental
impositions in the nature of any of the foregoing.  Excluded
from Taxes are (i) federal, state or local income taxes, (ii)
franchise, corporation, income, receipts, revenue, net profits,
gift, transfer, excise, capital stock, estate or inheritance taxes,
(iii) personal property taxes of Tenant, and (iv) penalties or
interest charged for late payment of Taxes.  If at any time
during the Term the method of taxation prevailing at the
commencement of the Term shall be altered so as to cause the whole
or any part of the items listed in the first sentence of this
subparagraph to be levied, assessed or imposed, wholly or partly as
a capital levy, or otherwise, on the rents received from the
Building, wholly or partly in lieu of imposition of or in addition
to the increase of taxes in the nature of real estate taxes issued
against the Property, then the charge to Landlord resulting from
such altered additional method of taxation shall be deemed to be
within the definition of “Taxes,”provided that any tax, assessment, levy, imposition or
charge imposed on income from the Premises shall be calculated as
if the Premises were the only asset of
Landlord. 

           
6.2.4    “Common Areas” shall mean those
areas and facilities which may be from time to time furnished to
the Building by Landlord for the non-exclusive general common use
of tenants and other occupants of the Building, their officers,
employees, and invitees, including (without limitation) the
hallways, stairs, parking facilities, sidewalks, exterior elements,
washrooms, and elevators.  The foregoing
notwithstanding, during any period in which Tenant is leasing (A)
100% of the Building, Tenant shall have the exclusive right to use
the interior Common Areas, and priority usage of the exterior
Common Areas, and (B) 100% of any floor of the Building,
Tenant shall have the exclusive right to use the interior Common
Areas on such Floor.  Notwithstanding any other provision in
this Lease to the contrary, during any period in which Tenant is
leasing 100% of the Building, Landlord shall not take any action
that will materially and adversely diminish Tenant’s ability
to use the Common Areas (other than repairs or other obligations
which are Landlord’s responsibility under the terms of
Section 11.2 of this Lease) without first obtaining
Tenant’s prior approval (which approval shall not be
unreasonably withheld, conditioned or delayed and shall not be
required in the event of an emergency). Without limiting the
foregoing, if, with Tenant’s approval, Tenant’s use of
the Common Areas (including, without limitation, the parking areas)
is temporarily restricted, Landlord shall use all reasonable
efforts to minimize the disturbance to Tenant and the operation of
Tenant’s business and to maintain the confidential nature of
Tenant’s business.

                       
6.2.5    “Lease Year” shall mean for the
first Lease Year  that period which shall commence on the
Commencement Date and shall end on the date which is last day of
the calendar month which is twelve (12) full months after the Rent
Commencement Date and each succeeding twelve (12) month period
thereafter up to the end of the Term.

                       
6.2.6    Building Expenses Exclusions. 
Notwithstanding any other provision of this Lease and in
addition to the restrictions on Building Expenses set forth in
Section 6.2.2 hereof, the following costs and expenses shall
be excluded from Building Expenses:

                                   
(1)        Costs incurred in
connection with the construction of the Landlord’s Items
or Tenant’s Work if constructed by Landlord;

 

                                   
(2)        Costs of correcting
defects in the Landlord’s Items, or the initial design,
construction, reconstruction or renovation of the Building or
the parking lot, or equipment therein, or any tenant
improvements;

 

                                   
(3)        Costs, including
permit, license and inspection costs, associated with alterations
or improvements of the premises of other tenants or occupants of
the Building or vacant retail space in the Building or incurred in
renovating or otherwise improving, decorating, painting or
redecorating vacant space for tenants or other occupants of the
Building;

                                   
(4)        Non-cash items such
as depreciation, amortization, reserves, bad debt losses and
reserves therefor, or other non-cash expenses, except for
amortization of personal property used in the ordinary course of
operating and maintaining the Building and the Land and the
improvements thereon;

                                   
(5)        Interest, points,
fees and principal payments on mortgages and other debt costs, if
any, or amortization on any mortgage or mortgages or any other debt
instrument encumbering the Building;

                                   
(6)        Payments pursuant to
any ground lease or master space lease;

                                   
(7)        Expenses directly
resulting from the breach of this Lease by Landlord, or the
negligence of Landlord, its agents, contractors or employees, or
other acts or omissions of tenants other than Tenant;

                                   
(8)        Costs for which
Landlord is entitled to be reimbursed by its insurance carrier, any
tenant’s carrier, any tenant, any warrantor or any other
third party;

                                   
(9)        Any bad debt loss,
rent loss, or legal fees incurred in collecting rent or other
obligations from Building tenants;

                                   
(10)      The expense of extraordinary
services provided to other tenants of the Building or services to
which Tenant is not entitled or costs incurred by Landlord in
respect of breaches of leases or other agreements relating to the
Building;

                                   
(11)      Costs associated with the
operation of the business of the person or entity that constitutes
Landlord, as distinguished from the costs of operation of the
Building, including accounting and legal matters, costs of
defending any lawsuits with any prospective or actual purchaser,
ground lessor or mortgagee, costs of selling, syndicating,
financing, mortgaging or hypothecating any of Landlord’s
interest in the Building, costs of any disputes between Landlord
and its employees, disputes of Landlord with Building management,
and outside fees paid in connection with disputes with other
tenants;

 

                                   
(12)      The wages of any employee of
Landlord who does not devote substantially all of his or her time
to the Building or common areas of the Building, except to the
extent such wages and benefits are reasonably, properly and
equitably allocable to time spent by such employee in directly
servicing the Building or Land;

 

                                   
(13)      Fees for services rendered by an
affiliate of Landlord to the extent such fees exceed the market
rate payable for comparable services if rendered by unrelated third
parties of comparable quality, except as pre-approved by Tenant and
except that management fees shall be included in Building
Expenses to the extent provided in Section 
6.2.2.9;

                                   
(14)    Any improvements that under normal
accounting rules should be treated as capital improvements, except
as expressly permitted by Section 6.2.2.12;

                                   
(15)      Fines, penalties, late payment
charges and interest arising from the acts or inaction of Landlord
or failure timely to make tax and/or other payments, except for
such fines, penalties, late payment charges and interest incurred
after Tenant has failed to pay its share of Taxes pursuant to
Section 6.3;

                                   
(16)      Capital improvements for the
restoration of all or any portion of the Building after the
occurrence of a casualty;

 

                                   
(17)      Legal fees, court costs and
litigation related fees, except as expressly permitted by
Section 6.2.2.10;

 

                                   
(18)      Costs of remediation or cleanup
of any Hazardous Materials near, in, on or under the Building or
the Land which are the responsibility of Landlord pursuant to
Section 46 below;

 

                                   
(19)      Any Building Expense
attributable to any health club or other revenue generating
facility or amenity (if any) or parking structure;

 

                                   
(20)      Costs of repairs or replacements
caused by the exercise of any right of condemnation or eminent
domain by any public or quasi-public authority;

 

                                   
(21)      Taxes other than Taxes described
in Section 6.2.3 and other than sales and use taxes on
items the cost of which is properly included in Building
Expenses;

 

                                   
(22)      Salaries and other compensation
paid to executive employees above the grade of building manager
(including profit sharing, bonuses and other employee benefit
plans);

 

                                   
(23)      Costs of tools and equipment in
excess of $3,000 in the aggregate per annum used in the 
repair and maintenance of the Building;

                                   
(24)      Rent, imputed rent, or expenses
in lieu of rent for Landlord’s on-site or near-site
management office or any other offices or other spaces in the
Building used by Landlord or any affiliate of Landlord;

                                   
(25)      Costs and expenses of utilities
directly metered or submetered to other tenants of the
Building, if any, or otherwise payable separately by such
tenants;

                                   
(26)      General overhead and
administrative and accounting expenses, except to the extent
reasonably and properly directly allocable to the operation of the
Building;

                                   
(27)      Assessments to the extent paid
in fewer than the maximum permitted number of
installments;

                                   
(28)      Costs associated with any
concessions or incentives granted to other tenants in the
Building, if any (such as moving expense allowances or
reimbursements);

                                   
(29)      Costs and expenses of janitorial
or other services payable separately by other tenants of the
Building, if any;

                                   
(30)      Rental for items which, if
purchased rather than rented, would constitute a capital
improvement specifically excluded by clause (14);

                       
           
(31)      Marketing costs including
leasing commissions, space planners’ fees, attorneys’
fees, advertising expenses, expenses incurred in connection with
the negotiation and preparation of proposals, deal memos, letters
of intent, leases, subleases and/or assignments, space planning
costs and other costs and expenses incurred in connection with
lease, sublease and/or assignment negotiations and transactions
with present or prospective tenants or other occupants of the
Building;

                                   
(32)      Costs of acquiring any
sculpture, paintings or other artwork;

 

                                   
(33)      Costs associated with any
property other than the Building or the Land, or the improvements
thereon, except for those costs incurred by Landlord pursuant to
the Association Declaration, but only to the extent such costs
relate, or are attributable, to Landlord’s ownership of the
Premises and not to other property owned by Landlord in
National Business Park;

                                   
(34)      Excess costs of any work
performed or service provided solely for any other tenant of
the Building, if any, other than Tenant to a materially
greater extent than that furnished generally to other tenants and
occupants (such as electricity and cleaning services provided to
retail tenants or other charges for after-hours heating or air
conditioning, supplemental chilled water charges, and loading dock
services, whether or not reimbursable to Landlord by tenants or
other third parties);

 

                                   
(35)      Holiday decorations, parties and
events;

                                   
(36)      Utilities paid directly by
Tenant pursuant to Section 24, below;

                                   
(37)      All operating expenses
associated with any other building with National Business
Park.

 

                                   
(38)      Charitable and political
contributions, advertising and promotional expenditures, including
costs of staging special events.

 

                                   
In addition to the foregoing, all Building Expenses shall be
reduced by all cash discounts, trade discounts or quantity
discounts received by Landlord or Landlord’s managing agent
in the purchase of any goods, utilities or services in connection
with the prudent operation of the Building and the Land. Landlord
shall not collect from the tenants of the Building more than one
hundred percent (100%) of the actual costs of operating the
Building and the Land. In the calculation of any Building Expenses,
it is understood that no expense shall be charged more than once
(whether directly or in Building Expenses). Landlord shall
equitably prorate bills for services rendered to the Building and
to any other property owned by Landlord.  Landlord shall
diligently and in good faith pursue all insurance, breach of
warranty or other claims or actions that might result in a
reduction in Building Expenses payable by Tenant.

           
6.3       Rent Adjustments for
Taxes.

                       
6.3.1    On or before March 31 of each Lease Year,
Landlord shall total the Taxes and shall allocate such Taxes to the
Rentable Area of the Building in the following manner:  Taxes
for the foregoing tax year shall be totaled and such total shall be
divided by the total rentable square feet in the Building thereby
deriving the “Cost of Taxes Per Square Foot” of
rentable area.  Notwithstanding the foregoing, if Taxes are
not fully assessed against the Property during the Base Year for
Taxes, the Base Year for Taxes shall be deemed to be the full
assessed value of the Taxes for a twelve (12) month period. 
Notwithstanding anything herein to the contrary, in no event shall
Tenant be required to pay any additional rent for Taxes for the
first twelve (12) months after the Building has been fully
assessed.

                               
6.3.2    In the event that the Cost
of Taxes Per Square Foot assessed for any calendar year  after
calendar year 2005 which is wholly or partly within the Term are
greater than the Base Year Taxes, Tenant shall pay to Landlord, as
additional rent at the time such Taxes are due and payable, the
amount of such excess times the number of Rentable Area of the
Premises.  Any additional rent due Landlord under this Section
shall be due and payable within thirty (30) days after Landlord
shall have submitted a written statement to Tenant showing the
amount due, together with reasonably adequate documentation
sufficient to support the amount requested to be paid pursuant to
the invoice after Tenant fully occupies the Building.  For
Tenant's obligation for such addi­tional rent at the end of the
Lease, see Section 6.5.  No later than fifteen (15)
days prior to the start of each calendar year after the Base Year
Taxes are determined, Landlord will deliver to Tenant its
reasonable estimate of such additional rent with respect to Taxes,
and require Tenant to pay each month, in advance, during such year
1/12 of such amount, at the time of payment of monthly installments
of Base Rent.  Tenant shall have the right to examine, at
Tenant's sole expense, Landlord's records with respect to any such
increases in rent; provided, however, that unless Tenant shall have
given Landlord written notice of exception to any such statement
within thirty (30) days after delivery thereof, the same shall be
conclusive and binding on Tenant for the applicable year, subject
to Tenant’s audit rights.     If Landlord has not delivered
the estimate of Taxes  to Tenant by the first day of
January of the applicable calendar year, Tenant will continue
paying Tenant’s Share of  Taxes based on the
Tax  estimate for the previous calendar year until the new
estimate of Taxes is delivered.  No credit shall be given to
Tenant if the Cost of Taxes Per Square Foot are less than the Base
Year Taxes.

                       
6.3.3    Landlord’s Right to Contest
Property Taxes.  Landlord is not obligated to but may
contest the amount or validity, in whole or in part, of any
Taxes.  Landlord’s contest will be at Landlord’s
sole cost and expense, except that if Taxes are reduced (or if a
proposed increase is avoided or reduced) because of
Landlord’s contest, Landlord may include in its computation
of Taxes the costs and expenses Landlord incurred in connection
with the contest, including, but not limited to, reasonable
attorney’s fees, up to the amount of any Tax reduction
Landlord realized from the contest or any Tax increase avoided or
reduced in connection with the contest, as the case may
be.

                       
6.3.4    Tenant’s Right to  Request
Landlord to Obtain a Reduction in Assessments.  Tenant may
request in writing that Landlord, from time to time, but no more
often than once every two (2) years during the Term, endeavor to
obtain a reduction in the assessed valuation of the Building for
the purpose of reducing Taxes.  In such event, Landlord shall
use commercially reasonable efforts to effect such a
reduction.  Landlord shall have sole control and discretion in
its efforts to obtain such reduction in assessments.  Landlord
shall credit against Taxes any tax refund payable as a result of
any proceeding instituted pursuant to this Section
6.3.4.  In the event Landlord is successful in obtaining
such reduction in the assessed valuation of the Building, all
reasonable costs and expenses incurred by Landlord in such endeavor
shall be included in Taxes up to the amount of any tax refund
payable.  To the extent the costs of such proceedings exceed
any tax refund or in the event such proceedings are unsuccessful,
all such reasonable costs and expenses incurred by Landlord shall
be Tenant’s sole responsibility and shall be charged to
Tenant as additional rent. 
Tenant shall be entitled to the
refund of any excess Taxes attributable to Taxes, penalties, fines
and interest thereon received by Landlord which has been paid by
Tenant or which has been paid by Landlord but for which Landlord
has been previously reimbursed in full by Tenant, such amount to be
paid within thirty (30) days after receipt by
Landlord.

           
6.4       Rent Adjustments for
Building Expenses.

                       
6.4.1    On or before March 31 of each Lease Year,
Landlord shall compute the Building Expenses for such year and
shall allocate such costs to the Rentable Area of the Building in
the following manner:  Building Expenses shall be totaled and
such total shall be divided by the total Rentable Area of the
Building thereby deriving the “Cost of Building Expenses Per
Square Foot” of rentable area.

                       
6.4.2    In the event that the cost of Building
Expenses Per Square Foot of rentable area for any year after
calendar year 2005 which is wholly or partly within the Term are
greater than the Base Year Building Expenses, Tenant shall pay to
Landlord, as additional rent, the amount of such excess times the
number of square feet of Rentable Area of the Premises, as set
forth in Section 1 above.   If, during any year
that Tenant is not leasing 100% of the Building,  occupancy of
the Building during any calendar year is less than one hundred
percent (100%), then Building Expenses for that calendar year shall
be "grossed up" to that amount of Building Expenses that, using
reasonable projections, would normally be expected to be incurred
during the calendar year in question if the Building was one
hundred percent (100%) occupied during the applicable calendar year
period, as determined under generally accepted accounting
principles; it being understood that the written statement
submitted to Tenant shall provide a reasonably detailed description
of how the Building Expenses were grossed up and that only those
component expenses that are affected by variations in occupancy
levels shall be grossed up.    Notwithstanding the provisions of
Section
1.1.11, in the event
Tenant does not fully occupy the Building during the entire Base
Year for Building Expenses, then the Base year for Building
Expenses shall be the first twelve (12) calendar months that Tenant
fully occupies the Building, provided that if Tenant does not fully
occupy the Building within eighteen (18) months after the
Commencement Date, the Base Year Building Expenses shall be grossed
up using the last twelve (12) months of the eighteen (18) month
period. 
Such additional rent shall be computed on a
year-to-year basis.  No later than fifteen (15) days prior to
the start of each calendar year, Landlord will deliver to Tenant
its reasonable estimate of such additional rent with respect to
Building Expenses, and require Tenant to pay each month, in
advance, during such year 1/12 of such amount, at the time of
payment of monthly installments of Base Rent.  Tenant shall
have the right to examine, at Tenant's sole expense, Landlord's
records with respect to any such increases in  Building
Expenses; provided, however, that unless Tenant shall have given
Landlord written notice of exception to any such statement within
thirty (30) days after delivery thereof, Tenant shall pay the same
for the balance of the year, subject to Tenant’s audit
rights.     If
Landlord has not delivered the estimate of Building
Expenses  to Tenant by the first day of January of the
applicable calendar year, Tenant will continue paying
Tenant’s Share of  Building Expenses based on the
Building Expense  estimate for the previous calendar year
until the new estimate of Building Expenses is
delivered. Tenant shall pay any additional rent owed as a result
of increased Building Expenses within thirty (30) days after
delivery thereof, the same shall be conclusive and binding on
Tenant for the applicable year, subject to Tenant’s audit
rights.  Any such additional rent
shall be due within thirty (30) days after Landlord has submitted a
written state­ment to Tenant showing the amount
due.    No credit shall be given to Tenant if the
cost of Building Expenses Per Square Foot are less than the Base
Year Building Expenses. Notwithstanding anything to the contrary
contained herein, Landlord shall use diligent efforts to keep
Building Expenses at reasonable amounts, while maintaining the
Building as a first class office building.

                       
6.4.3    Tenant shall have the right to (i) provide
its own janitorial services to all or any portion of the Premises,
and/or (ii) require modifications to the standard office janitorial
service as described in Exhibit “J”
hereto.  If Tenant chooses to provide and/or modify such
services, Landlord and Tenant shall enter into an amendment to this
Lease which reduces or increases, as the case may be, the Annual
Base Rent due hereunder from the date Tenant provides such services
or requires such modifications, as the case may be by the amount of
any savings or increased cost and adjusts the Base Year Building
Expenses proportionately.  Landlord and Tenant acknowledge and
agree that the cost included in the stated Annual Base Rent for
standard unescorted, after-hours  janitorial services is
Eighty Cents ($0.80) per rentable square foot.

           
6.5       Additional Rent
Payments.  Tenant’s obligation to pay any additional
rent accruing during the Term pursuant to Sections 6.3 and
6.4 hereof shall apply pro rata to the proportionate part of
a calendar year as to Taxes and Building Expenses, in which this
Lease  ends, for the portion of such year during which this
Lease is in effect.  Such obligation to make payments of such
additional rent shall survive the expiration or sooner termination
of the Term for one (1) year.

           
6.6       Payments.  All
payments or installments of any rent hereunder and all sums
whatsoever due under this Lease (including but not limited to court
costs and attorneys fees) shall be deemed rent, shall be paid to
Landlord at the address designated by Landlord.  If any amount
of Annual Base Rent or additional rent shall remain unpaid for ten
(10) calendar days after written notice that such payment is past
due (provided, that in no event shall Landlord be required to give
more than two (2) written notices in any twelve (12) month period)
, Tenant shall pay Landlord, without notice or demand, a late
charge equal to the greater of (i) $35.00 and (ii) five percent
(5%) of such overdue amount to partially compensate Landlord for
its administrative costs in connection with such overdue payment;
which administrative costs Tenant expressly acknowledges are
reasonable and do not constitute a penalty.    In
addition, such overdue amounts shall bear interest at the rate of
15% per annum, but not more than the maximum allowable legal rate
applicable to Tenant (the “Default Rate”) until
paid.  Additionally, if any of Tenant’s checks for
payment of rent or additional rent are returned to Landlord for
insufficient funds, Tenant shall pay to Landlord as additional rent
$50.00 for each such check returned for insufficient funds. 
Time is of the essence in this Lease. No invoice, nor any request
for unscheduled additional rent, shall be sufficient unless
accompanied by receipts or other reasonably adequate documentation
sufficient to support the amount requested to be paid pursuant to
the invoice. 

           
6.7       Annual Taxes and
Building Expense Statement.  From and after the Rent
Commencement Date, after the end of each calendar year, Landlord
shall submit to Tenant a statement prepared by Landlord’s
property management company  (the “Taxes and Building
Expense Statement”) setting forth in reasonable detail
the Taxes and Building Expenses for such calendar year and the
amount (if any) of Tenant’s Share of Building
Expenses and Taxes for such calendar year.  If Tenant’s
Share of the Building Expenses and Taxes so stated is more than the
amount (if any) theretofore paid by Tenant for Building
Expenses and Taxes for the period covered by the Taxes and
Building Expense Statement, Tenant shall pay to Landlord the
deficiency within thirty (30) days after the submission of the
Taxes and Building Expense Statement.  If Tenant’s Share
of the Building Expenses or Tenant’s Share of Taxes so stated
is less than the amount (if any) theretofore paid by Tenant
for Building Expenses or Taxes for the period covered by
the Taxes and Building Expense Statement, Landlord shall credit the
excess against the next monthly installment of Annual Base Rent
thereafter payable by Tenant under this Lease, except that Landlord
shall refund the excess (if any) for the calendar year ending
with or within the last Lease Year to Tenant within forty-five (45)
days after submission of the Taxes and Building Expense Statement
for such calendar year.  Tenant’s obligation under this
subsection to pay Tenant’s Share of Building Expenses
and Taxes and Landlord’s obligation to reimburse Tenant for
any overpayment shall survive the expiration of the Term or the
earlier termination of this Lease for one (1) year.

           
6.8       Disputes. 
Each statement of Taxes and Building Expenses  shall be
in a form sufficiently detailed and complete for Tenant’s
adequate review, sent to Tenant shall be conclusively binding upon
Tenant unless Tenant shall (i) within thirty (30) days after
such  statement is sent, pay to Landlord the amount set forth
in such statement, without prejudice to Tenant’s right to
dispute such  statement, and (ii) within one
hundred  eighty (180) days after such  statement is
received, give notice to Landlord objecting to such  statement
and specifying the reasons that such  statement is claimed to
be incorrect. No such objection shall prejudice Tenant’s
right to make further objections with respect to the
same            
statement within the permitted time periods.  Tenant shall
have the right at its sole cost and expense to review or audit
Landlord’s books and records relating to Landlord’s
calculation of Building Expenses and Taxes at any time
within two years from Tenant’s receipt of the statement, and
may use the auditor or reviewer of its choice provided such
auditor’s area of expertise includes lease expense
analysis.  If the parties are unable to resolve a dispute as
to the correctness of a  statement within thirty (30) 
days following Tenant’s notice of objection, either party may
refer the issues raised to an accountant reasonably acceptable to
the other party and that has not and does not provide accounting
and consulting services to Landlord or Tenant and does not
otherwise have any affiliation or business relationship with
Landlord or Tenant, and the decision of such accountants shall be
conclusively binding upon Landlord and Tenant. The fees and
expenses relating to the accountant hired to conclusively resolve
the dispute as to the correctness of the statement shall be
borne by the unsuccessful party (and if both parties are partially
unsuccessful, the accountants shall apportion the fees and expenses
between the parties based on the degree of success of each
party).  In the event there is an adjustment of the statement,
the amount owed by either party shall be increased by interest on
the sum owed calculated at  the Default Rate from the date of
the original payment until the date the adjustment is
paid

           
7.         Requirements
of Applicable Law.  Landlord warrants that on the Commencement Date,
the Premises shall comply with the Association Declaration and all
applicable Federal, State and local laws, codes, ordinances, rules
and regulations of governmental authorities having jurisdiction
over the Property, including, but not limited to, zoning rules and
regulations and the Americans with Disabilities Act
(“Applicable Laws”).  Tenant, at its sole cost and
expense, shall comply promptly with all Applicable Laws first
enacted after the Rent Commencement Date, which impose any duty
upon Landlord or Tenant with respect to the use, occupancy or
alteration of the Premises or any part thereof and for the
prevention of fires; provided, however, that Landlord and not
Tenant shall correct all structural defects in the Building
necessary to comply with Applicable Laws, and make all repairs,
changes or alterations necessary because the Building was not
constructed in compliance with any of the Applicable
Laws.

           
8.         Certificate
of Occupancy.  Tenant shall not use or occu­py the Premises in
violation of any certificate of occupancy, permit, or other
governmental consent issued for the Building.  If any
governmental authority, after the commencement of the Term, shall
contend or declare that the Premises are being used for a purpose
which is in violation of such certificate of occupancy, permit, or
consent, then Tenant shall, upon five (5) days’ notice from
Landlord, immediately discontinue such use of the Premises. 
If thereafter the governmental authority asserting such violation
commences or continues criminal or civil proceedings against
Landlord for Tenant’s failure to discontinue such use, in
addition to any and all rights, privi­leges and remedies given
to Landlord under this Lease for default therein, Landlord shall
have the right to terminate this Lease forthwith. 

           
9.        
Contest-Statute, Ordinance, Etc.   Tenant may, after notice to Landlord, by
appropriate proceedings conducted promptly at Tenant’s own
expense in Tenant’s name and whenever necessary in
Landlord’s name, contest in good faith the validity or
enforcement of any Applicable Laws and may similarly contest any
assertion of violation of any certificate of occupancy, permit, or
any consent issued for the Building.  Tenant may, pending such
contest, defer compliance therewith if, such deferral shall not
subject either Landlord or the Premises or the Property (or any
part thereof) to any penalty, fine or forfeiture, and if Tenant
shall post a bond with corporate surety approved by Landlord
sufficient, in Landlord’s opinion, fully to indemnify
Landlord from loss.

           
10.       Tenant’s
Improvements.  

           
10.1     Except to the extent that Landlord is
responsible for making improvements to the Premises pursuant to
Section 35 of this Lease and subsequent to the installation
of Tenant’s Work pursuant to Section 35, Tenant shall
make such improvements to the Premises as it may deem necessary at
its sole cost and expense.  
Notwithstanding anything herein to the contrary, Tenant shall have
the right to make non-structural alterations which do not affect
the mechanical, electrical or plumbing systems of the Building
without obtaining Landlord’s prior consent, provided that
either (i) such alterations cost less than Fifty  Thousand
Dollars ($50,000.00) per occurrence during the Initial Term and One
Hundred Thousand Dollars ($100,000,00) during any of the Renewal
Term(s), or (ii) are items of decoration, painting or
carpeting.   Landlord will notify
Tenant of Landlord’s election to consent
or withhold its consent within ten (10) days after
receiving Tenant’s written request for consent to an
alteration.  If Landlord does not respond within such
ten (10) day period, Landlord shall be deemed to have given
consent to the proposed alteration. Landlord’s
consent to and/or approval of Tenant’s plans and
specifications for the aforesaid improvements shall create no
responsibility or liability on the part of Landlord for their
completeness, design sufficiency, or compliance with all laws,
rules and regulations of governmental agencies or
authorities.  All alterations, installations, additions or
improvements made by either of the parties hereto upon the
Premises, (except for Tenant’s movable office fixtures,
furniture and equipment, trade fixtures, generators,
uninterruptible power sources,  supplemental HVAC equipment in
addition to the base building systems, and other items identified
by Tenant prior to the Rent Commencement Date or, after the Rent
Commencement Date, as mutually agreed upon in writing,
collectively, “Tenant’s Personal Property”),
shall be the property of Landlord and shall remain upon and be
surrendered with the Premises at the termination of this Lease
without molestation or injury.  Except for Tenant’s
Personal Property, Tenant shall have no obligation to remove any
improvements to the Premises, made by or on behalf of Tenant,
including, without limitation, the Tenant’s Work.  If
Tenant fails to remove any of Tenant’s Personal Property
items, Landlord shall have the right, but not the obligation, to
remove and dispose of such items, and restore the Premises
accordingly and Tenant shall reimburse Landlord for the costs of
such removal, disposal and restoration within thirty (30) days
after receipt of an invoice therefore, together with interest at
the Default Rate, which shall accrue form the date the costs were
incurred by Landlord.

           
10.2         Notwithstanding
anything herein to the contrary, within six (6) months after the
expiration or sooner termination of the Term, Landlord, at
Tenant’s expense, shall have the right to remove all of the
improvements comprising the auditorium in the Building and restore
the level of the floor of such area to match the grade of the
balance of the first floor area (the “Restoration
Costs”).  In no event shall the Restoration Costs exceed
the lesser of (i) $67,000.00, or (ii) the amount of costs actually
incurred by Landlord.  Tenant shall reimburse Landlord for
such costs within thirty (30) days after receipt of a written
invoice for such Restoration Costs, together with reasonable
supporting documentation.  Tenant’s obligations under
this Section 10.2 shall survive the expiration or sooner
termination of this Lease, unless the parties have agreed
specifically in writing that the provisions of this Section
10.2 shall be of no further force and effect.  If Landlord
fails to remove such improvements and restore the level of the
floor of such area within the six (6) month period, Tenant shall
have no obligation to reimburse Landlord for the Restoration Costs
and the provisions of this Section 10.2 shall be of no
further force or effect.

           
11.       Repairs and
Maintenance.

           
11.1     Tenant’s Care of the Premises
and Building.  During the Term Tenant shall:

                       
(i)         keep the
Tenant’s Personal Property and the fixtures, appurtenances
and equipment installed on the Premises in good order and
condition, except to the extent such maintenance is the obligation
of Landlord pursuant to Section 11.2;

                       
(ii)        make repairs and
replacements to the Premises required because of Tenant’s
misuse or primary negligence, except to the extent that the repairs
or replacements are covered by Landlord’s insurance as
required hereunder;

                       
(iii)       not commit
waste.

           
In addition, Tenant shall not place a load upon any floor of the
Premises exceeding the floor load per square foot area which such
floor was designed to carry and which may be allowed under
Applicable Laws.  Landlord reserves the right to prescribe the
weight and position of all heavy equipment brought onto the
Premises and prescribe any reinforcing required under the
circumstances, all such reinforcing to be at Tenant’s
expense.

           
11.2     Landlord’s Repairs. 
Except for the repairs and replacements that Tenant is required to
make pursuant to Section 11.1 above, Landlord shall make all
repairs and replacements to the Premises (excluding items of the
Tenant’s Work such as wall coverings, carpeting and the like,
but including extensions of the Base Building Systems, such as
additional sprinkler heads, VAV boxes, supplemental HVAC units,
plumbing systems and the like), Common Areas and the Building
(including Building fixtures and equipment) as shall be reasonably
deemed necessary to maintain the Building in a condition comparable
to other newly constructed first class suburban office buildings of
comparable quality in the Baltimore‐Washington corridor area
(“Comparable Buildings”).  If Tenant constructs
Tenant’s Work pursuant to the terms of Section 35, to
the extent that Tenant installs items as part of its improvements
that Landlord is responsible to maintain during the Term, Tenant
shall transfer any warranties to Landlord.  Without limiting
the foregoing, this maintenance shall include (a) the roof,
foundation, exterior walls and windows (including interior
sprandrel systems and gaskets), interior structural walls, all
structural components (including the foundation), and all systems
such as mechanical, electrical, HVAC and plumbing, (b) all landscaping and parking areas at the Property
(including snow removal and repair);  (c) all other repairs
deemed reasonably necessary for the prudent management of the
Premises or as requested by Tenant.  The costs
associated with such repairs shall be deemed a part of Building
Expenses; provided, however, that (i) costs of all of such repairs
which would be considered capital in nature under generally
accepted accounting principles shall be paid by Landlord, (ii) the
portion of the costs which are covered by warranties shall not be
included in the Building Expenses.  There shall be no
allowance to Tenant for a diminution of rental value, no abatement
of rent, and no liability on the part of Landlord by reason of
inconvenience, annoyance or injury to business arising from
Landlord, Tenant or others making any repairs or performing
maintenance as provided for herein.  Landlord agrees to diligently attend to any repairs or
maintenance needs brought to its attention by written notice from
Tenant as soon as reasonably practicable (but in no event shall
Landlord commence such repairs or maintenance later than five
(5) days (or shorter period as may be reasonably required in
an emergency) thereafter or cease to pursue the completion of such
repair with diligence) and in a commercially reasonable manner
calculated to minimize to the extent possible disruption of
Tenant’s business activities.

                       
11.2.1  Failure to Repair or Maintain.  If either
party fails within the time periods required by this Lease (or such
shorter period as may be required in an emergency) to proceed with
diligence to make any required repairs or perform any maintenance,
the other party may do so and the non-performing party shall
reimburse the performing party for within thirty (30) days after
receipt of a written invoice for all reasonable, out-of-pocket
costs and expenses incurred on account thereof, together with
interest at  the Default Rate from the date that such costs
and expenses were incurred.    If Landlord fails to
pay the amounts due in connection with this Section,  Tenant
shall have no rights to offset such amounts against future
obligations to pay Annual Base Rent or additional rent until Tenant
has received a final, unappealable, adjudicatory
decision.

                       
11.2.2  Interruptions Due to Repairs.

(a)       
Landlord shall minimize interference with Tenant’s use and
occupancy of the Premises during the making of any repairs,
alterations, additions, improvements, repairs or replacements,
Landlord shall provide Tenant with reasonable notice of the scope
and schedule of any such work and, in the event that the completion
thereof is reasonably likely to disrupt (other than in a de
minimis manner) the operation of Tenant’s business at the
Premises, Landlord shall perform such work during non-business
hours.  Except as expressly provided in this Lease to the
contrary, there shall be no allowance to Tenant for a
diminution of rental value, no abatement of rent, and no liability
on the part of Landlord by reason of inconvenience, annoyance or
injury to business arising from Landlord, Tenant or others making
any repairs or performing maintenance as provided for
herein.

(b)       
Notwithstanding anything to the contrary contained in this Lease,
if Tenant is unable to use the Building (or any portion thereof)
for the ordinary conduct of Tenant’s business due to an
interruption of an Essential Service (as hereinafter defined)
resulting from (a)  Landlord’s performance of an
alteration, addition, impairment, repair or replacement to the
Premises, or due to Landlord’s entry into the Premises, or
for any other reason within Landlord’s or its agent’s
reasonable control, or (b) any of the causes described in
Section 27 hereof, and such condition continues for a period in
excess of six (6) consecutive days after (i) Tenant furnishes a
notice to Landlord (the “Abatement Notice”) stating
that Tenant’s inability to so use the Premises (or portion
thereof) is due to such condition, and (ii) Tenant does not
actually use or occupy the Premises (or portion thereof) during
such period for the ordinary conduct of its business,
then Annual Base Rent, Taxes and Building Expenses for
such portion of the Building that is both untenantable and
unoccupied (determined based upon the ratio which the square
footage of such portion of the Building, determined using the BOMA
Standard bears to the Rentable Area of the Building) shall be
abated on a per diem basis for the period commencing on the seventh
(7th) date after the Essential Service is interrupted
and ending on the earlier of (x) the date Tenant reoccupies such
portion of the Premises for the ordinary conduct of its business,
and (y) the date on which such condition is remedied in all
material respects.  “Essential Service” shall mean
any of the service and utilities described in Section 23
hereof. 

           
11.3     Time for Repairs.  Repairs
or replacements required pursuant to Section 11.1 and
11.2 above shall be made within a reasonable time except in
matters of security and safety in which case the repairs shall be
made as expeditiously as possible (depending on the nature of the
repair or replacement needed - generally no more than fifteen (15)
days) after receiving notice or having actual knowledge of the need
for a repair or replacement.

           
11.4     Surrender of the
Premises.  Upon the termination of this Lease, Tenant
shall surrender the Premises to Landlord in the same broom clean
condition that the Premises were in on the date the Tenant’s
Work is substantially completed except for:

                       
(i)         ordinary wear
and tear;

                       
(ii)        damage by the
elements, fire, and other casualty unless Tenant would be required
to repair under the provisions of this Lease;

                       
(iii)       damage arising from any
cause not required to be repaired or replaced by Tenant;
and

                       
(iv)       alterations as permitted
by this Lease unless consent was conditioned on their
removal.

           
On surrender,   Tenant shall remove from the Premises
its Tenant’s Personal Property and repair any damage to the
Premises caused by its removal.  Any items not removed by
Tenant as required above shall be considered abandoned. 
Landlord may dispose of abandoned items as Landlord chooses and
bill Tenant for the cost of their disposal.

           
12.       Conduct on
Premises.  Tenant shall not do, or permit anything to be done in
the Premises, or bring or keep anything therein which shall, in any
way, increase the rate of fire insurance on the Building, or
invalidate or conflict with the fire insurance policies on the
Building, fixtures or on property kept therein, or obstruct or
interfere with the rights of Landlord or of other tenants, or in
any other way injure or annoy Landlord or the other tenants, or
subject Landlord to any liability for injury to persons or damage
to property, or interfere with the good order of the Building, or
conflict with Applicable Laws, or the Maryland Fire Underwriters
Rating Bureau.  Tenant agrees that any increase of fire
insurance premiums on the Building or contents caused by the
occupancy of Tenant, Tenant's employees, agents, servants, or
invitees shall, as they accrue be added to the rent heretofore
reserved and be paid as a part thereof; and Landlord shall have all
the rights and remedies for the collection of same as are conferred
upon Landlord for the collection of rent provided to be paid
pursuant to the terms of this Lease.

           
13.       Insurance. 

           
13.1     Tenant’s Insurance. 
Tenant shall keep in force at its own expense, so long as this
Lease remains in effect, (a) public liability insurance, including
insurance against assumed or contractual liability under this
Lease, with respect to the Premises, to afford protection with
limits, per person and for each occur­rence, of not less than
Two Million Dollars ($2,000,000), combined single limit, with
respect to personal injury and death and prop­erty damage, such
insurance to provide for only a reasonable deductible, (b) all-risk
property and casualty insurance, including theft, written at
replacement cost value and with replacement cost endorsement,
covering all of Tenant’s personal property in the Premises
and all improvements and installed in the Premises by or on behalf
of Tenant whether pursuant to the terms of Section 35,
Section 10, or otherwise, such insurance to provide for only
a reasonable deductible, (c) if, and to the extent, required by
law, workmen’s compensation or similar insurance offering
statutory coverage and containing sta­tutory limits, (d)
insurance of all plate and other interior glass in the Premises for
and in the name of Landlord, and (e) business interruption
insurance in an amount sufficient to reimburse Tenant for loss of
earnings attributable to prevention of access to the Building or
the Premises for a period of at least twelve (12) months. 
Such policies shall be maintained in companies and in form
reasonably acceptable to Landlord and shall be written as primary
policy coverage and not contributing with, or in excess of, any
coverage which Landlord shall carry.  Tenant shall deposit the
policy or policies of such required insurance or certificates
thereof with Landlord prior to the Commencement Date, which
policies shall name Landlord or its designee and, at the request of
Landlord, its mortgagees, as additional  insured and shall
also contain a provision stating that such policy or policies shall
not be canceled except after thirty (30) day’s written notice
to Landlord or its designees.  All such policies of
in­surance shall be effective as of the date Tenant occupies
the Premises and shall be maintained in force at all times during
the Term of this Lease and all other times during which Tenant
shall occupy the Premises. Any insurance required of Tenant
hereunder may be furnished by Tenant under a blanket policy carried
by it, provided that such blanket policy shall contain an
endorsement that names Landlord as an additional insured,
specifically references the Premises, and guarantees a minimum
limit available for the Premises equal to or greater than the
insurance amounts required under this Article. 

           
In addition to the foregoing insurance coverage, Tenant shall
require any contractor retained by it to perform work on the
Premises to carry and maintain, at no expense to Landlord, during
such times as contractor is working in the Premises, a
non-deductible (i) comprehensive general liability insurance
policy, including, but not limited to, contractor’s liability
coverage, contractual liability coverage, completed operations
coverage, broad form property damage endorsement and
contractor’s protective liability coverage, to afford
protection with limits per person and for each occurrence, of not
less than Two Hundred Thousand Dollars ($200,000.00), combined
single limit, with respect to personal injury and death and
property damage, such insurance to provide for no deductible, and
(ii) workmen’s compensation insurance or similar insurance in
form and amounts as required by law. 

           
In the event of damage to or destruction of the Premises and the
termination of this Lease by Landlord pursuant to Section 18
herein, Tenant agrees that it shall pay Landlord all of its
insurance proceeds relating to improvements made in the Premises by
or on behalf of Tenant whether pursuant to the terms of Section
35, Section 10, or otherwise.  If Tenant fails to
comply with its covenants made in this Section, if such insurance
would terminate or if Landlord has reason to believe such insurance
is about to be terminated, Landlord may at its option cause such
insurance as it in its sole judgment deems necessary to be issued,
and in such event Tenant agrees to pay promptly upon
Landlord’s demand, as additional rent the premiums for such
insurance.

           
13.2     Landlord’s
Insurance.  Throughout the Term,
Landlord shall maintain standard All Risk Coverage insurance on the
Premises, including the Base Building Shell, Tenant’s
Work and subsequent alterations (but excluding
Tenant Personal Property) insuring against such perils as are
normally insured against by prudent owners of Comparable Buildings
for the full replacement value thereof; provided, however, Landlord
shall only be required to maintain insurance
for Tenant’s Work and subsequent alterations to the
extent Tenant has provided Landlord the Construction Documents (as
defined in Section 35), the construction documents for
any alteration, and reasonably detailed schedules satisfactory
to Landlord’s insurer, describing the property to be
insured.  Without limitation, such insurance shall
include:  (i) insurance on the Building and other improvements
and its property therein against fire and casualty and other risks
as may be included in extended coverage casualty insurance in an
amount equal to full replacement value of the Building, and rent
loss insurance protecting Landlord against abatement or loss of
rent in an amount equal to the rent and additional rent paid by
Tenant under this Lease.  Landlord shall include within the
coverage of its fire and extended coverage insurance any
improvements and betterments which may be made on behalf of or paid
by the Tenant to the extent that same are customarily insurable as
part of the realty; (ii) comprehensive general liability
insurance with a minimum combined single limit of liability of
$2,000,000 for the protection of the Landlord against all claims
for bodily injury (including death) and for the property damage
incurred in, or about the Premises for which the Landlord is
legally liable, in respect of injury in or about the Premises or
death of one or more persons, in respect of one or more
occurrences, and in respect of damage to property and including all
contractual obligations coverage and including actions of the
employees, contractors, subcontractors, invitees, agents and others
working on behalf of the Landlord; (iii) broad boiler and machinery
insurance covering property damage; and (iv) such other insurance
as it is or may become customary for owners of Comparable Buildings
to carry for loss of or damage to the property, or liability
arising therefrom.  Such insurance shall be maintained with an
insurance company authorized to do business in the State of
Maryland, with a then current Alfred M. Best Company, Inc. (or if
it no longer exists, a comparable rating service) general policy
maker’s rating of A- or better and financial size category of
Class X or higher.  Landlord shall promptly deliver to Tenant
notice of (i) any substitution of such company or companies, and
(ii) any change in their Alfred M. Best Company, Inc. general
policy maker’s rating of any such company or substituted
company. The deductible on Landlord’s All Risk Coverage
Insurance shall not exceed One Hundred Thousand Dollars
($100,000.00) or such greater amount as may customarily be accepted
from time to time by prudent owners of Comparable Buildings. 
Landlord shall name Tenant as an additional insured on
Landlord’s public liability insurance
policy.

           
13.3     Waiver of Subrogation. 
Each party hereto waives claims arising in any manner in its favor
and against the other party and agrees that neither party hereto
shall be liable to the other party or to any insurance company (by
way of subrogation or otherwise) insuring the other party for any
loss or damage to the Building, the Premises or other tangible
property, or any resulting loss of income, or losses under
worker’s compensation laws and benefits, or against liability
on or about the Building, even though such loss or damage might
have been occasioned by the negligence of such party, its agents or
employees if any such loss or damage is covered by insurance
benefiting the party suffering such loss or damage as was required
to be covered by insurance carried pursuant to this Lease. 
Landlord shall cause each insurance policy carried by it insuring
against liability on or about the Building or insuring the Premises
and the Building or income resulting therefrom against loss by fire
or any of the casualties covered by the all-risk insurance carried
by it hereunder to be written in such a manner as to provide that
the insurer waives all right of recovery by way of subrogation
against Tenant in connection with any loss or damage covered by
such policies.  Tenant shall cause each insurance policy
carried by it insuring against liability or insuring the
Tenant’s Personal Property against loss by fire or any of the
casualties covered by the all-risk insurance required hereunder to
be written in such a manner as to provide that the insurer waives
all right of recovery by way of subrogation against Landlord in
connection with any loss or damage covered by such
policies. 

           
14.       Rules and
Regulations.  Tenant shall be bound by the rules and regulations set
forth on the schedule attached hereto as Exhibit
“B” and made a part hereof,
provided, that in case of any conflict or inconsistency between the
provisions of this Lease and any of the rules
and regulations as originally promulgated or as supplemented
or amended from time to time, the provisions of this Lease shall
control.  Landlord shall have the right, from time to
time, subject to Tenant’s prior consent
as long as Tenant leases at least seventy-five percent (75%) of the
Building, to issue additional or amended rules and
regulations regarding the use of the Building, so long as the rules
shall be reasonable, non-discriminatory between tenants, impose no
cost on Tenant, do not reduce any rights of Tenant under this
Lease.  When so issued the same shall be considered a part of
this Lease and Tenant covenants that the additional or amended
rules and regulations shall likewise be faithfully observed by
Tenant, the employees of Tenant and all persons invited by Tenant
into the Building.

           
15.       Mechanics’
Liens. 
Tenant shall not do or suffer to be done any act, matter or thing
whereby Tenant’s interest in the Premises, or any part
thereof, may be encumbered by any mechanics’ lien. 
Tenant shall discharge by payment, filing of a bond, or otherwise,
within thirty (30) days after the date of filing, any
mechanics’ liens filed against Tenant’s interest in the
Premises, or any part thereof, purporting to be for labor or
material furnished or to be fur­nished to Tenant. 
Landlord shall not be liable for any labor or materials furnished
or to be furnished to Tenant upon credit, and no mechanics’
or other lien for labor or materials shall attach to or affect the
reversionary or other estate or interest of Landlord in and to the
Premises, or the Property.

           
16.       Tenant’s Failure to
Repair.  In the event that Tenant fails after thirty (30) days
prior written notice from Landlord, to keep the Premises in a good
state of condition and repair pursuant to Section 11 above,
or to do any act or make any payment required under this Lease or
otherwise fails to comply herewith, Landlord may, at its option
(but without being obliged to do so) immediately, or at any time
thereafter and without notice, perform the same for the account of
Tenant, including the right to enter upon the Premises at all
reasonable hours to make such repairs, or do any act or make any
payment or compliance which Tenant has failed to do, and upon
demand, Tenant shall reimburse Landlord for any reasonable out of
pocket expense incurred by Landlord including but not limited to
any costs, damages and reasonable counsel fees.  Any moneys
expended by Landlord, as aforesaid, shall be deemed additional
rent, collectible as such by Landlord.  All rights given to
Landlord in this Section shall be in addition to any other right or
remedy of Landlord herein contained.

           
17.       Property -- Loss,
Damage.  Landlord, its agents and employees shall not be liable
to Tenant for (i) any damage or loss of property of Tenant placed
in the custody of persons employed to provide services for or
stored in or about the Premises and/or the Building, unless such
damage or loss is the result of the negligence of Landlord, and
(ii) interference with the light, air, or other incorporeal
hereditaments of the Premises.

           
18.       Destruction -- Fire or Other
Casualty.  In case of damage to the Premises by fire or other
casualty insured against by Landlord, Tenant shall give immediate
notice thereof to Landlord, who shall thereupon cause damage to all
property owned by it to be repaired with reasonable speed at
expense of Landlord to substantially the condition of the Premises
prior to the damage, subject to customary requirements of any
mortgage regarding placement of proceeds into trust, submitting
requisitions, etc., due allowance being made for reasonable delay
which may arise by reason of adjustment of loss under insurance
policies on the part of Landlord and/or Tenant, and for reasonable
delay on account of “labor troubles” or any other cause
beyond Landlord’s control.  To the extent that the
Premises are rendered untenantable in whole or in part the rent
shall proportionately abate from the date of such casualty. 
In the event the damage shall be so extensive as to render the
whole Building untenantable or not reasonably usable by Tenant for
its business purposes, then this Lease, at the option of Tenant or
Landlord, shall be terminated upon written notice and the rent
shall, in such event, be paid to or adjusted as of the date of such
damage, and the terms of this Lease shall expire by lapse of time
and conditional limitation upon the third day after such notice is
mailed, and Tenant shall thereupon vacate the Premises and
surrender the same to Landlord, but no such termination shall
release either party from any liability such party to the other
arising from such damage or from any breach of the obligations
imposed on such party hereunder, or from any obligations accrued
hereunder prior to such termination.

           
In addition, in the event that (a) Landlord fails to notify Tenant
of the estimated time to complete the restoration within thirty
(30) days after the casualty, (b) Landlord estimates that its
repairs will take more than  two hundred seventy (270) days
for any areas of the Premises, or (c) Tenant is actually deprived
of the use of all or any substantial portion of the Premises for a
period in excess of   two hundred seventy (270) days for
any areas of the Premises, Tenant shall have the right, by written
notice to Landlord to terminate the Lease as of the date of the
casualty, provided that Tenant gives its notice within (45) days
after the date of the casualty in the case of subparagraph (a)
above, within thirty (30) days after receipt of Landlord’s
notice of the estimated time to complete the restoration or repair
in the case of subparagraph (b) above, or within thirty (30) days
after failing to meet the deadline set forth in subparagraph (c)
above.  .

           
19.       Eminent
Domain.

(a)        If
all or substantially all of the Building shall be acquired or
condemned for any public or quasi-public purpose, other than on a
temporary basis, this Lease shall terminate and the Term shall end
as of the date of the vesting of title and rent shall be
prorated and adjusted as of such date.

(b)        If
only a part of the Building shall be acquired or condemned
then, except as hereinafter provided in this Section
19, this Lease and the Term shall continue in full force and
effect, provided that from and after the date of the vesting of
title, the rent shall be equitably reduced to reflect the
reduction of the Premises as a result of such acquisition or
condemnation.

(c)        If
(i) the part of the Premises so acquired or condemned contains
more than thirty-three percent (33%) of the total area of the
Building and such condemnation lasts for a period of 120 days, or
(ii) if, by reason of such acquisition or condemnation, Tenant
no longer has reasonable means of access to the Premises (including
the Building and the parking lot) for more than 120
consecutive days, then Tenant may terminate this Lease by notice to
Landlord given within thirty (30) days following the date upon
which Tenant received notice of such acquisition or
condemnation.  If Tenant so notifies Landlord, this Lease
shall end and expire upon the thirtieth (30th) day
following the giving of such notice.  If a part of the
Premises shall be so acquired or condemned and this Lease and the
Term shall not be terminated in accordance with this Section
19 Landlord, at Landlord’s expense, but without requiring
Landlord to spend more than it collects as an award, shall, subject
to the provisions of any mortgage, restore that part of the
Premises not so acquired or condemned to a self-contained rental
unit as substantially equivalent as reasonably possible (with
respect to character, quality, appearance and services) to that
which existed immediately prior to such acquisition or
condemnation, excluding Tenant’s Personal Property
and Annual Base Rent shall be equitably reduced for the
balance of the Term. 

(d)       
Upon any termination of this Lease pursuant to the provisions of
this Section 19, rent shall be apportioned as of, and
shall be paid or refunded up to and including, the date of such
termination.  This provision shall survive expiration or
earlier termination of the Lease.

(e)        If
all or any part of the Premises is acquired or condemned for less
than 120 days during the Term for any public or quasi-public use or
purpose, Tenant shall give prompt notice to Landlord and the Term
shall not be reduced or affected in any way and Tenant shall
perform all of its other obligations under this Lease, except to
the extent prevented from doing so by the condemning authority,
provided that rent shall be proportionally abated for the
amount of time any such part of the Premises is unusable by Tenant
and Tenant shall be entitled to receive any award or payment from
the condemning authority for such use.

           
In case of any taking or condemnation, whether or not the Term of
this Lease shall cease and terminate, the entire award shall be the
property of Landlord, and Tenant hereby assigns to Landlord all its
right, title and interest in and to any such award, except that
Tenant shall be entitled to claim, prove and receive in the
proceedings such awards as may be allowed for moving expenses, loss
of profit and fixtures and other equipment installed by it,
any improvements which it may or is required to remove at the end
of the Term of this Lease, and an amount with respect to
Tenant’s improvements and alterations (including those
described in Article 35) in excess of the then unamortized
amount (amortized over ten (10) years) of the Allowance and the
Amortized Allowance, and also for any item which shall not, under
the terms of this Lease, be or become the property of Landlord at
the termination hereof and any other amount allowed by
law.

           
20.       Assignment.  So long as Tenant is not
in default of any of the terms and conditions hereof, after the
giving of all required notices and the expiration of all cure
periods, Landlord shall not unreasonably withhold its consent to an
assignment of this Lease or sublease of the Premises (a
“Transfer”) for any of the then remaining portion of
the unexpired Term or any portion of the Premises provided: 
(i) the net assets of the assignee or sublessee (a
“Transferee”) shall be sufficient in Landlord’s
reasonable determination to perform its obligations under the
proposed assignment or sublease; (ii) in the event of an
assignment, such Transferee shall assume in writing all of
Tenant’s obligations under this Lease; (iii) in the event of
a sublease, such sublease shall in all respects be subject to and
in conformance with the terms of this Lease; and (iv) in all events
Tenant continues to remain liable on this Lease for the performance
of all terms, including but not limited to, payment of all rent due
hereunder.  Landlord will notify Tenant of
Landlord’s election to consent or withhold its
consent within ten (10) days after receiving Tenant’s written
request for consent to a Transfer.  If Landlord does not
respond within such ten (10) day period, Landlord shall be
deemed to have given consent to the proposed Transfer.
If this Lease  is assigned, or if the Premises or any part
thereof  is underlet or occupied by anybody other than Tenant,
Landlord may, after default by Tenant, collect rent from the
assignee, undertenant or occupant and apply the net amount
collected to the rent herein reserved, but no such collection shall
be deemed a waiver of this covenant, or the acceptance of the
assignee, undertenant or occupant as tenant, or a release of Tenant
from the further observance and performance by Tenant of the
covenants herein contained. For purposes of the foregoing, a
transfer by operation of law or transfer of a controlling interest
in Tenant as same exists as of the date hereof, shall be deemed to
be an assignment of this Lease.  No Transfer, regardless of
whether Landlord’s consent has been granted or withheld,
shall be deemed to release Tenant from any of its obligations nor
shall the same be deemed to release any person guaranteeing the
obligations of Tenant hereunder from their obligations as
guarantor.  Landlord’s acceptance of any name submitted
by Tenant, an agent of Tenant, or anyone acting by, through or
under Tenant for the purpose of being listed on the Building
directory will not be deemed, nor will it substitute for,
Landlord’s consent, as required by this Lease, to any
Transfer or other occupancy of the Premises by anyone other than
Tenant or Tenant’s employees.  Fifty percent (50%) of
any profit or additional consideration or rent in excess of the
Annual Base Rent or additional rent payable by Tenant hereunder
(after taking into account tenant improvements for the proposed
assignee or sublessee, legal fees and leasing commissions,
undepreciated costs of tenant improvements made to the Premises by
Tenant (or by Landlord at Tenant’s request and at
Tenants’ expense) in excess of the Allowance and other costs
and expenses Tenant incurs in connection with the Transfer) which
is payable to Tenant as a result of any assignment or subletting
shall be paid to Landlord as additional rent when received by
Tenant.  All the foregoing notwithstanding, Tenant shall not
enter into any lease, sublease, license, concession or other
agreement for the use, occupancy or utilization of the Premises or
any portion thereof, which provides for a rental or other payment
for such use, occupancy or utilization based in whole or in part on
the income or profits derived by any person or entity from the
property leased, used, occupied or utilized. Any such purported
lease, sublease, license, concession or other agreement shall be
absolutely void and ineffective as a conveyance of any right or
interest in the possession, use or occupancy of any part of the
Premises. Any consent by Landlord hereunder shall not constitute a
waiver of strict future compliance by Tenant with the provisions of
this Article.

           
Notwithstanding the foregoing, without the consent and approval of
Landlord, Tenant shall have the right to Transfer the Premises or
any portion thereof without Landlord’s consent (however,
Tenant shall endeavor to provide prior written notice thereof along
with a true and complete copy of the sublease or assignment
document) to (a) any Affiliate of Tenant, (b)any entity in which or with which Tenant, or its
corporate successors or assigns, is merged or consolidated, in
accordance with applicable statutory provisions regarding merger
and consolidation of corporations, or (c) any entity that
acquires all or substantially all of Tenant’s assets or stock
or all of the assets of an operating division of Tenant, and
in any event shall notify Landlord in writing within thirty (30)
days of the effective date of such assignment or sublease. 
For the purposes hereof, “Affiliate” means any person or entity that, directly or indirectly,
controls, is controlled by or is under common control with
Tenant.  For purposes of this definition, "control" means
possessing the power to direct or cause the direction of the
management and policies of the entity by the ownership of a
majority of the voting interests of the entity. 
Notwithstanding the foregoing, Landlord acknowledges that Tenant
intends to allow individuals (or teams of individuals) working on
projects with Tenant, Tenant’s business invitees and
Tenant’s customers to temporarily use and occupy the Premises
including, without limitation, employees of third party businesses
whose co-location with Tenant at the Premises facilitates
Tenant’s business operations or its ability to meet its
obligations to customers (any of the foregoing herein call a
“Permitted Occupant”).  Provided that such use and
occupancy is subject to all of the terms and conditions of this
Lease and provided that (A) Tenant remains fully liable under this
Lease; and (B) the occupancy arrangement is not a subterfuge by
Tenant to avoid its obligations under this Article 20, then any
such occupancy arrangement shall not be deemed a Transfer
under this Section 20 nor be a violation of this
Lease.  None of the foregoing shall prohibit Tenant from
recovering an equitable portion of its costs (including a pro rata
portion of Tenant’s rental obligations) from any Permitted
Occupant.

           
21.       Default; Remedies; Damages,
Bankruptcy of Tenant.  Any one or more of the following events shall
constitute an “Event of Default” hereunder, at
Landlord’s election:  (a) the sale of Tenant’s
interest in the Premises under attachment, execution or similar
legal process or, the adjudication of Tenant as a bankrupt or
insolvent, unless such adjudication is vacated within thirty (30)
days; (b) the filing of a voluntary petition proposing the
adjudication of Tenant (or any guarantor of Tenant’s
obligations hereunder) as a bankrupt or insolvent, or the
reorganization of Tenant (or any such guarantor), or an arrangement
by Tenant (or any such guarantor) with its creditors, whether
pursuant to the Federal Bankruptcy Code or any similar federal or
state proceeding, unless such petition is filed by a party other
than Tenant (or any such guarantor) and is withdrawn or dismissed
within thirty (30) days after the date of its filing; (c) the
admission, in writing, by Tenant (or any such guarantor) of its
inability to pay its debts when due; (d) the appointment of a
receiver or trustee for the business or property of Tenant (or any
such guarantor), unless such appointment is vacated within thirty
(30) days of its entry; (e) the making by Tenant (or any such
guarantor) of an assignment for the benefit of its creditors, or
if, in any other manner, Tenant’s interest in this Lease
shall pass to another by operation of law; (f) the failure of
Tenant to pay any rent, additional rent or other sum of money when
due and such failure continues for a period of ten (10) days after
receipt of written notice that the same is past due
hereunder;(g) if Tenant fails to pay any rent or additional
rent when due after Landlord shall have given Tenant written notice
with respect to such non-payment twice in any twelve (12) month
period as provided in subsection (f) above; (h) Tenant shall fail
to move into or take possession of the Premises within two hundred
ten (210) days after the Rent Commencement Date; and (i) the
default by Tenant in the performance or observance of any covenant
or agreement of this Lease (other than a default involving the
payment of money), which default is not cured within thirty (30)
days after the giving of written notice thereof by Landlord, unless
such default is of such nature that it cannot be cured within such
thirty (30) day period, in which case no Event of Default shall
occur so long as Tenant shall commence the curing of the default
within such thirty (30) day period and shall thereafter diligently
prosecute the curing of same. 

           
Upon the occurrence and continuance of an Event of Default,
Landlord, with such notice to Tenant as provided for by law or as
expressly provided for herein, may do any one or more of the
following:  (a) perform, on behalf and at the expense of
Tenant, any obligation of Tenant under this Lease which Tenant has
failed to perform and of which Landlord shall have given Tenant
written notice, the cost of which performance by Landlord,
together, with interest thereon at the Default Rate, from the date
of such expenditure, shall be deemed additional rent and shall be
payable by Tenant to Landlord upon demand; (b) elect to terminate
this Lease and the tenancy created hereby by giving notice of such
election to Tenant in which event Tenant shall be liable for 
Base Rent, additional rent, and other indebtedness that otherwise
would have been payable by Tenant during the remainder of the Term
had there been no Event of Default, and on notice reenter the
Premises, by summary proceedings or otherwise remove Tenant and all
other persons and property from the Pre­mises, and store such
property in a public warehouse or elsewhere at the cost and for the
account of Tenant, without resort to legal process and without
Landlord being deemed guilty of trespass or becoming liable for any
loss or damage occasioned thereby; and  also, the right, but
not the obligation, to re-let the Premises for any unexpired
balance of the Term, and collect the rent therefor.  In the
event of such re‐letting by Landlord, the re-letting shall be
on such terms, conditions and rental as Landlord may deem proper,
and the proceeds that may be collected from the same, less the
expense of re-letting (including rea­sonable leasing fees and
commissions and reasonable costs of renovating the Premises), shall
be applied upon Tenant’s rental obligation as set forth in
this Lease for the unexpired portion of the Term.  Tenant
shall be liable for any balance that may be due under this Lease,
although Tenant shall have no further right of possession of the
Premises and Landlord shall not be liable for, nor shall
Tenant’s obligations hereunder be diminished by reason of,
any failure by Landlord to relet the Premises or any failure by
Landlord to collect any rent due upon such reletting and
(c) exercise any other legal or equitable right or remedy
which it may have at law or in equity.  Notwithstanding the
provisions of clause (a) above and regardless of whether an Event
of Default shall have occurred, Landlord may exercise the remedy
described in clause (a) without any notice to Tenant if Landlord,
in its good faith judgment, believes it would be materially injured
by the failure to take rapid action, or if the unperformed
obligation of Tenant constitutes an emergency. 

           
TO THE EXTENT PERMITTED BY LAW, TENANT HEREBY EXPRESSLY WAIVES ANY
AND ALL RIGHTS OF REDEMPTION, GRANTED BY OR UNDER ANY PRESENT OR
FUTURE LAWS IN THE EVENT OF TENANT’S BEING EVICTED OR
DISPOSSESSED FOR ANY CAUSE, OR IN THE EVENT OF LANDLORD’S
OBTAINING POSSESSION OF THE PREMISES, BY REASON OF THE VIOLATION BY
TENANT OF ANY OF THE COVENANTS AND CONDITIONS OF THIS LEASE, OR
OTHERWISE. LANDLORD AND TENANT HEREBY EXPRESSLY WAIVE TRIAL BY JURY
IN ANY ACTION OR PROCEEDING OR COUNTERCLAIM BROUGHT BY EITHER PARTY
HERETO AGAINST THE OTHER PARTY ON ANY AND EVERY MATTER, DIRECTLY OR
INDIRECTLY ARISING OUT OF OR WITH RESPECT TO THIS LEASE, INCLUDING,
WITHOUT LIMITATION, THE RELATIONSHIP OF LANDLORD AND TENANT, THE
USE AND OCCUPANCY BY TENANT OF THE PREMISES, ANY STATUTORY REMEDY
AND/OR CLAIM OF INJURY OR DAMAGE REGARDING THIS LEASE.

           
Any reasonable costs and expenses incurred by Landlord (including,
without limitation, reasonable attorneys' fees) in enforcing any of
its rights or remedies under this Lease following an Event of
Default, provided that Tenant shall not be obligated to pay such
costs and expenses if it objects in writing to the validity of the
Event of Default, shall be deemed to be additional rent and shall
be repaid to Landlord by Tenant upon demand; and provided further
that, if a formal adjudicatory matter is initiated and there is a
final adjudicatory decision, the non-prevailing party shall pay the
reasonable attorneys’ fees of the prevailing
party. 

           
Notwithstanding any of the other provisions of this Lease, in the
event Tenant shall voluntarily or involuntarily come under the
jurisdiction of the Federal Bankruptcy Code and thereafter Tenant
or its trustee in bankruptcy, under the authority of and pursuant
to applicable provisions thereof, shall have the power and so using
same determine to assign this Lease, Tenant agrees that (i) Tenant
or its trustee shall provide to Landlord sufficient information
enabling it to independently determine whether Landlord will incur
actual and substantial detriment by reason of such assignment and
(ii) “adequate assurance of future performance” under
this Lease, as that term is generally defined under the Federal
Bankruptcy Code, shall be provided to Landlord by Tenant and its
assignee as a condition of the assignment.

               
If this Lease is terminated by Landlord pursuant to
this Section 21, Tenant shall, nevertheless, remain liable
for all rent and damages which may be due or sustained prior to
such termination, and all reasonable costs, fees and expenses
including, but not limited to expenses incurred by Landlord in
pursuit of its remedies hereunder, or in renting the Premises to
others from time to time and additional damages (the "Liquidated
Damages"), which shall be an amount equal to the total rent which,
but for termination of this Lease, would have become due during the
remainder of the Term, less the amount of rent, if any, which
Landlord shall receive during such period from others to whom the
Premises may be rented (other than any additional rent received by
Landlord as a result of any failure of such other person to
per­form any of its obligations to Landlord), in which case
such Liquidated Damages shall be computed and pay­able in
monthly in­stallments, in advance on the first day of each
calendar month following termination of the Lease and continuing
until the date on which the Term would have expired but for such
termina­tion, and any suit or action brought to collect any
such Liqui­dated Damages for any month shall not in any manner
prejudice the right of Landlord to collect any Liquidated Damages
for any subse­quent month by a similar proceeding.

           
If this Lease is terminated pursuant to this Section 21,
Landlord may relet the Premises or any part thereof, alone or
together with other premises, for such term(s) which may be greater
or less than the period which otherwise would have constituted the
balance of the Term and on such terms and conditions (which may
include concessions, free rent and/or alterations of the Premises)
as Landlord, in its sole discretion, may determine, but Landlord
shall not be liable for, nor shall Tenant's obligations hereunder
be diminished by reason of, any failure by Landlord to relet the
Premises or any failure by Landlord to collect any rent due upon
such reletting.

           
22.       Landlord’s
Default.  If Landlord shall fail to perform any of the covenants
or agreements in this Lease on the part of Landlord to be
performed, and if the default shall continue for thirty (30) days
(or such lesser reasonable period of time if emergency repairs or
replacements are required) following written notice thereof from
Tenant to Landlord to cure the specific default or defaults, in
addition to all other remedies provided hereunder or now or
hereafter afforded or provided by law or equity (which remedies
shall be cumulative and non-exclusive), Tenant may at its election
perform such covenant, agreement or work for or on behalf of the
Landlord; provided, however, Tenant shall not have any cure rights
if the default is not capable of being cured within thirty (30)
days, but Landlord has commenced the cure within the thirty (30)
day period and is diligently prosecuting the cure to
completion.  Any amount which Tenant shall advance in
connection therewith shall be repaid by Landlord to Tenant, within
twenty (20) days after written demand from Tenant, accompanied with
reasonable supporting documentation, together with interest thereon
at  the Default Rate per annum from the date of such advance
to the repayment thereof in full.  If Landlord fails pay
Tenant within the twenty (20) day period, Tenant shall only be
permitted to offset the amount due against Annual Base Rent after
obtaining a final, unappealable decision in its favor from an
adjudicatory body.  Notwithstanding
anything to the contrary in the previous sentence, in an emergency,
Tenant shall have the right to fulfill Landlord’s obligation
on behalf of Landlord, after reasonable (in the circumstances) oral
notice to Landlord at Landlord’s cost which cost shall be
reimbursed by Landlord as set forth
above.

           
23.       Services and
Utilities.  Throughout the Term, Landlord shall
maintain the Premises in a first-class manner consistent with
Comparable Buildings, shall operate all Base Building Systems
consistent with the Final Base Building Plans, and
Landlord shall provide the following listed services and utilities,
namely:

           
(a)        heating, ventilation,
and air conditioning (“HVAC”) for the 24 hours a day, seven days a week, as determined by Tenant
pursuant to the computer-controlled system for the Building which,
as long as Tenant leases the entire Building, will be under
Tenant’s control ;

           
(b)        electric energy in
accordance with Section 24 following;

           
(c)        automatic passenger
elevator service 24 hours a day, seven days a
week, in accordance with the Final Base
Building Plans;

           
(d)        evening, unescorted
janitorial services to the Premises in accordance with the cleaning
specifications attached as Exhibit
“J”;

           
(e)        hot and cold water
sufficient for drinking, kitchen, lavatory toilet and ordinary
cleaning purposes from fixtures either within the Premises all in accordance with the specifications contained
within the Final Base Building Plans and the Construction
Documents;

           
(f)         replacement of
ceiling tiles and all lighting tubes, lamp ballasts and bulbs in
the Premises;

           
(g)        extermination and
pest control when and if necessary or at the request of Tenant;
and

           
(h)        maintenance of Common
Areas in a manner consistent with other Comparable
Buildings.

           
(i)         landscaping,
road and driveway repair and snow removal and maintenance of all
improvements on the  Property consistent with that found
in Comparable Buildings;

           
(j)         A controlled
access security system for the Building permitting access thereto
twenty-four (24) hours a day, three hundred sixty-five (365) days a
year, via a Kastle or similar key-card system, including key-cards
for such system; and

           
(k)        Operational fire
alarm and life safety systems (which, to the extent applicable,
shall include telecommunications systems which are a part of such
systems) in accordance with Applicable Laws and consistent with the
Final Base Building Plans and the Construction Documents

           
Landlord reserves the right to stop service of the HVAC, elevator,
plumbing and electric systems, when necessary, by reason of
accident, or emergency, or for repairs, alterations, replacements,
or improvements, which in the judgment of Landlord are desirable or
necessary to be made, until the repairs, alterations, replacements,
or improvements shall have been completed.  Landlord shall
have no responsibility or liability for failure to supply HVAC,
elevator, plumbing, cleaning, and electric service, during the
period when prevented from so doing by laws, orders, or regulations
of any Federal, State, County or Municipal authority or by strikes,
accidents or by any other cause whatsoever beyond Landlord’s
control.  Landlord’s obligations to supply HVAC are
subject to applicable laws and regulations as to energy
conservation and other such restrictions.  In the event that
Tenant should require supplemental HVAC for the Premises, any
maintenance repair and/or replacement required for such
supplemental service shall be performed by Landlord but the cost of
such maintenance repair and/or replacement (including labor and
materials) shall be paid by Tenant as additional rent. 
Notwithstanding the
foregoing, in the event that any of the foregoing services are not
provided by Landlord for a period of six (6) consecutive business
days and such cessation is a result of Landlord's inaction or
negligence, then Annual Base Rent and additional rent shall abate
commencing on the seventh (7th) consecutive business day until such
services are restored.

           
24.       Electric
Current.  Landlord will supply the Premises with the necessary
lines to provide electric service to the Premises for normal office
and data center operations, as well as separate meters so that
Tenant’s consumption of electric power can be separately
measured and charged to Tenant all in accordance with the Final
Base Building Plans.  The power distribution to each floor of
the Premises will be at a minimum of 2.5 watts for lighting and 4.5
watts available for convenience power.  Tenant’s use of electrical energy in the Building
shall not at any time exceed the capacity of any of the electrical
conductors and equipment in or otherwise serving the Building, as
set forth on Exhibit “I”. Commencing on
the  Commencement Date, Tenant shall pay all charges for
electric and similar utilities or services so supplied directly to
the utility company supplying same when due and before penalties or
late charges on same shall accrue.  Tenant, at Tenant’s
expense, shall be responsible for contacting the utility company to
secure an account in Tenant’s name as of the Commencement
Date.  Tenant shall not at any time overburden or exceed the
capacity of the mains, feeders, ducts, conduits, or other
facilities by which electric and similar utilities are supplied to,
distributed in or serve the Premises.  If Tenant desires to
install any equipment which shall require additional electric or
similar facilities of a greater capacity than as provided by
Landlord, such installation shall be subject to Landlord’s
prior written approval of Tenant’s plans and specifications
therefor, which approval shall not be unreasonably withheld,
conditioned or delayed.  If such installation is approved by
Landlord, all costs for providing such additional electrical and
similar facilities shall be paid by Tenant.

           
25.       Telephone and
Telecommunications.  Landlord shall arrange
for the installation of telephone service by a provider acceptable
to Tenant (the “Provider”) within the Building to the
ground floor telephone utility closet and conduit to the ground
floor telephone and electrical riser closets. Tenant shall be
responsible for contacting the utility company supplying the
telephone service and arranging to have such telephone facilities
as it may desire to be extended and put into operation in the
Premises, including without limitation, obtaining a low voltage
permit for phone and data wiring. Tenant acknowledges and agrees
that all telephone and telecommunications services desired by
Tenant shall be ordered and utilized at the sole expense of
Tenant.  All costs related to installation and the provision
of such service shall be borne and paid for directly by
Tenant.  Tenant shall obtain the requisite permit and complete
the ceiling work in cooperation with Landlord in order not to
interfere  with or delay the completion of the Tenant
Improvements by Landlord if Tenant elects to have Landlord complete
the Tenant Improvements pursuant to Section 35, including,
without limitation, the closing of the ceiling and the carpet
installation, if applicable.

           
In the event Tenant wishes to utilize the services of a telephone
or telecommunications provider other than the current provider,
Tenant shall secure the prior written consent of Landlord before
installing its lines or other equipment, which consent shall not be
unreasonably withheld, conditioned or delayed.  Prior to the
commencement of any work in or about the Building by the alternate
provider, the alternate provider shall agree to abide by such rules
and regulations, job site rules, and such other requirements as
reasonably determined by Landlord to be necessary to protect the
interest of the Building and Property and Landlord, including,
without limitation, providing security in such form and amount as
reasonable determined by Landlord.  Each alternate provider
must be duly licensed, insured and reputable.  Landlord shall
incur no expense whatsoever with respect to any aspect of alternate
provider’s provision of its services, including without
limitation, the costs of installation, materials and
service.

           
In addition, but only in the event that Tenant is no longer leasing
the entire Building, Landlord reserves  for itself and its
successors and assigns the right, subject to Section 11.2
hereof, to install, operate, maintain, repair, replace and remove
fiber optic cable and conduit and associated equipment and
appurtenances within the Building and the Premises so as to provide
telecommunications service to and for the benefit of tenants of the
Building, if any.

           
26.       Acceptance of
Premises.  Tenant shall have reasonable opportunity from time to
time, provided it does not thereby interfere with the completion of
Landlord’s Items, to examine the Premises prior to the
Commencement Date to determine the condition thereof and progress
of construction of the Base Building Shell and other of
Landlord’s Items.  Upon taking possession of the
Premises of delivery of possession of Landlord’s Items,
Tenant shall be deemed to have accepted same as being satisfactory
and in the condition called for hereunder, except for latent
defects and punch list items other items described in Section
35.

           
27.       Inability to
Perform.  Subject to the provisions of this Lease, this Lease and
the obligation of either party to its covenants and agreements
hereunder shall in no way be affected, impaired or excused because
of strikes or labor troubles or any outside cause whatsoever beyond
such party’s control, including, but not limited to,
governmental pre­emption in connection with a National
Emergency, or by reason of any rule, order or regulation of any
department or subdivision of any government agency or by reason of
the conditions of supply and demand which have been or are affected
by war or other emergency (“Unavoidable Delay”). 
Each party shall promptly notify the other of
any Unavoidable Delay within twenty-five (25) days after the
occurrence of the Unavoidable Delay which prevents such party from
fulfilling any of its obligations under this
Lease.

           
28.       No Waivers.  The failure of either
party to insist, in any one or more instances, upon a strict
performance of any of the covenants of this Lease, or to exercise
any option herein contained, shall not be construed as a waiver, or
a relinquishment for the future, of such covenant or option, but
the same shall continue and remain in full force and effect. 
The receipt by Landlord of rent, with knowledge of the breach of
any covenant hereof, shall not be deemed a waiver of such breach,
and no waiver by Landlord of any provision hereof shall be deemed
to have been made unless expressed in writing and signed by
Landlord.

           
29.       Access to Premises and Change
in Services.  Tenant shall have the right to
designate all or any portion of the Building as
"secure areas" to which access shall be restricted.  Should
Landlord desire to enter into and upon any "secure areas",
Landlord shall so notify Tenant and Tenant shall make access to
such portions of the Demised Premises available to Landlord within
forty-eight (48) hours thereafter unless Tenant agrees
otherwise.  Notwithstanding anything to the contrary contained
herein, Landlord shall be accompanied by an employee of Tenant in
any "secure areas", and Landlord shall not unreasonably interfere
with Tenant’s use of the Premises during any such
entry.  Notwithstanding the foregoing, in the event of an
emergency, Landlord shall be permitted to enter any “secure
areas” by any means necessary and Tenant shall reimburse
Landlord for the costs of such entry within thirty (30) days after
receipt of an invoice for such costs.  Except as set forth
above with respect to “secure areas,” Landlord
shall have the right, without abatement of rent, provided
Tenant’s use and enjoyment of the Premises is not interfered
with more than a de minimus amount, to enter the Premises with at
least forty-eight (48) hours advance notice, to examine the same,
or to make such repairs and alterations as Landlord shall deem
necessary for the safety and preservation of the Building, and also
to exhibit the Premises to be let; provided, however, that in the
case of emergency, no advance notice shall be required to be given
to Tenant.  Nothing herein contained, however, shall be deemed
or construed to impose upon Landlord any obligation, responsibility
or liability whatsoever, for the care, supervision or repair, of
the Building or any part thereof, other than as herein elsewhere
expressly provided.  Landlord shall also have the right at any
time, without the same constituting an actual or constructive
eviction and without incurring any liability to Tenant therefor, to
change the arrangement and/or location of entrances or passageways,
doors and doorways, and corridors, stairs, toilets, elevators, or
other public parts of the Building, and to change the name by which
the Building is commonly known and/or its mailing address, provided
that in no event shall Landlord exercise such rights without
Tenant’s prior consent during the time that Tenant leases
seventy-five percent (75%) or more of the Building unless 
Landlord is required to do so by a governmental authority. In no
event shall any of the changes permitted in the immediately
preceding sentence materially and adversely affect Tenant’s
business operations in the Premises.

           
Except for the extent arising out of negligent or omission of
Landlord or failure to exercise due care for Tenant’s
property.  Tenant hereby waives and releases any claim against
Landlord or its agents or employees for damages for any injury or
inconvenience to or interference with Tenant’s business, any
loss of occupancy or quiet enjoyment of the Premises, and any other
loss occasioned thereby arising out of Landlord’s actions
with this Section.  For each of the aforesaid purposes,
Landlord shall at all times have and retain a key with which to
unlock all of the doors in, upon and about the Premises, excluding
Tenant’s vaults, safes, files and “secure areas”,
and Landlord shall have the right to use any and all means which
Landlord may deem proper to open such doors in an emergency in
order to obtain entry to the Premises, without liability to Tenant
except for Landlord’s negligent act or omission and any
failure to exercise due care for Tenant’s property.  Any
entry to the Premises obtained by Landlord in accordance with
Section shall not

under any circumstances be
construed or deemed to be a forcible or unlawful entry into, or a
detainer of, the Premises, or an eviction of Tenant from the
Premises or any portion thereof.

           
30.       Estoppel
Certificates.  Tenant agrees, at any time and from time to time, upon
not less than fifteen (15) days’ prior written request by
Landlord, but not more frequently than twice in any twelve (12)
month period, to execute, acknowledge and deliver to Landlord an
estoppel certificate such  reasonable form requested by
Landlord and acceptable to Tenant which certifies that this Lease
is unmodified and in full force, (or if there have been
modifications, that the same is in full force and effect as
modified and stating the modifications) and the dates to which the
rent and other charges have been paid in advance, if any, and
stating whether or not to the knowledge of the signer of such
certificate Landlord is in default in performance of any covenant,
agreement or condition contained in this Lease and, if so,
specifying each such default of which the signer may have
knowledge, it being intended that any such statement delivered
hereunder may be relied upon by third parties not a party to this
Lease to whom the estoppel is addressed.

           
31.      
Subordination.   Subject to the terms of this
Section 31, Tenant accepts this Lease, and the tenancy
created hereunder, subject and subordinate to any mortgages,
overleases, leasehold mortgages or other security interests now or
hereafter a lien upon or affecting the Building or the Property or
any part thereof.  (a “Mortgage”).  Tenant
shall, at any time hereafter, within fifteen (15) days after
request from Landlord, execute a Subordination, Non-Disturbance
Agreement (“SNDA”) in a reasonable form that may be
required by any mortgage or mort­gagee or overlandlord,
provided that no SNDA shall increase Tenant’s payment
obligations or other liability under this Lease or reduce
Landlord’s obligations hereunder (herein a "Mortgagee")
substantially in the form of Exhibit “K” hereto
for the purpose of (a) subjecting or subordi­nating this Lease
and the tenancy created hereunder to the lien of any such mortgage
or mortgages or underlying lease, (b) affirming the agreement of the Mortgagee that so long
as no Event of Default hereunder shall have occurred and be
continuing, the leasehold estate granted to Tenant and the rights
of Tenant pursuant to this Lease to quiet and peaceful possession
of the Premises shall not be terminated, modified, affected or
disturbed by any action which such Mortgagee may take to foreclose
any such Mortgage, and (c) affirming the agreement of the
Mortgagee and Tenant to attorn to each other as provided in Section
32 hereof. The failure of Tenant to execute any such
instruments, releases or documents shall constitute a default
hereunder.  Notwithstanding the foregoing, as a condition to
Tenant’s agreement hereunder to subordinate Tenant’s
interest in this Lease to any Mortgage, Landlord shall first obtain
an SNDA from such Mortgagee for the benefit of Tenant.

           
32.       Attornment.  Tenant agrees that upon
any termination of Landlord’s interest in the Premises,
Tenant shall, upon request, attorn to the person or organization
then holding title to the reversion of the Premises (the
“Successor”) and to all subsequent Successors, and
shall pay to the Successor all of the rents and other monies
required to be paid by Tenant hereunder and perform all of the
other terms, covenants, conditions and obligations in this Lease
contained; provided, however, that if in connection with such
attornment Tenant shall so request from such Successor in writing,
such Successor shall execute and deliver to Tenant an instrument
wherein such Successor agrees that as long as an Event of Default
does not exist under this Lease, Tenant's possession under the
provisions of this Lease shall not be dis­turbed by such
Successor..  In the event that the Mortgagee succeeds to the
interest of Landlord hereunder and is advised by its counsel that
all or any portion of the Annual Base Rent or additional rent
payable by Tenant hereunder is or may be deemed to be unrelated
business income within the meaning of the United States Internal
Revenue Code or regulations issued thereunder, Mortgagee, as
Landlord, shall have the right at any time, from time to time, to
notify Tenant in writing of the required changes to the Lease.
Tenant shall execute all documents necessary to effect any such
amendment within ten (10) days after written request from
Mortgagee, as landlord, provided that in no event shall such
amendment increase Tenant’s payment obligations or other
liability under this Lease or reduce Landlord’s obligations
hereunder. 

           
33.       Notices.  All notices and other
communications to be made hereunder shall be in writing and shall
be delivered to the addresses set forth below by any of the
following means: (a) personal service or receipted courier service;
(b) telecopying (if confirmed in writing sent by the methods
specified in clauses (a), (c) or (d) of this Section), (c)
registered or certified first class mail, return receipt requested,
or (d) nationally-recognized overnight delivery service.  Such
addresses may be changed by notice to the other parties given in
the same manner as provided above.  Any notice or other
communication sent pursuant to clauses(a) through (d) hereof shall
be deemed received upon actual receipt or refusal thereof, provided
if there is no record of actual

receipt of refusal
thereof, any notice or other communication sent pursuant to clause
(c) shall be deemed received five (5) days following deposit in the
mail and/or  if sent pursuant to subsection (d) shall be
deemed received the next succeeding business day following deposit
with such nationally recognized overnight delivery
service.   Such deemed receipt shall only apply if
delivery at the applicable notice address was attempted.

                       
If to
Landlord:             
NBP 220, LLC

                                                           
c/o Corporate Office Properties, L.P.

                                                           
8815 Centre Park Drive, Suite 400

                                                           
Columbia, Maryland 21045

                                                           
Attn: General Counsel

                                                           
Telecopier: 410-740–1174

                       
If to
Tenant:                 
From and after the Rent Commencement Date at the Premises and prior
to the Rent Commencement Date to Tenant at:

                                                           
The Titan Corporation

                                                           
2701 Technology Drive

                                                           
Annapolis Junction, MD 20701

                                                           
Attn:  Facilities Manager

                                                           
with a copy in every instance to:

                                                           
The Titan Corporation

                                                           
3033 Science Park Drive

                                                           
San Diego, CA 92121

                                                           
Attn:  Director of Real Estate

                                                           
And

                                                           
The Titan Corporation

                       
                                   
3033 Science Park Drive

                                                           
San Diego, California  92121

                                                           
Attn:  General Counsel

Any party may designate a
change of address by written notice to the above parties, given at
least ten (10) days before such change of address is to become
effective.

           
34.       Intentionally Left
Blank.

           
35.        .  Tenant's
Space.Landlord and Tenant acknowledge and agree that as of the date
of this Lease, Tenant has not determined whether it will
construct  the Tenant’s Work (as defined herein) or
whether it desires for Landlord to construct the Tenant’s
Work. In order for Tenant to determine whether Landlord or Tenant
will construct Tenant’s Work, the parties have agreed to the
schedule set forth in Section 35.4.2 below so that the
parties will have an agreed set of Construction Drawings (as
hereinafter defined), in a condition suitable for Landlord and/or
Tenant to solicit guaranteed maximum price bids for Tenant’s
Work as of December 1, 2003.  Tenant shall notify Landlord in
writing on or before November 1, 2003, whether Tenant will requests
Landlord to solicit a bid from Landlord’s general contractor
which is constructing the Base Building Shell to construct
Tenant’s Work (“Bid Request Notice”).  
Tenant shall notify Landlord in writing on or before that date
which is fifteen (15) business days after Landlord provides its bid
for Tenant’s Work (the “Election Notice”), if it
elects for Landlord to construct the Tenant’s Work.  If
Tenant fails to send Landlord the Bid Request Notice or the
Election Notice as required, Tenant shall be deemed to have elected
to construct the Tenant’s Work itself, and the provisions of
Sections 35.2 and 35.3 shall apply and none of the
provisions of Section 35.4 shall apply. If Tenant sends
the Election Notice as required, the provisions of Sections
35.4 shall govern the construction of Tenant’s
Work.  Sections 35.5 and 35.6 shall apply regardless of
whether Landlord or Tenant constructs Tenant’s
Work.

           
35.1      Construction of
Landlord’s Items. 

                       
35.1.1  Landlord, at Landlord’s expense, shall construct
a five (5) story building and parking lot, with a glass and
pre-cast exterior, including building lobby, elevator lobbies on
each of floors 2-5, restrooms and first floor corridors, all as
required for a single-tenanted building, substantially in
accordance with the guidelines which are entitled “Suburban
Office Building Design Guidelines” dated January, 2003, which
are attached hereto and made a part hereof as Exhibit
“E”  (referred to either as the “Base
Building Shell” or the “Landlord’s Items”),
and as more fully described in greater detail on Exhibit
“C” and as depicted on the design drawings attached
as Exhibit “A-2". In addition, Landlord, at
Landlord’s expense, shall construct the Landlord’s
Items, as described on Exhibit “C” attached
hereto and made a part hereof.  Landlord and Tenant hereby
acknowledge and agree that prior to the execution of this Lease,
Tenant requested Landlord to modify the building which had
initially been planned by Landlord and such modifications have been
incorporated in the Base Building Shell as outlined on Exhibit
“L” attached hereto and made a part hereof (the
“Modifications”).  Landlord and Tenant shall
cooperate with each other, negotiate in good faith and work as
diligently as possible after the execution of this Lease to confirm
the incremental cost savings or increases resulting from the each
of the items comprising the Modifications.  Upon mutual
agreement of the net cost savings or increases, the parties shall
enter into a written  amendment to this Lease which
establishes the net cost savings or increases.  If there is a
net cost savings, the amount of the Allowance shall be increased by
the net cost savings and if there is a net cost increase, the
amount of the Allowance shall be decreased by the by net cost
increase.  If for any reason Landlord and Tenant have not
agreed on the net cost savings or cost increases on or before that
date which is ten (10) business days after receipt of the written
estimate from Landlord, Tenant shall be deemed to have accepted the
net cost savings or cost increase as set forth in the estimate.
Tenant acknowledges and agrees that notwithstanding any other
provision of this Section 35 to the contrary, Tenant shall
not be permitted to request any further modifications to the Base
Building Shell prior to the date that Landlord obtains the grading
permit and building permit for the Base Building Shell.  
See Section 35.5 regarding potential, future modifications
to the Base Building Shell after the issuance of the grading permit
and the building permit for the Base Building Shell.

Prior to the execution of
this Lease, Landlord, at Landlord’s expense,  delivered
architectural floor plans for each of the floors of the Building in
CAD format (“Landlord’s Floor Plans”) in
sufficient detail for Tenant to prepare Space Plans, Design
Development Drawings and Final Construction Drawings.  When
available, Landlord shall deliver to Tenant copies of all final
plans and specifications for the Base Building Shell. 
Landlord shall be solely responsible for the development and
preparation of the construction documents of all exterior areas,
including, without limitation, appropriate grading, utility,
landscaping and parking lot plans, and for obtaining all necessary
local government and similar approvals for such documents and any
necessary easements, licenses, permits and the like for all site
work, which documents shall be deemed a part of the final plans and
specifications for the Base Building Shell.

                       
35.1.2  Landlord, at Landlord’s expense, shall complete
the Landlord’s Items all in a good and workmanlike
manner.   Landlord covenants that completion of
Landlord's Items shall be constructed in all material respects in
accordance with the construction documents for the Base Building
Shell which shall be substantially in accordance with the Design
Drawings attached hereto as Exhibit “A-2”
(“Base Building Construction Documents”) and shall be
in accordance with applicable Federal, State and local rules,
regulations, codes, laws and ordinances (including but not limited
to zoning rules and regulations). Landlord warrants that the roof,
HVAC system, windows and window seals, structural components and
all electrical and plumbing systems and equipment serving the Base
Building Shell (the “Base Building Systems”) shall be
in good working order at the time of Delivery of Possession of
Landlord’s Items, except to the extent that the completion of
the such systems is dependent upon the completion of Tenant’s
Work.  Any change orders, construction change directives, or
other modifications to the Base Building Construction Documents
shall require Tenant’s prior approval if the
Tenant’s Work is affected thereby, which approval shall not
be unreasonably withheld, conditioned or delayed.

                       
35.1.3  If Tenant does not request Landlord to complete the
Tenant’s Work, Landlord shall use its reasonable efforts to
achieve Delivery of Possession of Landlord’s Items (as
defined herein) on or before that date which is twelve (12) months
after the issuance of the shell building permit (the “Target
Date”).  Notwithstanding anything herein to the
contrary, if the shell building permit is not issued on or before
November 1, 2003, Tenant shall have the right to terminate this
Lease by giving Landlord thirty (30) days’ advance written
notice thereof, provided, however, that if the permit has been
issued prior to the date of Tenant’s termination notice or
during the thirty (30) day period, this Lease shall remain in full
force and effect.  The term "Delivery of Possession of
Landlord’s Items" as used hereafter, shall be deemed to have
occurred when (i) Landlord's Items shall have been substantially
completed (as defined below) and Landlord’s contractors have
vacated the Premises and removed all equipment, unused materials
and debris, (ii) Landlord shall have made the Premises available to
Tenant and ready for Tenant to obtain the appropriate governmental
approvals to commence the Tenant’s Work (as defined below),
including without limitation, final shell inspections and
approvals, (iii) the parking areas, driveways, loading areas,
infrastructure and utilities serving the Building and the Premises
are complete and ready for use, and (iv) Landlord shall have given
Tenant  thirty (30) days’ prior written notice that the
items in (i)-(iii), above, shall be satisfied as of the date of
giving such notice.  Landlord's Work shall be deemed to be
“substantially completed” when (i) the Landlord's Items
are completed such that the incomplete portions of Landlord's Items
(i.e., the punchlist items) are such as shall not interfere
with Tenant's ability to perform its work, install its fixtures and
equipment and occupy the Premises; (ii) all means of access and all
facilities necessary to Tenant's occupancy of the Premises,
including without limitation, sidewalks, corridors, exterior
doorways, at least two passenger elevators, one service elevator,
stairways, toilets, base building HVAC, water, base building
electric lighting and telephone service to the Building's main
telephone room or as otherwise provided in the Base Building Shell
Guidelines, have been properly installed and substantially
completed (free of all scaffolding and construction materials)and
are in good working order and are available to the Premises; (iii)
all facilities and systems serving the Building or any part thereof
have been completed, the exterior of the Building has been
substantially completed and is completely enclosed and the
remaining work in the Building is of such a nature as will not
materially interfere with Tenant's construction of the
Tenant’s Work; and (iv) final shell inspections and
approvals(or equivalent approval from the applicable governmental
agencies) with respect to the Base Building Shell have been
received and copies delivered to Tenant.

                       
35.1.4    If Delivery of Possession of
Landlord’s Items has not occurred on or before the Target
Date, subject to extension for Force Majeure Events as herein
defined, Landlord shall pay Tenant liquidated damages (by means of
a credit against Annual Base Rent and additional rent first
becoming due) in an amount which is equal to (i) the daily amount
of Base Rent due hereunder until the Delivery of Possession of
Landlord’s Items actually occurs for the first forty-five
(45) days of the delay and (ii) twice the daily amount of Base Rent
due hereunder until the Delivery of Possession of Landlord’s
Items actually occurs commencing on the forty-sixth
(46th) day of delay, if applicable.  Not later than
ninety (90) days prior to the Target Date or at any time prior to
such date upon Landlord becoming aware of a probable delay,
Landlord shall notify Tenant in writing of any anticipated delay in
the Delivery of Possession of Landlord’s
Items. 

                       
     
35.1.5         The Delivery
of Possession of Landlord’s Items shall be confirmed by a
written punchlist prepared by Landlord’s architect within
five (5) business days after the Delivery of Possession of
Landlord’s Items (confirmed by a walkthrough with
Tenant’s architect and Tenant), which shall also set forth
the Base Building work remaining to be performed (the “Base
Building Punchlist”) so that the requirements of the Base
Building Construction Document will be fully satisfied, which Base
Building Punchlist shall be subject to approval by Tenant. Within
sixty (60) days after the Delivery of Possession of
Landlord’s Items, Landlord shall complete all items
identified in the Base Building Punchlist.  Landlord, at its
expense, shall promptly correct all defects in design, materials
and workmanship in the Base Building Shell for which Tenant sends
notice within twelve (12) months after the Date of Delivery of
Landlord’s Items.  If Landlord fails to meet a material
obligation of this Section 35.1.5, and (a) Tenant provides
written notice of such failure, and (b) Landlord fails to
fulfill such obligation within thirty (30) days after receipt of
Tenant’s notice of such failure, then Tenant shall have the
right to fulfill such obligation on behalf of Landlord, the cost of
which shall be paid by Landlord promptly following demand
therefore; provided however, that Landlord’s cure period
shall be extended where the failure is not reasonably curable
within thirty (30) days after written notice and Landlord uses good
faith efforts and works diligently and continuously to fulfill its
obligations. 

           
35.1.6  Tenant and Tenant’s architect shall have the
right to review, at Tenant’s expense, the prosecution of the
work contemplated by the Base Building Construction Documents, and
upon reasonable prior notice Landlord shall allow Tenant and
Tenant’s architect access to the Property for such reviews,
provided such access and reviews do not unreasonably interfere with
or delay the completion of the Base Building Shell.  Landlord
shall furnish such information as may be reasonably necessary or
pertinent for effectively reviewing the completion of the Base
Building Shell.  The exercise of such rights of review and
access by Tenant or Tenant’s architect shall not relieve
Landlord of any of its obligations pursuant to this Lease and shall
not be construed as acceptance by Tenant or by Tenant’s
architect of all or any portion of the Landlord’s
Items.  Tenant shall have the right to attend and observe all
testing and commissioning of Base Building Systems and to receive
copies of all reports generated in connection therewith. 
Landlord shall give Tenant reasonable prior notice of all testing
and commissioning.

           
35.1.7  Landlord shall regularly consult with and inform
Tenant of the construction schedules for construction of the Base
Building Shell and the progress of the Base Building Shell 
(and, if Landlord supervises the construction of the Tenant’s
Work, the Tenant’s Work). 

           
35.2        Construction of
Tenant’s Work.

           

                       
35.2.1   As used herein, the term “Tenant’s
Work” shall refer to all desired improvements to the Premises
other than the Landlord’s Items. Tenant, at Tenant’s
expense, shall submit to Landlord, for Landlord's approval,
Tenant's space plan for the Premises and all subsequent related
design drawings and construction drawings in accordance with the
provisions of Section 35.4
below.   

                       
35.2.2  Intentionally Left Blank.

                       
35.2.3  In the event that Tenant does not elect to have
Landlord construct Tenant’s Work, Landlord shall provide
Tenant with a reasonable amount of construction management services
in connection with the construction of both Landlord’s Work
and Tenant’s Work for a construction management fee in the
amount of two percent (2%) of the hard and soft costs to complete
the Tenant’s Work (the “Management Fee”), which
fee shall not exceed One Hundred Thousand Dollars ($100,000.00).
Such construction management services shall include, without
limitation,  (i) review and approval of Tenant’s
construction drawings and coordination of the completion of
Landlord’s Work, (ii) coordination of Tenant’s access
to the Building including the parking areas and rear
entrances,  loading dock, one (1) service elevator and the
stairwells during construction of Tenant’s Work, (iii)
overview of the installation of Tenant’s telecommunication
equipment, (iv) confirmation that Tenant’s security/alarm
system and fire alarm system is consistent with the system
installed by Landlord in the Building, (v) coordination with the
Base Building security during construction, (vi) coordination of
all noise related work in an occupied Building (i.e., tie in
to fire alarm and sprinkler systems, hammer-drilling, core drilling
during non-business hours), and (vii) location of dumpster. In the
event Tenant elects to have Landlord construct the Tenant’s
Work, Tenant shall have no obligation to pay the Management Fee
described in this Section 35.2.3 and Landlord’s sole
compensation in connection with the Tenant’s Work shall be as
set forth in Section 35.4.

                       
35.2.4  Unless Tenant elects to have Landlord construct the
Tenant’s Work, in which case it shall be Landlord’s
obligation, Tenant shall apply to the governmental authorities
having jurisdiction there over for any building permit which shall
be required in connection with the construction, installations or
alterations designated as Tenant’s Work.  Landlord shall
cooperate with Tenant to facilitate the issuance of the building
permit for Tenant’s Work. Landlord agrees that Tenant may
apply for its permit simultaneously with its delivery to Landlord
of the Construction Drawings  for Landlord’s 
approval.

                       
35.2.5  From and after Delivery of Possession of
Landlord’s Items, upon prior approval from Tenant, Landlord
may re-enter the Premises to complete any portion of Landlord's
Work which has not yet been completed, provided that the same does
not materially interfere with the scheduling or performance of the
Tenant’s Work. During the period of such re-entry, Landlord
shall not unreasonably interfere with the construction of any of
the Tenant’s Work. Landlord shall be liable for and indemnify
and hold Tenant harmless against any injury or damage resulting
from or arising out of Landlord’s construction activities on
or within the Building or Property after Delivery of Possession of
Landlord’s Items, excepting acts of gross negligence or
misconduct caused by Tenant’s agents, contractors,
representatives and/or employees. After the Delivery of Possession
and issuance of the permit for Tenant’s Work, Tenant shall,
at its sole cost and expense, complete Tenant’s Work and the
installation of Tenant's furniture, fixtures and equipment,
provided that (i) Landlord and Tenant shall have agreed on the
Approved Plans and Specifications, (ii) Tenant shall have delivered
to Landlord a copy of the building permit for Tenant’s Work,
and (iii) Tenant shall have deposited with Landlord the
policies or certificates of insurance required under the terms of
this Lease, including without limitation, the contractor’s
insurance policy which names Landlord and Landlord’s
mortgagee as additional insureds. Tenant covenants that completion
of  Tenant's Work shall be in accordance with applicable
Federal, State and local rules, regulations, codes, laws and
ordinances (including but not limited to zoning rules and
regulations).

                       
In addition, in the event Tenant does not elect to have Landlord
construct the Tenant’s Work, prior to commencement of
construction of the Tenant’s Work, Tenant shall deliver to
Landlord the names (and other information as may reasonably be
requested by Landlord) of those duly qualified licensed contractors
who will be performing the Tenant’s Work on behalf of Tenant,
which contractors shall be subject to Landlord's prior approval
(such approval not to be unreasonably withheld, conditioned or
delayed).  All work to be performed on or within the Premises
by Tenant pursuant to the terms of this Section 35 shall be
performed only by those contractors, subcontractors and
tradespeople licensed to do business in the State of Maryland and
approved by Landlord as aforesaid and shall be performed in
accordance with the Interior Construction and Renovation
Requirements, a copy of which is attached hereto as Exhibit
“C-1”.  Tenant shall be liable for and
indemnify and hold Landlord harmless against damage to the
Premises, and the Building and Landlord's other improvements
resulting from or arising out of Tenant's construction activities
on or within the Premises, excepting the acts of negligence and
misconduct caused by Landlord's agents, contractors,
representatives and/or employees. Tenant shall cause the
improvements to the Premises to be constructed in a good and
workmanlike manner and in accordance with the Approved Plans and
Specifications (as defined in Section 35.4.2(f) hereof).
Landlord shall not require Tenant to employ any particular
subcontractors with respect to any particular trade for
Tenant’s Work.

                       
Unless Tenant elects to have Landlord construct the Tenant’s
Work, commencing on the Delivery of Possession of Landlord’s
Items, (i) Tenant shall pay any charges for hoisting,
Tenant’s use of electrical services and water and Tenant
shall establish an account in its own name directly with the
utility company providing such electrical services and water prior
to the commencement of Tenant’s Work, (ii)  Tenant shall
be provided adequate parking spaces and elevators during
construction at no additional cost, and (iii) Tenant, at
Tenant’s expense, shall protect all Base Building areas that
have completed finishes.

           
         
Notwithstanding anything in this Section 35 to the contrary,
Tenant, at Tenant’s expense, shall engage Corporate Cooling
& Controls,  LLC (“CCC”) to make any changes
required to the HVAC control system.  In addition, Tenant
shall coordinate the installation and location of any supplemental
HVAC equipment with Landlord to coordinate roof penetration
concerns and maintain the validity of all existing roof
warranties.

                       
If Landlord or Landlord’s agents, contractors,
representatives or employees interfere with Tenant’s ability
to substantially complete the Tenant’s Work in any manner,
including, but not limited to, by requiring a cessation of
Tenant’s Work or as a result of defects in the completion of
the Landlord’s Items, the Rent Commencement Date shall be
delayed for a period of time which is equal to the length of
Landlord’s delay.

           
35.3     Disbursement of
Allowance.

           

                       
35.3.1    If Tenant is responsible for construction
of the Tenant’s Work, the Allowance and the Amortized Amount,
if any, shall be disbursed to Tenant on a progress payment
basis.  Proper draw requests submitted by the 20th day of any
calendar month shall be paid by the 15th day of the following
calendar month.  Each of Landlord’s progress payments
shall be limited to an amount equal to the aggregate amounts
theretofore paid by Tenant (as certified by Tenant’s
architect) to Tenant’s contractors, subcontractors, material
suppliers, and vendors, and which have not been subject to previous
disbursements from the Allowance.  Tenant shall withhold from
its general contractor, and shall require its general contractor to
withhold from each subcontractor, a retainage equal to ten percent
(10%) of each progress payment made until the Tenant’s Work
is fifty percent (50%) complete, and thereafter no further
incremental retainage shall be required if the work is being
satisfactorily prosecuted.  Tenant shall, upon
Landlord’s request, provide adequate evidence of such
retainage, and in the event that Tenant fails to provide such
evidence, then Landlord may withhold an amount equal to the
retainage described above.  All requests for disbursement of
the Allowance and the Amortized Amount (as defined herein), if any,
shall be accompanied by certificate signed by Tenant or
Tenant’s architect (a) that the sum then requested was paid
by Tenant to contractors, subcontractors, materialmen, engineers
and other persons who have rendered services or furnished materials
in connection with work on the Tenant Work, (b) a complete
description of such services and materials and the amounts paid or
to be paid to each of such persons in respect thereof, and (c) that
the work described in the certificate has been completed
substantially in accordance with the Approved Plans and
Specifications and (ii) paid receipts or such other proof of
payment as Landlord shall reasonably require for all such work
completed. 

                       
35.3.2  If any of the Allowance is not paid pursuant to
subsection (a) above, it shall be paid by Landlord to Tenant upon
completion of the Tenant's Work, to reimburse Tenant for amounts
actually paid by Tenant in connection therewith to Tenant's
vendors, suppliers or contractors, provided that Landlord shall
have received (i) a certificate in accordance with the requirements
of subsection (a) above, accompanied by lien waivers satisfactory
to Landlord executed by any contractors or subcontractors for whose
labor or material Tenant has previously been reimbursed pursuant to
subsection (a) above, (ii) paid receipts or such other proof of
payment as Landlord shall reasonably require evidencing that final
payment has been made for all materials and labor furnished in
connection with the Tenant Work, and (iii) a copy of a final
unconditional certificate of occupancy evidencing that Tenant may
commence occupancy of the Premises for all purposes set forth in
this Lease.

                       
35.3.3    Tenant shall be permitted to apply the
Allowance and the Amortized Amount, if any, to any costs associated
with the design and construction of the Tenant’s Work and
Tenant’s relocation to the Premises, including without
limitation, the Tenant’s Work, space planning and design,
mechanical, electrical and plumbing engineering costs, construction
fees, tenant improvement cabling, voice/data, phone data costs,
built-in and removable furniture, consultant fees,  any move
or relocation costs and Tenant-initiated and Landlord-approved
changes to the Base Building Shell.

                       
35.3.4     If the cost to complete the
Tenant’s Work exceeds the Allowance, Landlord shall advance
up to the Amortized Amount, subject to the provisions of Section
35.3.4.1.  Tenant shall notify Landlord whether it desires
Landlord to advance all or any portion of the Amortized Amount;
provided that Tenant shall have no obligation to notify Landlord of
its desire to utilize the Amortized Amount prior to delivery of
Possession of Landlord’s Items..  Such portion of the
Amortized Amount which has been advanced shall be repaid by Tenant
to Landlord on a monthly basis, together with Base Rent, as
additional rent, in an amount equal to the amount of the Amortized
Amount which has been advanced, amortized over the ten (10) year
term, with interest accruing at ten percent (10%) per annum. 
Tenant shall execute an amendment to this Lease or an
acknowledgment of the Amortized Amount within fifteen (15) days
after receipt of a written statement from Landlord, together with
reasonable supporting documentation.  Notwithstanding that the Amortized Amount shall
be payable as additional rent, it shall be treated and
accounted for separately from other rent payable under this
Lease as it will not be subject to any annual or other rental
escalation.  Notwithstanding anything herein to the contrary,
accrual of interest on the Amortized Amount shall not commence
until the date same (or any portion thereof) is
disbursed.

                                   
35.3.4.1 Notwithstanding anything in Section 35.3.4 to the
contrary,  Landlord shall not be required to disburse any
portion of the Amortized Amount if Tenant’s credit rating
falls below a “BB-“ as determined by Standard &
Poor’s credit rating agency or Moody’s credit rating
agency.  If, after disbursing all or any portion of the
Amortized Amount,  Tenant’s credit rating falls below a
“B+“ as determined by Standard & Poor’s
credit rating agency or Moody’s credit rating agency, Tenant
shall repay the unamortized amount of the Amortized Amount upon
fifteen (15) days advance written notice from Landlord.

                                   
35.3.4.2 If Tenant does not elect to utilize the Amortized Amount
within six (6) months after the Rent Commencement Date, then Tenant
shall be deemed to have waived its right to utilize the Amortized
Amount.

                       
35.3.5 If Tenant does not fully utilize the Allowance, Tenant shall
be permitted to take a credit against Base Rent in the amount of
the unused Allowance, provided that Tenant utilizes that credit
during the first twenty-four (24) months of the Term.

                       
35.3.6 Notwithstanding anything in this Section 35.3 to
the contrary, Landlord shall only be required to disburse the
Allowance and the Amortized Amount on a per square foot basis as
Tenant elects to improve the Premises.  By way of example, but
without limitation, if Tenant determines to improve only 75,000
rentable square feet of the Premises initially, Landlord shall only
be required to disburse $1,650,000 of the Allowance (computed as
$22 multiplied by 75,000 rsf) and $750,000 of the Amortized Amount
(computed as $10 multiplied by 75,000 rsf), provided that the other
conditions for disbursement have been satisfied.

           
35.4  Tenant’s Right to Request Landlord to Construct
Tenant's Work. 

                       
35.4.1  If Tenant elects for Landlord to construct
Tenant’s Work, the term “Landlord’s Work”
shall then refer to Landlord’s Items and Tenant’s
Work.

                       
35.4.2  In order to accommodate Tenant’s desired
occupancy of the Premises and to permit both Landlord and Tenant to
solicit bids for the Tenant’s Work in accordance with the
first paragraph of this Section 35, Landlord and Tenant
agree to the following schedule for performance of their respective
responsibilities hereunder:

Deadline for
Performance                    
Task to be Performed

(The dates in parentheses
in subparagraphs (b)-(f) are guideline dates and for informational
purposes only.)

a. 
7/2/03                                            
Tenant submits approved space plan to Landlord for Landlord’s
approval depicting all walls, doors, cubicles, millwork and
interior glass.

b. 10  business days
after

  receipt of space
plan
                          
Landlord to advise Tenant of space plan approval or note why plan
was not approved and Tenant to revise accordingly.

c. 34  business days
after Tenant’s

  receipt of space
plans approved

  by Landlord
                                       
Delivery by Tenant of Design Development Drawings to Landlord
depicting mechanical, electrical and plumbing requirements and the
location, wall and door types; all specialty requirements for
carpet borders, wall coverings, and millwork; lighting
requirements; indication of locking and card reader requirements;
locations of power/voice/data boxes; special electrical and HVAC
requirements; indication of all modular furniture power connection
requirements; general finish schedules.

NOTE:  If Tenant
desires to have Landlord prepare a bid for constructing the
Tenant’s Work, then Tenant is required to notify Landlord no
later than November 1, 2003.

d. 10  business days
after receipt of

Design Development
Drawings             
Landlord to advise Tenant of Design Development Drawings approval
or note why Drawings were not approved and Tenant to revise
accordingly. See note at end of this schedule regarding long lead
items.

e. 51  business days
after approval of

Design Development
Drawings
            
Tenant to deliver to Landlord set of Final Construction 
Drawings suitable for permit, bidding and construction.

f. 10  business days
after submission

of Construction Drawings
                    
Landlord to advise Tenant of Construction Drawings approval or note
why Drawings were not approved and Tenant to revise
accordingly.  After approval by the parties and the permitting
authority, the Construction Drawings to be referred to as the
“Approved Plans and Specifications” (provided, however,
that if change orders are subsequently approved by the parties
pursuant to the provisions of this Section 35, the term
“Approved Plans and Specifications” shall include the
initial approved Construction Drawings, as modified by the approved
change orders.

NOTE:  If Tenant
elects to construct the Tenant’s Work itself, the balance of
this Schedule is not applicable and the provisions of Sections
35.1, 35.2, 35.3, 35.5 and 35.6 shall govern the construction
of the Tenant’s Work and Tenant shall apply for the Tenant
Improvement permit with Anne Arundel County.

           
If Tenant has requested for Landlord to construct the
Tenant’s Work, Landlord shall apply for the Tenant
Improvement permit with Anne Arundel County within two (2) days
after receipt of Tenant’s Election Notice and shall
thereafter diligently prosecute the issuance of all necessary
permits for the Tenant’s Work. I

g. November 1,
2004                          
Substantial Completion of the Premises and Delivery of Possession
of the Premises by Landlord to Tenant, subject to extension for
Force Majeure Events as described herein (“Landlord’s
Work Target Date”).  Landlord’s Work Target Date
shall be extended for delays arising from Force Majeure Events, but
only with respect to Force Majeure Events occurring after the
commencement of construction of the Base Building Shell, as
hereinafter defined.

           
  If either party is required to resubmit any of its
deliveries hereunder, the submitting and reviewing party, as
applicable, shall have five (5)  business days to resubmit and
review, respectively.

           
All consents and approvals required from Landlord under this
Section 35 shall not be unreasonably withheld, conditioned
or delayed; further, Landlord’s consent or approval shall be
deemed granted if Landlord has not responded (giving reasonable
detail for the reasons for denial of consent or approval) within
any specified time period for response stated herein. 
Notwithstanding the foregoing, any objection to a requested consent
or approval shall be for good cause, which shall be limited to the
following:  (i) adverse impact to the structural integrity of
the Building or Base Building Systems, (ii) adverse impact on the
Building’s exterior, (iii) lack of compliance with Applicable
Laws, and/or (iv) design materially inconsistent with the designs
of comparable buildings in the National Business Park (e.g.,
201, 211 and 221 National Business Park) and Tenant does not agree
to restore the Building to a condition consistent with comparable
buildings in National Business Park at the end of the Term.
Landlord's approval of the Space Plan, Design Drawings and the
Construction Documents for Tenant's Work shall create no
responsibility or liability on the part of Landlord for their
completeness, design sufficiency, or compliance with all laws,
rules, and regulations of governmental agencies or
authorities.

           
Note:  Upon the receipt of the Design Development Drawings
described in Section 35.4.2(c) above, Landlord shall
reasonably advise Tenant in writing whether any of the
specifications involve a long lead item and Tenant shall have five
(5) business days after receipt of Landlord’s notice to
advise Landlord whether (i) Tenant shall modify such specification
to not require such long lead item, or (ii) Tenant shall continue
to require such long lead item, with the recognition that arrival
and installation of the long lead item may delay “substantial
completion” of Landlord’s Work (as defined in
Section 35.4.5).  If Tenant elects option (ii) above in
the immediately preceding sentence regarding long lead items, and
Landlord can substantiate that Landlord was actually delayed in the
completion of Landlord’s Work as a result of delays in
delivery of long lead items, then notwithstanding the incomplete
nature of the long lead  item, “substantial
completion” of the Landlord’s Work, as defined in
Section 35.4.5,  shall be deemed to occur upon
completion of all other items of Landlord’s Work and the
occurrence of all other conditions set forth in Section
35.4.5 which are not affected by the long lead item, even if a
certificate of occupancy or other governmental approvals has not
been issued based on the incomplete nature of the long lead item,
provided, Landlord shall in any case diligently and in good faith
pursue substantial completion of Landlord’s Work.

           
  If either party believes that the other party has failed to
meet any deadline set forth above, it shall notify the other party
within twenty-five (25) business days after the date of the failure
in order to collect liquidated damages or pursue its rights as
described in Section 35.4.3 below.

           
Notwithstanding anything set forth on the foregoing schedule to the
contrary, if Landlord has in all material respects complied in a
timely manner with its obligations to provide Landlord’s
Floor Plans and other obligations under subsections (b), (d) and
(f) and has timely applied for and diligently prosecuted the
issuance of the permit to construct the Tenant’s Work and
such permit is not issued by March 1, 2004, the Landlord’s
Work Target Date shall be extended on a day for day basis for each
day of delay beyond March 1, 2004, until the permit is
issued.

                       
35.4.3  Landlord, at Landlord’s expense, shall
complete the Landlord’s Work, all in accordance with the
Approved Plans and Specifications in a good and workmanlike
manner.   Landlord covenants that completion of
Landlord's Work shall be in accordance with applicable Federal,
State and local rules, regulations, codes, laws and ordinances
(including but not limited to zoning rules and
regulations).   If Tenant requests Landlord to construct
the Tenant’s Work, Landlord shall hold bi‐weekly
meetings to discuss the progress of the Landlord’s
Items.  Landlord shall schedule such meetings at more frequent
intervals when needed, or upon the reasonable request of
Tenant.

                       
35.4.4  Any alterations, modifications or deviations to the
final Approved Plans and Specifications requested by Tenant shall
be made in the form of a written change order(s) prepared at
Tenant's sole cost and expense, which costs shall include, but not
be limited to, the engineering fees incurred by Landlord  (but
as part of Tenant’s Work Costs) and if made after the
“Change Order Date” (as hereinafter defined), shall be
subject to the prior approval of Landlord, which approval shall not
be unreasonably withheld, conditioned or delayed.  The costs
of work performed by Landlord pursuant to Tenant's approved written
change orders shall include all net increases in costs of labor and
materials plus if such change order is requested after the Change
Order Date, an amount equal to five percent (5%) of the net
increase in hard costs for overhead and profit.  As used
herein, the term “Change Order Date” means the date on
which Landlord  commences construction of the Tenant’s
Work.  At Tenant's request, Landlord shall fully cooperate
with Tenant to establish such costs or estimates thereof in advance
of performing the work.

                       
35.4.5  If Landlord fails to Deliver Possession of the
Premises with the Landlord’s Work substantially completed (as
defined herein) on or before the Landlord’s Work Target Date,
subject to extension for Force Majeure Events, Landlord and Tenant
agree that the damages to Tenant would be difficult to ascertain
and, therefore, as Tenant’s sole remedy hereunder, Landlord
agrees to pay Tenant a liquidated damages sum (by means of a credit
against Annual Base Rent and additional rent first becoming due)
equal to (i) the daily Base Rent due hereunder until the Delivery
of Possession of Landlord’s Work actually occurs for the
first forty-five (45) days of the delay, and (ii) twice the daily
amount of Base Rent due hereunder until the Delivery of Possession
of Landlord’s Work actually occurs commencing on the
forty-sixth (46th) day of delay, if applicable. Not
later than ninety (90) days prior to the Landlord’s Work
Target Date or at any time prior to such date upon Landlord
becoming aware of a probable delay, Landlord shall notify Tenant in
writing of any anticipated delay in the Delivery of Possession of
Landlord’s Work.  The term "Delivery of
Possession” as used herein, shall be deemed to have occurred
when (i) Landlord's Work shall have been substantially completed
(as defined below) and Landlord’s contractors have vacated
the Premises, and (ii) Landlord shall have notified Tenant that the
Premises are substantially completed. Landlord shall use its
reasonable efforts to give Tenant at least fifteen (15) days’
advance notice that the Landlord’s Work will be substantially
completed. Landlord's Work shall be deemed to be
“substantially completed” when (i) the Landlord's Work
are completed such that the incomplete portions of Landlord's Work
(i.e., the punchlist items) are such as shall not interfere
with Tenant's ability to install its furniture, fixtures and
equipment; (ii) all facilities and systems serving the Building and
Premises have been completed, the exterior of the Building has been
substantially completed and is completely enclosed and the
remaining work in the Building (outside the Premises) is of such a
nature as will not materially interfere with Tenant’s
occupancy of the Premises, and (iii) Landlord has obtained and
delivered to Tenant an unconditional certificate of use and
occupancy or equivalent approval from the applicable governmental
agencies with respect to the Premises and Tenant’s Work, the
interior and exterior Common Areas and Base Building Shell. 
Landlord shall keep Tenant advised of the status of substantial
completion of Landlord’s Work.  Notwithstanding the
foregoing, the requirements of subsection (iii) shall be deemed
satisfied if all of the other subsections have been satisfied and
the government approval is delayed as a result of the installation
of furniture, fixtures or equipment which is not included within
the scope of Landlord’s Work.  The Delivery of
Possession of Landlord’s Work shall be confirmed by a written
punchlist prepared by Landlord’s architect within five (5)
business days after the Delivery of Possession of Landlord’s
Work (confirmed by a walkthrough with Tenant’s architect and
Tenant), which shall also set forth the Landlord’s Work
remaining to be performed (the “Landlord’s Work
Punchlist”) so that the requirements of the Approved Plans
and Specifications will be fully satisfied, which Landlord’s
Work Punchlist shall be subject to approval by Tenant. Within sixty
(60) days after the Delivery of Possession of Landlord’s
Work, Landlord shall complete all items identified in the
Landlord’s Work Punchlist.  Landlord, at its expense,
shall promptly correct all defects in design, materials and
workmanship in the Landlord’s Work for which Tenant sends
notice within twelve (12) months after the Date of Delivery of
Landlord’s Work.  If Landlord fails to meet a material
obligation of this paragraph, and (a) Tenant provides written
notice of such failure, and (b) Landlord fails to fulfill such
obligation within thirty (30) days after receipt of Tenant’s
notice of such failure, then Tenant shall have the right to fulfill
such obligation on behalf of Landlord, the cost of which shall be
paid by Landlord promptly following demand therefore; provided
however, that Landlord’s cure period shall be extended where
the failure is not reasonably curable within thirty (30) days after
written notice and Landlord uses good faith efforts and works
diligently and continuously to fulfill its
obligations. 

           
For the purposes of this paragraph, the term “Tenant Net
Delay” shall refer to the number of days, if any, that Tenant
has (i) delayed in fulfilling its obligations under subsections
(a), (c), and (e) of Section 35.4.2 (i.e., taking into
account both time delays and time savings from required dates); the
term “Landlord Delay” shall refer to the number of
days, if any, that Landlord has delayed in fulfilling its
obligation under subsections (b), (d), (f) of Section
35.4.2; the term “Total Delay” shall refer to the
Tenant Net Delay reduced by the Landlord Delay. 
Notwithstanding anything herein to the contrary, if the Total Delay
is in excess of five (5) days but less than sixty (60) days, the
date of Delivery of Possession of Landlord’s Work (and
correspondingly, the Commencement Date)  shall be deemed to be
the date of the actual date of Delivery of Possession of
Landlord’s Work backdated by the Total Delay.  If,
however, Landlord and Tenant agree on the Approved Plans and
Specifications as required by Section 35.4.2(f) on or
before  December 1, 2003, regardless of the amount of Total
Delay, or in the event Landlord is unable to substantiate that
Landlord was actually and materially delayed in completing
Landlord’s Work as a result of the Tenant Net Delay as
aforesaid, then in either such case this paragraph shall be of no
further force or effect. Notwithstanding the immediately preceding
sentence, if the Total Delay exceeds sixty (60) days, regardless of
the status of agreement on the Approved Plans and Specifications,
the Delivery of Possession of Landlord’s Work shall be deemed
to be the earlier of (i) November 1, 2004, or (ii) the actual date
of Delivery of Possession of Landlord’s Work.  By way of
example, but without limitation, assume Tenant Net Delay is 12 days
and Landlord Delay is 2 days, (i) if Landlord and Tenant agree on
the Approved Plans and Specifications on November 30, 2003, the
Delivery of Possession of Landlord’s Work shall be the actual
date; however, if Landlord and Tenant agree on the Approved Plans
and Specifications after November 30, 2003 and the actual date of
Delivery of Possession of Landlord’s Work occurs on November
11, 2004, the Commencement Date will be deemed to be November 1,
2004 after taking into account the Total Delay of ten (10)
days.

           
35.4.6  Cost of Tenant’s Work.

                       
35.4.6.1          
The term “Tenant’s Work Costs” shall refer to the
actual costs of constructing the Tenant’s Work (including
reimbursable items, such as permit fees, prints, telephone, mileage
and postage); and a construction management fee of five percent
(5%) based solely on hard costs for work performed by Landlord or
its contractors, including without limitation, permitting costs;
and other costs as herein described in this Section, which fee
Landlord shall deduct from the Allowance and the Amortized Amount
pro rata as amounts are disbursed therefrom to pay hard
costs of construction and, after the Allowance and the Amortized
Amount are exhausted, the balance of such fee shall be paid by
Tenant.

                       
35.4.6.2          
If the amount of Tenant’s Work Costs exceed the Allowance,
Landlord, at Tenant’s option, upon written request from
Tenant, shall advance an additional amount not to exceed the
Amortized Amount.  Such portion of the Amortized Amount which
has been advanced shall be repaid by Tenant to Landlord on a
monthly basis, in equal installments, together with Base Rent, as
additional rent, but without any escalations, in an amount equal to
the amount of the Amortized Amount which has been advanced,
amortized over a ten (10) year term, with interest accruing at ten
percent (10%) per annum.  Tenant shall execute an amendment to
this Lease or an acknowledgment of the Amortized Amount within
fifteen (15) days after receipt of a written statement from
Landlord, together with reasonable supporting documentation. 
Any Tenant’s Work Costs incurred by Landlord in excess of the
difference between Thirty-Two Dollars ($32.00) per rentable square
foot (which is the sum of the Allowance and the Amortized Amount)
and the disbursements made to Tenant in accordance with Section
35.4.6.2, shall be paid by Tenant to Landlord within thirty
(30) days after receipt of a written invoice, together with
reasonable supporting documentation.

           
35.5     Modifications to Base Building
Shell.  Regardless of whether Tenant constructs
Tenant’s Work or elects for Landlord to construct
Tenant’s Work, if Tenant requests Landlord to make a change
to the Base Building Shell after the issuance of the grading permit
and the building permit for the Base Building Shell, Landlord shall
promptly notify Tenant in writing whether it approves such change
and if so, in reasonable detail of the additional or incremental
cost to make such change and the change to the Target Date or to
Landlord’s Work Target Date, as applicable
(“Landlord’s Response Notice”).  In no event
shall Landlord be required to approve a change(s) which would
result in an aggregate delay (when combined with other requested
modifications to the Base Building) of more than sixty (60) days in
the Target Date  or the Landlord’s Work Target
Date.  Tenant shall have five (5)  business days after
receipt of Landlord’s notice to advise Landlord whether (i)
Tenant shall modify such specification to not require such Base
Building Shell, or (ii) Tenant shall continue to require such Base
Building Shell modification, with the recognition that the
modification to the Base Building Shell may delay Delivery of
Possession (“Tenant’s Modification
Notice”).   If Tenant accepts the terms set forth
in the Landlord’s Response Notice in a timely fashion,
Landlord and Tenant shall mutually execute an acknowledgment or
amendment to this Lease which sets forth the revised Target Date or
Landlord’s Work Target Date, as applicable, and the credit to
be given to Tenant or additional costs to be paid by Tenant, as the
case may be, in accordance with the provisions  of this
Section 35.5.

If the change requested by
Tenant causes an increase in costs, whether or not it will also
cause a delay in the Target Date or the Landlord’s Work
Target Date, Landlord shall not be obligated to approve the change
unless Tenant agrees, in writing, to pay or reimburse Landlord for
the increased cost of the Base Building Work caused by the change,
based on a firm price from Landlord.  The increased cost
caused by any change shall be reasonably detailed and supported by
reasonably complete and sufficient backup documentation.  To
the extent that a change requested by Tenant results in a decrease
in the cost to complete the Base Building Shell, the amount of such
decrease shall be paid by Landlord to Tenant in the form of a
dollar‐for‐dollar increase in the Allowance.  To
the extent that a change results in an increase cost to complete
the Base Building Shell, at Tenant’s sole election, either
Tenant shall pay cash therefore or, the Allowance shall be
decreased on a dollar‐for‐dollar basis.  Tenant
shall advise Landlord of its payment election simultaneously with
Tenant’s Modification Notice and if Tenant elects to pay cash
therefore, Tenant shall pay such amount within thirty (30) days
after the date of Tenant’s Modification Notice.

If the change requested by
Tenant will cause a delay in the Target Date or the
Landlord’s Work Target Date, as applicable, Landlord shall
not be obligated to approve the change unless Tenant agrees, in
writing, that such delay shall not postpone or defer the Rent
Commencement Date and that the Rent Commencement Date shall occur
on the day when it would otherwise have occurred if such change had
not been made as determined in accordance with the immediately
succeeding sentence. To determine the Rent Commencement Date that
would have occurred, the parties acknowledge that (i) Landlord will
be required to complete the Landlord’s Item or the
Landlord’s Work, as applicable, (ii) determine the actual
date of Delivery of Possession of Landlord’s Items or the
Delivery of Possession of Landlord’s Work, as applicable (in
either case, referred to as the “Actual Delivery Date”)
and then (iii) backdate the Rent Commencement Date from the Actual
Delivery Date by the number of days set forth in Landlord’s
Response Notice as the additional time required to complete the
modification.  By way of example, but without limitation,
Tenant has requested a modification to the Base Building Shell
which Landlord advises Tenant will delay the Delivery of Possession
of Landlord’s Items by 21 days and the Actual Delivery Date
is June 22, 2004, then the Rent Commencement Date shall be deemed
to be June 1, 2004.

If the change requested by
Tenant will cause a delay in the Target Date or the
Landlord’s Work Target Date, as applicable, Landlord shall
not be obligated to approve a change unless Tenant agrees, in
writing, that the Target Date and the Landlord’s Work Target
Date, as applicable, shall be equitably adjusted to accommodate the
additional time required to make the change. 

           
35.6     Definition of “Force Majeure
Events”.  As used in this Section 35, the
term “Force Majeure Events” shall refer to events which
delay or prevent  either party from constructing, making any
repairs, rebuilding or restoring, or furnishing any construction
services or performing any other construction covenant or duty (as
compared to obtaining issuance of the permit for Base Building
Shell, Landlord’s Items or Tenant’s Work), whether
express herein or implied, to be performed by such party due to
strike, lockout, weather, embargo, war, governmental orders or acts
of God.  If either party claims a Force Majeure Event has
occurred, it shall notify the other party in writing within
twenty-five (25) days after the occurrence of such
event.

           
36.       Quiet
Enjoyment.  Tenant, upon the payment of rent and the performance of
all the terms of this Lease, shall at all times during the Term
peaceably and quietly enjoy the Premises without any disturbance
from Landlord or any other person claiming through
Landlord.

           
37.       Vacation of
Premises.  Tenant shall vacate the Premises at the end of the
Term.  Subject to the provisions of this Section 35, if Tenant
fails to vacate within five (5) days after the end of the term
there shall be payable to Landlord an amount equal to one hundred
fifty percent (150%) of the monthly Annual Base Rent stated in
Section 1.1.6 paid immediately prior to the holding over
period for each month or part of a month that Tenant holds over,
plus all other payments provided for herein, and the payment and
acceptance of such payments shall not constitute an extension or
renewal of this Lease.  In event of any such holdover,
Landlord shall also be entitled to all remedies provided by law for
the speedy eviction of tenants, and to the payment of all
reasonable attorneys’ fees and expenses incurred in
connection therewith.  Notwithstanding the
foregoing, if (i) Tenant delivers notice to Landlord at
least  twelve (12) months prior to the expiration of the Term
setting forth its intent to hold over for a fixed period of time
not to exceed twelve (12) months, and (ii) Landlord has
not already executed and delivered a lease for all or a part
of the Premises to a new tenant (a “New
Tenant”), and (iii) an Event of Default is not
continuing as of the date of its notice or at the expiration of the
Term, then Tenant may remain in the Premises for the period set
forth in its notice so long as Tenant pays as a monthly Rent equal
to one hundred  ten percent (110%) of the Annual Base
Rent payable under this Lease for the last full calendar month of
the Term plus all other payments provided for herein.  If
Tenant holds over beyond the period set forth in its notice the
first two sentences of this Section 37 shall
apply.  Upon request by Tenant, Landlord shall inform Tenant
whether or not Landlord has executed leases for all or part of
the Premises and the terms of such leases to the extent the same
affect Tenant’s ability to holdover after the end of the
term.

           
38.       Members’
Liability.  It is understood that the Owner of the Building is a
Maryland limited liability company.  All obligations of the
Owner hereunder are limited to the net assets of the Owner from
time to time, including insurance proceeds and other proceeds from
the Property.  No member of Owner, or of any suc­cessor
partnership, whether now or hereafter a member, shall have any
personal responsibility or liability for the obligations of Owner
hereunder.  Landlord agrees during the
Term of this Lease that it shall not accept financing secured
solely by the Premises with a loan-to-value ratio of greater than
ninety percent (90%) as of the date of the loan; provided, however,
that Landlord may accept financing with a loan-to-value ratio of
greater than ninety percent (90%) if simultaneously with the
disbursement of the loan proceeds Landlord provides to Tenant an
irrevocable letter of credit from an issuer and in form and
substance reasonably acceptable to Tenant in the amount of two
million dollars ($2,000,000) to secure Landlord’s obligations
under this Lease.

           
39.      
Separability.  If any term or provision of this Lease or the
application thereof to any person or circumstances shall, to any
extent, be invalid or unenforceable, the remainder of this Lease or
the application of such term or provision of such term or provision
to persons or circumstances other than those as to which it is held
invalid or unenforceable, shall not be affected thereby, and each
term and provision of this Lease shall be valid and be enforced to
the fullest extent permitted by law.

           
40.      
Indemnification. 

           
40.1     Tenant’s
Indemnification.  Except to the extent arising out of the
negligent act or omission of Landlord, Tenant shall indemnify and
hold harmless Landlord and all of its and their respective members,
partners, directors, officers, agents and employees from any and
all liability, loss, cost or expense arising from all third-party
claims resulting from or in connection with any act, omission or
negligence of Tenant or any of its subtenants or licensees or its
or their partners, directors, officers, agents, employees, invitees
or contractors; and together with all costs and expenses reasonably
incurred or paid in connection with each such claim or action or
proceeding brought thereon, including, without limitation, all
reasonable attorney’s fees and expenses.

           
In case any action or proceeding is brought against Landlord and/or
any of its and their respective partners, directors, officers,
agents or employees and such claim is a claim from which Tenant is
obligated to indemnify Landlord pursuant to this Section, Tenant,
upon written notice from Landlord shall resist and defend such
action or proceeding (by counsel reasonably satisfactory to
Landlord).  The obligations of Tenant under this Section shall
survive termination of this Lease for one (1) year.

           
40.2     Landlord’s
Indemnification.  Except to the extent arising out of the
negligent act of omission of Tenant, Landlord shall indemnify and
hold harmless Tenant and all of its and their respective members,
partners, directors, officers, agents and employees from any and
all liability, loss, cost or expense arising from all third-party
claims resulting from or in connection with any act, omission or
negligence of Landlord or any of its subtenants or licensees or its
or their partners, directors, officers, agents, employees, invitees
or contractors, together with all costs and expenses reasonably
incurred or paid in connection with each such claim or action or
proceeding brought thereon, including, without limitation, all
reasonable attorney’s fees and expenses.

           
In case any action or proceeding is brought against Tenant and/or
any of its and their respective partners, directors, officers,
agents or employees and such claim is a claim from which Landlord
is obligated to indemnify Tenant pursuant to this Section,
Landlord, upon written notice from Tenant shall resist and defend
such action or proceeding (by counsel reasonably satisfactory to
Tenant).  The obligations of Landlord under this Section shall
survive termination of this Lease for one (1) year.

           
41.      
Captions.  All headings anywhere contained in this Lease are
intended for convenience or reference only and are not to be deemed
or taken as a summary of the provisions to which they pertain or as
a construction thereof.

           
42.       Brokers.  Tenant represents that
Tenant has dealt directly with, only with, the Broker as defined in
Section 1.1.14 as broker in connection with this Lease, and
Tenant warrants that no other broker negotiated this Lease or is
entitled to any commissions in connec­tion with this
Lease.  Landlord agrees to pay, in consideration for the
brokerage services rendered by Broker, a brokerage commission equal
to three percent (3%) of the gross rental value of this Lease (as
more fully described in the separate commission agreement) paid by
Tenant over the Initial Term, pursuant to a separate agreement
between Landlord and Broker.

           
43.      
Recordation.  Tenant covenants that it shall not, without
Landlord’s prior written consent, record this Lease or any
memorandum of this Lease or offer this Lease for recordation. 
If at any time Landlord or any mortgagee of Landlord’s
interest in the Premises shall require the recordation of this
Lease or a memorandum of this Lease, such recordation shall be at
Landlord’s expense.  If at any time Tenant shall require
the recordation of this Lease or a memorandum of this Lease, such
recordation shall be at Tenant’s expense.  If any
government authority having juris­diction in the matter shall
require this Lease or a memorandum of this Lease to be recorded,
both Landlord and Tenant shall each pay one-half of all 
recording fees, transfer taxes and documentary stamp taxes payable
on, or in connection with this Lease or any memorandum of this
Lease or such recordation.

           
44.       Successors and
Assigns.  The covenants, conditions and agreements contained in
this Lease shall bind and inure to the benefit of Landlord and
Tenant, and their respective heirs, personal representatives,
successors and assigns (subject, however, to the terms of
Section 20 hereof).

           
45.       Integration of
Agreements.  This writing is intended by the Parties as a final
expression of their agreement and is a complete and exclusive
statement of its terms, and all negotiations, considerations and
representations between the Parties are incorporated.  No
course of prior dealings between the Parties or their affiliates
shall be relevant or admissible to supplement, explain, or vary any
of the terms of this Lease.  Acceptance of, or acquiescence
to, a course of performance rendered under this Lease or any prior
agreement between the Parties or their affiliates shall not be
relevant or admissible to determine the meaning of any of the terms
or covenants of this Lease.  Other than as specifically set
forth in this Lease, no representations, understandings, or
agreements have been made or relied upon in the making of this
Lease.

           
46.       Hazardous Material;
Indemnity.   Tenant further agrees to the
following:

           
46.1     As used in this Lease, the following
terms shall have the following meanings:

                       
46.1.1  “Environmental Laws” shall mean all
federal, state or local statutes, regulations, rules, ordinances,
codes, licenses, permits, orders, approvals, authorizations,
agreements, ordinances, administrative or judicial rulings or
similar items relating to the protection of the environment or the
protection of human health, including, without limitation, all
requirements pertaining to reporting, licensing, permitting,
investigation and remediation of emissions, discharges, Releases or
Threats of Releases (as defined below) of Hazardous Materials into
the air, surface water, groundwater or land, or relating to the
manufacture, processing, distribution, use, treatment, storage,
disposal, transport or handling of Hazardous Materials or relating
to storage tanks used for the management of Hazardous
Materials.

                       
46.1.2  “Hazardous Materials” shall mean (i) any
substance, gas, material or chemical which is defined as or
included in the definition of “hazardous substances”,
“toxic substances”, “hazardous materials”,
“hazardous wastes” under any federal, state or local
statute, law, or ordinance or under the regulations adopted or
guidelines promulgated pursuant thereto, including, but not limited
to, the Comprehensive Environmental Response Compensation and
Liability Act of 1980, as amended, 42 U.S.C. §§9601 et
seq. (“CERCLA”); the Hazardous Materials
Transportation Act, as amended 49 U.S.C. §§1801, et
seq.; the Resource Conservation and Recovery Act, as amended,
42 U.S.C. §§6901, et seq.; (ii) radon gas in
excess of four (4) picocuries per liter, friable asbestos, urea
formaldehyde foam insulation, petroleum products, transformers or
other equipment which contain dielectric fluid containing levels of
polychlorinated biphenyls in excess of federal, state or local
safety guidelines, whichever are more stringent; and (iii) any
other substance, gas, material or chemical, exposure to or release
of which is prohibited, limited or regulated by any governmental or
quasi-governmental entity or authority that asserts or may assert
jurisdiction over the Premises,  the Building or the
Property.

                       
46.1.3  “Hazardous Materials Inventory” shall mean
a comprehensive inventory of all Hazardous Materials used,
generated, stored, treated or disposed of by Tenant at the Premises
other than Hazardous Materials contained in office and cleaning
supplies.

                       
46.1.4  “Losses” shall mean all claims,
liabilities, obligations, losses (including, without limitation,
diminution in the value of the Premises, the Building, or the
Property, damages for the loss or restriction on use of rentable or
usable space or of any amenity of the Premises, the Building and/or
the Property), damages, penalties, fees, actions, judgments,
lawsuits, costs, expenses, disbursements, orders or decrees,
including, without limitation, reasonable attorneys’ and
consultants’ fees and expenses.

                       
46.1.5  “Release” means any releasing, spilling,
leaking, pumping, pouring, emitting, emptying, discharging,
injecting, escaping, leaching, disposing or dumping into soil,
surface waters, groundwaters, land, stream sediments, surface or
subsurface strata, ambient air and any environmental medium
comprising or proximate to and affecting the Premises, the Building
or the Property.

                       
46.1.6  “Threat of Release” means a substantial
likelihood of a Release which requires action to prevent or
mitigate damage to the soil, surface waters, groundwaters, land,
stream sediments, surface or subsurface strata, ambient air and any
environmental medium comprising or proximate to and affecting the
Premises, the Building or the Property.

           
46.2     Tenant shall not generate, use,
manufacture, recycle, handle, store, place, transport, treat,
discharge or dispose of any Hazardous Materials at, on, in or near
the Premises, the Building or the Property or cause any of the
foregoing to occur at, on, in, or near the Premises, the Building
or the Property, shall comply with all Environmental Laws in
connection with Tenant’s use or occupancy of the Premises and
the Building. Notwithstanding the foregoing, Tenant shall not be
deemed to be prohibited from using products containing Hazardous
Materials so long as such products are commonly found in an office
environment and are handled, stored, used and disposed of in
compliance with all Environmental Laws.   
Tenant promptly shall take all remedial
action, at Tenant’s sole cost and expense necessary to
remedy, clean-up and remove the presence of any Hazardous Materials
resulting from Tenant’s violation of the prohibitions set
forth in this section, to the extent required by Environmental
Laws. Except in an emergency, Tenant shall not
remedy, clean-up or remove any Hazardous Materials that have been
Released into the environment without the Landlord’s prior
approval, which shall not be unreasonably withheld, delayed or
conditioned.  Tenant shall (i) obtain, maintain
in full force and effect, and comply with, all permits required
under Environmental Laws to operate its business; (ii) comply with
all record keeping and reporting requirements imposed by
Environmental Laws concerning the use, handling, treatment,
storage, disposal or release of Hazardous Materials on the
Premises, the Building and the Property; (iii) report to Landlord
any release or discharge of Hazardous Materials in violation of
Environmental Law within two (2) business days of such discharge or
release; (iv) provide to Landlord copies of all written reports
concerning such discharge of Hazardous Materials that are required
to be filed with governmental or quasi-governmental entities under
Environmental Laws; (vi) maintain and annually update a Hazardous
Materials Inventory; and (vii) make available to Landlord for
inspection and copying, at Landlord’s expense, upon
reasonable notice and at reasonable times, such Hazardous Materials
Inventory and any other reports, inventories or other records
required to be kept under Environmental Laws concerning the use,
generation, treatment, storage, disposal or release of Hazardous
Materials.  Landlord shall keep any materials provided to
Landlord under this Section 46.2 as confidential and shall
not disclose them to any other person unless such disclosure is
required by law, and only after providing written notice to
Tenant.

           
46.3     Without limitation on any other
indemnities by or obligations of Tenant to Landlord under this
Lease or otherwise, Tenant hereby covenants and agrees to
indemnify, defend and hold harmless Landlord from and against any
Losses incurred by Landlord as a result of Tenant’s breach of
any representation, covenant or warranty hereof; or as a result of
any claim, demand, liability, obligation, right or cause of action,
including, but not limited to governmental action or other third
party action (collectively, “Claims”), that is asserted
against Landlord, the Premises, the Building or the Property as a
result of or which arises directly or indirectly, in whole or in
part, out of the Release, Threat of Release, deposit, presence,
treatment, transport, handling or disposal of any Hazardous
Materials at, on, under, in, about, or from the Premises, the
Building or the Property to the extent  arising out of the
operations or activities of Tenant or any assignee, sublessee,
agent or representative of Tenant at or about the Premises, the
Building or the Property.  This indemnification of Landlord
and its Mortgagee(s) by Tenant includes, without limitation, costs
incurred in connection with any investigation of site conditions or
any cleanup, remedial, removal, or restoration work required by any
federal, state or local governmental agency or political
subdivision because of Hazardous Material present in the soil or
ground water on or under the Buildingarising out of the operations or activities of Tenant or
any assignee, sublessee, agent or representative of Tenant at or
about the Premises, the Building or the Property.

           
46.4     Without limitation on any other indemnities by or
obligations of Landlord to Tenant under this Lease or otherwise,
Landlord hereby covenants and agrees to indemnify, defend and hold
harmless Tenant from and against any Losses incurred by Tenant as a
result of Landlord’s breach of any representation, covenant
or warranty hereof; or as a result of Claim, that is asserted
against Tenant, the Premises, the Building or the Property as a
result of or which arises directly or indirectly, in whole or in
part, out of any Release, Threat of Release, discharge, deposit,
presence, treatment, transport, handling or disposal of any
Hazardous Materials at, on, under, in, about, or from the Premises,
the Building or the Property to the extent not arising out of the
operations or activities of Tenant or any assignee, sublessee,
agent or representative of Tenant at or about the Premises, the
Building or the Property.  This indemnification of Tenant by
Landlord  includes, without limitation, costs incurred in
connection with any investigation of site conditions or any
cleanup, remedial, removal, or restoration work required by any
federal, state or local governmental agency or political
subdivision because of Hazardous Material present in the soil or
ground water on or under the Building to the extent not arising out
of the operations or activities of Tenant or any assignee,
sublessee, agent or representative of Tenant at or about the
Premises, the Building or the Property.

           
46.5     The indemnities, warranties and
covenants contained in this Article shall survive termination of
this Lease.

           
47.       Americans With
Disabilities Act.  Notwithstanding any other provisions contained in this
Lease and with the purpose of superseding any such provisions
herein that might be construed to the contrary, it is the intent of
Landlord and Tenant that at all times while this Lease shall be in
effect that the following provisions shall be deemed their specific
agreement as to how the responsibility for compliance (and cost)
with the Americans With Disabilities Act and amendments to same
(“ADA”), both as to the Premises and the Property,
shall be allocated between them, namely:

           
47.1     Landlord and Tenant agree to cooperate
together in the initial design, planning and preparation of
specifications for construction of the Premises so that same shall
be in compliance with the ADA.  Any costs associated with
assuring that the plans and specifications for the construction of
the Premises are in compliance with the ADA shall be borne by the
party whose responsibility it is hereunder to bear the cost of
preparation of the plans and specifications.  Similarly those
costs incurred in the initial construction of the Premises so that
same are built in compliance with the ADA shall be included within
Tenant’s Improvements and handled in the manner as provided
for in other Sections of this Lease.

           
47.2     Modifications, alterations and/or
other changes required to and within the Common Areas which are not
capital in nature shall be the responsibility of Landlord to
perform and the cost of same shall be considered a part of the
Building Expenses and treated as such, except as otherwise excluded
from Building Expenses pursuant to the provision of Section 6.4 of
this Lease.

           
47.3     Modifications, alterations and/or
other changes required to and within the Common Areas which are
capital in nature shall be the responsibility of Landlord and at
its cost and expense.

           
47.4     Modifications, alterations and/or
other changes required to and within the Premises (after the
initial construction of same), whether capital in nature or
non-capital in nature, shall be the responsibility of Tenant and at
its cost and expense; unless the changes are structural in nature
and result from the original design of the Building, in which
instance they shall be the responsibility of Landlord and at its
cost and expense and, except as otherwise excluded from Building
Expenses pursuant to the provision of Section 6.4 of this
Lease.

           
Each party hereto shall indemnify and hold harmless the other party
from any and all liability, loss, cost or expense arising as a
result of a party not fulfilling its obligations as to compliance
with the ADA as set forth in this Section.

           
48.       Several
Liability.  If
Tenant shall be one or more individuals, corporations or other
entities, whether or not operating as a partnership or joint
venture, then each such individ­ual, corporation, entity, joint
venturer or partner shall be deemed to be both jointly and
severally liable for the payment of the entire rent and other
payments specified herein.

           
49.       Security Card
Access. 
Tenant shall have the right to access the Building, by means of a
security card access key system, which system shall be installed by
Landlord, as part of the Base Building improvements.

           
50.       Parking.  During the Term of the
Lease, including any renewals thereof, Landlord shall provide
Tenant with the non-exclusive right to use parking spaces serving
the Building in the ratio of  4.66 spaces per 1,000 rentable
square feet in the Building, for no additional charge or fee. 
So long as Tenant is leasing the entire  Building, Tenant
shall have the right to reserve certain spaces for Tenant’s
exclusive use.

           
51.       Tenant’s
Equipment. 
Tenant shall have the right to enter upon and utilize the roof of
the Building for the purposes of installing, maintaining and
repairing any equipment or utilities required in its operation of
its business in the Premises; provided that  (i) such
equipment is used solely in connection with Tenant’s business
in the Premises and is not available for use by third-parties
except to the extent such third parties are Tenant’s business
invitees, (ii) Tenant submits to Landlord for Landlord’s
prior written approval, such approval not to be unreasonably
withheld, conditioned or delayed, the desired location on the roof
to install the equipment and the make, model and specifications of
the equipment, and (iii) Tenant, at Tenant’s expense, shall
install, maintain and remove the equipment using a roofing and
other contractors reasonably approved by Tenant.  Tenant shall
indemnify and hold Landlord, its successors, assigns, agents,
licensees and invitees harmless from any and all damages, costs,
claims, expenses, actions (including reasonable attorney’s
fees in connection with the equipment, unless resulting form
Landlord’s negligence.

           
52.      
Signage.  So long as Tenant leases the entire Building, Tenant,
at Tenant’s sole expense, shall have the exclusive right to
install  two (2) signs on the exterior of the Building,
provided the location, size and appearance of all signage is
consistent with the Association Declaration as of the date of the
Lease or the installation of a sign has been approved by the
appropriate governing bodies of Anne Arundel County,
Maryland.  If Tenant leases more than fifty percent (50%) of
the Building, but less than the entire Building, Tenant, at
Tenant’s sole expense, shall have the right to install one
(1) sign on the exterior of the Building, subject to the provisions
of the immediately preceding sentence.  In such event, Tenant,
at Tenant’s expense, shall remove the second sign within
thirty (30) days after written request from Landlord.  
Landlord shall be obligated for the repair and maintenance of such
signage and the cost thereof shall be included as a Building
Expense. Tenant, at Tenant’s sole expense, shall pay for all
costs associated with the permitting, purchase, installation and
removal of the signage at the expiration or sooner termination of
the Term.  Attached hereto as Exhibit “D”
is a plat of signage showing the approved signage for the
Building.  In no event shall Tenant install any signage on the
exterior of the Building other than the signage described on
Exhibit “D”without first
obtaining Landlord’s prior written consent, which consent
shall not be unreasonably withheld, conditioned or
delayed.  Landlord shall provide a
monument sign for the Building which shall list the tenants (if
more than one tenant) in the Building by order of the size of the
rentable area of their Premises, with the largest tenant having the
rights to the top signage rights. 

53.      
Intentionally Left
Blank. 

           
54.       Definition of
“Day” and “Days” .  As used in the Lease, the
terms “day” and “days” shall refer to
calendar days unless specified to the contrary; provided, however,
that if the deadline  stablished for either party’s
performance hereunder occurs on a Saturday, Sunday or banking
holiday in the State of Maryland, the date of performance shall be
extended to the next occurring business day.

           
55.       Waiver of
Landlord’s Lien.  Notwithstanding anything contained herein to the
contrary, Landlord hereby waives any lien on any of Tenant's
Personal Property, including, but not limited to, computers,
computer hardware, software and related equipment, and Landlord
agrees to evidence its waiver or subordination of any such liens
upon the request of Tenant or its equipment lender(s) or
lessor(s). 

           
IN WITNESS WHEREOF, Landlord and Tenant have respectively affixed
their hands and seals to this Lease as of the day and year first
above written.

WITNESS OR
ATTEST:                             
LANDLORD:

                                                                       
NBP 220, LLC 

By:       Corporate
Office Properties, L.P.,

                                                                                   
Managing Member

                                                                                   
By:       Corporate Office Properties
Trust,

                                                                                               
General Partner

  /s/ KAREN M.
SINGER, ESQUIRE            
By:  /s/ ROGER A. WAESCHE JR. (SEAL)

Associate General Counsel
                                         
Roger A. Waesche, Jr.

Corporate Office
Properties
Trust                                
Senior Vice-President

WITNESS OR
ATTEST:                             
TENANT:

                                                                       
THE TITAN CORPORATION

  /s/ Rachel Scott
                                            
By:  /s/ MARY JO POTTS  
               
(SEAL)

Executive
Assistant                                          
Name:  Mary Jo
Potts                          
 

                                                                       
Title:  Vice President of Administration

STATE OF MARYLAND, Howard
County, TO WIT:

           
I HEREBY CERTIFY, that on this 31st day of March, 2003,
before me, the undersigned Notary Public of the State, personally
appeared ROGER A. WAESCHE, JR., who acknowledged himself to be the
Senior Vice-President of Corporate Office Properties Trust, general
partner of Corporate Office Properties, L.P., sole member of NBP
220, LLC, a Maryland limited liability company, known to me (or
satisfactorily proven) to be the person whose name is subscribed to
the within instrument, and acknowledged that he executed the same
on behalf of the limited liability company for the purposes
therein contained as the duly authorized Senior Vice President of
the limited liability company by signing the name of the limited
liability company by himself as such Senior Vice
President.

           
WITNESS my hand and Notarial Seal.

                                                                                   
  /s/ ZARAE PITTS

                                                                                   
Zarae Pitts

                                                                                   
Notary Public State of Maryland

                                                                                   
My Commission Expires November 1, 2006

California All-Purpose
Acknowledgment

State of California,
County of San Diego.  On March 27, 2003, before me, Judi
Pillow, personally appeared Mary Jo Potts, personally known to me
to be the person whose name is subscribed to the within instrument
and acknowledged to me that she executed the same in her authorized
capacity(ies), and that her signature on the instrument the person,
the entity upon behalf of which the person acted, executed the
instrument.

           
WITNESS my hand and official seal.

                                                                                   
  /s/ JUDI PILLOW

                                                                                   
[Seal]

                                                                                   
Judi Pillow

                                                                                   
Notary Public – California

                                                                                   
San Diego County

                                   
                                               
My Comm. Expires Apr 27, 2005

EXHIBIT
“A”

to
Agreement of Lease by and between

 
NBP 220, LLC, Landlord

and THE
TITAN CORPORATION, Tenant

Legal
Description of Land

BEING KNOWN AND DESIGNATED as Lot No. 16RR, as shown on those
subdivision plats entitled, “Administrative Subdivision of
P/O Phase Three, The National Business Park, Lot 16RR,” Plat
3 of 3, which plat is recorded among the Land Records of Anne
Arundel County, Maryland at Plat Book 239, Page 5, Plat No.
12482.

[page]

Exhibit A-2

[Diagram of The National
Business Park, Building 220, Site Plan]

[page]

[Diagram of The National
Business Park, Building 220, First Floor Plan]

[page]

[Diagram of The National
Business Park, Building 220, Second Floor Plan]

[page]

[Diagram of The National
Business Park, Building 220, Third Floor Plan]

[page]

[Diagram of The National
Business Park, Building 220, Fourth Floor Plan]

[page]

[Diagram of The National
Business Park, Building 220, Fifth Floor Plan]

[page]

[Diagram of The National
Business Park, Building 220, Building Elevations North &
South]

[page]

[Diagram of The National
Business Park, Building 220, Building Elevations East &
West]

[page]

EXHIBIT
“B”

to
Agreement of Lease by and between

NBP 220,
LLC, Landlord

and THE
TITAN CORPORATION, Tenant

RULES
AND REGULATIONS

           
To the extent that any of the following Rules and Regulations,
or any Rules and Regulations subsequently enacted conflict with the
provisions of the Lease, the provisions of the Lease shall
control.

           
1.         Tenant shall not
obstruct or permit its agents, clerks or servants to obstruct, in
any way, the sidewalks, entry passages, corridors, halls, stairways
or elevators of the Building, or use the same in any other way than
as a means of passage to and from the offices of Tenant; bring in,
store, test or use any materials in the Building which could cause
a fire or an explosion or produce any fumes or
vapor; make or permit any improper noises in the Building; smoke in
the elevators; throw substances of any kind out of the windows or
doors, or down the passages of the Building, in the halls or
passageways; sit on or place anything upon the window sills which
is visible to the exterior without first obtaining Landlord’s
consent, such consent not to be unreasonably withheld, conditioned
or delayed.

           
2.         Waterclosets and
urinals shall not be used for any purpose other than those for
which they were constructed; and no sweepings, rubbish, ashes,
newspaper or any other substances of any kind shall be thrown into
them.  Waste and excessive or unusual use of electricity or
water is prohibited.

           
3.         Tenant shall not
(i) obstruct the windows, doors, partitions and lights that reflect
or admit light into the halls or other places in the Building, or
(ii) except as incidental to normal office use (e.g.,
hanging pictures, etc.), inscribe, paint, affix, or otherwise
display signs, advertisements or notices in, on, upon or behind any
windows or on any door, partition or other part of the interior or
exterior of the Building without the prior written consent of
Landlord which shall not be unreasonably withheld.  If such
consent be given by Landlord, any such sign, advertisement, or
notice shall be inscribed, painted or affixed by Landlord, or a
company approved by Landlord, but the cost of the same shall be
charged to and be paid by Tenant, and Tenant agrees to pay the same
promptly, on demand.

           
4.         Subject to
Tenant’s rights to assume any or all janitorial services, no
contract of any kind with any supplier of towels, water, ice,
toilet articles, waxing, rug shampooing, venetian blind washing,
furniture polishing, lamp servicing, cleaning of electrical
fixtures, removal of waste paper, rubbish or garbage, or other like
service shall be entered into by Tenant, nor shall any vending
machine of any kind be installed in the Building, without the prior
written consent of Landlord, which consent of Landlord shall not be
unreasonably withheld.

           
5.         Intentionally
Left Blank.

           
6.         No additional
lock or locks shall be placed by Tenant on any door in the
Building, without prior written consent of Landlord. 
Notwithstanding the foregoing, Tenant shall have the right to
maintain separate keys for limited access to particular areas of
the Premises, including, without limitation, the data center and
SCIF; provided, however, that if entry to any such area is required
in an emergency situation, Landlord shall have the right to enter
such areas by force and Tenant, at Tenant’ s sole cost and
expense, will be required to restore any damage caused by
Landlord’s entry. Landlord, at no additional charge to
Tenant, shall provide Tenant one (1) key for each 200 square feet
of rentable area in the Premises; any additional keys requested by
Tenant shall be paid for by Tenant.  Tenant, its agents and
employees, shall not have any duplicate keys made and shall not
change any locks.  All keys to doors and washrooms shall be
returned to Landlord at the termination of the tenancy, and in the
event of any loss of any keys furnished, Tenant shall pay Landlord
the cost thereof.

           
7.         Subject to
Tenant’s rights to assume any or all janitorial services,
Tenant shall not employ any person or persons other than
Landlord’s janitors for the purpose of cleaning the Premises,
without prior written consent of Landlord which shall not be
unreasonably withheld.  Landlord shall not be responsible to
Tenant for any loss of property from the Premises however
occurring, or for any damage done to the effects of Tenant by such
janitors or any of its employees, or by any other person or any
other cause.

           
8.         No vehicles or
animals of any kind (other than seeing eye dogs) shall be brought
into or kept in or about the Premises.  Tenant shall have the
right to bring bicycles into the Premises, provided that Tenant
shall not leave any bicycles in any Common Areas of the Building
and if Landlord determines, in its reasonable discretion that
Tenant is not complying with the terms of this provision after two
(2) written notices from Landlord in a twelve (12) month period,
Landlord shall have the right to prohibit bicycles in the
Premises.

           
9.         Tenant shall not
conduct, or permit any other person to conduct, any auction upon
the Premises; manufacture or store goods, wares or merchandise upon
the Premises, without the prior written approval of Landlord,
except the storage of usual supplies and inventory to be used by
Tenant in the conduct of its business; permit the Premises to be
used for gambling; make any unusual noises in the Building; permit
to be played any musical instrument in the Premises; permit to be
played any radio, television, recorded or wired music in such a
loud manner as to disturb or annoy other tenants; or permit any
unusual odors to be produced upon the Premises.  Tenant shall
not permit any portion of the Premises to be used for the storage,
manufacture, or sale of intoxica­ting beverages, narcotics,
tobacco in any form, or as a barber or manicure shop.

           
10.       No awnings or other
projections shall be attached to the outside walls of the
Building.  No curtains, blinds, shades or screens shall be
attached to or hung in, or used in connection with, any window or
door of the Premises, without the prior written consent of Landlord
which consent shall not be unreasonably withheld.  Such
curtains, blinds and shades must be of a quality, type, design, and
color, and attached in a manner reasonably approved by
Landlord.

           
11.       Canvassing, soliciting and
peddling in the Building are prohibited, and Tenant shall cooperate
to prevent the same.

           
12.       Except with
Landlord’s prior approval, such approval not to be
unreasonably withheld, conditioned or delayed, there shall not be
used in the Premises or in the Building, either by Tenant or by
others in the delivery or receipt of merchandise, any hand trucks
except those equipped with rubber tires and side guards, and no
hand trucks will be allowed in passenger elevators.

           
13.       Tenant, before closing and
leaving its Premises, shall ensure that all entrance doors to same
are locked.

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

           
15.       Landlord hereby reserves to
itself any and all rights not granted to Tenant hereunder,
including, but not limited to, the following rights which are
reserved to Landlord for its purposes in operating the
Building:

           
(a)        the exclusive right
to the use of the name of the Building for all purposes, except
that Tenant may use the name as its business address and for no
other purpose;

           
(b)        the right to change
the name or address of the Building, without incurring any
liability to Tenant for so doing;

           
(c)        the right to install
and maintain a sign or signs on the exterior of the
Building;

                       
(d)        the exclusive right
to use or dispose of the use of the roof of the Building, subject
to any rights specifically granted to Tenant under the terms of the
Lease;

                       
(e)        at any time that
Tenant does not lease the entire Building, the non-exclusive right
to use the area above the ceiling of the Premises for the purpose
of installing and maintaining telecommunications, water lines,
utility lines, other conduit, sprinklers, drainlines, ductwork and
HVAC connections  and any other equipment necessary to provide
services to any area in the Building;

           
(f)         the right to
limit the space on the directory of the Building to be allotted to
Tenant; and

           
(g)        the right to grant to
anyone the right to conduct any particular business or undertaking
in the Building.

           
16.       As used herein the term
“Premises” shall mean and refer to the
“Premises” as defined in Section 1 of the
Lease.

           
17.       Tenant shall not operate
space heaters or other heating or ventilating equipment without the
express prior written consent of Landlord in each instance first
obtained.  Tenant shall not install or operate any electrical
equipment, appliances or lighting fixtures in the Premises which
are not listed and labeled by Underwriter’s Laboratories or
other testing organization acceptable to Landlord.

Notwithstanding anything
in this Exhibit “B” to the contrary, during such
time as Tenant leases the entire Rentable Area of the Building,
Landlord shall not unreasonably withhold, condition or delay its
consent to Tenant’s written request for the temporary
suspension, waiver or amendment of any rule, provided that such
action does not (i) materially and adversely affect the safety of
the parties in the Building or on the Property, (ii) cause an
unreasonable risk of property damage to the Building, the Property
or the related facilities, or (iii) compromise the consistency of
the buildings owned by Landlord, or affiliates of Landlord in
National Business Park. If Landlord has consented to any such
suspension, wavier or amendment and Tenant no longer leases the
entire Rentable Area of the Building, upon thirty (30) days advance
written request from Landlord, Tenant shall resume compliance with
such rule as stated prior to the suspension, waiver or
amendment.

EXHIBIT
“C”

to
Agreement of Lease by and between

NBP 220,
LLC, Landlord

and THE
TITAN CORPORATION, tenant

SCHEDULE
OF LANDLORD’S WORK

Landlord, at
Landlord’s expense, shall construct a five (5) story shell
building and parking facilities, with a glass and pre-cast
exterior, including building lobby, elevator lobbies, restrooms and
corridors required for a single-tenanted building, substantially in
accordance with the plans and specifications   which
are entitled “Suburban Office Building Design
Guidelines” dated January, 2003, which are attached hereto
and made a part hereof as Exhibit “E”. 
(the “Base Building Shell”).   Landlord
represents that all materials, building systems, and finishes in
the Base Building Shell shall be equal or better in quality than
those materials, building systems and finishes used at “201
National Business Park.”   In addition, Landlord,
at Landlord’s expense, shall make the following improvements
in the Building and the Premises (in addition to completing the
Base Building Shell, including elevator lobby on each of the second
through fifth floors, restrooms, first floor corridors, and a
building lobby, all as required for a single-tenanted
building):

Perimeter Walls and
columns, dry-walled, spackled and ready for paint, excluding all
core areas. **

2.        
Mini-blinds in place, drawn and bagged. **

3.        
Main trunk duct lines of HVAC system and VAV boxes will be
installed, including thermostats (coiled and hanging at the VAV
boxes).  Low pressure duct and diffusers are to be installed
at Tenant’s cost.

4.        
Building standard ceiling tile and grid (a)  to be stacked on
the floor for all areas to be completed as part of Tenant’s
Work, and (b) installed in the areas contained within
Landlord’s Items, as appropriate. **

5.        
2' X 4' parabolic light fixtures (T-8), at a ratio of 1/85 useable
square feet, (a)  to be stacked on the floor for all areas to
be completed as part of Tenant’s Work, and (b) installed in
the areas contained within Landlord’s Items, as
appropriate.

6.        
Building sprinkler systems with heads turned up and spaced at a
ration of 1/225 rentable square feet.

7.        
The Building fire alarm, exit lights and smoke detector system,
including fire extinguishers will be
           
in place to meet current Code requirements for the Building
Shell.

8.        
Power distribution to each  floor of the Premises will be at a
minimum of 2.5 watts for lighting and 4.5 watts available for
convenience power.

**Note that upon written
notice to Landlord, Tenant may elect to receive an additional
allowance for these items in lieu of Landlord’s direct
purchase of these materials.

Landlord, at
Landlord’s expense, will finish the bathrooms, elevator
lobbies, the Building lobby, all stairwells, service areas,
elevators and janitorial closets.  Landlord will make
available to Tenant the architectural specifications and finish
boards for these areas and Tenant shall have the right to provide
input into the architectural components, color and material
selections.

EXHIBIT
“C-1”

to
Agreement of Lease by and between

NBP 220,
LLC, Landlord

and THE
TITAN CORPORATION, Tenant

INTERIOR
CONSTRUCTION AND RENOVATION CONTRACTOR REQUIREMENTS

General

No work shall be permitted
until Corporate Development Services (CDS) is furnished with copies
of all required permits.

All demolition, removal or
other types of work, which may inconvenience other tenants or
disturb building operations, must be scheduled and performed before
or after normal working hours.  CDS shall be notified at least
24 hours prior to commencement of such work.

All fire alarm testing
must be performed after normal working hours.

Parking shall be in
designated areas only.

All access and deliveries
to the jobsite shall be via the designated construction
entrance/roadway.  No access will be permitted through front
or rear lobbies.

No alcoholic beverages,
drugs, firearms or weapons are allowed on the jobsite.

Notify CDS Construction
Manager immediately of all accidents, injuries and hazardous
conditions.

All tools, equipment,
ladders and scaffolding shall be in good condition and free from
defects.

Do not begin any
work task until the appropriate safety measures have been
considered and put into use.

Electrical and/or
mechanical rooms are to be left clean and in order nightly, with
covers returned to all electrical panels and doors shut and
locked.  The area must not be left unmanned when
opened.

The contractor, unless
otherwise specified, is to remove all construction debris from the
Premises at the end of the job.  Under no circumstances is the
building trash bin or compactor equipment to be used for any
construction debris.  The location of construction dumpster is
to be cleared with building management.

All electrical or plumbing
tie-ins or shutdowns will be scheduled in advance, with a minimum
of 48 hours notice, with the building management and
CDS.

All sprinkler and fire
alarm tie-ins or shutdowns will be scheduled in advance, with a
minimum of 48 hours notice, with the building management and
CDS.

Smoking is not permitted
in any part of the building.

Oil based or epoxy based
painting must be performed after hours, except when approved by
CDS.

NOTE:  In the event
of a sprinkler or fire alarm tie-in, all systems are to be returned
to the proper operating condition before the contractor may leave
the premises.

Personal
Protection

Hard hats must be worn
while working in areas where overhead work is being
performed.

Wear hard sole
industrial-quality work shoes or boots – tennis shoes,
moccasins, or other soft-sole shoes will not be
permitted.

Wear gloves, hearing
protection and eye protection as conditions warrant.

Short pants or sleeveless
shirts will not be permitted.

Housekeeping

Each subcontractor is
responsible for keeping its work area clean and orderly at all
times.  All trash, debris, discarded materials, etc. must be
cleaned up on a daily basis.

Keep work area free of
tripping or slipping hazards.

Do not restrict
access to exits or fire extinguishers.

Do not block aisles
or walkways with equipment or materials.

Regulations for
Contractors

While workmen are in the
building, they will conduct themselves in a quiet and efficient
manner and demonstrate courtesy to tenants and staff.  Abusive
and foul language will not be permitted at any
time.

There will be a person of
authority (supervisor) on the job at all times who will be
accessible to building management.

Contractors will be
permitted to use restroom facilities only on the floor which
construction services are being provided.  Any damages to
these facilities will be repaired by the contractor at its sole
cost and expense.  Landlord will provide no janitorial
services to such restrooms.

Wherever possible, no
workman or materials are to block loading dock access on any floor,
or to block restrooms, stairwells or suite access.  Work
materials may not obstruct access way for tenants.

Materials and/or supplies
which must remain on the premises overnight are to be consolidated
daily and stored in a discreet location out of tenants’ view
if possible.  If building staff designates a better location
of storage than originally chosen, the contractor is to have
materials relocated.

No construction
materials/tools shall be transported across the lobby. Any
deliveries requiring more than one trip will have to be scheduled
in advance through building management.

Proper attire must be worn
at all times including shoes and shirts; no cut off shorts or
ragged clothes will be permitted at any time.

Workmen are not to
congregate in any public area for lunch or for reasons other than
work.  Noon break is to be taken away from access and egress
areas of the building.  All lunch trash is to be properly
disposed of by the workmen.

Daily cleaning is to be
performed in the work area before leaving the premises, including,
but not limited to, the clean up of (vacuuming of) floor covering,
exposed surfaces, janitor’s closet and other affected
areas.

Prior to Commencement of
Work

The general contractor
must submit to Landlord Insurance Certificates that include an
indemnity hold harmless clause in accordance with the attached
insurance requirements.

At such time as other
tenants shall occupy the Building, core drilling or cutting shall
be permitted only between the hours of 7:00 PM and 7:00 AM Monday
through Friday and 4:00 PM on Saturday through 7:00 AM on
Monday.  All core drilling/cutting must be approved by the
Base Building structural engineer.  X-rays of areas may be
required at Landlord’s engineer’s discretion.  The
property management office and CDS must be notified at lease
twenty-four (24) hours prior to commencement of work.

Prior to the initiation of
any other tenant construction activity in the Building, contractor
shall make arrangements for use of the loading dock and elevators
with the property management office.  Upon initiation of
construction activity by any other tenant in the Building,
contractor shall make arrangements for use of the loading dock and
elevators with the property management office forty-eight (48)
hours in advance.  Notwithstanding the foregoing, contractor
shall not have a priority over future tenants and/or their
contractors in the use of the elevators and loading dock.  No
material or equipment shall be carried under or on top of the
elevators.  If CDS deems an elevator operator is required,
such operator shall be provided by the general contractor at the
general contractor’s expense.

Tie-in of either fire
alarm or sprinkler/fire suppression systems shall not occur until
all other work related to such systems has been
completed.

If the general contractor
is negligent in any of its responsibilities, CDS shall give general
contractor notice of such negligence and a reasonable opportunity
to cure such negligence (except in the case of emergencies or
potential harm to persons or damage to property), at general
contractor’s sole expense.  If general contractor fails
to cure such timely negligence, CDS may elect to correct the same
and general contractor shall be charged for the corrective
work.

All equipment and material
installation must be equal to the standards of workmanship and
quality established for the Building.

General contractor shall
submit to CDS office a final “as-built” set of drawings
showing all items of work in full detail.

Contractors who require
security for Tenant’s premises during construction shall
provide same at their sole expense.  Landlord and CDS will not
be liable for any stolen items from Tenant’s work area. 
It is suggested that the contractor and subcontractors use only
tools and equipment bearing an identification mark denoting the
contractor and subcontractor’s name

All contractors’
subcontractors/employees will enter and exit through the loading
dock area, and use the freight elevator.  Building passenger
elevators may not be used.

Prior to commencement of
construction, CDS and contractor will inspect the Building and
contractor will prepare and deliver to CDS a memorandum setting
forth any pre-construction damages to the Building.  Any
damage caused by contractor to existing work of others shall be
repaired or replaced at the sole cost and expense of the contractor
to CDS’s satisfaction.

The contractor shall be
responsible for the protection of finished surfaces of public areas
(floors, walls, ceiling, etc.).

The contractor must
arrange to have freight or stock received by its own forces. 
Contractors and subcontractors are required to submit to the
property management office a written request for dock space for
offloading materials and/or equipment required to construct
Tenant’s space.  All requests are to include the name of
supplier/hauler, time of expected arrival and departure from
Landlord’s dock facility, name of contractors and
subcontractors designated to accept delivery, and the location that
the materials/equipment will be transported by the
contractor/subcontractor.  Disregard for this requirement will
result in those vehicles being moved at the vehicle owner’s
expense.  Under no circumstances will a vehicle be parked and
left in the loading dock.  The contractor must provide for
storage and removal of all trash at the contractor’s
expense.  The contractor is not allowed to use the building
trash dumpster under any circumstances.  Any building
materials left in loading dock, service corridor, stairwell,
garage, on the site, etc. will be removed from the Project at the
contractor’s expense.  Upon delivery of materials to the
loading dock, tools, supplies, equipment, etc., the transport
vehicle must be removed from the loading dock prior to the
materials being carried to the work-site.

Insurance
Requirements

The contractor shall,
throughout the duration of any contract or any work authorized
under purchase order, at its expense, carry and from time to time
renew Worker’ Compensation Insurance, Public Liability
Insurance in the amount of $2,000,000, single limit covering both
Bodily Injury and Property Damage, including coverage for the below
noted indemnity agreement in such amounts Landlord may
approve.  An insurance certificate in the customary form,
naming Corporate Development Services, Inc. as additional insured
and evidencing that premiums therefore have been paid, shall be
delivered to Landlord simultaneously with the execution of any
contract and prior to performing any work authorized under a
purchase order and within fifteen (10) days prior to expiration of
such insurance a like certificate shall be delivered to Landlord
evidencing the renewal of such together with evidence satisfactory
to Landlord of payment of the premium.  All certificates must
contain a provision that if such policies are canceled or changed
during the periods of coverage as stated therein, in such a manner
as to affect this certificate, written notice will be mailed to
Landlord by registered mail ten (10) days prior to such
cancellation or change.

EXHIBIT
“D”

to
Agreement of Lease by and between

NBP 220,
LLC, Landlord

and THE
TITAN CORPORATION, Tenant

PLAT OF
SIGNAGE

EXHIBIT
“E”

to
Agreement of Lease by and between

NBP 220,
LLC, Landlord

and THE
TITAN CORPORATION, Tenant

SUBURBAN
OFFICE BUILDING GUIDELINES

SUBURBAN
OFFICE

BUILDING
DESIGN

GUIDELINES

January,
2003

Design Guidelines for
Suburban Office
Buildings                                                                                    
2 of 31 Revised January, 2003

TABLE OF
CONTENTS

INTRODUCTION .................................................................................................................................................
3

GENERAL DESIGN
- COMMON ELEMENTS .....................................................................................................
5

DIVISION 2 - SITEWORK ....................................................................................................................................
7

DIVISION 3 - CONCRETE
....................................................................................................................................
10

DIVISION 4 -
MASONRY ....................................................................................................................................
11

DIVISION 5 - STEEL............................................................................................................................................
12

DIVISION 7 - THERMAL AND MOISTURE
CONTROL......................................................................................
12

DIVISION 8 - DOOR, WINDOWS, GLASS ...........................................................................................................
13

DIVISION 9 - FINISHES .......................................................................................................................................
14

DIVISION 10 - SPECIALTIES ..............................................................................................................................
17

DIVISION 12 - FURNISHING ...............................................................................................................................
19

DIVISION 13 - SPECIAL CONSTRUCTION ........................................................................................................
20

DIVISION 14 - VERTICAL CONVEYING SYSTEMS ..........................................................................................
21

DIVISION 15 - MECHANICAL ............................................................................................................................
22

DIVISION 16 - ELECTRICAL ..............................................................................................................................
28

Design Guidelines for
Suburban Office
Buildings                                                                                    
3 of 31 Revised January,
2003

INTRODUCTION

These Guidelines have been
established to maintain consistency in the level of quality for all
of Corporate Development Services, LLC's
Suburban Office Buildings. These guidelines should be adhered to as
closely as possible. Any considered deviations must be approved by
the Sr. Vice President of Construction and the President of
Corporate Development Services, LLC prior to implementation. These
guidelines will be subject to review and update every six (6)
months.

Design Guidelines for
Suburban Office
Buildings                                                                                    
4 of 31 Revised January,
2003

General Design

Common Elements

The overall design of
Corporate Development Services, LLC's Suburban Office Buildings
should always include the following common
design elements except as may be modified by leasing
considerations:

Site

1. Parking ratio of at
least 4.0 spaces/1000 s.f.

2. Enclosed dumpster pad
10 X 22 large enough to accommodate a trash and a recycle
receptacle. 3. Irrigation system around building pad and main
entrance areas. 4. Drop off area near or at
front of building.

5. Architecturally treated
main entrance.

6. Well-landscaped site
with large plant material. Tree caliper to be a minimum of
21/2". Sod all
areas within building pad and main entry drive. 7. Mow strip around perimeter of building.

8. Architecturally
designed site directional and building signage.

9. Monument sign at
entrance to site designed to be compatible with building facade
materials. 10. A future generator location
with conduits installed as part of initial construction.

Building Shell-
Facade

1. Pre-cast or masonry
skin with curtain wall, ribbon and/or punched windows. Introduction
of stone and/or metal panels can also be
considered.

2. Architectural feature
at main building face/entrance.

3. Roof screen designed to
complement the building facade.

4. Adhered EPDM membrane
roof.

5. Architectural lighting
at main entrance.

Building Interior

1. First floor main and
elevator lobbies architecturally designed with elements of tile,
wood, carpet, polymix, glass and storefront.

2. Consideration given for
location of artwork and building directory.

3. Where practical, three
stairwells are to be provided. The center stairwell shall be
accessible from elevator lobby.

4. A mailroom alcove shall
be provided on first floor.

5. One elevator shall be
rear accessible at the first floor.

6. The main electrical
room, telephone room and sprinkler/water service room should be
grouped around one back corner of the
building at the loading dock entrance.

7. A loading dock, either
external or internal, shall be provided with 48" dock height and
capable of

handling at least one (1)
over the road tractor-trailer (45' to 50' trailer).

8. A Building Engineer's
Office, approximately 10' X 10', shall be provided in same area as
loading

dock. Office to include
lighting, lay-in ceiling, receptacles in wall, telephone jack, and
shelving.

Design Guidelines for
Suburban Office
Buildings                                                                                    
5 of 31 Revised January,
2003

9. Where practical, two
(2) electrical closets and telephone closets shall be provided on
each floor. Each shall be sized to service 'h
of a floor. Closets shall be stacked up the building and floor
sleeves provided.

10. A bulkhead with
pilaster shall be provided between elevator lobbies and tenant
corridors to facilitate the transition of finishes.

11. If glass is proposed
on first floor at tenant areas off of lobby, glass shall be frosted
or architecturally treated.

12. Elevator cabs to be
custom designed using wood or laminate panels, stainless trim
and/or mirrors.

13. Restrooms shall be
grouped where possible with an alcove entry. Water fountains shall
be an integral part of alcove.

Specific details as to
structural design, materials, finish and systems are noted with the
following pages of the guidelines.

Design Guidelines for
Suburban Office
Buildings                                                                                    
6 of 31 Revised January,
2003

DIVISION 2
- SITEWORK 02-0100SUBSURFACE
INVESTIGATION

1. As soon as possible
after a site plan and building footprint has been established, a
Geotechnical Engineer should be hired to
perform a subsurface investigation of the site.

2. A boring plan shall be
prepared by the Civil Engineer based on input from the structural
engineer.

3. Geotechnical
Investigation report should provide recommendation for foundation
design, paving cross section design, control of subsurface water
etc.

02-2100GRADING

1. Every effort should be
made to establish a grading plan that balances the earthwork on a
site to avoid added costs for import or
export of materials.

2. Excess topsoil should
be utilized to the fullest extent possible. Beauty berming should
be considered wherever appropriate.

3. A minimum of 6" of good
clean topsoil should be placed in all lawn and planting areas to
insure adequate material growth.

4. Consideration shall be
given to designing grades that minimizestorm
drainage system requirements for inlets and yard drains. Entrance
drive shall not exceed 6 % slope unless site condition prohibit.
Parking on grade shall comply with ADA in
area of handicap parking and shall not exceed 4 % slope in
direction of parking space line up (2 %
maximum in all directions for ADA spaces).

02-3500PILES AND CAISSONS

1. In the event that the
soil bearing is such that some form of piles are necessary to
support foundation loads, first consideration
should be given to the use of augured/pressure-grouted piles
to minimizesite disturbance.

02-5000PAVING

1. All parking and drive
lane paving designs shall be based on recommendations from the
Geotechnical Engineer.

2. Loading areas, main
entrance roads, truck access drives and drop off areas in front of
building shall be designed to conform to
heavy duty paving recommendations. Parking and all other paved
areas should be light duty.

3. Standard concrete curb
and gutter pans shall be used as required.

Design Guidelines for
Suburban Office
Buildings                                                                                    
7 of 31 Revised January,
2003

4. Parking shall be based
upon a minimum ratio of 4.0 spaces per 1000 s.f. of building area
and potentially increased per specific tenant
requirements. The total shall include all required handicap
spaces. Consideration shall be given to drop
off lane in front of building. Parking space dimensions
shall conform to local jurisdiction
requirements but in general shall be 9'x18'. All handicap parking
spaces shall comply with ADA
requirements.

5. A
striping plan shall be included in final design documents. Said
plan shall include parking spaces and handicap striping as well as
any traffic control striping and details.

6. Should Geotech report
acknowledge need for underdrains or should grading of parking areas
uncover potential wet conditions, underdrains
shall be employed to keep water from potentially damaging
the paving base.

7. Loading dock areas and dumpster pads including access in front
of pad should be reinforced concrete designed
for truckloads.

02-5250UNIT PAVERS

1. When pavers are used in
road or walk areas, pavers should be set on a concrete subbase with
sand base and edge moldings for
support.

02-6000UTILITY
PIPING

1. Potable and firewater
service shall be designed in accordance with all Federal, State and
Local jurisdiction codes and
standards.

2. An analysis shall be
made to determine if separate underground potable and fire services
are more economical than a combined service.
Consideration needs to be given to jurisdiction requirements
for metering, meter location, backflow
requirements, necessity for vaults etc.

02-7200STORM DRAINAGE

1. All storm drainage
engineering and design shall be in accordance with Federal, State
and Local jurisdiction codes and
standards.

2. Every effort shall be
made to design system to minimize number of inlets and pipe without
jeopardizing impact of drainage
area.

3. Where grading around
building is such that the flow line is of minimal slope, yard
drains shall be considered to insure that
ponding does not occur.

4. RCCP and ADS piping should
be used as allowed for all storm sewerage.

Design Guidelines for
Suburban Office
Buildings                                                                                    
8 of 31 Revised January,
2003

02-7300SANITARY SEWERAGE

1. All sanitary sewerage
engineering and design shall be in accordance with Federal, State
and Local jurisdiction codes and
standards.

2. Pipe materials shall be
either PVC or ductile iron as allowed by the local
jurisdiction. 02-7700PONDS

1. Should a stormwater
retention pond be required, it should be situated in such a fashion
on the site that it compliments the site. If
the site is too tight, economic studies should be made to look at
underground alternates.

2. If only quality
management is required, storm receptors or quality swales should be
used in lieu of ponds. 02-9000LANDSCAPING

1. Corporate Office
Properties Trust and Corporate Development Services may utilize its
own consultant to prepare landscape and
hardscape design.

2. Every effort should be
made to provide a professional image to the building's surrounding
utilizing upgraded landscape in lieu of
minimal standard with designed accent areas per previously approved
plan.

3. Assume a minimum budget
of $1.25/s.f. of building for plants, trees and irrigation
system.

4. An irrigation system
shall be installed along front of buildings and areas that are
image producing, especially main entry
areas.

5. Architecturally treated
trash and cigarette receptacles should be specified to compliment
building's front and rear entrances

6. An additional budget of
no less than $.50/s.f. should be included for building hardscape.
Hardscape design to be created to provide
pleasant seating areas wrapping in well landscaped areas to provide
a secured private feeling. Budget to include
lighting, seating, tables, etc.

Design Guidelines for
Suburban Office
Buildings                                                                                    
9 of 31 Revised January,
2003

DIVISION 3 -
CONCRETE 03-3100STRUCTURAL CONCRETE

1. All foundations,
footings, slabs, retaining walls and grade beams shall be designed
in accordance with geotechnical
recommendations and applicable codes and standards.

2. Design Loads

A. Slab on deck =
100#/s.f. live load 20#/s.f. partition
load

B. Slab on grade =
150#/s.f. min

3. All slabs to be
reinforced with welded wire mesh.

4. When a Cast-In-Place
structure is justified, the slab design should first consider a
mild steel floor slab design in lieu of post
tensioning.

03-4500ARCHITECTURAL
PRECAST

1. Building designed with
precast skin can utilize one of two forms of panels: A. Typical precast panel, 6"± wide. B. "Slenderwall" panel by Smith-Midland

2. Typical precast panels
should be fabricated with white cement and have an acid etched or
light "blast" finish with heavier blast or
complimentary color accent.

3. Slenderwall panels may
utilize "architectural cast brick design".

4. All precast shall be
light earthy colors and have some relief using reveals etc. When
building is four or more stories, the
building's ground floor should be designed such that it establishes
a true "base" to the building.

Design Guidelines for
Suburban Office
Buildings                                                                                    
10 of 31 Revised January,
2003

DIVISION 4 -
MASONRY

1. Where buildings are
designed with masonry skin, the design should be masonry on metal
stud and sheathing.

2. Masonry skin shall be
high quality standard brick with low absorption characteristics.
Brick sills shall be angled or shaped to
prevent ice and water accumulation. Sills should be prime
painted.

3. Soldier coursing and/or
corbelling is recommended for appearance variation. Brick shall be
earth tone in color with complementary
mortar.

4. Brick shall be properly
reinforced including use of horizontal reinforcement at every 4 to
5 coursings or as directed by the structural
engineer.

Design Guidelines for
Suburban Office
Buildings                                                                                     
11 of 31 Revised January,
2003

DIVISION 5
- STEEL

1. Design shall be based
upon the following load criteria:

A. Floor loads = 100#/s.f.
live

20#/s.f.
partition

B. Roof loads - normal snow load plus live load of
30 lbs/s.f. C. Stairs - 100 lbs/s.f.

2. Bay spacing should be
such that columns do not prohibit good space planning (in general
30'x30', 30'x35' or 35'x35'). Overall
building depth should be between 95' and 125'± to keep
tenant space depth within reason from
corridor to window line.

3. Steel Design

A. Structural steel to be
ASTM 572, Grade 50 B. Steel Pipe - ASTM A53, Grade B

C. Steel Tube - ASTM A 500, Grade B

D. Structural steel plates
and angles - ASTM A36,
Grade 36

4. Floor deck to be
painted. Roof deck to be galvanized.Steel should not be shop
painted except for that steel associated with masonry relief
angles.

5. Floors shall be
designed as composite decks.

6. Floor to floor heights
shall be a minimum of 13'-6", with the first
floor being a minimumof 14 feet. 7. Roof design shall
accommodate concrete slab for rooftop units. Roof slope shall
be 1/a
"/ft 8. Provisions for window washing tie off
to be provided.

9. Metal roof screen with
access gates to be provided around all mechanical units. Roof
screen color shall be compatible with overall
building architecture.

Design Guidelines for
Suburban Office
Buildings                                                                                    
12 of 31 Revised January,
2003

DIVISION 7
- THERMAL AND MOISTURE CONTROL

1. Roofing

A. System to be fully
adhered, EPDM membrane roof

B. Membrane thickness .06"
(60 mil)

C. Obtain a
minimumof a 15-year
warranty

D. Provide manufacturer's
approved walkways for rooftop equipment access.

E. Acceptable
manufacturers include:

1. Carlisle

 2. Firestone

2. Insulation

A. Walls - R-20 minimum

 B. Roof - R-19 minimum

3. Sealants as required.
All sealants to be compatible with the use.

Design Guidelines for
Suburban Office
Buildings                                                                                   
13 of 31 Revised January, 2003

DIVISION 8 - DOOR,
WINDOWS, GLASS

1. Doors

A. Exterior stair
exits - storefront type, Kawneer Series 450
or equal

B. Interior

1) use hollow metal doors
for all main electrical, fire protection and telephone rooms; doors
to be minimum of 3'-0"
X 7'-0", painted

2) use solid core, stain
grade, wood doors with Architect's required hardware for all
restrooms, core electrical and janitorial
closets, elevator equipment rooms, stairwells and tenant entry
doors to be a minimum of 3'-0" X
8'-0"

C. Main entry - all main building entry doors to be double 3'-0" X 8'-0"
doors, aluminum storefront type similar to Kawneer 450 System.
Vestibules shall be provided for air lock. Number of doors will
depend upon projected occupancy load. Glazing to be 1/4" tempered
with tinting to match window system. Hardware shall be stainless
finish and not brass.

D. Final door hardware to
utilize a cylinder locking system throughout entire building.
Keying plan shall be similar to that shown in
Attachment A.

E. Closures on exterior
doors to be heavy duty grade.

F. As a
minimum, one leaf of the main entry and associated vestibule doors
shall be equipped with an ADA compliant
automatic door opening device similar to that manufactured
by StanleyCorp.

2. Windows

A. Combination of aluminum
strip window system (Kawneer FA - Set 400 and FA - set SSG or
equal), punch windows (6'-5" high on 5' horizontal modules) and
curtain wall. B. Mullions to be color coordinated by
Architect.

C. Glazing shall be 1"
insulated tinted float glass. Tinting to be smoke gray, green or
blue and slightly reflective.

D. Spandrel glazing
- ceramic coated, ASTM C1048, Condition 3, type 1,
Class 1, Quality q3 and fully tempered.

E. Curtain wall
- Kawneer 1600 of equal.

F. All window systems to
be inspected for compliance with manufacturer's installation
standards. Selective window sections should
be water tested for leaks once properly installed.

3.
Mirrors

A. All restrooms to be
furnished with vanity mirrors. Mirrors to be full length of vanity
and of sufficient

height to completely fill
the area between vanity backsplash and lighting
bulkhead.

B. A full height mirror
wall mounted, shall be provided in women's restroom.

C. Mirror glass:
ASTM 1036, Type 1, Glass 1, Quality a2, V4"(6.0mm) thick with silver
coating

complying with FS DD-M-411
with 10 year warranty.

D. Stainless steel
channels with '/," weeps at 12" centers with
concealed anchorage.

Design Guidelines for
Suburban Office
Buildings                                                                                     
14 of 31 Revised January,
2003

DIVISION 9
- FINISHES

1. Ceiling heights
- minimum of 9'-0" 2. Core Areas

A. Main Lobby

1) flooring - stone, ceramic or porcelain.

2) walls - combination of polymix, wood and/or stone

3) base - stone or ceramic

4) lighting - combined use of highhats, pendant
and/or wall sconces

5) ceiling - combined use of drywall and 2'X2'
lay-in tile, architecturally pleasing, maximize ceiling
height in this area.

B. Rest Rooms

1) flooring - ceramic, 8" square minimum
size

2) walls - ceramic to a minimum of 6'-6" above finished floor with
paint or wallcovering above; accent color
around lav area, 8" square minimumsize.
Ceramic tile pertains to wet wall areas at a minimum.

3) base - ceramic cove

4) ceiling - drywall or 2'X4' plastic coated
lay-in tile

5) vanity - integral Corian top and bowl with
back and side splash

6) toilet
partitions - ceiling
hung, steel with baked enamel finish

7) toilet room accessories
- stainless steel, AISI No. 4 bright directional finish, Bobrick or
equal 8) vestibules - flooring under
fountains to be stone or ceramic

3. Upper floor elevator
lobbies:

A. Flooring - carpet or carpet intermixed with
some tile. Carpet to have field and border. Carpet to be
vinyl backed

B. Walls - polymix or wallcovering

C. Base - carpet with seamed edge.

D. Ceiling - similar design as main
lobby

E. Lighting - similar to main lobby

4. Tenant
Corridors

A. Flooring - carpet with field and border

B. Base - carpet with
seamed edge, vinyl backed.

C. Ceiling - 2'X2' lay-in, acoustical tile and
matching metal grid at 9'-0" AFF. Drywall bulkhead and pilaster
at transition between lobby and corridor

D. Walls - polymix

E.
Lighting - 2'X2' or
2'X4' lay-in, T-8 with electronic ballast, fluorescent, deep cell
parabolic lens.

5. Mail Room (1st floor
off of tenant corridor) A. Flooring
- carpet or tile

Design Guidelines for
Suburban Office
Buildings                                                                                    
15 of 31 Revised January, 2003

B. Base - carpet with seamed edge or tile

C. Ceiling - 2'X2' lay-in, acoustical tile;
same as tenant corridor

D. Walls - polymix

E. Lighting - 2'X4' lay-in, T-8 with electronic ballast, fluorescent,
parabolic lens.

6. Janitorial
Closets

A. Flooring - VCT, epoxy painted or sealed
concrete

B. Base - vinyl

C. Ceiling - gyp. board or 2'X4' lay-in,
plastic coated tiles or no ceiling

D. Walls - eggshell paint

1) wall at slop
sink should receive ceramic
tile or FRP board in splash area

E. Lighting - 2'X4' lay-in, T-8 fluorescent,
prismatic lens or pendant hung when there isn't a
ceiling

F. Shelving to be
installed where practical.

7. Stairwells

A. Exit corridors to
outside exit.

1) flooring - VCT

2) base - vinyl

3) walls - eggshell or polymix
paint

4) ceilings - 2'X4' lay-in, acoustical tile or
drywall per code

5) lighting - 2'X4', lay-in T-8 fluorescent,
electronic ballast, prismatic lens or surface mounted if
drywall ceiling

B. Stairs -Exit

1) walls - painted
eggshell or semi-gloss board or painted CMU, depending upon
structural design for building wind bracing

2) risers - reinforced '/a" thick molded rubber with 2" color
strip and raised disc texture. Cover as selected by Architect.

3) landings - VCT or molded rubber tile with
raised disc texture to match risers, 24"x24". Color as selected by Architect.

4) base - vinyl or rubber

5) ceilings - 2'X4' lay-in acoustical tile or drywall at top landing
only.

6) lighting - wall mounted, fluorescent fixtures proving up and down
lighting

7) ground floor area under
stair stringer should be sealed off by gyp. board wall to eliminate
trash

area and potential
security problem

C. Stairs - Main Lobby

1) walls - gypboard, painted with upgraded polymix.

2) risers

a. 1stto 2nd floor -
carpet or stone to match lobby

b. 2ndthrough
roof - molded rubber
riser and tread '/a:" thick square nosings, raised disc texture
- color as selected by Architect

3) Landings

a. 1stfloor - tile or
stone matching lobby entry

b. intermediate
1S` to 2' floor - tile, stone or carpet to match
riser and treat finish

Design Guidelines for
Suburban Office
Buildings                                                                                    
16 of 31 Revised January,
2003

c. 2' floor - same as 1 S` and
intermediate

d. upper floor
landings - molded rubber floor tile, 24"x24",
raised disc texture - cover as selected by Architect.

4) base - vinyl or rubber

5) ceilings - 2'x4' lay-in acoustical tile or drywall at top landing
only.

6) lighting - wall mounted, fluorescent fixture providing up and down
lighting

7) ground floor area under
stair stringer should be sealed off by gypboard wall to eliminate
trash and

potential security
problems

8) railings to be an
upgrade design from standard exit stairs

D. Building main
electrical, telephone and sprinkler rooms.

1) flooring - concrete with epoxy paint, gray

2) walls - drywall, finished and painted. Where walls are concrete
block, they should receive filler and one coat of finish paint.
Walls should be to deck

3) base - vinyl or rubber

4) ceilings - not required

5) lighting - fluorescent strip, pendant, T8 with electronic
ballast

E. Elevator machine
room

1) flooring - epoxy paint

2) walls - drywall, finished and painted. Where walls are concrete
block they should receive filler and one coat of finish paint.
Walls should go to deck

3) base - vinyl

4) ceilings - not required

5) lighting - fluorescent strip, pendant, T8 with electronic
ballast

F. Telephone and
Electrical Closets

1) Same finishes as D
above for main electrical and telephone rooms except floor should
receive VCT.

Design Guidelines for
Suburban Office
Buildings                                                                                    
17 of 31 Revised January,
2003

DIVISION 10
- SPECIALTIES

1. Toilet
Partitions

A. Ceiling mounted toilet
partitions and wall mounted urinal screens B.
Baked enamel finish on steel

2. Signage

A. Base building interior
signage for all restrooms, utility rooms and stairs will be
provided by owner. B. Signage to be mounted in frame for easy
replacement. C. Elevator warning signs to be
included in elevator package.

3. Fire
Extinguishers

A. Multi-purpose dry
chemical B. Semi-recessed steel cabinets

4. Mailboxes

A. Horizontal type
complying with USPS Publication 17. B. Front
loading door with locking capability.

5. Exterior
Signage

A. Provide all handicap
parking signage as required.

B. Building identity
monument sign

1. position at main
building entrance

2. design and materials to
be comparable with building and local code requirements
3. pinned on letters

4. ground
illuminators

5. should include building
name, address, COPT logo and name in white or silver as designated
by Asset Manager .

6. Traffic
Flow Signs

A. Directions

 B. Deliveries

 C.    
Visitors

Design Guidelines for
Suburban Office
Buildings                                                                                    
18 of 31 Revised January,
2003

DIVISION 12 -
FURNISHING

1. Window
Treatments

A. All windows to receive
horizontal metal "mini-blinds" with 1" slats, Levelor "Newport" or
equal.

 B. Color as selected by Interior Designer to
complement window mullions and sill.

 C. Blind to be commercial quality with
following:

1. headrail
:Y4" H x 13/16" wide

2. slat thickness
- .0085" nominal

3. 14.2 slats per
foot

4. lifetime
warranty

D. See Attachment
"B"

E. Blinds to be attached
inside vertical mullions

2. Recessed Entrance
Mats

A. Similar to Matworks
type DM

 B. Color as selected by Architect

Design Guidelines for
Suburban Office
Buildings                                                                                     
19 of 31 Revised January,
2003

DIVISION 13
- SPECIAL CONSTRUCTION 13-0000SPECIAL
CONSTRUCTION

1. Building Management
Systems

A. Building Mechanical
System (BMS) shall be designed and furnished with all required
input points and interface devices to be fully monitored and
controlled from a remote location.

B. BMS to be TAC (CSI)
I/NET.

C. All required Lan wiring
between VAV's and air handling devices shall be provided per
manufacturer's

requirements.

D. Input points shall
include but not be limited to:

 1) Supply air temperature

 2) Return air temperature

 3) Mixed air temperature

 4) Outdoor air temperature

 5) Duct static pressure

 6) Compressor #1 status

 7) Compressor #2 status

 8) Compressor #3 status

 9) Compressor #4 status

 10) Unit Common Alarm

 11) Unit Refrigerant Alarm

 12) Unit Filter Alarm

 13) Unit Heat Fail Alarm

 14) Unit VFD Alarm

 15) Warm-up status

2. Security Access (By
owner)

A. Building main entrance
access shall be controlled after hours by a proximity card reader
access system.

B. Main entrance proximity
card reader and control panel to be mounted adjacent to entrance on
solid wall or pedestal.

C. System shall include
magnetic locks on front doors with exit button and motion detector
for exit function.

D. All other exit doors to
have door monitoring contacts only.

E. System to be monitored
by a third part security company.

F. Provisions to be
included in elevators for future proximity reader.

Design Guidelines for
Suburban Office
Buildings                                                                                    
20 of 31 Revised January, 2003

DIVISION 14 - VERTICAL
CONVEYING SYSTEMS

1. Provide type, number
and size of elevators as follows:

A. Type

1) hydraulic - buildings of 4 stories or
less

2) traction - buildings 5
stories or greater

B. Number

1) 1 elevator - 2 story buildings less than 50,000 RSF

2) 2 elevators
- 2 story buildings 50,000 RSF
or greater; 3 and 4 story buildings less than 115,000 RSF

3) 3 elevators
- 3 and 4 story buildings up
to 150,000 RSF; 5 story buildings up to 150,000 RSF 4) number determined from elevator study - multi-story buildings greater than
150,000 RSF

C. Size

1) single elevator
buildings - 3,500#

2) two elevator
buildings - 1-3,000#, 1-3500#

3) three elevator
buildings - 3-3,500#

4) multiple elevator
buildings - one (3,500
to 4,500#), remainder passenger (3,000#)

2. Finishes

A. Cabs, Hoistways,
Doors

1) ceiling - provide minimum ceiling height of
9'-0" in all elevators

 2) finishes

a. doors and frames
- stainless steel,
brushed

 b. cabs - as selected by Architect/Owner

3. Acceptable
Manufacturers

A. Montgomery-Kone
Elevator Corp.

 B. Otis Elevator Co.

C. Schindler Elevator
Corp.

4. Speed - Maximum available with either hydraulic or
traction

 5. Specialties

A. Automatic return (EMR
Unit) upon loss of power. (Battery assisted - Hydraulic only)

B. Traveler cable for
future card reader

C. Cab shell to be steel
structure to allow for custom finishes. (Alternate option for
standard finish cab)

Design Guidelines for
Suburban Office
Buildings                                                                                    
21 of 31 Revised January,
2003

DIVISION 15
- MECHANICAL 15010 GENERAL
REQUIREMENTS

1. Design Criteria
(Note - This may vary
by geographical location)

A. Summer Indoor
- 75 degrees F.D.B. and 50%
R.H.

B. Summer Outdoor
- Based on local
21/2%
design conditions as specified in the latest edition
of the 'ASHRAE Handbook and
Fundamentals."

C. Winter Indoor
- 70 degrees F.D.B.

D. Winter Outdoor
- Based on local
971/2% design conditions as specified in the
latest edition of the "ASHRAE Handbook of
Fundamentals."

E. Electrical Load - 4.5
watts/square foot (lighting and power).

F. Occupancy - 1 person/142 square
feet.

G. Ventilation air
(outside air) - 20cfm per person.

2. System
Description

A. Buildings of 5 Stories
or less; 150,000 s.f. or less

1. The air handling system
shall include variable air volume (VAV), self-contained rooftop
air

handling units ( two per
floor where roof area allows) and associated duct and VAV
boxes.

 2. Heating on the building perimeter
provided by fan powered VAV boxes with electric coils.

 3. One (1) constant air volume rooftop air conditioning unit shall
be provided for the lobby and

common spaces.

4. The base building
construction shall consist of the rooftop air conditioning units
including the supply and return air duct risers from the rooftop
units to each floor, medium pressure duct and the VAV's
on each floor. VAV coverage density shall be as
follows:

a) Cooling only box
- 1 per 1000 s.f. of tenant
area

b) Fan powered heating
boxes - 1 per 30 linear
feet of perimeter (or 450 s.f.)

5. Where gas is available,
the roof top units shall be gas fired for early morning warm up if
the economics are favorable.

B. Buildings 5 stories or
more and greater than 150,000 s.f.

1. The system shall be
designed as a condenser water system with cooling tower, associated
pumps, condenser water loop, self contained
air handlers with multiple stage compressors; and VAV box
distribution.

2. Design shall include
two (2) air handlers per floor where floor plate size allows.

 3. Cooling tower shall be located on roof
with pumps in penthouse.

4. Air handler rooms shall
be acoustically designed to minimizenoise.

5. Air handling units
shall be designed with particular attention being paid to
vibration. Units shall

include all necessary
vibration dampening option, isolation springs, and if necessary,
placed on

isolated slabs. Units
shall be Trane or approved equal

6. Cooling Towers to be
Baltimore Air Coil or approved equal.

Design Guidelines for
Suburban Office
Buildings                                                                                   
22 of 31 Revised January,
2003

3. Codes and
Standards

All work under this
section shall be in accordance with the local codes and applicable
national standards (i.e., ASTM, AGA,
etc.).

4. Identification of
Ductwork and Piping

All service piping which
is accessible for maintenance shall be identified with plastic
identification markers.

5. Testing and
Balancing

A. All air systems to be
tested and balanced by an independent agency that is a member of
the ABC or NEB

B. Agency shall submit data report forms to include design and
actual values.

C. HVAC system to be
commissioned prior to turn-over for tenant fit-out. 15050 BASIC MATERIALS AND METHODS

1. Standards

Current editions of the
following shall govern the work herein:

A. ANSI - American National Standards Institute

B. ASTM - American Society for Testing and Materials

 C. FS - Federal Specifications (if any apply)

 D. AWWA - American Water Works Association

2. Piping

A. Refrigerant piping to
be type "L" hard copper.

B. Cooling coil condensate
drain piping to be cooper DWV or Type "M" hard copper above grade
or Type "K" hard copper below
grade.

3. Hangers and
Supports

A. All pipes must be
properly supported by steel hangers and supports with sufficient
clearance to avoid interference with
electrical conduit, lighting fixtures, etc.

15160
VIBRATION ISOLATION AND NOISE CONTROL

Design Guidelines for
Suburban Office
Buildings                                                                                    
23 of 31 Revised January, 2003

A. All equipment, ductwork
and piping (except fire, soil, waste vent, domestic cold and hot
water) shall be isolated by spring type or
other specified vibration isolators.

 B. "Silencer" curbs for all roof top
units.

15250
INSULATION1. Pipe Insulation

A. Furnish fibrous glass
insulation with all service jacket for all refrigerant piping,
domestic hot and cold water, and interior horizontal rain
leaders.

B. Fittings and valves
shall have same thickness insulation as adjacent piping.

2.Duct Outside
Insulation

A. 2" thick rigid glass
fiber board insulation for all outside air intake
ductwork.

B. 2" thick glass fiber
blanket insulation for all supply air ductwork (top floor
only).

3. Sound
Insulation:

A. All main duct drops and
runs from roof top unit into top floor space of building shall be
enclosed in drywall above suspended ceiling
to abate airflow noise.

B. Sound enclosure design
shall consist of:

1. 2 layers of
'/2 inch thick
gypsum board

2. 3 1/2
inches of fiberglass insulation blanket

3. Necessary framing for
support around duct

15400
PLUMBING1. General

A. The plumbing systems to
be designed and installed in accordance with the local jurisdiction
plumbing code and all applicable Federal Government state and local
laws, rules, regulations and codes of authorities having jurisdiction.

2. Domestic
Water

A. Building to be provided
with a complete cold and hot water distribution system. The system
shall include but not be limited to, service
into the building from the on site main, meter, storage type
hot water generators, piping distribution
system and connections to plumbing fixtures and other
equipment requiring same.

B. The quantity and type
of plumbing fixtures to be in conformance with local codes and
regulations, and will meet government
requirements for the handicapped.

C. The fixtures are as
follows:

Design Guidelines for
Suburban Office
Buildings                                                                                    
24 of 31 Revised January,
2003

1) Water closets shall be
wall hung with flush valves.

2) Urinals for men's
toilet shall be wall hung with flush valves.

3) Lavatories shall be
integral with the countertops.

4) Electric water coolers
shall be wall mounted semi-recessed, stainless steel, single
bubbler.

D. Hot water to lavatories
sinks and other fixtures shall be provided a maximum of
110°.

E. Water piping within the
building, above ground, to be Type L hard copper with solder
joints.

F. Underground piping
shall be Type K copper and/or cast iron with 250 psi cast iron
fitting.

3. Sanitary Drainage and
Vent System

A. The building shall have
a complete sanitary drainage and vent system. The system shall
include, but not limited to, drainage
connections to plumbing fixtures and other equipment requiring
same, floor drains, floor sinks and cast iron
or galvanizedsteel drainage and vent piping. PVC piping, if permitted, will
be considered as an alternate.

B. The underground piping
system shall be cast iron , or PVC, if
permitted, extended outside the building walls to connect to the
on-site sanitary drainage system

C. Cleanouts to be
provided on each floor for toilet rooms. Cleanouts should be
designed so they are within restroom
space.

4. Storm Water
Drainage

A. The building shall have
complete storm water drainage system including, but not limited to
roof

drains, area drains, an
inside service weight cast iron or galvanizedsteel pipe distribution
system.

B. The underground piping
system shall be cast iron extended outside the building walls to
connect to the

on-site storm drainage
system.

5. Miscellaneous
Plumbing

A. Wall or box,
freeze-proof hydrants to be provided at front, rear and sides of
building exterior for use

in window and sidewalk
washing, and for watering plants and lawn areas.

B. Three (3) wet stacks to
be provided within building for future tenant build-out
use.

C. A hose bib with freeze
box to be provided at roof. A cut-off valve should be provided in
convenient

location accessible from
floor below.

15450 FIRE SUPPRESSION
SYSTEMS1. General

A. The fire suppression
system to be designed and installed in accordance with the
requirements of NFPA, local and state codes, and the local Fire
Marshal's Office.

2. Sprinkler System and
Standpipe Systems

Design Guidelines for
Suburban Office
Buildings                                                                                    
25 of 31 Revised January,
2003

A. The building shall be
provided with a complete automatic, wet type sprinkler system. The
system shall be hydraulically calculated and
include a service connection from the on site fire main, control
valves, check valves, alarm actuating devices, fire department
siamese connection, tamper switches, sprinkler heads, electrical fire pump (if required), standpipe
with 2'h capped fire department hose valves,
etc., as required. The area of sprinkler operation and water flow
densities shall be provided as follows unless
greater densities are specified by Governing Jurisdictional codes
or, when applicable, by the Military Handbook:

1) 0.10 gpm/1500 sq. ft.,
130 sq. ft. maximum spacing in office areas, corridors, toilets,
lobbies, and conference areas.

2) 0.16 gpm/1500 sq. ft.,
130 sq. ft. maximum spacing in mechanical and electrical
equipment spaces.

3) 0.21 gpm/1500 sq. ft.,
130 sq. ft. maximum spacing in storage areas.

B. Sprinkler heads shall
be semi-concealed type in all spaces with ceilings and concealed in
all lobbies.

C. Acceptable sprinkler
heads manufacturers are:

1) Central Sprinkler
Company

2) Star

3) Viking

4) Their may be
substitutes with the Owner and Architect approval.

D. Fire extinguishers
shall be provided as required by code.

15660 ROOFTOP AIR
CONDITIONING

1. Single package rooftop
air conditioning units shall be complete with supply fan, exhaust
fan, evaporator coils, electric heating coil, compressors,
condensing unit, air economizer, isolation springs, roof curb and
controls. Units shall have variable speed drives for VAV
operation.

2. Units to be internally
insulated to attenuate noise. Each unit shall be provided with
disposable filters.

3. Provide comparative
enthalpy, contacts for remote start/stop operation and phase
monitoring to avoid damage due to loss of electrical
phase.

4. Where gas is available,
provide roof top units with gas fired morning warm-up. With
deregulation, the increased use of gas will
need to be examined on a case by case
basis.

15705 ELECTRIC HEATING
SYSTEM

1. Cabinet Unit
Heaters

A. Utilize horizontal
ceiling mounted unit heaters with electric heating coils and remote
sensors near exit doors and within
vestibules.

2. Unit Heaters

A. Utilize horizontal
propeller type unit heaters with electric heating coils in
electrical rooms, valve rooms,
etc.

Design Guidelines for
Suburban Office
Buildings                                                                                    
26 of 31 Revised January,
2003

15800 AIR DISTRIBUTION
SYSTEM1.
Ductwork

A. All main ductwork to be
constructed to conform to the latest ASHRAE or SMACNA requirements
for medium pressure.

B. Flexible ductwork to be
insulated round type.

C. Connection from medium
pressure duct to VAV box shall be a minimum of 3' hard
duct.

2. Variable Air Volume
Terminals

A. VAV boxes to be
parallel, variable volume.

B. VAV terminals are to be
acoustically insulated and include DDC damper operator and
pressure independent velocity
controller.

C. One (1) VAV cooling
only terminal unit to be provided per approximately 800-1000 sq.
ft. of net area.

D. When conference rooms
are planned, a dedicated VAV with electric reheat should be
provided for each room that is over 100s.
f.

3. Fan Powered Variable
Air Volume Terminals

A. Fan powered terminals
to be acoustically insulated and include DDC damper operator,
pressure

independent velocity
controller, fan, back draft damper, electric heating coil and
controls.

B. One (1) fan powered VAV
terminal with electric reheat unit to be provided per approximately
30

linear feet of
perimeter.

4. Roof Exhaust
Fans

A. Belt-driven roof
exhaust fans bearing AMCA label to be provided with
overspeed protection.

 5. Propeller Fans

A. Belt-driven
propeller fanswith motors and fan guards to be provided as required.

 6. Ceiling Fans

A. Direct-drive ceiling
fan which has variable speed control and bears AMCA label.
15900 CONTROLS AND INSTRUMENTATION

1. Control
System

A. Furnish a complete DDS
system of automatic temperature control to maintain space
temperatures.

Design Guidelines for
Suburban Office
Buildings                                                                                    
27 of 31 Revised January,
2003

B. Control systems shall
consist of thermostats, temperature transmitters, controllers, automatic
dampers, damper operators, control panels, and a complete system of
electric wiring to provide for a complete and
operable system.

C. Control system shall be
TAC (CSI) as defined in Division 13.

2. Rooftop VAV Air
Conditioning System

A. Each unit to be
provided with a combination electric and solid state electronic DDC
control system designed for DX VAV
applications.

B. Each unit to have the
capability to communicate with a central DDC energy management
system. C. The control system shall
include:

1) Discharge air
controller

2) Morning warm-up
control

3) Air economizercontrol

4) Shut-off type VAV
pressure control, for VAV units.

3. Install RTU sensors for
temperature averaging.

4. All VAV's to be
programmable from single location.

Design Guidelines for
Suburban Office
Buildings                                                                                    
28 of 31 Revised January, 2003

DIVISION 16 -
ELECTRICAL

16010 GENERAL
PROVISIONS FOR ELECTRICAL WORK

1. Design
Criteria

A. All equipment and
design to conform to the requirements of the current National
Electrical, Safety and Fire Codes, and the
local authorities having jurisdiction.

B. The Electric Service
and Distribution system to be designed on the basis of the following
design criteria:

1) Building Service Switch
and Tenant Service Trough

a) Lighting 2.5 watts per sq.
ft.

b) HVAC/Mechanical
Equipment 8.5 watts per sq. ft.

c) Receptacles and
Equipment 5.0 watts per sq. ft.

2) House
Service

a) Lighting (Site Lobbies,
cores and common areas)Actual load

b) HVAC/Mechanical
Equipment (Common areas)Actual load

c) Receptacles Actual
load

d) Elevator Actual
load

2. Scope of Work

A. The electrical system
shall include, in general, the following:

1) Basic Electrical
Materials and Methods

2) Service and
Distribution

3) Lighting
Fixtures

4) Emergency
Lighting

5) Fire
Alarm System

6) Telephone Conduit System

7) Power, Control and
Alarm Wiring

16050 BASIC ELECTRICAL MATERIALS AND METHODS

1. Conduit

A. Rigid steel or
intermediate metal conduit in accordance with code requirements for
various classes of
application. Minimum size: '/2 inch.

B. EMT (4 inch maximum
size) may be used in dry areas, hollow walls and furred
spaces.

C. PVC shall be utilized
where installed below grade, encased in concrete or run in concrete
deck.

D. Flexible metallic
conduit, including a ground wire to be used for all connections to
motors and

vibrating-type equipment.
Also, a 6'-0" piece of flexible metallic
conduit to be used as a final

connection to recessed
lay-in type lighting fixtures.

Design Guidelines for
Suburban Office
Buildings                                                                                    
29 of 31 Revised January,
2003

2. Outlet and Junction
Boxes

A. Generally stamped
steel, except PVC where part of PVC raceway system size as per
Code.

3. Wire and
Cable

A. Conductors

1) Copper, minimum size
No. 12 AWG except for control wiring.

B. Insulation

According to ASTM standards, 600 volt, type THW
or THWN for feeders and branch circuits.

2) Armored cable (BX) may be used for branch
circuits in dry, hollow locations, hung ceilings as permitted by Code.

4. Devices

A. Complete system of
devices, including convenience receptacles, wall switches, floor
outlets, special receptacles, cover plates
and wiring.

16400 SERVICE AND
DISTRIBUTION

1. Electric
Service

A. Electric service shall
be designed on the basis of estimated loads plus 25 % spare
capacity.

2. Service
Switches

A. Load break, quick-make,
UL Class 12 suitable for service duty complete with Class R or L
fuses.

3. Distribution
System

A. The main power
distribution system for the building shall consist of a main
service switch and tenant

service
trough and/or bus bars and terminal blocks as may be required by
local power company.

B. A house service disconnect switch and
meter shall be provided to serve the lighting, receptacles,
air

conditioning and elevators
service at the site, lobbies, cores and common areas.

C. Future tenant services
shall be fed from the tenant service troug0h and separately metered
with utility

meter.

D. Two temporary service
disconnect switches, meters and panelboards shall be provided to
serve the rooftop units for temporary heat.

E. Two electrical closets
per floor shall be provided for tenant distribution. Closets should
be stacked over top of each other up through the building. Each
closet should include 120/208V, 200A, 42 pole distribution panel,
50 to 75KVA, 480 - 120/208V, 3 phase, 4 wire
distribution transformer and one 277/480V, 200A distribution
panel for HVAC, lighting.

Design Guidelines for
Suburban Office
Buildings                                                                                    
30 of 31 Revised January,
2003

4. Disconnect
Switches

A. Fused or non-fused,
heavy duty type, horsepower rated for motor loads. Enclosure: NEMA
1, indoor: NEMA 3R, outdoor.

5. Transformers
- Distribution

A. Primary Voltage
- 480 volt 3 phase 3 wire,
Secondary voltage - 120/208 volt 3 phase 4 wire. Open ventilated, dry type, 220 degree C. Insulation system, 150
degree C., temperature rise, in accordance with UL - 506
standards.

6. Panelboards

A. Molded case circuit
breaker type panelboards to be used for lighting and
receptacles.

B. Lighting and receptacle
panelboards to be three phase, four wire, solid neutral
type.

C. Fluorescent lighting,
air conditioning and electric heating is fed from the 277/480 volt
panelboards

and receptacles from the
120/208 volt panelboards.

D. Distribution
panelboards to be circuit breaker type.

7. Grounding

A. Complete system of
grounding to be provided in accordance with Code requirements.
System shall include grounding of service
equipment, emergency distribution systems, telephone system, fire
alarm system, transformers, motors and other
electrical equipment.

8. Motor
Controllers

A. Individually mounted,
complete with overload protection, pilot light, fused disconnect
switch, auxiliary relays, control
transformer and
HOA switch.

9. Provide 2 spare 4" and
2 spare 1 'h " PVC conduits to outside of
building for future generator use.

16500 LIGHTING FIXTURES
AND LAMPS

1. Illumination
Levels

A. The following
maintained illumination levels are to be developed:

1) Lobbies,
Entrance, 50 ft. candles

2) Stairwells,
Restrooms, 30 ft. candles

3) Corridors, 30 ft candles

4) Mechanical rooms,
electrical rooms, 20 ft. candles

5) Office Areas
,70 ft. candles

6) Parking Areas, 2.0 ft
candle average, 0.5 ft candle min at any shadow points.

Design Guidelines for
Suburban Office
Buildings                                                                                    
31 of 31 Revised January,
2003

2. Lighting
Systems

Fluorescent lighting fixtures shall be utilized
in all interior office, restroom and mechanical spaces.

B. In lobbies and entrances, compact fluorescent
fixtures to be utilized.

C. The base building
tenant standards shall be a fluorescent recessed lighting fixture
with three T-8 32 watt, rapid start, cool
white lamps and high energy-efficient ballast. The lighting
fixtures shall be equipped with a low brightness, low glare 18-cell
parabolic louver system.

D. Exterior lighting shall
be installed at entrances and exits of the building lobbies and
entry places. The exterior lighting shall be
controlled by a photoelectric switch with a time clock override.
Fixtures as selected by Architect.

E. The lighting for the
parking areas shall be pole-mounted "cut-off' metal halide type
luminaries. The parking lot lighting fixtures
shall be controlled by a photoelectric switch with a time clock
override. Maximum pole height shall be 25ft.
with poles mounted on a 2'-6" high concrete
pedestal.

F. Emergency lighting
shall consist of unit type battery pack equipment, and provided for
stairways, lobbies, toilet rooms and all egress
corridors.

G. Exterior building
accent lighting to be provided as specified
by Architect.

16720 FIRE ALARM
SYSTEMS

1. The building shall be
provided with a non-coded, zoned addressable, supervised, automatic
fire alarm system as required by local
authorities. System to have 60 hours of battery power
back-up.

2. The system shall
include a central control panel, manual pull stations, alarm horns,
flashing alarm strobes, automatic heat and
smoke detectors, lobby annunciator panels, sprinkler flow and
tamper devices and duct smoke
detectors.

16470 TELEPHONE CONDUIT
SYSTEM

1. Complete system of
service and riser conduits, sleeves and plywood terminal boards to
be provided.

2. Provide 4" conduit
connection, below slab or in ceiling, between first floor main
telephone room and each first floor telephone
closets.

3. Provide sleeves in slab
and 4'x 8' plywood backer boards in all telephone
closets.

4. Provide a minimum of
4-4" PVC spare conduits from main telephone room to street for
future use. 16910 POWER CONTROL AND ALARM
WIRING

1. Complete system of
power, control and alarm wiring to be provided for the HVAC,
Plumbing and Elevator equipment.

EXHIBIT
“F”

to
Agreement of Lease by and between

NBP 220,
LLC, Landlord

and THE
TITAN CORPORATION, Tenant

FORM OF
COMMENCEMENT DATE AGREEMENT

COMMENCEMENT DATE AGREEMENT

           
THIS COMMENCEMENT DATE AGREEMENT is made this _______ day of
__________, 200_, between  NBP 220, LLC
(“Landlord”) and THE TITAN CORPORATION
(“Tenant”).

           
Landlord and Tenant have entered into a certain Agreement of Lease
(the “Lease”) dated ____________, 2001, demising
certain space consisting of ___________ rentable square feet in the
in the building located at and having an address of
___________________ (the “Building”).  All of the
capitalized terms herein shall have the same respective definitions
as set forth in the Lease.

           
Pursuant to the provisions of Article 3 of the Lease, Landlord and
Tenant, intending to be legally bound hereby, acknowledge and agree
that the Commencement Date shall be the ________ day of
___________, 200_, and that the term of the Lease shall end on the
_____ day of __________, 20__, at 11:59 p.m., unless sooner
terminated or extended, as provided in the Lease.  As
supplemented hereby, the Lease shall continue in full force and
effect.

           
IN WITNESS WHEREOF, the parties hereto have duly executed this
Commencement Date Agreement on this _____ day of ________,
200_.

WITNESS OR
ATTEST:                             
LANDLORD:

                                                                       
NBP 220, LLC

                                      
                                
By:                                                      
(SEAL)

                                                                                   
Roger A. Waesche, Jr.

                                                                                   
Senior Vice-President 

WITNESS OR
ATTEST:                             
TENANT:

                                                                       
THE TITAN CORPORATION

                 
                     
                                
By:                                                      
(SEAL)

                                                                       
Name:                                                 

                                                                       
Title:                                                    

EXHIBIT
“G”

to
Agreement of Lease by and between

NBP 220,
LLC, Landlord

and THE
TITAN CORPORATION, Tenant

INTENTIONALLY LEFT BLANK

EXHIBIT
“H”

to
Agreement of Lease by and between

NBP 220,
LLC, Landlord

and THE
TITAN CORPORATION, Tenant

INTENTIONALLY LEFT
BLANK

EXHIBIT
“I”

to
Agreement of Lease by and between

NBP 220,
LLC, Landlord

and THE
TITAN CORPORATION, Tenant

Specifications
for HVAC, Electrical Capacity and Floor Load

See Provision 15 of
Exhibit “E” regarding HVAC.

See Provision 16 of
Exhibit “E” regarding Electrical Capacity.

See Provision 3 of Exhibit
“E” regarding Floor Loads.

EXHIBIT
“J”

to
Agreement of Lease by and between

NBP 220,
LLC, Landlord

and THE
TITAN CORPORATION, Tenant

JANITORIAL
SPECIFICATIONS

Daily Required Services

All floors, stairways and
corridors.

Sweep with chemically treated dust mop (wax
base).

Damp mop any areas where liquid
spillage has occurred, where dirty or muddy, or when made necessary
by inclement weather.  Remove all chewing gum.

Damp mop main lobby area, scrub as
required, but not less than once monthly.

Floor cleaning materials and scuff
marks, etc., shall be removed from all baseboards.

Vacuum all carpeted floors,
including moving light furniture.  Vacuum all elevators. 
Tenant area – vacuum traffic areas nightly and all carpet in
its entirety, weekly.

Lavatories

Clean and sanitize with germicidal
cleaner:  mirrors, bowls, sinks, urinals, bright work,
etc.

Wash walls and partitions around
and behind all sinks, bowls, and urinals.

Sweep and wet mop floors with
solution of cleaner and disinfectant.

Empty and damp clean all
wastebaskets.

Remove by washing: 
fingerprints, smudges, and any writing from walls or
partitions.

Empty and sanitize sanitary
receptacles.

Dust any lounge furniture and damp
clean.

Hand soap, towels and tissue to be
replaced nightly.  (Products are to be supplied by
Contractor.)

General Office
Area

Damp clean all
receptacles.

Empty and damp clean all
wastebaskets and trash cans.

Clean and sanitize all drinking
fountains in office area and corridors.

Clean and sanitize any private
lavatories located in office areas.

Dust all desks, chairs, tables,
counters, cabinets, etc., with treated cloth.

Clean glass entrance doors,
directories and display cases.

Check all wall, doors, light
switches, and moldings for fingerprints and remove where
possible.

Contractor will supply all trash
cans with plastic liners.

Wipe telephones with anti-bacteria
static dust cloth.

Executive and Private Office
Space

Same as Item 1, C, 1 through 9,
Daily Required Services, General Office Area.

Same as Item III, A and B,
Bi-Weekly Required Services.

Same as Item IV, Monthly Services,
A, B and C.

Bi-Weekly Required
Services

Dust all baseboards, handrails,
balusters, windowsills, and other ledges to height or
reach.

Vacuum draperies, pictures and fine
furnishings.

Monthly Required
Services

Dust walls from floor to ceilings
to remove any dust and cobwebs, including any pipes, beams, and
lights.

Wash all interior glass such as
transoms, partitions, and door glass but not including inside of
exterior windows.

Dust all anemostats and
grills.

Floor Care

Carpet

Vacuum all carpeted areas
nightly.

Detail vacuum all carpeted areas
weekly.

Spot clean all occupied carpeted
areas weekly using conventional methods.

Any spillage located in the public
areas of the building will be removed nightly.

Note:  The tenant or
building manager should notify the contractor, if possible,
concerning the nature of the spill.

Carpet – Public Corridors
– Occupied Areas

Semi-annual, spot clean corridors
and spot traffic lanes prior to shampooing, using the dry foam
rotary method.

Every fourth quarter, spot clean
corridors and spot traffic lanes prior to shampooing using the
steam extraction system.  This will remove all shampoo and
chemicals used to maintain the carpet for a 12 month period. 
Detail vacuum all carpeted areas weekly.

Carpet –
elevators

Each week, spot entire carpet with
a traffic lane spotter and shampoo using the dry foam rotary
method. 

Each month, spot the entire carpet
with a traffic lane spotter and shampoo using the steam extraction
method to remove all previous shampoo and chemicals used to
maintain the carpet weekly.

Resilient
Flooring

All resilient tile shall be
stripped using a neutral base stripper.  Two coats of a
buffable floor finish will then be applied and buffed to a high
luster.

All resilient tile shall be dry
mopped nightly.

All tiled lobby areas will be
buffed weekly and machine scrubbed monthly.

All general office areas shall be
spray buffed once per month.

All resilient tile shall be damp
mopped when necessary due to spillage, etc.

Elevators

Daily

Dust doors, door frames, and wipe
walls of cab.

Remove by washing fingerprints and
smudges.

Vacuum elevator floors.

Thoroughly clean door
tracks.

Elevator carpet to be shampooed as
per Item V, C, 1 and 2.

Weekly

All surfaces in the interior of the
cab shall be cleaned, including hoistway door and crevices on the
corridor side of the elevator.

Polish all bright work.

Lunch Area

Same as Item 1, C, 1 through 9
– Daily Required Services, General Office Area.

Same as Item IV, Monthly Required
Services, A, B, and C.

Same as Item V, D (excluding Items
3 and 4), Floor Care.

Slatted
Blinds

Hand dust all slatted blinds every
two (2) months.

Annually hand clean all slatted
blinds and adjust to proper positions.

Lobby
Walls

To be dusted on a semi-annual
basis.

To be washed from floor to ceiling
on an annual basis.

Note:  Building to
supply the lift.

Overhead
Lights

All overhead lights located in the
lobby area will be removed and cleaned (if possible)
annually.

All overhead lights located in
tenant space, lavatories, and corridors shall be cleaned
annually.

Note:  Building to
supply the lift.

Miscellaneous

Keep Janitor’s supply rooms,
including slop sinks and floors, in clean and orderly condition and
disinfect nightly.

All tenant areas lights turned off
at 6:00 p.m. (wherever tenants are not working) and lock doors and
repeat again at the end of shift.

All cleaning personnel to wear
identifying badges and smocks at all times.

A key log to be kept nightly,
signing in and out for keys.

Contractor agrees, at its expense,
to obtain all permits and licenses required by any governmental
body having jurisdiction on the services to be performed under this
agreement and to pay all taxes, fees, or charges n connection
therewith including background investigations of all personnel
prior to working on site.  This list shall be submitted in
advance for approval by the building manager.

Supervision

The contractor is responsible for
the supervision of his employees at all times while work is in
progress to insure that proper preventive measures are implemented
to avoid injury to the public or damage to the building.

The contractor shall furnish the
building manager the name and phone number of the on-site
supervisor of his employees.

Work Rules

All work is to be done in a neat
and workmanlike manner.

All work is to be scheduled at the
convenience of building operations.

Materials

All materials used in conjunction
with this contract are subject to the approval of building manager
or agent, which approval shall not be unreasonably
withheld.

The owners shall supply dumpster
service to obtain all refuse resulting from cleaning.

Floor finish shall be an approved
type applied in accordance with the manufacturer’s
instructions, as specified under Item V, D, Floor Care, Resilient
Flooring.

Staff Level
Supervision

There will be a staff-level
supervisor present nightly during the time that the original
organization of services is being established, during which time a
schedule of organization and inspection will be
prepared.

Within thirty (30) days of the
start of the contract, a staff-level supervisor will meet with the
building manager or agent to review adequacy of service and
schedules.  After adoption of schedules, the building will be
visited no less frequently than weekly.  Monthly inspections
will be written.

EXHIBIT
“K”

to
Agreement of Lease by and between

NBP 220,
LLC, Landlord

and THE
TITAN CORPORATION, Tenant

Form
of Subordination, Non-Disturbance and Attornment
Agreement

SUBORDINATION, NON-DISTURBANCE AND ATTORNMENT
AGREEMENT

Note:  This
Subordination, Non-Disturbance and Attornment Agreement
results

in your leasehold
estate in the Property becoming subject to and of lower
priority

than the lien of
some other or later security instrument.

           
THIS AGREEMENT is entered into by and amongTHE TITAN
CORPORATION (“Tenant”), NBP 220, LLC
(“Landlord”), and INSERT LENDER
(“Beneficiary”).

R E C I
T A L S:

           
A.        Tenant has entered
into a lease (the “Lease”) covering a portion of the
real property described on Exhibit A hereto (the
“Property”).  The Lease and the premises leased
thereunder are more particularly described on Exhibit B
hereto (the “Premises”).

           
B.         Pursuant to that
certain ___________________dated as of _____________________,
200_,  as amended, from time to time, Beneficiary and certain
other financial institutions that are or may become parties to such
agreements (collectively “Lenders”) have made or agreed
to make a loan and to extend certain other financial accommodations
(collectively the “Loan”) to an entity of which
Landlord is a subsidiary, CORPORATE OFFICE PROPERTIES, L.P.,
a Delaware limited partnership, and to certain of its
subsidiaries.  The Loan is evidenced by promissory notes
(collectively, as amended, the “Notes”), which Notes
are or will be secured by a mortgage or deed of trust in favor of
Beneficiary covering the Property (the
“Mortgage”).

           
C.        In order to induce
Beneficiary to make the Loan and to maintain the financial
accommodations extended thereunder, the parties hereto have agreed
to subordinate the Lease to the lien of the Mortgage on the terms
set forth in this Agreement.  In order to induce Tenant to
execute and deliver this Agreement, Beneficiary has agreed not to
disturb Tenant’s possession of the Premises under certain
circumstances set forth herein.

           
NOW, THEREFORE, in consideration of the mutual covenants
contained herein and of other good and valuable consideration, the
receipt and sufficiency of which are hereby acknowledged, the
parties agree as follows:

           
1.        
Subordination.  Notwithstanding anything to the
contrary set forth in the Lease, the Lease and the leasehold estate
created thereby and all of Tenant’s rights thereunder shall
be and shall at all times remain subject, subordinate and inferior
to the Mortgage and the lien thereof, and all rights of Beneficiary
thereunder and to any and all renewals, modifications,
consolidations, replacements and extensions thereof.

           
2.        
Acknowledgments and Agreements by Tenant. 
Tenant and Beneficiary acknowledge and agree that:

                       
2.1.      Landlord has executed and
delivered to Beneficiary a Mortgage, including an assignment of the
Lease and the rents thereunder, and certain other agreements
evidencing and securing the Loan.  Tenant hereby recognizes
and agrees to honor such assignment of the Lease and rents
thereunder.  If Beneficiary notifies Tenant in writing of a
default under the Mortgage and demands that Tenant pay its rent and
all other sums due under the Lease to the Beneficiary, Tenant shall
honor such written demand and pay its rent and all other sums due
under the Lease directly to Beneficiary or as otherwise required
pursuant to such notice.  Beneficiary hereby releases Tenant
and shall indemnify, defend and hold harmless Tenant from and
against any losses, liabilities, claims or causes of action Tenant
may suffer as a result of compliance with Beneficiary’s
notice.

                       
2.2.      Tenant shall send a copy of any
notice or statement required to be delivered under the Lease to
Beneficiary at the same time such notice or statement is sent to
Landlord, in the manner specified in this Agreement.

                       
2.3.      In the event of any act or
omission by Landlord which would give Tenant the right, either
immediately or after the lapse of time, to terminate the Lease or
to claim a partial or total eviction, Tenant will not exercise any
such right until:

                                   
2.3.1    it has given written notice of such act or
omission to Beneficiary; and

                                   
2.3.2.   the same period of time as is given to Landlord
under the Lease to cure such act or omission shall have elapsed
following such giving of notice to Beneficiary.

If Beneficiary cannot cure
Landlord’s breach or default by Landlord under the Lease and
provided that such breach does not result in Tenant being unable to
conduct its normal business operations in the Premises, the period
for Beneficiary to cure Landlord’s act or omission shall be
extended for so long as Beneficiary is diligently pursuing such
cure, but not longer than one hundred twenty days.

                       
2.4.      Tenant has no right or option to
purchase the Premises or the Property, or any portion thereof or
any interest therein.  To the extent that Tenant hereafter
acquires any such right or option to purchase the Premises or the
Property, the same is hereby acknowledged to be subject and
subordinate to the Mortgage and is hereby waived and released as
against Beneficiary except to the extent Beneficiary agrees in
writing to the contrary.

                       
2.5.      Beneficiary, in making any
disbursements to Landlord, is under no obligation or duty to
oversee or direct the application of the proceeds of such
disbursements, and such proceeds may be used by Landlord for
purposes other than improvement of the Property.

                       
2.6.      This Agreement satisfies any
condition or requirement in the Lease relating to the grant of a
non-disturbance agreement by Beneficiary.

           
3.        
Foreclosure.  In the event of foreclosure of the
Mortgage, or upon a transfer of the Property by conveyance in lieu
of foreclosure, then:

                       
3.1.      So long as Tenant is not in
default under the terms, covenants or conditions of the Lease or
this Agreement (beyond the expiration of any applicable notice and
cure periods), Tenant’s occupancy of the Premises shall
continue, undisturbed on the terms and conditions contained in the
Lease for the balance of the term of the Lease.  Tenant shall
attorn to and accept any successor owner of the Building as
landlord under the Lease, and be bound by and perform all of the
obligations imposed by the Lease, and any successor owner of the
Property will not disturb the possession of Tenant, and will be
bound by all of the obligations imposed on the Landlord by the
Lease.  Any purchaser at a foreclosure sale, by deed in lieu
thereof, or any other successor owner of the Property shall not
be:

                                   
3.1.1.   liable for any act or omission of a prior
landlord (including Landlord), except for defaults of a continuing
nature which continue after the date Beneficiary acquires title to
the Property by foreclosure or conveyance in lieu of foreclosure;
or

                                   
3.1.2.   subject to any offsets or defenses which Tenant
might have against any prior landlord (including Landlord), except
those that relate to defaults of a continuing nature which continue
after the date Beneficiary acquires title to the Property by
foreclosure or conveyance in lieu of foreclosure; or

                                   
3.1.3.   bound by any rent or additional rent which
Tenant might have paid in advance to any prior landlord (including
Landlord) for a period in excess of one month or any security
deposit or other prepaid charge which Tenant might have paid in
advance to any prior landlord (including Landlord) other than the
security deposit, and then only to the extent actually turned over
to such successor owner; or

                                   
3.1.4.   bound by any material agreement or material
modification of the Lease made without the written consent of
Beneficiary which consent shall not be unreasonably withheld,
conditioned or delayed.

                       
3.2.      Upon the written request of
either Beneficiary or Tenant to the other given following any
foreclosure or conveyance in lieu thereof, the parties agree to
execute a lease of the Premises upon the same terms and conditions
as the Lease between Landlord and Tenant which lease shall cover
any unexpired term of the Lease existing prior to such foreclosure
or conveyance in lieu of foreclosure.

           

           
4.        
Acknowledgments and Agreements by Landlord. 
Landlord, as landlord under the Lease and mortgagor under the
Mortgage, acknowledges and agrees for itself and its heirs,
successors and assigns that:

                       
4.1.      This Agreement does not waive
any of Beneficiary’s rights under the Mortgage, or in any
modify or release Landlord from its obligations to comply with the
Mortgage;

                       
4.2.      The Mortgage remains unmodified
and in full force and effect; and

                       
4.3.      Landlord hereby irrevocably
directs Tenant to recognize and honor Landlord’s assignment
to Beneficiary of the Lease and the rents thereunder.  If
Beneficiary notifies Tenant in writing of a default under the
Mortgage and demands that Tenant pay its rent and all other sums
due under the Lease to Beneficiary, Landlord hereby irrevocably
directs Tenant to honor such written demand and pay its rent and
all other sums due under the Lease directly to Beneficiary or as
otherwise required pursuant to such notice.  Landlord hereby
releases Tenant and shall indemnify, defend and hold harmless
Tenant from and against any losses, liabilities, claims or causes
of action Tenant may suffer as a result of compliance with
Beneficiary’s notice.  Tenant shall
be under no duty to controvert or challenge any notice from
Beneficiary and  Tenant's compliance with any notice
shall not be deemed to violate the Lease.  Landlord shall look
solely to Beneficiary with respect to any claims Landlord may have
on account of an incorrect or wrongful notice. Tenant shall be
entitled to full credit under the Lease for any rent paid to
Beneficiary pursuant to a notice to the same extent as if such rent
were paid directly to Landlord.

           
5.        
Obligations of Beneficiary.  Beneficiary shall
have no obligation or incur any liability with respect to the
erection or completion of the improvements in which the Premises
are located or for completion of the Premises or any improvements
for Tenant’s use and occupancy.  Anything herein or in
the Lease to the contrary notwithstanding, no successor owner of
the Property shall have any obligation, or incur any liability,
beyond the then existing interest, if any, of the Purchaser in the
Property and Tenant shall look exclusively to such interest of the
Purchaser, if any, in the Property for the payment and discharge of
any obligations imposed upon the Purchaser hereunder or under the
Lease, and the Purchaser is hereby released and relieved of any
other liability hereunder and under the Lease.  As regards the
Purchaser, Tenant shall look solely to the estate or interest owned
by the Purchaser in the Property and Tenant will not collect or
attempt to collect any such judgment out of any other assets of the
Purchaser.  Nothing contained in this Section impairs, limits
or otherwise modifies the obligations of Landlord to Tenant under
the Lease.

           
6.         No
Merger.  Landlord, Tenant and Beneficiary agree that
unless Beneficiary otherwise consents in writing, Landlord’s
estate in and to the Property and the leasehold estate created by
the Lease shall not merge but shall remain separate and distinct,
notwithstanding the union of the estates either in Landlord or
Tenant or any third party by purchase, assignment or
otherwise.

           
7.        
Notice.  All notices and other communications to
be made hereunder shall be in writing and shall be delivered to the
addresses set forth below by any of the following means: (a)
personal service or receipted courier service; (b) telecopying (if
confirmed in writing sent by the methods specified in clauses (a),
(c) or (d) of this Section), (c) registered or certified first
class mail, return receipt requested, or (d) nationally-recognized
overnight delivery service.  Such addresses may be changed by
notice to the other parties given in the same manner as provided
above.  Any notice or other communication sent pursuant to
clauses(a) through (d) hereof shall be deemed received upon actual
receipt or refusal thereof, provided if there is no record of
actual receipt of refusal thereof, any notice or other
communication sent pursuant to clause (c) shall be deemed received
five (5) days following deposit in the mail and/or if sent pursuant
to subsection (d) shall be deemed received the next succeeding
business day following deposit with such nationally recognized
overnight delivery service.  Such deemed receipt shall only
apply if delivery at the applicable notice address was
attempted.

To
Beneficiary:                                    
INSERT LENDER & Lender’s
Address______________________________

           
To
Landlord:                           
c/o Corporate Office Properties, L.P.

                                                           
8815 Centre Park Drive, Suite 400

                                                           
Columbia, Maryland 21045

                                                           
Telecopier: 410-992-7534

           
To
Tenant:                               
The Titan Corporation

                                                           
2701 Technology Drive

                                                           
Annapolis Junction, MD 20701

                                                           
Attn:  ________________

                                                           
with a copy in every instance to:

                                                           
The Titan Corporation

                                                           
3033 Science Park Drive

                                                           
San Diego, CA 92121

                                                           
Attn:  Director of Real Estate and

                                                           
General Counsel

                                                           
and

                                                           
The Titan Corporation

                                                           
3033 Science Park Drive

                                                           
San Diego, CA 92121

                                                           
Attn:  General Counsel

           
8.        
Miscellaneous.

                       
8.1.      This Agreement supersedes any
inconsistent provision of the Lease.

                       
8.2.      Nothing contained in this
Agreement shall be construed to derogate from or in any way impair
or affect the lien and charge of the Mortgage.

                       
8.3.      This Agreement shall inure to
the benefit of the parties hereto, their respective successors and
permitted assigns; provided however, that in the event of the
assignment or transfer of the interest of Beneficiary, all
obligations and liabilities of Beneficiary under this Agreement
shall terminate, and thereupon all such obligations and liabilities
shall be the responsibility of the party to whom
Beneficiary’s interest is assigned or transferred.  The
interest of Tenant under this Agreement may be assigned or
transferred in connection with a permitted assignment or transfer
of Tenant’s interest under the Lease.

                       
8.4.      This Agreement is the whole and
only agreement with regard to the subjection and subordination of
the Lease and the leasehold estate created thereby, together with
all rights and privileges of Tenant thereunder, to the lien or
charge of the Mortgage and all related loan and security documents
and shall supersede and cancel, but only insofar as would affect
the priority between the Lease and the Mortgage, any prior
agreements as to such subjection or subordination, including, but
not limited to, those provisions contained in the Lease which
provide for the subjection or subordination of the Lease and the
leasehold estate created thereby to a mortgage or
mortgages.

                       
8.5.      This Agreement may be executed
in any number of counterparts, each of which when so executed and
delivered shall be deemed to be an original and all of which
counterparts taken together shall constitute but one and the same
instrument.  Signature and acknowledgments pages may be
detached from the counterparts and attached to a single copy of
this Agreement to physically form one document, which may be
recorded.

                       
8.6.      This Agreement may not be
modified orally or in any manner other than by agreement in writing
signed by the parties hereto or their respective successors in
interest.

                       
8.7.      If any legal action or
proceeding is commenced to interpret or enforce the terms of, or
obligations arising out of, this Agreement, or to recover damages
for the breach thereof, the party prevailing in any such action or
proceeding shall be entitled to recover from the non-prevailing
party all reasonable attorney’s fees, costs and expenses
incurred by the prevailing party.

                       
8.8.      This Agreement shall be governed
by and construed in accordance with the laws of the State in which
the Property is located.

           
IN WITNESS WHEREOF, the parties have executed this Subordination,
Non-Disturbance and Attornment Agreement as of
____________________, 200_.

           
NOTICE: THIS SUBORDINATION, NON-DISTURBANCE AND ATTORNMENT
AGREEMENT CONTAINS PROVISIONS WHICH ALLOW THE PERSON OBLIGATED ON
THE LEASE TO OBTAIN A LOAN, A PORTION OF WHICH MAY BE EXPENDED FOR
OTHER PURPOSES THAN IMPROVEMENT OF THE PROPERTY.

           
IT IS RECOMMENDED THAT, PRIOR TO THE EXECUTION OF THIS
SUBORDINATION, NON-DISTURBANCE AND ATTORNMENT AGREEMENT, THE
PARTIES CONSULT WITH THEIR ATTORNEYS WITH RESPECT
THERETO.

BENEFICIARY:                                             
INSERT LENDER

                                                           
By ________________________

                                                           
Name _____________________

                                                           
Title ______________________

TENANT:                                                       
THE TITAN CORPORATION

                                                           
By ________________________

                                                           
Name______________________

                                                           
Title _______________________

           

LANDLORD:                                     
NBP 220, LLC

                                                           
By:       Corporate Office
Properties, L.P., Managing Member

                                                           
By:  Corporate Office Properties Trust, General
Partner

                                                           
By: ______________________

                                                                       
Roger A. Waesche, Jr.

                                                                       
Senior Vice President

STATE OF ____________,
CITY/COUNTY OF ____________, TO WIT:

           
I HEREBY CERTIFY that on this ____ day of ___________________,
2003, before me, the subscriber, a Notary Public of the State and
City/County aforesaid, personally appeared
____________________________, known to me or satisfactorily proven
to be the individual whose name is subscribed above, who
acknowledged himself/herself to be the ________________ of INSERT
LENDER, and that he/she, as such ______________, being authorized
so to do, executed the foregoing instrument on behalf of such
Corporation by signing the name of such Corporation by
himself/herself as such __________.

           
WITNESS, my Hand and Notarial Seal.

                                                                                   
__________________________________

                                                                                                           
Notary Public

My commission
expires:

STATE OF ____________,
CITY/COUNTY OF ____________, TO WIT:

           
I HEREBY CERTIFY that on this ____ day of _____________________,
1999, before me, the subscriber, a Notary Public of the State and
City/County aforesaid, personally appeared
____________________________, known to me or satisfactorily proven
to be the individual whose name is subscribed above, who
acknowledged himself/herself to be the ________________ of THE
TITAN CORPORATION, a ___________________________, and that he/she,
as such ______________, being authorized so to do, executed the
foregoing instrument on behalf of such__________________  by
signing the name of such _________________________ by
himself/herself as such __________.

           
WITNESS, my Hand and Notarial Seal.

                                                                                   
__________________________________

                                                                                                           
Notary Public

My commission
expires:

STATE OF MARYLAND,
                                
, TO WIT:

           
I HEREBY CERTIFY, that on this
        day of
                     
, 1999, before me, the undersigned Notary Public of the State,
personally appeared ROGER A. WAESCHE, JR., Senior Vice President of
Corporate Office Properties Trust, a Maryland real estate
investment trust, General Partner of Corporate Office Properties,
L.P., a Delaware limited partnership, managing member of NBP 220,
LLC, a Maryland limited liability company, known to me (or
satisfactorily proven) to be the person whose name is subscribed to
the within instrument, and acknowledged that he executed the same
on behalf of the trust for the purposes therein contained as the
duly authorized Senior Vice President of the trust by signing the
name of the trust by himself as such Senior Vice
President.

           
WITNESS my hand and Notarial Seal.

                                                                                   
                                                 

                                                                                   
Notary Public

My Commission
Expires:

EXHIBIT
A

THE
PROPERTY

EXHIBIT
B

DESCRIPTION OF PREMISES
AND LEASE DOCUMENTS

THE LEASE

Lease dated _______
between ______ as landlord and _________ as tenant, and all
amendments thereto.

THE PREMISES

Suites/Floors ______ in
the Building.

EXHIBIT
“L”

to
Agreement of Lease by and between

NBP 220,
LLC, Landlord

and THE
TITAN CORPORATION, Tenant

MODIFICATIONS TO BASE BUILDING

NBP 220 Design
Modifications to Shell Base Building

The following is a list of
design and construction modifications to the NBP 220 shell
building requested by Titan Corporation (Titan). The
items identify above standard revisions to
the original base building design and construction and were
developed during several design review meetings with Titan and
their architect, Burt Hill. In addition, we also identified various credits to Titan for items normally
installed as a part of the base building that
Titan has elected to complete as a part of their tenant work. The
costs associated with these modifications will be developed and
submitted to Titan for their review within the next few
weeks.

Scope additions to base
building:

1. Recess slab on grade
4'- 4" to accommodate 200+ person auditorium on the first
floor.

Costs to
include design and engineering (architectural, structural, MEP) and
construction, lowered footings, longer and/or heavier steel
columns, retaining walls and foundations, piers, excavation and
haul off of material, drain tile, and waterproofing. In addition,
provisions will be made to provide space and support for a
supplemental HVAC unit on the roof.

2. Service Area/ Loading
Dock relocation from northwest to northeast side of the
building.

Costs to
include architectural redesign of first floor core plan that
includes the relocation of the restrooms, elevators, corridors, and
service rooms as well as civil redesign of the loading dock and
parking areas.

3. Addition of a rear
building entrance.

Costs to
include the design, engineering, and construction of a rear
building entrance with double doors and a vestibule. Additional
sidewalks will be added to access the building.

4. Parking increase from
600 to 700+ spaces.

Costs to
include civil redesign of site plan to add 100+ additional parking
spaces above base building standard of 4 spaces per 1000sf of
space. This revision also changed the site access off Carina Road
and increased the required area for storm water retention areas
directly proportional to the hard surface area increase.
Construction costs will include the 100+ additional spaces,
associated curb and gutter, additional site concrete (sidewalks),
storm water utilities and the increase in storm water management
requirements.

NBP 220 Design
Modifications to Shell Base Building

5. Design and installation
of new restroom/shower room facility

Costs to
include the design and construction of a new restroom/shower room
that incorporates Titan's desire for a shower
facility that also provides the additional fixtures required by the auditorium use. Two restrooms, with 3
fixtures and 2 lavatories each, as well as 2
shower rooms with 3 showers and 18 half sized lockers each will be installed and finished. Construction costs
will include the walls, ceilings, finishes, fixtures, plumbing and
mechanical systems. HVAC will be a part of
the core roof top unit.

6. Site modifications.

Costs to include the
design and construction of a patio area, with furniture, to
be located at the rear entrance to the
facility.

7. Secured ductbank. 
[Lined out and initialed]

8. Back-up
generator

Costs to
include the installation of below grade conduits from the main
electric room to a predetermined location 5'
outside the building to allow for future installation of a
generator.

9. Upgrade of building
main electrical service.

Costs to
include the design and installation of upgraded main electric
service to the facility. Current base building design calls for a
3000A service. Titan stated they might require an increase in this
service to accommodate their tenant requirements. Titan is to
provide a request for this service (if desired) during the next
month.

10. Exterior wall SCIF
modifications.

COPT is
currently working with Titan to modify the exterior wall detail
normally provided with a shell base building
to incorporate several design and construction provisions that
provide for SCIF level security. Costs to include the design
and construction of this above standard
installation.

NBP 220 Design
Modifications to Shell Base Building

Credits to base
building construction:

Titan has notified COPT
that they would like to install finishes in various areas of
the base building to integrate with their
tenant design. In addition, Titan requested that some areas of the building not be finished in order to avoid
rework due to damage from tenant construction
or demolition. The following is a list of the base building areas
and the level of finishes to be
provided.

1. COPT will
provide finishes in the following areas as part of the shell
building construction: mechanical room, main
telephone room, main electrical room, all restrooms, janitor closets, all telephone/electric rooms (2 per
floor), three elevators, elevator machine room, and front and rear
vestibules. Since these rooms will have all finishes provided,
there is_ no credit to Titan.

2. Titan has
requested that the following areas not be finished to avoid
damage during tenant build-out: egress
corridors, loading dock corridor, the three stairwells, and the restroom vestibules on each floor. These
areas will have drywall, ceiling grid, ceiling tile, sprinklers,
and lights, etc. installed as a part of the base building. The
drywall will be spackled and ready for paint (since the stairwell
walls are masonry they will be pointed up and prime coated) and the
tile will be installed under the water fountains. Titan will
receive a credit for paint and flooring not completed.

3. Titan has
requested that the following areas not be built out as part of the
base building: main entrance lobby on the
first floor, elevator lobbies on all floors, and first floor tenant corridors. Titan will be given a credit for
all work deleted from these areas. Items
include framing and drywall, painting, flooring, lights,
ceilings, wall finishes, etc. The credit will
be based on the level of finishes currently in NBP 201.

4. Titan has
requested that all the building interior columns on all floors not
be framed and drywalled (with the exception
of the wet stacks). Titan will receive a credit for not installing, taping and spackling the
drywall.

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