Document:

Exhibit 10a Amendment to PLC Long Term Incentive Plan

    Exhibit
      10(a)

     

    
 

    Amendment
      to the Protective Life Corporation Long-Term Incentive
      Plan

    

    

    Protective
      Life Corporation (the “Company”) hereby amends Section 4(c) of the Protective
      Life Corporation Long-Term Incentive Plan to read in its entirety as follows,
      effective as of January 1, 2005:

    

    (c)    Adjustment
      for Corporate Transactions.
      If there
      is a change in the Common Stock as a result of a stock dividend, extraordinary
      cash dividend, recapitalization, reorganization, merger, consolidation,
      split-up, spin-off, combination, exchange of shares, warrants or rights offering
      to purchase Common Stock at a price substantially below fair market value,
      or
      other similar event such that an adjustment is required to preserve, or to
      prevent enlargement of, the benefits or potential benefits made available under
      the Plan, then the Committee shall, in such manner as the Committee may deem
      equitable, adjust any or all of (i) the number and kind of shares which
      thereafter may be awarded or optioned and sold or made the subject of Awards
      under the Plan, (ii) the number and kinds of shares subject to outstanding
      Options and other Awards and (iii) the grant, exercise, base or conversion
      price
      with respect to any of the foregoing; provided
      that the
      number of shares subject to any Option or other Award shall always be a whole
      number. The Committee may also make provisions for a cash payment to a
      Participant or a person who has an outstanding Option or other
      Award.

    

    IN
      WITNESS WHEREOF, the Company has executed this document as of February 7,
      2007.

    

    

    

    PROTECTIVE
      LIFE CORPORATION

    

    /s/
      John D. Johns 

    John
      D.
      Johns   

    Chairman
      of the Board,  President
      and

    Chief
      Executive OfficerExhibit 10B Amended & Restated Lease Agreement

     

    Exhibit
      10(b)

     

    

      THIS
        DOCUMENT WAS PREPARED BY

      AND
        IS TO
        BE RETURNED TO:

      Timothy
        W. Bratcher, Esq.

      Jones
        Day

      1420
        Peachtree Street, NE, Suite 800

      Atlanta,
        Georgia 30309-3053

       

       

      AMENDED
        AND RESTATED LEASE AGREEMENT

       

      Dated
        as
        of January 11, 2007

       

      Between

       

      Wachovia
        Development Corporation

       

      (as
        assignee of Wachovia Capital Investments, Inc.),

       

      as
        the
        Lessor,

       

      and

       

      Protective
        Life Insurance Company,

       

      as
        the
        Lessee

       

       

       

      THIS
        AMENDED AND RESTATED LEASE AGREEMENT AMENDS AND RESTATES THAT CERTAIN LEASE
        AGREEMENT DATED AS OF FEBRUARY 1, 2000, RECORDED AS INSTRUMENT NO. 200002/0944,
        IN THE PROBATE OFFICE OF JEFFERSON COUNTY, ALABAMA, AS PREVIOUSLY AMENDED.
        THIS
        AMENDED AND RESTATED LEASE AGREEMENT IS ALSO A MORTGAGE AND SECURITY AGREEMENT
        BETWEEN THE LESSEE, PROTECTIVE LIFE INSURANCE COMPANY, AS MORTGAGOR AND DEBTOR,
        AND THE LESSOR, WACHOVIA DEVELOPMENT CORPORATION, AS MORTGAGEE AND SECURED
        PARTY, SECURING INDEBTEDNESS IN THE PRINCIPAL AMOUNT OF $75,000,000. THE
        COLLATERAL SUBJECT TO THE SECURITY INTEREST INCLUDES PERSONAL PROPERTY THAT
        IS,
        OR MAY BECOME, FIXTURES ATTACHED TO THE REAL PROPERTY DESCRIBED IN THIS AMENDED
        AND RESTATED LEASE AGREEMENT. THIS AMENDED AND RESTATED LEASE AGREEMENT SHOULD
        BE FILED AND RECORDED IN THE REAL ESTATE RECORDS AS A LEASE AND AS A MORTGAGE
        AND FIXTURE FILING. WACHOVIA DEVELOPMENT CORPORATION SHOULD BE INDEXED AS
        THE
        GRANTOR OF THE LEASE AND THE GRANTEE (MORTGAGEE) OF THE MORTGAGE AND SECURITY
        INTEREST. PROTECTIVE LIFE INSURANCE COMPANY SHOULD BE INDEXED AS THE GRANTEE
        OF
        THE LEASE AND THE GRANTOR (MORTGAGOR) OF THE MORTGAGE AND SECURITY INTEREST.
        THE
        MAILING ADDRESSES OF THE LESSEE (MORTGAGOR AND DEBTOR) AND THE LESSOR (MORTGAGEE
        AND SECURED PARTY) FROM WHICH INFORMATION CONCERNING THE SECURITY INTEREST
        MAY
        BE OBTAINED ARE SET FORTH ON THE SIGNATURE PAGES HEREOF AND A STATEMENT
        INDICATING THE TYPES, OR DESCRIBING THE ITEMS, OF COLLATERAL ARE AS DESCRIBED
        IN
        SECTION 26 HEREOF.

       

      THIS
        INSTRUMENT IS FILED AND SHALL CONSTITUTE A FIXTURE FILING IN ACCORDANCE WITH
        THE
        PROVISIONS OF SECTION 7-9A-502(C) OF THE CODE OF ALABAMA.

       

      THIS
        INSTRUMENT IS A “CONSTRUCTION MORTGAGE,” AS DEFINED IN SECTION 7-9A-334(H) OF
        THE CODE OF ALABAMA AND SECURES, AMONG OTHER OBLIGATIONS, AN OBLIGATION INCURRED
        FOR THE CONSTRUCTION OF AN IMPROVEMENT ON LAND.

       

      

       

      
        
          
            ATI-2239731v7 

             

          

          
          

        

        
          
          

          
          

        

        
          
          

          
          

        

      

      TABLE
        OF
        CONTENTS

       

      Section
        1.Defined
        Terms

       

      Section
        2.Lease
        of
        Facility

       

      Section
        3.Payments

       

      Section
        4.Anti-Terrorism
        Laws

       

      Section
        5.Title
        to
        Facility

       

      Section
        6.Title
        to
        Remain in the Lessor

       

      Section
        7.Maintenance
        of the Facility; Operations

       

      Section
        8.Modifications

       

      Section
        9.Further
        Assurances

       

      Section
        10.Compliance
        with Governmental Requirements and Insurance Requirements: Related
        Contracts

       

      Section
        11.Condition
        and Use of Facility; Quiet Enjoyment

       

      Section
        12.Liens

       

      Section
        13.Permitted
        Contests

       

      Section
        14.Insurance,
        etc

       

      Section
        15.Termination;
        Cancellation; Purchase Option

       

      Section
        16.Transfer
        of Title on Removal of Facility; Expenses of Transfer

       

      Section
        17.Events
        of
        Default and Remedies

       

      Section
        18.Change
        in
        the Lessee’s Name or Structure

       

      Section
        19.Inspection;
        Right to Enter Premises of the Lessee

       

      Section
        20.Right
        to
        Perform the Lessee’s Covenants; The Administrative Agent

       

      Section
        21.Participation
        by Co-Lessees or Sublessees

       

      Section
        22.Notices

       

      Section
        23.Amendments
        and Waivers

       

      Section
        24.Severability

       

      Section
        25.Federal
        Income Tax Considerations

       

      Section
        26.Other
        Provisions

       

      Section
        27.Miscellaneous

       

      EXHIBIT
        A  Description
        of Site

       

      EXHIBIT
        B  Other
        Defined Terms

       

      SCHEDULE
        14 Insurance
        Requirements

       

      

       

      

       

      
        
          
            ATI-2239731v7 

             

          

          
          

        

        
          
          

          
          

        

        
          
          

          
          

        

      

      AMENDED
        AND RESTATED LEASE AGREEMENT

       

      This
        Amended and Restated Lease Agreement dated as of January 11, 2007, (as the
        same
        may be amended, restated, modified or supplemented from time to time, this
        “Lease”)
        is
        between Wachovia Development Corporation, a North Carolina corporation (together
        with its successors and permitted assigns, the “Lessor”),
        and
        Protective Life Insurance Company, a Tennessee corporation (together with
        its
        successors and permitted assigns, the “Lessee”).

       

      RECITALS

       

      WHEREAS,
        pursuant to the Original Ground Lease (as this and other terms used in these
        recitals are defined in accordance with Section 1 below), WCI acquired a
        ground
        lease of certain real property located in Jefferson County, Alabama, described
        in greater detail in Exhibit
        A,
        attached hereto and made a part hereof (the “Site”),
        and,
        pursuant to the Original Lease Documents, constructed and installed on the
        Site
        an annex office building and a related parking deck and related enhancements
        and
        improvements, including furniture, fixtures and equipment, all of which comprise
        the Facility; and 

       

      WHEREAS,
        WCI has assigned 100% of its right, title, and interest in and to the Original
        Lease Documents to Lessor pursuant to the terms of the Lessor Assignment
        Agreement; and

       

      WHEREAS,
        the Lessee has requested to refinance and extend the maturity of the Original
        Lease Agreement by, among other things, entering into that certain Amended
        and
        Restated Ground Lease dated as of the date hereof (as the same may be amended,
        restated, supplemented, or otherwise modified from time to time, the
“Ground
        Lease”),
        that
        certain Amended and Restated Investment and Participation Agreement dated
        as of
        the date hereof (as the same may be amended, restated, supplemented, or
        otherwise modified from time to time, the “Investment
        Agreement”),
        and
        this Lease; and

       

      WHEREAS,
        subject to the terms and conditions of this Lease, the Lessee desires to
        continue to lease from the Lessor the ground lease interest in the Site and
        such
        enhancements and Improvements beginning on the Lease Commencement Date for
        the
        purpose of continuing to occupy and use the Site and such enhancements and
        Improvements as an annex office building and parking deck in accordance with
        the
        amended and restated terms and conditions set forth in this Lease.

       

      NOW,
        THEREFORE, in consideration of the premises and the mutual covenants and
        agreements herein contained, and for other good and valuable consideration,
        the
        receipt and sufficiency of which are hereby acknowledged, the Lessor and
        the
        Lessee agree as follows:

       

      Section
        1.   Defined
        Terms.

       

      (i) In
        this
        Lease, the terms “Lease,”
        “Lessee,”
and
        “Lessor”
shall
        have the meanings indicated above.

       

      (ii) As
        used
        in this Lease, all capitalized terms used in this Lease and not otherwise
        defined herein or as set forth on Exhibit
        B
        shall
        have the meanings assigned such terms in Schedule 1.02 to the Investment
        Agreement, the terms and provisions of which schedule are incorporated herein
        by
        reference and made a part hereof.

       

      Section
        2.   Lease
        of Facility.

       

      (a)  During
        the term of and subject to the terms and conditions of this Lease, the Lessor
        hereby leases to the Lessee, and the Lessee hereby leases from the Lessor,
        the
        Facility for the Lease Term to be occupied and used for and only for the
        Permitted Use with respect to the Basic Term. The entire Facility shall become
        subject to this Lease as of the effective date hereof.

       

      (b)  Unless
        earlier terminated in accordance with the other provisions hereof, including
        without limitation, Sections 15 and 17, this Lease shall terminate on the
        Scheduled Lease Termination Date.

       

      The
        Lessee shall give to the Lessor written notice as provided below under the
        circumstances described below specifying its election as to which of the
        options
        under Section 15(a)(ii) of this Lease the Lessee intends to exercise upon
        the
        applicable Lease Termination Date:

       

      (x) in
        the
        case of a termination on the Scheduled Lease Termination Date, the Lessee
        shall
        give the Lessor notice of such election on any date that is not less than
        12
        months and no more than 18 months prior to the then current Scheduled Lease
        Termination Date; and

       

      (y) if
        the
        Lessor (acting, in accordance with Section 9.02(f) of the Investment Agreement,
        of its own accord or at the direction of the Majority Funding Parties) elects
        to
        terminate this Lease due to a Limited Recourse Event of Default, the Lessee
        shall give the Lessor notice of such election within 5 Business Days of the
        date
        the Lessee receives such written notice of the Lessor’s election to terminate
        this Lease due to such Limited Recourse Event of Default.

       

      In
        the
        event the Lessee fails to give timely written notice of such election to
        the
        Lessor on or before the dates herein provided, the Lessee shall be deemed
        to
        have elected to purchase the Facility on the Lease Termination Date for the
        Purchase Price.

       

      Section
        3.   Payments.

       

      (a)  Basic
        Rent.
        The
        Lessee shall pay to the Lessor on the Rent Payment Date for each Rental Period
        the amount of Basic Rent due for such Rental Period during the Basic
        Term.

       

      (b)  Final
        Rent Payment.
        On the
        earlier to occur of the Scheduled Lease Termination Date or the Option Date,
        Lessee shall pay to the Lessor the Final Rent Payment or, if the Company
        has
        elected to purchase the Facility, the Purchase Price.

       

      (c)  Supplemental
        Rent.
        In
        addition to Basic Rent and the Final Rent Payment, the Lessee will also pay
        to
        the Lessor, from time to time, within 10 Business Days after demand by the
        Lessor, or otherwise as and when due pursuant to the Operative Documents,
        as
        additional rent (“Supplemental
        Rent”)
        the
        following (but without duplication of any amounts included in the calculation
        of
        Rent):

       

      (i)
        all
        out-of-pocket costs and expenses reasonably incurred by the Lessor and the
        Administrative Agent in connection with the preparation, negotiation, execution,
        delivery, performance and administration of this Lease and the other Operative
        Documents, including, but not limited to, the following: (A) fees and expenses
        of the Lessor and the Administrative Agent, including, without limitation,
        reasonable attorneys' fees and expenses and the fees and expenses for the
        Approved Appraisal, the Related Contracts, and the Survey, the Environmental
        Assessment, the title policy referred to in Section 6.01(k) of the Investment
        Agreement; (B) all other amounts owing to the Lessor, the Administrative
        Agent,
        and the Lease Participants pursuant hereto or any other Operative Documents,
        including, without limitation, the Upfront Supplemental Rent, the Arranger’s
        Supplemental Rent and the Administrative Supplemental Rent payable pursuant
        to
        Section 2.04 of the Investment Agreement, and all fees, indemnities, expenses,
        compensation in respect of increased costs of any kind or description payable
        under the Investment Agreement or any other Operative Document; (C) all yield
        maintenance, capital adequacy and other costs contemplated under Article
        V of
        the Investment Agreement, and (D) all out-of-pocket costs and expenses incurred
        by the Lessor or the Administrative Agent (and, in the case of clause (3)
        below,
        any Lease Participant) after the date of this Lease (including, without
        limitation, reasonable attorneys' fees and expenses and other expenses and
        disbursements reasonably incurred) associated with (1) negotiating and entering
        into, or the giving or withholding of, any future amendments, supplements,
        waivers or consents with respect to this Lease; (2) any Loss Event, Casualty
        Occurrence or termination of this Lease; and (3) any Default or Event of
        Default
        and the enforcement and preservation of the rights or remedies of the Lessor
        under this Lease and the other Operative Documents and all reasonable costs
        and
        expenses incurred by the Lessor or the Administrative Agent or any of their
        affiliates in syndicating to Lease Participants on or about the Restatement
        Closing Date all or any part of its interests under the Operative Documents,
        including, without limitation, the related reasonable fees and out-of-pocket
        expenses of counsel for the Lessor, the Administrative Agent, or their
        affiliates, travel expenses, duplication and printing costs and courier and
        postage fees, and excluding any fees paid to the Lessor or any Lease Participant
        purchasing such an interest after the Restatement Closing Date; and

       

      (ii)
        all
        other amounts that the Lessee agrees herein to pay other than Basic Rent,
        the
        Final Rent Payment and amounts described in clause (i) above.

       

      (d)  Computations.
        All
        computations of Basic Rent shall be made by the Lessor on the basis of a
        year of
        360 days (or, in the case of computations based on the Base Rate, 365/366
        days),
        in each case for the actual number of days (including the first day but
        excluding the last day) occurring in the Rental Period for which such Basic
        Rent
        payments are payable. Whenever any payment hereunder shall be stated to be
        due
        on a day other than a Business Day, such payment shall be made on the next
        succeeding Business Day, and such extension of time shall in such case be
        included in the computation of payment of Rent; provided,
        however,
        that if
        such extension would cause payment of Basic Rent to be made in the next
        following calendar month, such payment shall be made on the next preceding
        Business Day.

       

      (e)  No
        Offsets.
        This
        Lease is an absolute net lease, and Rent and all other sums payable by the
        Lessee hereunder shall be paid without notice except as otherwise expressly
        provided herein, and the Lessee shall not be entitled to any abatement,
        reduction, setoff, counterclaim, defense or deduction with respect to any
        Rent
        or other sums payable hereunder. The obligations of the Lessee to pay Rent
        and
        all other sums payable hereunder shall not be affected by reason of: (i)
        any
        damage to, or destruction of, the Facility or any part thereof by any cause
        whatsoever (including, without limitation, fire, casualty or act of God or
        enemy
        or any other force majeure event); (ii) any condemnation, including, without
        limitation, a temporary condemnation of the Facility or any part thereof;
        (iii)
        any prohibition, limitation, restriction or prevention of the Lessee's use,
        occupancy or enjoyment of the Facility or any part thereof by any Person
        (other
        than by the Lessor in violation of this Lease); (iv) any matter affecting
        title
        to the Facility or any part thereof; (v) any eviction of the Lessee from,
        or
        loss of possession by the Lessee of, the Facility or any part thereof, by
        reason
        of title paramount or otherwise (other than by the Lessor in violation of
        this
        Lease); (vi) any default by the Lessor hereunder or under any other Operative
        Document; (vii) the invalidity or unenforceability of any provision hereof
        or
        the impossibility or illegality of performance by the Lessor or the Lessee
        or
        both; (viii) any action of any Governmental Authority; or (ix) any other
        Loss
        Event, Casualty Occurrence or other cause or occurrence whatsoever, whether
        similar or dissimilar to the foregoing. The Lessee shall remain obliged under
        this Lease in accordance with its terms and shall not take any action to
        terminate, rescind or avoid this Lease, except as expressly provided in Section
        15, notwithstanding any bankruptcy, insolvency, reorganization, liquidation,
        dissolution or other proceeding affecting the Lessor or any action with respect
        to this Lease which may be taken by any trustee, receiver or liquidator or
        by
        any court. The Lessee waives all rights to terminate or surrender this Lease,
        except as expressly provided in Section 15, or to any abatement or deferment
        of
        Rent or other sums payable hereunder. The Lessee hereby waives any and all
        rights now or hereafter conferred by law or otherwise to modify or to avoid
        strict compliance with its obligations under this Lease. All payments made
        to
        the Lessor hereunder as required hereby shall be final and irrevocable, and
        the
        Lessee shall not seek to recover any such payment or any part thereof for
        any
        reason whatsoever, absent manifest error.

       

      (f)  Taxes.
        Subject
        to the Lessee's contest rights under Section 13, all payments of Rent and
        all
        other amounts to be paid by the Lessee hereunder to the Lessor shall be made
        without deduction for, and free from, any taxes, imposts, levies, duties,
        deductions or withholdings of any nature now or at any time hereafter imposed
        by
        any Governmental Authority or by any taxing authority thereof or therein
        imposed
        or levied upon, assessed against or measured by any Rent or other sums payable
        hereunder excluding taxes imposed on or measured by the net income or net
        worth
        of the Lessor or any Lease Participant and franchise taxes imposed on the
        Lessor
        or any Lease Participant, and any tax arising by reason of a connection between
        the Lessor or any Lease Participant or the jurisdiction of the Lessor or
        any
        Lease Participant or the Applicable Funding Office of the Lessor or any Lease
        Participant and the jurisdiction imposing such tax (all such non-excluded
        taxes,
        imposts, levies, duties, deductions or withholdings of any nature being
“Taxes”).
        In
        the event that the Lessee is required by applicable law to make any such
        withholding or deduction of Taxes with respect to any Rent or other amount,
        the
        Lessee shall pay such deduction or withholding to the applicable taxing
        authority, shall promptly furnish to the Lessor or such Lease Participant
        in
        respect of which such deduction or withholding is made all receipts and other
        documents evidencing such payment and shall pay to the Lessor or such Lease
        Participant additional amounts as may be necessary in order that the amount
        received by the Lessor or such Lease Participant after the required deduction
        or
        withholding shall equal the amount the Lessor or such Lease Participant would
        have received had no such deduction or withholding been made. In addition,
        the
        Lessee agrees that it will promptly pay all other Impositions imposed upon
        or
        levied or assessed against the Facility or any part thereof, or against the
        Lessor or any Lease Participant in connection with the transactions contemplated
        by this Lease and the other Operative Documents, or any sums levied in
        connection with the execution, delivery or recording of the Operative Documents,
        and will furnish to the Lessor or any Lease Participant upon request copies
        of
        official receipts or other proof evidencing such payment; provided,
        however,
        that
        the Lessee shall not be obligated to pay (i) any Impositions that are excluded
        from the definition of Taxes; or (ii) any Impositions attributable to the
        gross
        negligence or willful misconduct of the Lessor or any Lease Participant.
        The
        Lessee further agrees that, subject to its contest rights under Section 13,
        it
        will, at its expense, do all things required to be done by the Lessor in
        connection with the levy, assessment, billing or payment of any Impositions
        that
        it is required to pay pursuant to the preceding sentence, and is hereby
        authorized by the Lessor or any Lease Participant to act for and on its behalf
        in any and all such respects and to prepare and file, on behalf of the Lessor
        or
        any Lease Participant, all tax returns and reports required to be filed by
        the
        Lessor or any Lease Participant (other than federal income tax returns and
        documents related thereto, subject to Section 25) concerning the Facility.
        The
        Lessee's payment obligations under this Section 3(f) shall survive the
        termination of this Lease. In the event that any withholding or deduction
        from
        any payment to be made by the Lessee hereunder is required in respect of
        any
        Imposition pursuant to any Governmental Requirement, then the Lessee
        will:

       

      (1) pay
        directly to the relevant Governmental Authority the full amount required
        to be
        so withheld or deducted;

       

      (2) promptly
        forward to the Lessor, if available, an official receipt or other documentation
        satisfactory to the Lessor evidencing such payment to such Governmental
        Authority; and

       

      (3) pay
        to
        the Lessor or any Lease Participant, as applicable, such additional amount
        or
        amounts as is necessary to ensure that the net amount actually received by
        the
        Lessor or such Lease Participant will equal the full amount the Lessor or
        such
        Lease Participant would have received had no such withholding or deduction
        been
        required.

       

      (g)  Payments
        to the Lessor; Payments to the Administrative Agent on Lessor’s
        Behalf.
        The
        Lessee acknowledges and agrees that, pursuant to Section 10.02 of the Investment
        Agreement, Lessor and the Lease Participants have appointed the Administrative
        Agent to, among other things, receive on their behalf and for their account
        all
        payments which are otherwise to be made directly to Lessor or the Lease
        Participants, as applicable, under the Operative Documents and to disburse
        on
        behalf of Lessor all payments which are otherwise to be made by Lessor under
        the
        Operative Documents, and Lessee agrees that it shall pay all amounts due
        under
        this Lease to the Lessor or the Lease Participants directly to the
        Administrative Agent on the Lessor’s or Lease Participants’ behalf, as
        applicable, and for the Lessor’s or Lease Participants’ account, as applicable.
        Receipt of any such payments by the Administrative Agent shall constitute
        constructive receipt thereof by the Lessor or the Lease Participants, as
        applicable. All such payments required to be made to the Lessor shall be
        made
        not later than 1:00 P.M., Charlotte, North Carolina, time, on the date due,
        in
        immediately available funds, to such account as the Lessor shall specify
        from
        time to time by notice to the Lessee. Whenever any payment to be made shall
        otherwise be due on a day which is not a Business Day, except as otherwise
        expressly provided herein or in the Investment Agreement, such payment shall
        be
        made on the next succeeding Business Day and such extension shall be included
        in
        computing Rent, interest, yield and fees, if any, in connection with such
        payment.

       

      (h)  Default
        Rate.
        The
        Lessee shall pay on demand to the Lessor interest at the Default Rate on
        all
        amounts payable by the Lessee to the Lessor hereunder or under the Operative
        Documents in respect of overdue principal of, Yield on, and other amounts
        owing
        in respect of all Rent and all other amounts payable under this Lease, the
        Investment Agreement or any of the other Operative Documents, from the due
        date
        thereof until paid in full.

       

      Section
        4.   Anti-Terrorism
        Laws.
        Lessee
        shall, at its expense, comply with all Anti-Terrorism Laws and will comply
        in
        all respects with all terms and conditions set forth in the Investment Agreement
        relating to Anti-Terrorism Laws, all of which are incorporated herein by
        this
        reference.

       

      Section
        5.   Title
        to
        Facility.

       

      Title
        to
        all components of the Facility are vested in and shall remain in the Lessor,
        and
        such components shall be subject to the terms and conditions of this
        Lease.

       

      Section
        6.   Title
        to Remain in the Lessor.

       

      The
        Lessor shall own 100% of the ground lease of the Site and the legal and
        beneficial interest in the remainder of the Facility. All accessories,
        equipment, parts, fixtures and devices affixed or placed on the Facility
        from
        time to time by the Lessee, other than “Excluded
        Equipment,”
and
        all modifications, alterations, renovations or improvements to the Facility
        made
        by the Lessee shall be and become part of the Facility for the purposes of
        this
        Lease and shall be Property of the Lessor subject to the terms of this Lease;
        provided that the Lessor's interest in any part of the Facility that is replaced
        by the Lessee pursuant to and as permitted by the terms of this Lease shall
        be
        deemed released from this Lease (and the Collateral) and thereupon become
        the
        Property of the Lessee automatically, without further action by the Lessor,
        and
        the Lessor shall perform all acts and execute all documents that the Lessee
        reasonably requests to give effect to the foregoing at the expense of the
        Lessee, including the execution and delivery of bills of sale and other
        documents of transfer. This Lease shall not give or grant to the Lessee any
        right, title or interest in or to the Facility, except the rights expressly
        conferred by this Lease. The term “Excluded
        Equipment”
shall
        mean any computer equipment, telephone equipment, copier equipment, facsimile
        equipment or other office equipment which is (i) acquired by the Lessee with
        its
        own funds or leased under separate lease agreements from third party lessors
        and
        not acquired in whole or in part with the proceeds of Lessor Investments,
        and
        (ii) does not constitute a modification or replacement of or supplement or
        accession to any part of the Facility. 

       

      Section
        7.   Maintenance
        of the Facility; Operations.

       

      (a)  The
        Lessee shall, and it shall require and cause any and all employees, contractors,
        subcontractors, agents, representatives, affiliates, consultants and occupants
        at the Lessee's own cost and expense to: (i) cause the Facility to be maintained
        in all material respects in good operating order, repair and condition, in
        accordance with prudent industry practice and any applicable manufacturer's
        or
        supplier's manuals or warranties, subject to normal wear and tear, and take
        all
        action, and make all changes and repairs, structural and non-structural,
        foreseen and unforeseen, ordinary and extraordinary, which are required pursuant
        to any Governmental Requirement or Insurance Requirement at any time in effect
        to assure full compliance therewith in all material respects; and (ii) do
        all
        things necessary to prevent the incurrence of any Environmental Damages or
        Environmental Liabilities relating to the Facility or any business conducted
        in
        or relating to the Facility or the Site, and cause the Facility to continue
        to
        have at all times, in all material respects, and in compliance with all
        applicable Governmental Requirements and Insurance Requirements, the capacity
        and functional ability to perform, on a continuing basis (subject to normal
        interruption in the ordinary course of business for maintenance, inspection,
        service, repair and testing) and in commercial operation, the functions for
        which it was designed as specified in the Facility Plan and to be utilized
        commercially for the Permitted Use.

       

      (b)  The
        Lessee shall, and it shall require and cause any and all employees, contractors,
        subcontractors, agents, representatives, affiliates, consultants and occupants
        at the Lessee's own cost and expense to, promptly replace, or cause to be
        replaced, any part of the Facility which may from time to time be incorporated
        or installed in or attached to the Facility, and which may from time to time
        become worn out, lost, stolen, destroyed, seized, confiscated, damaged beyond
        repair, obsolete or permanently rendered unfit for use for any reason
        whatsoever. All replacement parts shall be free and clear of all Liens other
        than Permitted Liens, and, except for temporary accessions and replacement
        parts
        utilized pending installation of permanent replacement parts, shall be of
        a type
        customarily used in the industry at such time for such purpose, shall be
        in as
        good operating condition as, and shall have a utility and useful life at
        least
        equal to, the parts replaced (assuming such replaced parts were in the condition
        and repair required to be maintained by the terms hereof) and shall have
        a value
        at least equal to the parts replaced (assuming such replaced parts were in
        the
        condition and repair required to be maintained by the terms
        hereof).

       

      (c)  Notwithstanding
        the provisions of Section 8 and the foregoing provisions of this Section
        7, the
        Lessee shall not (except as may be required by any Governmental Requirement)
        remove, replace or alter any part of the Facility or affix or place any
        accessory, equipment, part or device on any part of the Facility, if such
        removal, replacement, alteration or addition would impair the originally
        intended function or use of the Facility so as to materially reduce the value
        of
        the Facility taken as a whole, or materially decrease the estimated useful
        life
        of the Facility.

       

      (d)  The
        Lessor shall not be required in any way to maintain, repair or rebuild the
        Facility or any part thereof and the Lessee waives any right it may now or
        hereafter have to make any repairs at the expense of the Lessor pursuant
        to any
        Governmental Requirement at any time in effect or otherwise.

       

      (e)  The
        Lessee shall, and it shall require and cause any and all employees, contractors,
        subcontractors, agents, representatives, affiliates, consultants and occupants
        at the Lessee's own cost and expense to: (i) comply in all material respects
        with all applicable Environmental Requirements with regard to the Facility
        and
        all parts thereof; and (ii) use, employ, process, emit, generate, store,
        handle,
        transport, dispose of and/or arrange for the disposal of, any and all Hazardous
        Materials in, on or, directly or indirectly, related to or in connection
        with
        the Facility or any part thereof in a manner consistent with prudent industry
        practice and in compliance with any applicable Environmental Requirement.
        The
        Lessor and the Lessee hereby acknowledge and agree that the Lessee's obligations
        hereunder with respect to Environmental Requirements are intended to bind
        the
        Lessee with respect to matters and conditions involving the Facility or any
        part
        thereof.

       

      Section
        8.   Modifications.

       

      (a)  The
        Lessee shall make no modifications, alterations, renovations or improvements
        to
        the Facility without the prior written consent of the Lessor, provided however,
        that subject to the terms of Section 8(b), the Lessee shall have the right
        to
        make modifications, alterations, renovations or improvements to the Facility
        so
        long as such modifications, alterations, renovations or improvements do not
        (except as may be required by any Governmental Requirement) (i) materially
        reduce the value of the Facility as a whole; (ii) materially and adversely
        affect the capacity and performance of the Facility on a continuing basis
        in
        commercial operation of the function for which the Facility was designed
        as
        specified in the Facility Plan; (iii) materially deviate from the Facility
        Plan;
        or (iv) materially and adversely affect the estimated useful life of the
        Facility. Within 20 Business Days of the end of each calendar quarter, an
        Authorized Officer of the Lessee shall deliver to the Lessor a schedule
        certifying to the Lessor's reasonable satisfaction: (x) the nature of the
        repairs, replacements, modifications, alterations, renovations or improvements
        to the Facility made during such quarter having a cost of at least $500,000
        at
        the time made, and (y) that the Facility continues to have, in all material
        respects, the capacity and functional ability to perform on a continuing
        basis
        (subject to normal interruption in the ordinary course of business for
        maintenance, inspection, service, repair and testing) and in commercial
        operation, the functions for which it was designed as specified in the Facility
        Plan or, if not, specifying the reason for any such deficiency, including,
        without limitation, the occurrence and nature of any Loss Event or Casualty
        Occurrence with respect to the Facility.

       

      (b)  If
        the
        Lessee determines that any part of the Facility is no longer necessary for
        the
        performance of the Facility on a continuing basis in commercial operation
        of the
        function for which the Facility was designed as specified in the Facility
        Plan,
        then the Lessee (except when such action or removal may be required by any
        applicable Governmental Requirement, in which event, the Lessee shall promptly
        give the Lessor notice of such action or removal) shall give the Lessor at
        least
        30 days' notice prior to taking any action as the result of such determination
        and shall not remove any such part unless and until the Lessor has determined
        that (i) such part is no longer necessary for the performance of the Facility
        on
        a continuing basis in commercial operation of the function for which the
        Facility was designed in all material respects as specified in the Facility
        Plan, (ii) removal of such part does not materially reduce the value of the
        Facility as a whole, and (iii) removal of such part does not materially decrease
        the estimated useful life of the Facility. This Section 8(b) shall not apply
        to
        worn out or obsolete Property or damaged Property (to the extent such damage
        does not constitute a Casualty Occurrence or Loss Event) removed and replaced
        by
        the Lessee in accordance with Section 7(b).

       

      Section
        9.   Further
        Assurances.

       

      The
        Lessee, at its expense, shall execute, acknowledge and deliver from time
        to time
        such further counterparts of this Lease or a memorandum of this Lease acceptable
        to the Lessor or such affidavits, certificates, certificates of title, bills
        of
        sale, financing and continuation statements, consents and other instruments
        as
        may be required by applicable law or reasonably requested by the Lessor in
        order
        to evidence the Lessor's ground lease of the Site and title to the remainder
        of the
        Facility and the Lessor's interests in this Lease, and shall, at the Lessee's
        expense, cause such documents to be recorded, filed or registered in such
        places
        as the Lessor reasonably may request and to be re-recorded, refiled or
        re-registered in such places as may be required by applicable law or at such
        times as may be required by applicable law in order to maintain and continue
        in
        effect the recordation, filing or registration thereof. The Lessor shall
        not
        grant or create any Lien on the Facility to any Person except Permitted Liens,
        Liens in favor of the Lessor (for itself and in trust for the Lease
        Participants) and Liens pursuant to this Lease, the Security Instruments
        and the
        other Operative Documents.

       

      Section
        10.   Compliance
        with Governmental Requirements and Insurance Requirements: Related
        Contracts.

       

      The
        Lessee, at its expense, will comply with all Governmental Requirements
        applicable to the Facility or any part thereof or the ownership, construction,
        operation, mortgaging, occupancy, possession, use, non-use or condition of
        the
        Facility or any part thereof, all Insurance Requirements, and all instruments,
        contracts or agreements affecting title to ownership of the Facility or any
        part
        thereof. In addition, the Lessee (as Lessee under this Lease or as Lessor’s
        agent in accordance with Section 8.30 of the Investment Agreement), so long
        as
        Lessor (acting, in accordance with Section 9.02(a) of the Investment Agreement,
        of its own accord or at the direction of the Majority Funding Parties) has
        not
        commenced the exercise of remedies under the Operative Documents, is hereby
        authorized by the Lessor to, and shall, fully and promptly keep, observe,
        perform and satisfy on behalf of the Lessor any and all obligations, conditions,
        covenants and restrictions of or on the Lessor or the Lessee under any and
        all
        Related Contracts so that there will be no default thereunder and so that
        the
        other parties thereunder shall be, and remain at all times, obliged to perform
        their obligations thereunder, and the Lessee, to the extent within its control,
        shall not permit to exist any condition, event or fact that could allow or
        serve
        as a basis or justification for any such Person to avoid such
        performance.

       

      Section
        11.   Condition
        and Use of Facility; Quiet Enjoyment.

       

      (a)  THE
        FACILITY IS LEASED AND THE LESSEE ACCEPTS AND TAKES POSSESSION OF THE FACILITY
        AS IS, WHERE IS, AND WITH ALL FAULTS AND IN THE CONDITION THEREOF AND SUBJECT
        TO
        THE RIGHTS OF ANY PARTIES IN POSSESSION THEREOF, THE STATE OF THE TITLE THERETO,
        THE RIGHTS OF OWNERSHIP THEREIN AND SUBJECT TO ALL GOVERNMENTAL REQUIREMENTS
        NOW
        IN EFFECT OR HEREAFTER ADOPTED, IN EACH CASE AS IN EXISTENCE WHEN THE SAME
        FIRST
        BECOMES SUBJECT TO THIS LEASE, WITHOUT REPRESENTATIONS AND WARRANTIES OF
        ANY
        KIND AS TO TITLE BY THE LESSOR (OTHER THAN, AS TO THE LESSOR, THE ABSENCE
        OF ANY
“LESSOR LIENS,” AS DEFINED IN SECTION 16(a) HEREOF), ANY LEASE PARTICIPANT OR
        ANY PERSON ACTING ON BEHALF OF ANY OF THEM. THE LESSEE ACKNOWLEDGES AND AGREES
        THAT THE FACILITY HAS NOT BEEN SELECTED BY THE LESSOR, ANY LEASE PARTICIPANT,
        ARRANGER, OR ADMINISTRATIVE AGENT THAT NONE OF THE LESSOR, ANY LEASE
        PARTICIPANT, ARRANGER, OR ADMINISTRATIVE AGENT HAS SUPPLIED ANY SPECIFICATIONS
        WITH RESPECT TO THE FACILITY AND THAT NONE OF THE LESSOR, ANY LEASE PARTICIPANT,
        ARRANGER, OR ADMINISTRATIVE AGENT (I) IS A VENDOR OF, OR MERCHANT OR SUPPLIER
        WITH RESPECT TO, ANY OF THE PROPERTY COMPRISING THE FACILITY OR ANY PROPERTY
        OF
        SUCH KIND, (II) HAS MADE ANY RECOMMENDATION, GIVEN ANY ADVICE OR TAKEN ANY
        OTHER
        ACTION WITH RESPECT TO THE CHOICE OF ANY MANUFACTURER, SUPPLIER OR TRANSPORTER
        OF, OR ANY VENDOR OF OR OTHER CONTRACTOR, INCLUDING, WITHOUT LIMITATION,
        WITH
        RESPECT TO PROPERTY COMPRISING THE FACILITY, (III) HAS AT ANY TIME HAD PHYSICAL
        POSSESSION OF ANY SUCH PROPERTY, (IV) HAS MADE OR IS MAKING ANY WARRANTY,
        EXPRESS OR IMPLIED, RELATING TO THE FACILITY, INCLUDING WITHOUT LIMITATION,
        WITH
        RESPECT TO TITLE, MERCHANTABILITY, FITNESS FOR A PARTICULAR PURPOSE OR
        OTHERWISE, THE DESIGN, CONDITION, QUALITY OF MATERIAL OR WORKMANSHIP, CONFORMITY
        TO SPECIFICATIONS, FREEDOM FROM PATENT OR TRADEMARK INFRINGEMENT, ABSENCE
        OF ANY
        LATENT OR OTHER DEFECTS, WHETHER OR NOT DISCOVERABLE, WHETHER ARISING PURSUANT
        TO THE UCC OR ANY OTHER PRESENT OR FUTURE LAW OR OTHERWISE, OR COMPLIANCE
        WITH
        APPLICABLE PERMITS OR OTHER GOVERNMENTAL REQUIREMENTS, OR (V) SHALL BE LIABLE
        FOR INCIDENTAL OR CONSEQUENTIAL DAMAGES (INCLUDING LIABILITY IN TORT, STRICT
        OR
        OTHERWISE). IN THE EVENT OF ANY DEFECT OR DEFICIENCY OF ANY NATURE IN THE
        FACILITY OR ANY PROPERTY OR OTHER ITEM CONSTITUTING A PART THEREOF, WHETHER
        PATENT OR LATENT, NONE OF THE LESSOR, ANY LEASE PARTICIPANT, ARRANGER, OR
        ADMINISTRATIVE AGENT SHALL HAVE ANY RESPONSIBILITY OR LIABILITY WITH RESPECT
        THERETO. THE PROVISIONS OF THIS SECTION 11 HAVE BEEN NEGOTIATED AND ARE INTENDED
        TO BE A COMPLETE EXCLUSION AND NEGATION OF ANY AND ALL WARRANTIES, EXPRESS
        OR
        IMPLIED, BY THE LESSOR, THE LEASE PARTICIPANTS, ARRANGER, AND ADMINISTRATIVE
        AGENT WITH RESPECT TO THE FACILITY OR ANY PROPERTY OR OTHER ITEM CONSTITUTING
        A
        PART THEREOF, WHETHER ARISING PURSUANT TO THE UCC OR ANY OTHER LAW NOW OR
        HEREAFTER IN EFFECT.

       

      (b)  The
        Lessor hereby assigns to the Lessee, until the occurrence of a Cancellation
        Event or Termination Event hereunder, the benefits in respect of any Vendor's
        warranties or undertakings, express or implied, relating to the Facility
        (including any labor, equipment or parts supplied therewith), and, to the extent
        assignment of the same is prohibited or precludes enforcement of any such
        warranty or undertaking, the Lessor hereby subrogates the Lessee to its rights
        in respect thereof. The Lessor hereby authorizes the Lessee, at the Lessee's
        expense, to assert any and all claims and to prosecute any and all suits,
        actions and proceedings, in its own name or in the name of the Lessor, in
        respect of any such warranty or undertaking and, except during the continuance
        of an Event of Default, or after the occurrence of a Cancellation Event or
        Termination Event hereunder, to retain the proceeds received, and after the
        termination of this Lease or after the occurrence of a Cancellation Event
        or
        Termination Event, to pay the same in the form received (with any necessary
        endorsement) to the Lessor.

       

      (c)  The
        Lessee may use the Facility for the Permitted Use provided that the value
        of the
        Facility is not diminished by any such use other than as a result of normal
        wear
        and tear in the ordinary course of business. During the term of this Lease,
        the
        Lessor covenants that unless a Cancellation Event or a Termination Event
        has
        occurred and is continuing and except as may arise under a Permitted Lien
        or as
        may otherwise be contemplated under the Operative Documents, the Lessor will
        not, and will not permit any party claiming by, through or under the Lessor
        to,
        interfere with the peaceful and quiet possession and enjoyment of the Facility
        by the Lessee; provided,
        however,
        that
        the Lessor and the Lease Participants and their respective successors, assigns,
        representatives and agents may, upon reasonable notice to the Lessee, enter
        upon
        and examine the Facility or any part thereof at reasonable times, subject
        to the
        provisions of Section 19; and provided
        further,
        however,
        that
        the Lessor is not hereby warranting the state or quality of the title to
        any
        part of the Facility. Any failure by the Lessor to comply with the foregoing
        provisions of this Section 11(c) shall not give the Lessee any right to cancel
        or terminate this Lease, or to abate, reduce or make reduction from or offset
        against any Rent or other sum payable under this Lease or any other Operative
        Document, or to fail to perform or observe any other covenant, agreement
        or
        obligation hereunder or thereunder. The Lessee will not do, or fail to do,
        or
        permit or suffer to exist any act or thing, which action or thing or failure
        might impair the value, use or usefulness of the Facility for the Permitted
        Use
        in accordance with the design of the Facility, ordinary wear and tear
        excepted.

       

      Section
        12.   Liens.

       

      The
        Lessee will not directly or indirectly create, or permit to be created or
        to
        remain, and at the Lessee's expense will discharge within 30 days of notice
        of
        the filing or assertion thereof, by bond, deposit or otherwise, any Lien
        upon
        the Lease or the Facility except (i) any Lien being contested as permitted
        by
        and in accordance with Section 13, or (ii) Permitted Liens. The Lessor agrees
        that the Lessee shall have during the term of this Lease the exclusive right
        (so
        long as no Event of Default has occurred and is continuing) to grant, create
        or
        suffer to exist Permitted Liens in the ordinary course of business and in
        accordance with prudent industry practices, provided that the fair market
        value
        or use of the Facility or the applicable part thereof for the Permitted Use
        is
        not materially lessened thereby. The Lessor agrees to execute such documents
        and
        take all other actions as shall be reasonably necessary, and otherwise to
        cooperate with the Lessee in connection with the matters described above,
        provided that all reasonable out-of-pocket costs and expenses (including,
        without limitation, reasonable attorneys' fees and expenses) incurred by
        the
        Lessor in connection therewith shall be borne by the Lessee, and the Lessor
        shall not be required to execute any document that would, in the opinion
        of the
        Lessor, materially and adversely affect the value or use of the Facility
        or any
        part thereof for the Permitted Use or otherwise materially and adversely
        affect
        the transactions contemplated by the Operative Documents or the interests
        of the
        Lessor or the Lease Participants in the Facility or under the Operative
        Documents or otherwise.

       

      (a)  The
        Lessor will not directly or indirectly create, or permit to be created or
        to
        remain, and will discharge, any Lien of any nature whatsoever on, in or with
        respect to, its interest in the Facility arising by or through it or its
        actions, except Permitted Liens.

       

      (b)  The
        Lessee will not directly or indirectly sell, transfer, or otherwise dispose
        of
        its interest in the Facility.

       

      Section
        13.   Permitted
        Contests.

       

      Notwithstanding
        any other provision of this Lease to the contrary, after prior written notice
        to
        the Lessor and provided there is no material risk of sale, forfeiture or
        loss of
        the Facility or any material part thereof, the Lessee may at its expense
        contest
        any Imposition which it is required to pay hereunder, by appropriate proceedings
        conducted in good faith and with due diligence, so long as such proceedings
        are
        effective to prevent the collection of such Imposition from the Lessor or
        the
        Lease Participants or against the Facility or any part thereof (or if such
        amounts have been paid by the Lessee under protest in connection therewith);
        provided,
        however,
        that
        the actions of the Lessee, as authorized by this Section 13, shall be subject
        to
        the express written consent of the Lessor if such actions would subject the
        Lessor or any such Lease Participant or the Facility or any part thereof
        to any
        liability or loss not indemnified in full by the Lessee hereunder or any
        sanction, criminal or otherwise, for failure to pay any such Imposition.
        The
        Lessee will pay, and save the Lessor and each such Lease Participant harmless
        against, all losses, Judgments and reasonable costs, including reasonable
        attorneys' fees and expenses, in connection with any such contest and will,
        promptly after the final determination of such contest, pay and discharge
        the
        amounts which shall be imposed or determined to be payable therein, together
        with all penalties, costs and expenses incurred in connection therewith.
        The
        Lessee shall prevent any foreclosure, judicial sale, taking, loss or forfeiture
        of the Facility or any part thereof, or any interference with or deductions
        from
        any Rent or any other sum required to be paid by the Lessee hereunder by
        reason
        of such nonpayment or nondischarge of an Imposition. The Lessor shall cooperate
        with the Lessee in any contest and shall allow the Lessee to conduct such
        contest (in the name of the Lessor, if necessary) at the Lessee's sole cost
        and
        expense; and the Lessee shall indemnify and hold the Lessor harmless from
        and
        against all liabilities, costs and expenses in connection with such contest.
        The
        Lessee shall notify the Lessor of each such proceeding within 10 days after
        the
        commencement thereof, which notice shall describe such proceeding in reasonable
        detail.

       

      Section
        14.   Insurance,
        etc.

       

      (a)  The
        Lessee will, at its own expense, purchase and maintain, or cause to be purchased
        and maintained throughout the term of this Lease, insurance with respect
        to its
        business and the Facility in accordance with the requirements of Schedule
        14.

       

      (b)  The
        Lessee shall bear all risk of loss (including any Loss Event or Casualty
        Occurrence), whether by casualty, theft, taking, confiscation or otherwise,
        with
        respect to the Facility or any part thereof, at all times during the term
        of
        this Lease until possession of the Facility has been accepted by the Lessor
        pursuant to Section 17.

       

      (c)  So
        long
        as no Termination Event or Cancellation Event shall have occurred, any payments,
        whether constituting insurance proceeds, amounts paid by any Governmental
        Authority or otherwise, received by the Lessee or the Lessor upon the occurrence
        of any loss with respect to the Facility or part thereof (other than a Casualty
        Occurrence), whether as a result of casualty, theft, taking or other
        confiscation, shall be applied in payment for necessary repairs and replacement
        to the Facility in accordance with Section 7 or, to the extent the costs
        of such
        repairs and replacement shall have been paid by the Lessee, to reimburse
        the
        Lessee. The Lessee shall be entitled to retain any excess funds remaining
        after
        necessary repairs and replacements have been completed and all costs therefor
        paid in full. Upon the occurrence of any Termination Event or Cancellation
        Event, the Lessor shall be entitled to receive and retain any such payments
        for
        application to the obligations of the Lessee hereunder.

       

      (d)  Upon
        a
        Casualty Occurrence, the Lessee shall give prompt notice thereof to the Lessor
        and shall within 60 days of the date of such Casualty Occurrence either (i)
        offer to purchase the whole of the Facility for the Purchase Price as provided
        in Section 15(b)(ii), or (ii) provide the Lessor with a replacement plan
        acceptable to the Lessor setting forth how the Lessee shall replace, or cause
        to
        be replaced, at the Lessee's own cost and expense, in no event later than
        the
        Scheduled Lease Termination Date such part of the Facility that is the subject
        of a Casualty Occurrence in accordance with this Section 14(d) and Section
        7. If
        the Lessee chooses the option set forth in clause (ii) of the preceding
        sentence, within the later to occur of (x) 60 days after the date of the
        Casualty Occurrence and (y) satisfaction of all applicable Governmental
        Requirements, and obtaining all authorizations of Governmental Authorities,
        required therefor (but in no event later than 180 days after the date of
        the
        Casualty Occurrence), the Lessee shall have commenced repairs or replacements
        as
        specified in the replacement plan and shall thereafter proceed diligently
        with
        such repairs and replacements to completion. After completion of the repairs
        and
        replacements, the Lessee shall demonstrate to the satisfaction of the Lessor
        that operations, capacity and production from the Facility have been restored
        to
        the standards required for “Completion” (as such term was defined and used in
        the Original Lease Documents).

       

      (e)  All
        replacement Property of the Facility (other than temporary replacement parts
        and
        equipment installed pending installation of permanent replacement Property)
        installed pursuant to Section 14(d) shall be free and clear of all Liens
        except
        Permitted Liens, and shall be in as good operating condition as, and shall
        have
        a value and utility at least equal to, the Property replaced immediately
        prior
        to the Casualty Occurrence to which such Property was subject. For purposes
        of
        this Lease (including without limitation Section 14(d) and Section 7), the
        Funded Amount and book value of the replacement Property shall be deemed
        to
        equal the Funded Amount and book value of the part(s) replaced thereby. All
        Property of the Facility at any time removed from this Lease pursuant to
        Section
        14(d) and Section 7 shall remain the property of the Lessor, no matter where
        located, until such time as insurance proceeds have been received by the
        Lessor
        at least equal to the book value of such part of the Facility or such part
        shall
        be replaced by suitable items that have been incorporated or installed on
        or
        attached to the Facility and that meet the requirements specified above.
        Immediately upon any permanent replacement Property becoming incorporated
        or
        installed on or attached to the Facility as provided above, without further
        act,
        such permanent replacements shall become subject to this Lease and be deemed
        part of the Facility for all purposes hereof to the same extent as any other
        parts of the Facility. All amounts of insurance proceeds for Property losses
        and
        all other proceeds (whether resulting from damage or destruction or from
        condemnation, confiscation or seizure) relating to the Facility shall be
        held
        and released, together with accrued interest thereon, as hereinafter provided.
        So long as a Cancellation Event or Termination Event shall not have occurred,
        and provided that the Lessor shall have received a written application of
        the
        Lessee accompanied by a certificate of an Authorized Officer of the Lessee
        showing in reasonable detail the nature of any necessary repair, rebuilding
        and
        restoration, the actual cash expenditures necessary for such repair, rebuilding
        and restoration, the expected total expenditures required to complete such
        work
        and evidence that sufficient funds are or will be available to complete such
        work on a timely basis (such certificate to be acceptable to the Lessor in
        all
        respects), then the amount of such proceeds, together with accrued interest
        thereon, shall be released by the Lessor immediately upon receipt of such
        certification or, if applicable, from time to time on the last Business Day
        of
        each month during the period of repair, rebuilding and restoration in payment
        therefor against presentation to the Lessor of a certificate executed by
        an
        Authorized Officer of the Lessee to the effect that expenditures have been
        made,
        or costs incurred, by or for the account of the Lessee or are reasonably
        anticipated to be made during the immediately following one month period
        in a
        specified amount for the purposes of making repairs, rebuilding and restoration
        in the amounts specified, that no Event of Default, Cancellation Event or
        Termination Event exists and all conditions precedent herein provided relating
        to such withdrawal and payment have been satisfied. Upon the occurrence of
        any
        Termination Event or Cancellation Event, the Lessor shall be entitled to
        retain
        all such proceeds for application to the obligations of the Lessee
        hereunder.

       

      (f)  If
        any
        Loss Event or Casualty Occurrence shall occur, the Lessee shall promptly
        notify
        the Lessor of such event in writing.

       

      Section
        15.   Termination;
        Cancellation; Purchase Option.

       

      (a) (i) The
        termination of this Lease (A) on the Scheduled Lease Termination Date or
        (B) by
        reason of the occurrence of a Limited Recourse Event of Default and the delivery
        by the Lessor (acting, in accordance with Section 9.02(f) of the Investment
        Agreement, of its own accord or at the direction of the Majority Funding
        Parties) to the Lessee of a notice stating that the Lessor elects to terminate
        this Lease by reason of the occurrence of such Limited Recourse Event of
        Default, in which case the Lease Termination Date will be the 5th Business
        Day
        after the date of delivery of said notice to the Lessee, shall be a
“Termination
        Event,”
the
        effect of which shall be to cause this Lease to terminate on the applicable
        Lease Termination Date.

       

      (ii) If
        a
        Termination Event occurs, the Lessee, on the Lease Termination Date, shall,
        in
        accordance with the terms of Section 2(b), without further notice or demand
        to
        the Lessee, either

       

      (A) purchase
        the Facility from the Lessor for the Purchase Price; or

       

      (B) so
        long
        as no Cancellation Event has occurred:

       

      (i) pay
        to
        the Lessor the Final Rent Payment and provide to the Lessor a satisfactory
        update of the Environmental Assessment; and

       

      (ii) attempt
        to sell (until such time as the Lessor shall have terminated, in accordance
        with
        Section 8.30 of the Investment Agreement, the Lessee's obligation to so attempt
        to sell the Facility), subject to the Lessor's prior written approval, the
        Facility, as agent for the Lessor, without recourse or warranty by the Lessor,
        to a Person not affiliated with Lessee for a net cash purchase price not
        less
        than, and remit to the Lessor the net cash sales proceeds equal to (unless
        otherwise approved by all of the Funding Parties), the Termination Value
        less
        any amount paid pursuant to Section 15(a)(ii)(B)(i), with Lessee’s being
        entitled to retain for its own account the amount by which such proceeds
        exceed
        the Termination Value. The Lessor shall also have the right (but not the
        obligation) to sell the Facility and/or solicit bids, each in its sole and
        absolute discretion. 

       

      (b) (i) Each
        of
        the following events shall be a “Cancellation
        Event”,
        the
        effect of which shall be to cause this Lease to be terminated in accordance
        with
        the following provisions on the “Cancellation
        Date”
        specified:

       

      (A) the
        occurrence of (1) a Lease Event of Default (other than a Lease Event of Default
        under Section 17(a)(iv) hereof, a Lease Event of Default occurring by virtue
        of
        an Event of Default under Section 9.01(h) or (i) of the Investment Agreement,
        or
        a Limited Recourse Event of Default) and the delivery by the Lessor to the
        Lessee of a notice stating that the Lessor (acting, in accordance with Section
        9.02(a) of the Investment Agreement, of its own accord or at the direction
        of
        the Majority Funding Parties) elects to terminate this Lease by reason of
        the
        existence of such Lease Event of Default, in which cases the Cancellation
        Date
        will be the 5th Business Day after the date of delivery of said notice to
        the
        Lessee, or (2) a Lease Event of Default under Section 17(a)(iv) hereof or
        a
        Lease Event of Default occurring by virtue of an Event of Default under Section
        9.01(h) or (i) of the Investment Agreement in which cases the Cancellation
        Date
        shall occur immediately upon the occurrence of such Lease Event of Default;
        or

       

      (B) the
        occurrence of a Loss Event, in which case the Cancellation Date shall be
        the 5th
        Business Day after such event occurs; or 

       

      (C) the
        occurrence of a Casualty Occurrence in respect of the Facility and the failure
        of the Lessee to purchase the Facility or to replace or repair the Facility
        or
        such part thereof in accordance with, and within the time required by, Section
        14(d), and the delivery by the Lessor (acting at the direction of the Majority
        Funding Parties) to the Lessee of a notice after the expiration of such time
        stating that the Lessor elects to terminate this Lease by reason of the
        existence of such Casualty Occurrence, in which case the Cancellation Date
        shall
        be the 5th Business Day after the date of delivery of said notice.

       

      (ii) If
        a
        Cancellation Event occurs, the Lessee, on the Cancellation Date, shall, without
        further notice or demand to the Lessee, either (A) purchase the Facility
        from
        the Lessor for the Purchase Price, or (B) pay to the Lessor the Termination
        Value. 

       

      (c) The
        Lessee may, from time to time and at any time following the 3rd anniversary
        of
        the Lease Commencement Date, deliver to the Lessor notice of its intent to
        terminate this Lease, in which case the Lessee shall purchase the Facility
        from
        the Lessor for the Purchase Price on any Rent Payment Date that is not less
        than
        30 nor more than 60 days after such notice (the “Option
        Date”).
        Upon
        payment in full of the Purchase Price, this Lease shall terminate.

       

      (d) This
        Lease shall cease and terminate on the Lease Termination Date, and payment
        of
        all amounts payable by the Lessee on such date, except with respect to (i)
        obligations and liabilities of the Lessee, actual or contingent, which arose
        under this Lease, or by reason of events or circumstances occurring or existing,
        on or prior to its termination, and which have not been satisfied (which
        obligations shall continue until satisfied and which include, but are not
        limited to, obligations for Rent and the Termination Value, the Purchase
        Price
        and amounts owing pursuant to Section 16), and (ii) obligations of the Lessee
        which by the terms of this Lease expressly survive termination. Promptly
        after
        either the Lessee or the Lessor shall learn of the happening of any Termination
        Event or Cancellation Event, such party shall give notice thereof to the
        other
        party hereto.

       

      (e) In
        the
        event the Lessee elects to purchase the Facility upon the occurrence of a
        Termination Event (other than the expiration of this Lease on a Scheduled
        Lease
        Termination Date) or a Cancellation Event, Lessee in its sole discretion
        in
        order to ensure the orderly conveyance of the Facility may postpone the closing
        date for such conveyance (whether or not extended, the “Purchase
        Closing Date”)
        to a
        reasonable date within 60 days following the Lease Termination Date or
        Cancellation Date, as applicable. The Lessor shall notify the Lessee of any
        such
        postponement and the proposed extended Purchase Closing Date in writing on
        or
        before the Lease Termination Date or Cancellation Date, as applicable, and
        the
        Lessee shall be deemed to have been granted a temporary license by the Lessor
        entitling the Lessee to retain possession of the Facility through the Purchase
        Closing Date provided that the Lessee complies with all obligations of the
        Lessee under this Lease as though this Lease were still in full force and
        effect
        (including without limitation, compliance with permitted use, maintenance
        and
        insurance coverage requirements). In the event of an extension of the Purchase
        Closing Date as herein contemplated, the Purchase Price will be calculated
        as of
        such extended Purchase Closing Date. This Section 15(e) shall survive the
        termination of this Lease.

       

      Section
        16.   Transfer
        of Title on Removal of Facility; Expenses of Transfer.

       

      (a)  Upon
        any
        sale or purchase of the Facility permitted by Section 15, the Lessor will
        transfer to the Lessee or the appropriate Third Party all of its title to
        and
        legal and beneficial ownership interest in the Facility (i) free and clear
        of
        any Lien created by, through or under the Lessor other than Permitted Liens
        or
        Liens created at the request of or as a result of the actions of the Lessee
        or
        anyone acting by, through or under the Lessee, or a result of the failure
        of the
        Lessee or the Guarantor to carry out any of their obligations under this
        Lease
        or the other Operative Documents (individually and collectively, as the context
        shall require, the “Lessor
        Liens”),
        and
        (ii) without recourse, representation or warranty of any nature whatsoever
        (except as to the absence of such Liens as aforesaid).

       

      (b)  Whenever
        the Lessee has the right to purchase or transfer to itself the Facility pursuant
        to any provision of this Lease, the Lessee may cause such purchase to be
        effected by, or such transfer to be effected to, any other Person specified
        by
        the Lessee, but in no event shall the Lessee be relieved from any of its
        obligations hereunder as a result thereof.

       

      (c)  Upon
        any
        sale or transfer of the Facility pursuant to any provision of this Lease,
        the
        Lessee shall pay the expenses of the Lessor, including, without limitation,
        reasonable attorneys' fees and expenses, in connection with such sale or
        transfer.

       

      (d)  If,
        on
        the Lease Termination Date or on the Cancellation Date, as applicable, the
        Lessee or any of its Affiliates has not elected to acquire the Facility,
        the
        Lessee shall surrender the Facility to the Lessor free from all Liens except
        Permitted Liens (other than those described in clause (ii)(b) of the definition
        of Permitted Liens), in substantially the same operating condition (except
        for
        ordinary wear and tear) with the remaining original estimated useful life
        contemplated by the Facility Plan intact and having the same capacity and
        efficiency as the Facility had on the Lease Commencement Date, and in compliance
        in all material respects with all Governmental Requirements and Insurance
        Requirements, and free of all Environmental Damages and Environmental
        Liabilities. To evidence the foregoing and accomplish the surrender of the
        Facility, the Lessee shall provide the following items (x) in the event of
        a
        Termination Event under Section 15(a)(i)(A) within 9 months prior to the
        Lease
        Termination Date, with final confirmation of the same at least 30 days but
        not
        more than 60 days prior thereto and (y) in the event of a Termination Event
        under Section 15(a)(i)(B), as soon as practicable but in any event at least
        3
        Business Days prior to the Lease Termination Date or Cancellation Date, as
        applicable, all to be held until the Lease Termination Date or Cancellation
        Date:

       

      (i)
        evidence satisfactory to the Lessor that all Applicable Permits, Related
        Contracts, and all other rights and services reasonably required to operate
        the
        Facility have been, or on or prior to the Lease Termination Date shall be,
        transferred to the Lessor (or the Lessor has been, or on or prior to the
        Lease
        Termination Date or Cancellation Date, as applicable, shall be, given the
        right
        to use each such item) and can be transferred to (or used by) any successor
        or
        assignee of the Lessor without further consent or approval by any Person
        (subject only to normal Governmental Requirements);

       

      (ii)
        conveyancing, assignment, transfer, termination and other documents that,
        in the
        sole discretion of the Lessor and the Lease Participants, are sufficient
        to (A)
        vest in the Lessor (which it holds for itself and in trust for the Lease
        Participants) good and marketable title to the Facility, free and clear of
        all
        Liens except Permitted Liens (other than those described in clause (ii)(b)
        of
        the definition of Permitted Liens) and (B) terminate the rights of the Lessee
        and all other Persons in and to the Facility; 

       

      (iii) 
        evidence
        satisfactory to the Lessor that the Facility has been operated and maintained
        substantially in accordance with the requirements of the Operative Documents,
        all Governmental Requirements, all Applicable Permits and prudent industry
        practices;

       

      (iv)
        evidence satisfactory to the Lessor that the Facility is being used solely
        for
        the Permitted Use and is operating substantially in accordance with the
        requirements set forth in the Facility Plan, meets or exceeds the original
        design specifications and is capable of operating and being used for the
        Permitted Use as set forth in the Facility Plan, and has the remaining original
        estimated useful life contemplated by the Facility Plan;

       

      (v)
        evidence satisfactory to the Lessor, in its sole discretion, that (A) Lessee
        has
        complied with its obligations under Section 8.30, (B) all agreements and
        arrangements to provide the services and rights contemplated by the Section
        8.30
        are in place, executed by the parties thereto, and are valid, enforceable
        and in
        full force and effect on or before the Lease Termination Date or Cancellation
        Date, as applicable and (C) such agreements and arrangements adequately provide
        for the services and other rights contemplated by Section 8.30;

       

      (vi)
        an
        updated Phase 1 Environmental Assessment; and

       

      (viii)
        such other documents, instruments, assessments, investigations, legal opinions,
        surveys and other items as the Lessor may reasonably request to evidence
        to the
        satisfaction of each of the Lessor and the Lease Participants (in each case,
        in
        their sole discretion) that (A) the Lessor has all Property, services, Permits,
        assets and rights necessary to own, operate and maintain the Facility from
        and
        after the Lease Termination Date or Cancellation Date, as applicable, and
        (B) no
        Default, Loss Event or Casualty Occurrence then exists.

       

      To
        the
        extent the Facility is not in the condition required by this Section 16(d),
        the
        Lessee will pay to the Lessor such additional amounts as are reasonably required
        to place it in compliance. The Lessee shall also pay all costs and expenses
        relating to the surrender and clean-up in connection with the surrender of
        the
        Facility as may be required by Governmental Requirements or Insurance
        Requirements or which are otherwise necessary to prevent or remedy any
        Environmental Damages or Environmental Liabilities or to consummate the delivery
        of possession of the Facility to the Lessor hereunder.

       

      Section
        17.   Events
        of Default and Remedies.

       

      (a)  Each
        of
        the following acts or occurrences shall constitute a “Lease
        Event of Default”
        hereunder:

       

      (i)
        default in the payment of the Purchase Price or the Termination Value on
        the
        Cancellation Date or the Purchase Closing Date, as applicable, or in the
        payment
        of the Purchase Price or the Final Rent Payment, as applicable, on the Lease
        Termination Date; or the default in the payment when due of any Basic Rent
        and
        the continuance of such default for 5 Business Days thereafter; or the default
        in the payment when due of any Supplemental Rent, the amount of any Indemnified
        Risk or any other amount due hereunder or under any other Operative Document
        and
        the continuance of such default for 30 days thereafter; or

       

      (ii)
        any
        representation or warranty made or deemed made by the Lessee herein shall
        be
        false or misleading in any material respect on the date made or deemed made;
        or

       

      (iii)
        an
        Event of Default under the Investment Agreement (other than a Limited Recourse
        Event of Default);

       

      (iv)
        the
        Lessee shall fail to observe or perform any covenant or agreement contained
        in
        Sections 12 and 26 of this Lease; or

       

      (v)
        the
        Lessee shall fail to observe or perform any covenant or agreement contained
        (other than those covered by subsections (i) or (iv) above), and such failure
        shall not have been cured within 10 days, with respect to any covenant contained
        in Section 14 of this Lease, and 30 days, with respect to any other provision
        hereof, after the earlier to occur of (A) written notice thereof has been
        given
        to the Lessee by the Lessor (acting, in accordance with Section 9.02(a) of
        the
        Investment Agreement, of its own accord or at the request of the Majority
        Funding Parties) or (B) the chief financial, chief operating, chief legal
        or
        chief accounting officer of the Lessee or the Guarantor otherwise becomes
        aware
        of any such failure; or

       

      (vi)
        Lessee shall abandon the Facility; provided however that for purposes of
        this
        Section 17(a)(vi), the term “abandon”
shall
        not include the mere failure of Lessee to occupy the Facility so long as
        Lessee
        continues to perform its obligations hereunder and other Operative Documents
        including without limitation maintenance of the Facility, maintenance of
        required insurance, compliance with Governmental Requirements and Insurance
        Requirements and payment of all Rent.

       

      (b)  Subject
        to Section 9.02 of the Investment Agreement, upon the occurrence and during
        the
        continuance of any Lease Event of Default, as determined by the Lessor, the
        Lessor (acting, in accordance with Section 9.02(a) of the Investment Agreement,
        of its own accord or at the direction of the Majority Funding Parties) may
        do
        any one or more of the following (without prejudice to the obligations of
        the
        Lessee under Section 15(b)(ii)):

       

      (i)
        proceed by appropriate judicial proceedings, either at law, in equity or
        in
        bankruptcy, to enforce performance or observance by the Lessee of the applicable
        provisions of this Lease, or to recover damages for the breach of any such
        provisions, or any other equitable or legal remedy, all as the Lessor shall
        deem
        necessary or advisable; and/or

       

      (ii)
        by
        notice to the Lessee, either (x) terminate this Lease in accordance with
        Section
        15, whereupon the Lessee's interest and all rights of the Lessee to the use
        of
        the Facility shall forthwith terminate subject to the Lessee's rights under
        such
        Section 15 to acquire the Facility on the Purchase Closing Date as provided
        herein, but the Lessee shall remain liable with respect to its obligations
        and
        liabilities hereunder; or (y) terminate the Lessee's right to possession
        of the
        Facility or any part thereof; and/or

       

      (iii)
        exercise any and all other remedies available under applicable law or at
        equity.

       

      (c)  After
        the
        occurrence and during the continuance of a Cancellation Event or Termination
        Event, in the event the Lessor elects not to terminate this Lease and the
        Lessee
        has not exercised its option under Section 15(c), this Lease shall continue
        in
        effect and the Lessor may enforce all of the Lessor's rights and remedies
        under
        this Lease, including, without limitation, the right to recover the Basic
        Rent
        and Supplemental Rent, and any other yield protection payments and other
        amounts
        with respect thereto, as it becomes due under this Lease or any other Operative
        Documents. For the purposes hereof, the following do not constitute a
        cancellation or termination of this Lease: (i) acts of maintenance or
        preservation of the Facility or any part thereof, (ii) efforts by the Lessor
        to
        relet the Facility or any part thereof, including, without limitation,
        termination of any sublease of the Facility and removal of any tenant from
        the
        Site, (iii) or the appointment of a receiver upon the initiative of the Lessor
        to protect the Lessor's interest under this Lease.

       

      (d)  If
        (i) on
        the Lease Termination Date, the Facility is not acquired by the Lessee or
        its
        designee by payment of the Purchase Price, or (ii) on the Cancellation Date,
        the
        Lessee or its designee has defaulted in its obligation to acquire the Facility
        and pay the Purchase Price, or if applicable, the Termination Value, in
        accordance with Lessee's election under Section 15(b)(ii), then the Lessor
        shall
        have the immediate right of possession of the Facility and the right to enter
        onto the Site and to remove any and all of the Property comprising the Facility,
        and the Lessor may thenceforth hold, possess and enjoy the Facility free
        from
        any rights of the Lessee and any Person claiming by, through or under the
        Lessee. The Lessor shall be under no liability by reason of any such
        repossession or the Facility or entry onto the Site.

       

      (e)  Should
        the Lessor elect to repossess the Facility or any part thereof upon cancellation
        or termination of this Lease or otherwise in the exercise of the Lessor's
        remedies, the Lessee shall peaceably quit and surrender the Facility or any
        such
        part thereof to the Lessor and either (i) deliver possession of the Facility
        to
        the Lessor or (ii) allow Lessor or its agents or assigns to enter onto the
        Facility and the Site to remove any and all of the Property comprising the
        Facility at the expense of the Lessee, and neither the Lessee nor any Person
        claiming through or under the Lessee shall thereafter be entitled to possession
        or to remain in possession of the Facility or any part thereof but shall
        forthwith peaceably quit and surrender the Facility to the Lessor.

       

      (f)  At
        any
        time after the repossession of the Facility or any part thereof, whether
        or not
        this Lease shall have been cancelled or terminated, the Lessor may (but shall
        be
        under no obligation to) relet the Facility or the applicable part thereof
        without notice to the Lessee, for such term or terms and on such conditions
        and
        for such usage as the Lessor in its sole and absolute discretion may determine.
        The Lessor may collect and receive any rents payable by reason of such
        reletting, and the Lessor shall not be liable for any failure to relet the
        Facility or for any failure to collect any rent due upon any such
        reletting.

       

      (g)  The
        remedies herein provided in case of a Lease Event of Default are in addition
        to,
        and without prejudice to, the Lessee's continuing obligations under Section
        15(b)(ii), and shall not be deemed to be exclusive, but shall be cumulative
        and
        shall be in addition to all other remedies existing at law, in equity or
        in
        bankruptcy. The Lessor may exercise any remedy without waiving its right
        to
        exercise any other remedy hereunder or existing at law, in equity or in
        bankruptcy.

       

      (h)  No
        waiver
        by the Lessor hereunder of any Default or Event of Default shall constitute
        a
        waiver of any other or subsequent Default or Event of Default. To the extent
        permitted by applicable law, the Lessee waives any right it may have at any
        time
        to require the Lessor to mitigate the Lessor's damages upon the occurrence
        of a
        Default or Event of Default by taking any action or exercising any remedy
        that
        may be available to the Lessor, the exercise of remedies hereunder being
        at the
        discretion of the Lessor.

       

      Section
        18.   Change
        in the Lessee’s Name or Structure.

       

      The
        Lessee shall not change its name, identity or corporate structure (including,
        without limitation, by any merger, consolidation or sale of substantially
        all of
        its assets) except to the extent permitted by Section 26(a).

       

      Section
        19.   Inspection;
        Right to Enter Premises of the Lessee.

       

      The
        Lessee shall permit, and cause each of its Subsidiaries to permit, the Lessor,
        the Administrative Agent, any Lease Participant or their respective authorized
        representatives but without any obligation to do so) to (i) enter upon the
        Facility at reasonable times upon reasonable advance notice in order to inspect
        the Facility (subject to compliance with applicable safety requirements of
        the
        Lessee and applicable Governmental Requirements) and (ii) examine, audit
        and
        make abstracts from any of their respective books and records and to discuss
        the
        condition, compliance with Governmental Requirements, performance of the
        Facility and the respective affairs, finances and accounts of the Lessee
        with
        their respective officers and independent accountants. The Lessee agrees
        to
        coordinate and assist in such visits and inspections, in each case at such
        reasonable times and as often as may reasonably be desired.

       

      Section
        20.   Right
        to Perform the Lessee’s Covenants; The Administrative Agent.

       

         (a) Subject
        to Section 13, if the Lessee shall fail to make any payment or perform any
        act
        required to be made or performed by it hereunder, the Lessor, upon notice
        to or
        demand upon the Lessee but without waiving or releasing any obligation or
        Default or Event of Default, may (but shall be under no obligation to) at
        any
        time thereafter make such payment or perform such act for the account and
        at the
        expense of the Lessee as, at the Lessor's sole discretion, may be necessary
        or
        appropriate therefor and, upon the occurrence and during the continuance
        of a
        Cancellation Event or Termination Event, may enter upon the Facility for
        such
        purpose and take all such action thereon as, at the Lessor's sole discretion,
        may be necessary or appropriate therefor. No such entry shall be deemed an
        eviction of the Lessee. All sums so paid by the Lessor and all costs and
        expenses (including, without limitation, reasonable attorneys' fees and expenses
        so incurred) shall be paid by the Lessee to the Lessor on demand as Supplemental
        Rent.

       

      (b) In
        accordance with Section 10.02 of the Investment Agreement, Lessee acknowledges
        and agrees that the Administrative Agent has been appointed to undertake,
        on
        Lessor’s and, in certain cases, the Lease Participants’ behalf, certain actions
        with respect to the administration of this Lease, the other Operative Documents,
        and the transactions contemplated herein and therein. Lessee agrees to abide
        by
        the provisions of Section 10.02 of the Investment Agreement and other provisions
        in the Operative Documents in respect of the Administrative Agent’s role and
        function in connection with the administration of the transactions contemplated
        therein, including, without limitation, the payment of Rent and other amounts
        owing under the Operative Documents directly to the Administrative Agent
        for the
        account of the Lessor and the Lease Participants, as applicable, the receipt
        and
        delivery of notices, reports, financial statements, and the like to the
        Administrative Agent on the Lessor’s and the Lease Participants’ behalf, and
        permitting, where applicable, the Administrative Agent to exercise, on the
        Lessor’s and the Lease Participants’ behalf, the rights and remedies afforded
        Lessor under the Operative Documents.

       

      Section
        21.   Participation
        by Co-Lessees or Sublessees.

       

      (a)  Except
        as
        otherwise permitted in this Section 21 or (with respect to the Lessor) Section
        11.06(b)(i) of the Investment Agreement, neither the Lessor nor the Lessee
        may
        assign its rights or obligations under this Lease without the prior consent
        of
        all of the Lease Participants. The Lessor holds the Lien under this Lease
        for
        itself and in trust for the Lease Participants. The Lessor, acting on behalf
        of
        itself and the Lease Participants, shall be entitled to exercise all of the
        rights, remedies, powers and privileges herein conferred upon Lessor (including,
        without limitation, in any bankruptcy proceeding), to give or withhold all
        consents required to be obtained from the Lessor hereunder, to give all notices
        on behalf of the Lessor including notices regarding Rent, the Final Rent
        Payment, and Supplemental Rent due hereunder, to receive all payments to
        be made
        to the Lessor hereunder and to approve any sale of the Facility pursuant
        to
        Section 15 to a Person other than the Lessee or any designee of the Lessee
        or
        for a price less than the Termination Value; provided,
        however,
        that
        nothing herein shall be deemed to be a waiver or relinquishment of the right
        of
        the Lessor to receive Supplemental Rent for its out of pocket costs and expenses
        as described in Section 3(c)(i) or to be indemnified for any matter for which
        Lessor is entitled to indemnification hereunder. Lessee acknowledges and
        agrees
        that certain of Lessor’s and, in certain cases, the Lease Participants’ rights
        and duties under this and the other Operative Documents may be enforced or
        performed, as applicable, by the Administrative Agent on behalf of the Lessor
        or
        the Lease Participants, as further described herein and in Section 10.02
        of the
        Investment Agreement.

       

      (b)  The
        Lessor and the Lessee may from time to time, so long as no Cancellation Event
        or
        Termination Event shall have occurred and be continuing, enter into
        documentation amending this Lease and, as necessary, the other Operative
        Documents, to evidence the undertaking of a Person (a “Co-Lessee”)
        to be
        responsible for all or certain obligations of the Lessee and the attendant
        reduction in the obligations of the Lessee hereunder, subject in every case
        to
        (i) the prior written approval of the Lessor and each Lease Participant,
        each
        acting in its sole discretion in approving said Co-Lessee and the documentation
        amending this Lease and the Operative Documents, it being understood that
        any of
        the Lessor or the Lease Participants may for any reason whatsoever elect
        not to
        grant such approval, in which case this Lease shall not be amended; (ii)
        such
        documentation expressly stating that such assignment is subject and subordinate
        to the terms of this Lease and the Liens created by the Security Instruments;
        and (iii) the Lessee remaining primarily liable for all obligations of the
        tenant of the Facility under this Lease. Any assignment made otherwise than
        as
        expressly permitted by this Section 21(b) shall be null and void and of no
        force
        and effect.

       

      (c)  The
        Lessee may, from time to time, so long as no Default, Event of Default,
        Cancellation Event or Termination Event shall have occurred and be continuing,
        enter into a sublease as to the Facility and such other documentation as
        may be
        necessary with one or more Persons (each a “Sublessee”).
        In
        any event, any documentation executed by the Lessee in connection with the
        subletting of the Facility (i) shall expressly state that such sublease is
        subject and subordinate to the terms of this Lease and the Liens created
        by the
        Security Instruments and (ii) shall not provide for a sublease term ending
        after
        the then current Scheduled Lease Termination Date. The Lessee will furnish
        promptly to the Lessor copies of all subleases and related documentation
        entered
        into by the Lessee from time to time. No sublease permitted by the terms
        hereof
        will reduce in any respect the obligations of the Lessee hereunder, it being
        the
        intent of the Lessee and the Lessor that the Lessee be and remain directly
        and
        primarily liable as a principal for its obligations hereunder. Any sublease
        made
        otherwise than as expressly permitted by this Section 21(c) shall be null
        and
        void and of no force or effect.

       

      Section
        22.   Notices.

       

      Except
        as
        otherwise provided herein, all notices, requests and other communications
        provided for hereunder shall be in writing (including telecopier and other
        readable communication) and mailed by certified mail, return receipt requested,
        telecopied or otherwise transmitted or delivered, if to the Lessee, at 2801
        Highway 280 South, Birmingham, Alabama 35223, Attention: Lance Black,
        Telecopier: 205-268-3642; if to the Lessor, at Wachovia Development Corporation,
        c/o Wachovia Bank, National Association, 301 South College Street, MC NC0174,
        Charlotte, NC 28288, Attention: Gabrielle Braverman, Telecopier: 704-715-0065,
        or, as to each party, at such other address as shall be designated by such
        party
        in a written notice to the other parties. All such notices and communications
        shall, if so mailed, telecopied or otherwise transmitted, be effective when
        received, if mailed, or when the appropriate answer back or other evidence
        of
        receipt is given, if telecopied or otherwise transmitted, respectively. Each
        such notice, request or other communication shall be effective (i) if given
        by
        telecopier, when such telecopy is transmitted to the telecopier number specified
        in this Section and the confirmation is received, (ii) if given by mail,
        72
        hours after such communication is deposited in the mails with first class
        postage prepaid, addressed as aforesaid or (iii) if given by any other means,
        when delivered at the address specified in this Section; provided,
        that
        notices to the Lessor under Section 3 shall not be effective until received.
        A
        notice received by the Lessor by telephone shall be effective if the Lessor
        believes in good faith that it was given by an authorized representative
        of the
        Lessee and acts pursuant thereto, notwithstanding the absence of written
        confirmation or any contradictory provision thereof. In accordance with Section
        10.02 of the Investment Agreement, Lessor and Lessee agree that notice delivered
        by the Lessee to the Administrative Agent shall constitute constructive receipt
        thereof by Lessor and that notice delivered by the Administrative Agent shall
        constitute in all respects notice delivered by the Lessor.

       

      Section
        23.   Amendments
        and Waivers.

       

      The
        provisions of this Lease may from time to time be amended, modified or waived
        only if such amendment, modification or waiver is in writing and consented
        to by
        the Lessee and the Lessor (with the consent of the requisite Funding Parties
        and
        the Administrative Agent, as required by the Investment Agreement).

       

      Section
        24.   Severability.

       

      Any
        provision of this Lease which is prohibited or unenforceable in any jurisdiction
        shall, as to such jurisdiction, be ineffective to the extent of such prohibition
        or unenforceability without invalidating the remaining provisions hereof,
        and
        any such prohibition or unenforceability in any jurisdiction shall not
        invalidate or render unenforceable such provision in any other
        jurisdiction.

       

      Section
        25.   Federal
        Income Tax Considerations.

       

      It
        is the
        understanding of the parties that for income tax purposes this transaction
        will
        be treated as a financing and the Lessee will be treated as the owner of
        the
        Facility; and the Lessee and the Lessor agree not to take any action
        inconsistent with such treatment, subject to the following sentence.
        Notwithstanding anything in this Section to the contrary, the Lessor retains
        the
        right to assert that it is the owner of the Facility subject to this Lease
        for
        income tax purposes in the event that there is a determination (within the
        meaning of Section 1313 of the Internal Revenue Code of 1986, as amended,
        or
        with respect to state or local income tax, a comparable determination under
        state or local law) that the Lessee is not to be treated as the owner of
        the
        Facility. 

       

      Section
        26.   Other
        Provisions.

       

       In
        order
        to protect the rights and remedies of the Lessor and the Lessee both during
        the
        term of this Lease and following a Default, an Event of Default, a Termination
        Event or a Cancellation Event, and for the purposes of Federal, state and
        local
        income and taxes, ad valorem taxes, state and local sales taxes, documentary
        stamp and intangible taxes and other taxes relating to or assessable as a
        result
        of the execution, delivery or recording of any of the Operative Documents
        and
        for purposes of commercial law and Title 11 of the United States Code (or
        any
        other applicable Federal, state or local insolvency, reorganization, moratorium,
        fraudulent conveyance or similar law now or hereafter in effect for the relief
        of debtors), the parties hereto intend that (a) this Lease be treated as
        evidence of and the agreement of the Lessee for the repayment of the Secured
        Amount (as hereafter defined), (b) all payments of Rent, the Purchase Price
        and
        the Termination Value be treated as payments of principal, interest and other
        amounts owing with respect to the Loan (as hereafter defined), respectively,
        (c)
        the Lessee should be treated as entitled to all benefits of ownership of
        the
        Facility or any part thereof, (d) this Lease be treated as (i) a mortgage
        (this
        Lease, as so treated, is the “Mortgage”)
        from
        Lessee, as mortgagor, to the Lessor, as mortgagee, on that part of the Facility
        constituting real property and is made under those provisions of the existing
        laws of the State of Alabama relating to mortgages and that the Lessee, as
        mortgagor and grantor, hereby irrevocably grants, bargains, sells, conveys,
        assigns, transfers, mortgages and sets over unto the Lessor, as mortgagee
        and
        grantee, for the use and benefit of itself and in trust for the Lease
        Participants, Lessee's right, title and interest in and to any real property
        of
        any kind or character comprising the Facility (including the Lessee’s
        sub-leasehold interest in the Site and all estates, easements, and rights,
        and
        its interest in all fixtures and Improvements) and all proceeds therefrom,
        to
        have and to hold said real property and all parts, rights, members and
        appurtenance thereof to the use, benefit and behoof of the Lessor, for the
        use
        and benefit of itself and in trust for the Lease Participants, in fee simple
        forever (as to the fixtures and Improvements) and Lessee covenants that Lessee
        is lawfully seized and possessed of the aforesaid real property and has good
        right to convey its interest in the same, that the same is unencumbered except
        for the Permitted Liens and that Lessee does warrant and will forever defend
        title thereto against the claims of all persons whomsoever; and (ii) a security
        agreement from the Lessee, as debtor, to the Lessor, as secured party,
        encumbering the Lessee’s right, title and interest in the Facility, including
        the Lessee’s subleasehold and leasehold interest, and all personal property
        comprising the Facility, and that the Lessee, as debtor, hereby grants to
        the
        Lessor, for the use and benefit of the Lessor and in trust for the Lease
        Participants, as beneficiaries, as secured parties (collectively, the
“Secured
        Party”)
        a
        first and prior Lien on and security interest in the equipment and any and
        all
        other personal property of any kind or character and fixtures comprising
        the
        Facility (including all Related Contracts, excluding “Excluded Equipment,” as
        defined in Section 6 hereof), and all proceeds therefrom, in each case being
        effective as of the date of this Lease. In such event, the Lessor shall have
        all
        of the rights, powers and remedies of a mortgagee and a secured party available
        under applicable law, including, without limitation, judicial or nonjudicial
        foreclosure or power of sale, as and to the extent available under applicable
        law. The amounts secured by this Mortgage shall be as follows (collectively,
        the
“Secured
        Amount”):

       

      	1.  	
              The
                collective amount of the aggregate Unrecovered Lessor Investments
                and
                unpaid Yield, plus any other amounts owing to the Lessor or the Lease
                Participants under the Operative Documents (including, without limitation,
                Supplemental Rent, the Final Rent Payment, and all indemnification
                amounts);

            

       

      	2.  	
              The
                portion of the Facility Cost funded by the Lessor representing an
                aggregate indebtedness in the amount of $75,000,000.00 (the “Loan”);
                

            

       

      	3.  	
              All
                future advances of the Loan (if any) which may be made after the
                date
                hereof to the same extent as if such future advances were made on
                the date
                of the execution of this Mortgage, although there may be no advance
                made
                on the date of the execution of this Mortgage, and although there
                may be
                no indebtedness outstanding under the Loan or under any other indebtedness
                of Lessee to Lessor at the time this Mortgage is executed or at the
                time
                any advance is made under the Loan or under any other indebtedness
                of
                Lessee to Lessor. The parties hereby acknowledge and intend that
                all
                advances under the Loan, including future advances (if any) whenever
                hereafter made, shall be secured by this Mortgage and, to the extent
                allowed by law, have priority from the time this Mortgage is recorded;
                and

            

       

      	4.  	
              Any
                and all additional advances made by the Lessor or the Secured Party
                to
                protect or preserve the Collateral (as hereinafter defined) or the
                lien
                hereof on the Collateral, or for taxes, assessments or insurance
                premiums
                as hereinafter provided (whether or not the original Lessee remains
                the
                owner of the Collateral at the time of such
                advances).

            

       

      The
        filing of this Lease shall be deemed to constitute the filing of a mortgage
        and
        the filing of any financing statement in connection with this Lease shall
        be
        deemed to constitute the filing of a financing statement to perfect the mortgage
        lien and security interests in the Facility as aforesaid and to secure the
        payment of the Secured Amount. If this transaction is treated as a financing,
        the obligation arising hereunder shall be with full recourse to the Lessee
        and
        shall not be treated as recourse only to the Facility. To the fullest extent
        permitted by applicable law, the Lessor and the Lessee intend that the Facility
        (other than the real property constituting the Site) be and remain at all
        times
        personal property regardless of the manner or extent to which any of the
        Facility (other than the real property constituting the Site) may be attached
        or
        affixed to any real property. Except as required by applicable law, the Lessee
        shall not under any circumstances take any action or make any filing or
        recording which would cause the Facility (other than the real property
        constituting the Site) to be deemed to be real property or permit any Person
        to
        obtain any interest in the Facility (other than the real property constituting
        the Site) as a result of the Facility (other than the real property constituting
        the Site) being deemed to be in whole or in part real property.

       

      In
        order
        to preserve the security interest provided for herein, each of the Lessor
        and
        the Lessee agrees to abide by the following provisions with regard to the
        Facility (for purposes of this Section, hereinafter referred to as “Collateral”):

       

      (a)  Change
        in Location of Collateral or the Lessee.
        The
        Lessee (i) will notify the Secured Party on or before the date of any change
        in
        (A) the location of the Collateral (B) the location of Lessee's chief executive
        office or address, (C) the name of the Lessee and (D) the corporate structure
        of
        the Lessee, and (ii) will, on or before the date of any such change, prepare
        and
        file new or amended financing statements as necessary so that the Secured
        Party
        shall continue to have a first and prior perfected Lien (subject only to
        Permitted Liens) in the Collateral after any such change.

       

      (b)  Intentionally
        Omitted.
        

       

      (c)  Sale,
        Disposition or Encumbrance of Collateral.
        Except
        as set forth herein and for Permitted Liens, as permitted by any of the
        Operative Documents or with the Secured Party's prior written consent, the
        Lessee will not in any way encumber any of the Collateral (or permit or suffer
        any of the Collateral to be encumbered) or sell, assign, lend, rent, lease
        or
        otherwise dispose of or transfer any of the Collateral to or in favor of
        any
        Person other than the Secured Party.

       

      (d)  Proceeds
        of Collateral.
        Except
        as permitted by any of the Operative Documents, the Lessee will deliver to
        the
        Secured Party promptly upon receipt all proceeds delivered to the Lessee
        from
        the sale or disposition of any Collateral. This Section shall not be construed
        to permit sales or dispositions of the Collateral except as may be elsewhere
        expressly permitted by this Lease or the other Operative Documents.

       

      (e)  Further
        Assurances.
        Upon
        the request of the Secured Party, Lessee shall (at Lessee's expense) execute
        and
        deliver all such mortgages, deeds of trust, deeds to secure debts, assignments,
        certificates, financing statements or other documents and give further
        assurances and do all other acts and things as the Secured Party may reasonably
        request to perfect the Secured Party's interest in the Collateral or to protect,
        enforce or otherwise effect the Secured Party's rights and remedies hereunder,
        all in form and substance satisfactory to the Secured Party. 

       

      (f)  Collateral
        Attached to Other Property.
        In the
        event that any of the Collateral is removed from the Facility and is to be
        attached or affixed to any real property, the Lessee hereby agrees that a
        financing statement which is a fixture filing may be filed for record in
        any
        appropriate real estate records. If the Lessee is not the record owner of
        such
        real property, it will provide the Secured Party with any additional security
        documents or financing statements necessary for the perfection of the Secured
        Party's Lien in the Collateral, as requested by the Secured Party.

       

      (g)  Secured
        Amount.
        Should
        the Secured Amount be paid according to the tenor and effect thereof when
        the
        same becomes due and payable hereunder, and should Lessee perform all covenants
        contained in the Operative Documents in a timely manner, then this Mortgage
        shall be cancelled and surrendered.

       

      (h)  Lease.
        The
        Lease will not be amended, supplemented or modified without the written consent
        of the Secured Party. All payments under the Lease shall be made only to
        such
        account as specified by the Secured Party.

       

      (i)  Receiver
        and Mortgage Remedies.
        If an
        Event of Default (other than a Limited Recourse Event of Default) shall have
        occurred and be continuing, the Lessor (acting, in accordance with Section
        9.02(a) of the Investment Agreement, of its own accord or at the direction
        of
        the Majority Funding Parties (subject to the provisions of Section 9.02(d)
        of
        the Investment Agreement)), may exercise any one or more of the remedies
        set
        forth below (all or any of which may be undertaken by the Administrative
        Agent
        at the request or direction of the Lessor or the Lease Participants and in
        the
        name of or on behalf of the Lessor and the Lease Participants, as
        applicable):

       

      (1)
        the
        Lessor may demand, and upon such demand, the Lessee shall forthwith surrender
        to
        the Lessor, the actual possession of the Collateral and if, and to the extent,
        permitted by applicable law and the Operative Documents, the Lessor itself,
        or
        by such officers or agents as it may appoint, may enter and take possession
        of
        all the Collateral without the appointment of a receiver, or an application
        therefor, and may exclude the Lessee and its agents and employees wholly
        therefrom, and may have joint access with the Lessee to the books, papers
        and
        accounts of the Lessee pertaining to the Collateral. If the Lessee shall
        for any
        reason fail to surrender or deliver the Collateral or any part thereof after
        such demand by the Lessor, the Lessor may obtain a judgment or decree conferring
        upon the Lessor the right to immediate possession or requiring the Lessee
        to
        deliver immediate possession of the Collateral to the Lessor, to the entry
        of
        which judgment or decree the Lessee hereby specifically consents. Upon every
        such entering upon or taking of possession, the Lessor may hold, store, use,
        operate, manage and control the Collateral and conduct the business thereof,
        and, from time to time (i) make all necessary and proper maintenance, repairs,
        renewals, replacements, additions, betterments and improvements thereto and
        thereon and purchase or otherwise acquire additional fixtures, personalty
        and
        other property; (ii) insure or keep the Collateral insured; (iii) manage
        and
        operate the Collateral and exercise all the rights and powers of the Lessee
        to
        the same extent as the Lessee could in its own name or otherwise with respect
        to
        the same; and (iv) enter into any and all agreements with respect to the
        exercise by others of any of the powers herein granted the Lessor, all as
        the
        Lessor from time to time may determine to be in its best interest. The Lessor
        may collect and receive all the rents, issues, profits and revenues from
        the
        Collateral, including those past due as well as those accruing thereafter,
        and,
        after deducting (aa) all expenses of taking, holding, managing and operating
        the
        Collateral (including compensation for the services of all persons employed
        for
        such purposes); (bb) the cost of all such maintenance, repairs, renewals,
        replacements, additions, betterments, improvements, purchases and acquisitions;
        (cc) the cost of such insurance; (dd) such taxes, assessments and other similar
        charges as the Lessor may at its option pay; (ee) other proper charges upon
        the
        Collateral or any part thereof; and (ff) the reasonable compensation, expenses
        and disbursements of the attorneys and agents of the Lessor, the Lessor shall
        apply the remainder of the monies and proceeds so received by the Lessor
        in
        accordance with the terms of this Lease. Anything in this Section 26 to the
        contrary notwithstanding, the Lessor shall not be obligated to discharge
        or
        perform the duties of a landlord to any tenant or incur any liability as
        a
        result of the exercise by the Lessor of its rights under this Mortgage, and
        the
        Lessor shall be liable to account only for the rents, income, issues, profits
        and revenues actually received by the Lessor. Whenever all that is due upon
        such
        interest, deposits and principal installments and under any of the terms,
        covenants, conditions and agreements of this Mortgage, shall have been paid
        and
        all Events of Default made good, the Lessor shall surrender possession of
        the
        Collateral to the Lessee, its successors or assigns. The same right of taking
        possession, however, shall exist if any subsequent Event of Default (other
        than
        a Limited Recourse Event of Default) shall occur and be continuing. In
        connection with any action taken by the Lessor pursuant to this Section 26,
        the
        Lessor shall not be liable for any loss sustained by the Lessee resulting
        from
        any act or omission of the Lessor in administering, managing, operating or
        controlling the Collateral, including a loss arising from the ordinary
        negligence of the Lessor, unless such loss is caused by its own gross
        negligence, willful misconduct or bad faith, or the gross negligence, willful
        misconduct or bad faith of its officers, directors, employees, agents or
        contractors, nor shall the Lessor be obligated to perform or discharge any
        obligation, duty or liability of the Lessee. The Lessee hereby assents to,
        ratifies and confirms any and all actions of the Lessor with respect to the
        Collateral taken under this Section 26.

       

      (2)
        The
        Lessor, upon application to a court of competent jurisdiction, shall be entitled
        as a matter of strict right without notice and without regard to the occupancy
        or value of any security for the Secured Amount secured hereby or the solvency
        of any party bound for its payment, to the appointment of a receiver to take
        possession of and to operate the portion of the Facility constituting real
        property (the “Real
        Property”)
        and to
        collect and apply the rents, issues, profits and revenues thereof. The receiver
        shall have all of the rights and powers permitted under the laws of the State
        of
        Alabama. Lessee will pay to Lessor upon demand all expenses, including
        receiver's fees, attorney's fees, costs and agent's compensation, incurred
        pursuant to the provisions of this Section 26; and all such expenses shall
        be
        secured hereby. Lessee agrees to the full extent permitted by law, that in
        case
        of an Event of Default on the part of Lessee, neither Lessee nor anyone claiming
        through or under it shall or will set up, claim or seek to take advantage
        of any
        appraisement, valuation, stay, extension, homestead, exemption or redemption
        laws now or hereafter in force, in order to prevent or hinder the enforcement
        or
        foreclosure hereunder, or the absolute sale of the interests of Lessee in
        the
        Real Property, or the final and absolute putting into possession thereof,
        immediately after such sale, of the purchasers thereat, and Lessee, for itself
        and all who may at any time claim through or under it, hereby waives to the
        full
        extent that it may lawfully so do, the benefit of all such laws, and any
        and all
        right to have the assets comprised in the security intended to be created
        hereby
        marshalled upon any foreclosure of the lien hereof.

       

      (3)
        Lessor shall have the option (in addition to and in furtherance of Lessor's
        rights under this Section 26), to proceed with foreclosure in any manner
        permitted by the laws of the State of Alabama, including judicial foreclosure
        through the courts or by foreclosure under the power of sale as provided
        in this
        Mortgage with or without declaring the whole Secured Amount secured hereby
        due.

       

      (4)
        Lessor shall be authorized, at its option, whether or not possession of the
        Real
        Property is taken, after giving notice by publication once a week for three
        consecutive weeks of the time, place and terms of each such sale (including
        a
        description of the Real Property or part thereof to be sold), by publication
        in
        a newspaper published in any county wherein the Real Property or any part
        thereof is located, to sell the Real Property (or such part or parts thereof
        as
        Lessor may from time to time elect to sell) in front of such county's courthouse
        door, at public outcry, to the highest bidder for cash, such sale or sales
        to be
        held between the hours of 11:00 a.m. and 4:00 p.m. unless otherwise provided
        by
        law. Lessor, its successors and assigns, may bid at any sale or sales had
        under
        the terms hereof and may purchase the Real Property or any such part thereof,
        if
        the highest bidder therefor. The purchaser at any such sale or sales shall
        be
        under no obligation to see to the proper application of the purchase money.
        At
        any foreclosure sale, any part or all of the Real Property, real, personal
        or
        mixed, may be offered for sale in parcels or en masse for one total price,
        the
        proceeds of any such sale en masse to be accounted for in one account without
        distinction between the items included therein or without assigning to them
        any
        proportion of such proceeds, Lessee hereby waiving the application of any
        doctrine of marshalling or like proceeding. In case Lessor, in the exercise
        of
        the power of sale herein given, elects to sell the Real Property in parts
        or
        parcels, sales thereof may be held from time to time, and the power of sale
        granted herein shall not be fully exercised until all of the Real Property
        not
        previously sold shall have been sold or all the Secured Amount secured hereby
        shall have been paid in full.

       

      (5)
        Lessee hereby authorizes and empowers Lessor or the auctioneer at any
        foreclosure sale had hereunder, for and in the name of Lessee, to execute
        and
        deliver to the purchaser or purchasers of any of the Real Property sold at
        foreclosure good and sufficient deeds of conveyance or bills of sale
        thereto.

       

      (6)
        Lessor, in lieu of or in addition to exercising the power of sale hereinabove
        given, may proceed by suit to foreclose its lien on, security interest in,
        and
        assignment of, the Real Property, subject to the limitations, if any, set
        out
        herein, in the Investment Agreement, or in any other Operative Documents
        to sue
        Lessee for damages on account of or arising out of said Event of Default
        or
        breach, or for specific performance of any provision contained herein, or
        to
        enforce any other appropriate legal or equitable right or remedy.

       

      (7)
        the
        Lessor may, in addition to and not in abrogation of the rights covered under
        this Section 26, (i) exercise all rights, powers and remedies of the Lessee
        under this Lease and the Related Contracts, and the Lessee and any other
        party
        to any of the Related Contracts hereby is authorized and directed to render
        performance to and act upon the instructions of the Lessor, (ii) with respect
        to
        any personal property constituting part of the Collateral, exercise all rights,
        powers and remedies of a secured party under the Uniform Commercial Code
        as
        adopted in Alabama, and (iii) either with or without entry or taking possession
        as herein provided or otherwise, proceed by a suit or suits in law or in
        equity
        or by any other appropriate proceeding or remedy (A) to enforce payment and
        performance of the Secured Amount or the performance of any term, covenant,
        condition or agreement of this Lease or any other right and (B) to pursue
        any
        other remedy available to it, all as the Lessor at its sole discretion shall
        elect.

       

      (8)
        The
        proceeds of any sale or other exercise of rights or remedies pursuant to
        this
        Section 26 shall be paid over to the Administrative Agent, on Lessor’s and the
        Lease Participants’ behalf, and applied in accordance with Section 3.05(c) of
        the Investment Agreement. 

       

      (9)
        In
        the event of any such foreclosure sale, Lessee shall be deemed a tenant holding
        over and shall forthwith deliver possession to the purchaser or purchasers
        at
        such sale or be summarily dispossessed according to provisions of law applicable
        to tenants holding over.

       

      (10)
        The
        Lessee agrees to the full extent permitted by law, that in case of the
        occurrence of an Event of Default, neither the Lessee nor anyone claiming
        through or under it shall or will set up, claim or seek to take advantage
        of any
        appraisement, valuation, stay, extension, homestead, exemption or redemption
        laws now or hereafter in force, in order to prevent or hinder the enforcement
        or
        foreclosure of this Mortgage, or the absolute sale of the Collateral or the
        final and absolute putting into possession thereof, immediately after such
        sale,
        of the purchasers thereat, and the Lessee, for itself and all who may at
        any
        time claim through or under it, hereby waives to the full extent that it
        may
        lawfully so do, the benefit of all such laws, and any and all right to have
        the
        assets comprised in the security intended to be created hereby marshalled
        upon
        any foreclosure of the lien hereof.

       

      (11)
        The
        Lessee hereby waives and renounces to the full extent permitted by law all
        homestead and exemption rights provided for by the Constitution and the laws
        of
        the United States and of any state, in and to the Collateral as against the
        collection of the Secured Amount, or any part hereof.

       

      (12)
        The
        Lessor, at its option, is authorized to foreclose this Mortgage in equity,
        subject to the rights of any tenants of the Collateral, and the failure to
        make
        any such tenants parties to any such foreclosure proceedings and to foreclose
        their rights will not be, nor be asserted to be by Lessee, a defense to any
        proceedings instituted by the Lessor to collect the Secured Amount.

       

      (13)
        In
        case the Lessor shall have proceeded to enforce any right, power or remedy
        under
        this Mortgage by foreclosure, entry or otherwise or in the event the Lessor
        commences advertising of the intended exercise of the sale under power provided
        hereunder, and such proceeding or advertisement shall have been withdrawn,
        discontinued or abandoned for any reason, or shall have been determined
        adversely to the Lessor, then in every such case (i) the Lessee and the Lessor
        shall be restored to their former positions and rights, (ii) all rights,
        powers
        and remedies of the Lessor shall continue as if no such proceeding had been
        taken, including those with respect to each and every Event of Default declared
        or occurring prior or subsequent to such withdrawal, discontinuance or
        abandonment and (iii) neither this Mortgage, nor the Secured Amount, nor
        any
        other instrument concerned therewith, shall be or shall be deemed to have
        been
        reinstated or otherwise affected by such withdrawal, discontinuance or
        abandonment; and the Lessee hereby expressly waives the benefit of any statute
        or rule of law now provided, or which may hereafter be provided, which would
        produce a result contrary to or in conflict with the above.

       

      (14)
        No
        right, power or remedy conferred upon or reserved to the Lessor by this Mortgage
        is intended to be exclusive of any other right, power or remedy, but each
        and
        every such right, power and remedy shall be cumulative and concurrent and
        shall
        be in addition to any other right, power and remedy given hereunder or now
        or
        hereafter existing at law or in equity or by statute.

       

      (15)
        If
        the Lessor (i) grants forbearance or an extension of time for the payment
        of any
        sums secured hereby; (ii) takes other or additional security for the payment
        of
        any sums secured hereby; (iii) waives or does not exercise any right granted
        herein or in the Operative Documents; (iv) releases any part of the Collateral
        from the lien of this Mortgage or otherwise changes any of the terms, covenants,
        conditions or agreements of this Mortgage or any other Operative Document;
        (v)
        consents to the filing of any map, plat or replat affecting the Collateral;
        (vi)
        consents to the granting of any easement or other right affecting the
        Collateral; or (vii) makes or consents to any agreement subordinating the
        lien
        hereof, any such act or omission shall not release, discharge, modify, change
        or
        affect the original liability under this Mortgage or any other of the Operative
        Documents or any other obligation of the Lessee or any subsequent purchaser
        of
        the Collateral or any part thereof, or any maker, co-signer, endorser, surety
        or
        guarantor; nor shall any such act or omission preclude the Lessor from
        exercising any right, power or privilege herein granted or intended to be
        granted in the event of any default then made or of any subsequent default;
        nor,
        except as otherwise expressly provided in an instrument or instruments executed
        by the Lessor, shall the lien of this Mortgage be altered thereby. In the
        event
        of the sale or transfer by operation of law or otherwise of all or any part
        of
        the Collateral, the Lessor, without notice, is hereby authorized and empowered
        to deal with any such vendee or transferee with reference to the Collateral
        or
        the Secured Amount secured hereby, or with reference to any of the terms,
        covenants, conditions or agreements hereof, as fully and to the same extent
        as
        it might deal with the original parties hereto and without in any way releasing
        or discharging any liabilities, obligations or undertakings.

       

      (16)
        The
        Lessor shall have power (a) to institute and maintain such suits and proceedings
        as it may deem expedient to prevent any impairment of the Collateral by any
        acts
        which may be unlawful or any violation of this Mortgage, (b) to preserve
        or
        protect its interest in the Collateral and in the rents, issues, profits
        and
        revenues arising therefrom, and (c) to restrain the enforcement of or compliance
        with any legislation or other governmental enactment, rule or order that
        may be
        unconstitutional or otherwise invalid, if the enforcement of or compliance
        with
        such enactment, rule or order would impair the security hereunder or be
        prejudicial to the interest of the Lessor.

       

      (17)
        In
        the case of any receivership, insolvency, bankruptcy, reorganization,
        arrangement, adjustment, composition or other proceedings affecting the Lessee,
        its creditors or its property, the Lessor, to the extent permitted by law,
        shall
        be entitled to file such proofs of claim and other documents as may be necessary
        or advisable in order to have the claims of the Lessor allowed in such
        proceedings for the entire amount due and payable by the Lessee under this
        Mortgage at the date of the institution of such proceedings and for any
        additional amount which may become due and payable by the Lessee hereunder
        after
        such date.

       

      Section
        27.   Miscellaneous.

       

      (a)  ENTIRE
        AGREEMENT.
        THIS LEASE AND THE OTHER OPERATIVE DOCUMENTS EMBODY THE ENTIRE AGREEMENT
        AND
        UNDERSTANDING BETWEEN THE LESSEE AND THE LESSOR AND SUPERSEDE ALL OTHER
        AGREEMENTS AND UNDERSTANDINGS BETWEEN SUCH PARTIES RELATING TO THE SUBJECT
        MATTER HEREOF. THIS WRITTEN LEASE AND THE OTHER OPERATIVE DOCUMENTS REPRESENT
        THE FINAL AGREEMENT BETWEEN THE PARTIES AND MAY NOT BE CONTRADICTED BY EVIDENCE
        OF PRIOR, CONTEMPORANEOUS, OR SUBSEQUENT ORAL AGREEMENTS OF THE PARTIES.
        THERE
        ARE NO UNWRITTEN ORAL AGREEMENTS BETWEEN THE PARTIES.

       

      (b)  Interpretation.
        Captions and section headings appearing herein are included solely for
        convenience of reference and are not intended to affect the interpretation
        of
        any provision of this Agreement.

       

      (c)  GOVERNING
        LAW; SUBMISSION TO JURISDICTION.
        THIS LEASE AND THE RIGHTS AND OBLIGATIONS OF THE PARTIES HERETO RELATING
        TO THE
        FACILITY SHALL BE GOVERNED BY AND INTERPRETED IN ACCORDANCE WITH THE LAWS
        OF THE
        STATE OF NEW YORK, INCLUDING SECTION 5-1401 OF THE NEW YORK GENERAL OBLIGATIONS
        LAW (OR ANY SIMILAR SUCCESSOR PROVISION THERETO) BUT EXCLUDING ALL OTHER
        CONFLICT-OF-LAWS RULES; EXCEPT THAT, TO THE EXTENT REQUIRED BY THE LAWS OF
        THE
        STATE IN WHICH THE FACILITY IS LOCATED, THE LAWS OF THE STATE OF ALABAMA
        SHALL
        GOVERN (I) THE CREATION AND EXISTENCE OF THIS LEASE, (II) SECTION 26 OF THIS
        LEASE, AND (III) THE ENFORCEMENT OF THE RIGHTS OF LESSOR TO REPOSSESS THE
        FACILITY FROM LESSEE AFTER THE EARLIER OF THE TERMINATION OF THIS LEASE OR
        THE
        TERMINATION OF LESSEE'S RIGHT TO POSSESSION OF THE
        FACILITY.

       

      (d)  No
        Third Party Beneficiaries.
        Nothing
        in this Lease, express or implied, shall give to any Person, other than the
        parties hereto and the Lease Participants and their respective successors
        and
        permitted assigns, any benefit or any legal or equitable right, remedy or
        claim
        under this Lease including, without limitation, under any provision of this
        Lease regarding the priority or application of any amounts payable
        hereunder.

       

      (e)  Counterparts.
        This
        Lease may be executed in any number of counterparts, all of which taken together
        shall constitute one and the same instrument and any of the parties hereto
        may
        execute this Agreement by signing any such counterpart.

       

      (f)  WAIVER
        OF JURY TRIAL.
        EACH OF THE PARTIES HERETO WAIVES, TO THE FULLEST EXTENT PERMITTED BY APPLICABLE
        LAW, ANY RIGHT TO A TRIAL BY JURY IN ANY ACTION OR PROCEEDING TO ENFORCE
        OR TO
        DEFEND ANY RIGHTS UNDER THIS LEASE OR UNDER ANY AMENDMENT, INSTRUMENT, DOCUMENT
        OR AGREEMENT DELIVERED OR WHICH MAY IN THE FUTURE BE DELIVERED IN CONNECTION
        HEREWITH OR THEREWITH OR ARISING FROM ANY RELATIONSHIP EXISTING IN CONNECTION
        WITH THIS LEASE, AND AGREES THAT ANY SUCH ACTION OR PROCEEDING SHALL BE TRIED
        BEFORE A COURT AND NOT BEFORE A JURY.

       

      (g)  Invalidity.
        In the
        event that any one or more of the provisions contained in this Lease shall,
        for
        any reason, be held invalid, illegal or unenforceable in any respect, such
        invalidity, illegality or unenforceability shall not affect any other provision
        of the Lease.

       

      (h)  Usury.
        Notwithstanding anything to the contrary contained in this Lease or any of
        the
        Operative Documents, the amounts which the Lessee is obliged to pay pursuant
        to
        this Lease and the other Operative Documents, and the amounts which the Lessor
        and the Lease Participants are entitled to receive pursuant to this Lease
        and
        the other Operative Documents, are subject to the limitations set forth in
        Section 11.15 of the Investment Agreement.

       

      (i)  Time
        is of the Essence.
        Time is
        of the essence in connection with the payment of Rent and all other amounts
        payable hereunder and the performance of the Lessee's other obligations
        hereunder.

       

      (j)  Lessor
        Recourse.
        No
        recourse shall be had against the Lessor or the Administrative Agent or their
        successors and assigns and their directors, officers, shareholders, employees
        or
        agents for any claim based on any failure by the Lessor or the Administrative
        Agent in the performance or observance of any of the agreements, covenants
        or
        provisions contained in this Lease or any other Operative Documents; and
        in the
        event of any such failure, recourse shall be had solely against the rights
        and
        interests of the Lessor in the Facility; provided,
        that
        the foregoing shall not relieve (i) any such director, officer or employee
        of
        personal liability for his or her fraud or intentional misconduct or (ii)
        Lessee
        from its obligation not to create or permit the existence of “Lessor Liens,” as
        defined in Section 16(a)(i) hereof.

       

      (k)  Amendment
        and Restatement.
        This
        Lease constitutes an amendment and restatement of the Original Lease Agreement
        and does not constitute any new estate or leasehold interest in the Facility
        in
        favor of Lessee, but rather an amendment and restatement of the terms and
        conditions of Lessee’s continuing leasehold interest under the Original Lease
        Agreement.

       

      
        
          
          

        

        
          
          

          
            

          

        

        
          
          

        

      

      IN
        WITNESS WHEREOF, the parties have caused this Lease to be executed by their
        respective officers thereunto duly authorized as of the date first above
        written.

       

      

       

      LESSEE:

       

      PROTECTIVE
        LIFE INSURANCE COMPANY, a Tennessee corporation

       

      

       

      By:      

      Title:

      

      

      Attest:      

      Title:

      

      

      [CORPORATE
        SEAL]

      

       

      Mailing
        Address:

      Protective
        Life Insurance Company

      2801
        Highway 280 South

      Birmingham,
        Alabama 35223

      Attention:
        Lance Black

      Telecopier:
        205-268-3642

       

      
        
          
          

        

        
          
          

          
          

        

        
          
          

        

      

      

      LESSOR:

      

      WACHOVIA
        DEVELOPMENT CORPORATION, a North Carolina corporation

      

      

      By:      

      Title:

      

      

      Attest:      

      Title:

      

      [CORPORATE
        SEAL]

       

      Mailing
        Address:

       

      Wachovia
        Development Corporation

      c/o
        Wachovia Bank, National Association

      301
        S.
        College Street

      MC
        NC0174

      Charlotte,
        NC 28288

      Attention:
        Gabrielle Braverman

      Telecopier
        No.: 704-715-0065

      Telephone
        No.: 704-383-1967

       

      
        
          
          

        

        
          
          

          
          

        

        
          
          

        

      

      STATE
        OF
        _____________  §

       

       
        §

       

      COUNTY
        OF
        ___________  §

       

      

       

      I,
        the
        undersigned, a Notary Public in and for said County in said State, hereby
        certify that ______________________, whose name as _________________________
        of
        PROTECTIVE LIFE INSURANCE COMPANY, a Tennessee corporation, is signed to
        the
        foregoing instrument, and who is known to me, acknowledged before me on this
        day
        that, being informed of the contents of this instrument, ____ as such
        ______________ and with full authority, executed the same voluntarily for
        and as
        the act of said corporation.

       

      

       

      Given
        under my hand and official seal, this _____ day of ________________,
        2007.

       

      

       

      ____________________________________     Notary
        Public

       

      My
        Commission Expires: _________________

       

      

       

      [Notary
        Seal]

       

      
        
          
          

        

        
          
          

          
          

        

        
          
          

        

      

      STATE
        OF
        _____________  §

       
        §

       

      COUNTY
        OF
        ___________  §

       

      

       

      I,
        the
        undersigned, a Notary Public in and for said County in said State, hereby
        certify that ______________________, whose name as _________________________
        of
        WACHOVIA DEVELOPMENT CORPORATION, a North Carolina corporation, is signed
        to the
        foregoing instrument, and who is known to me, acknowledged before me on this
        day
        that, being informed of the contents of this instrument, ____ as such
        ______________ and with full authority, executed the same voluntarily for
        and as
        the act of said corporation.

       

      

       

      Given
        under my hand and official seal, this _____ day of _________________,
        2007.

       

      

       

      ____________________________________     Notary
        Public

       

      My
        Commission Expires: _________________

       

      

       

      [Notary
        Seal]

       

      
        
          
          

        

        
          
          

          
          

        

        
          
          

        

      

      EXHIBIT
        A

       

      ANNEX
        PARCEL

       

      Acreage
        situated in the SW 1/4 of the SE 1/4 and the SE 1/4 of the SW 1/4 of Section
        8,
        Township 18 South, Range 2 West and the NW 1/4 of the NE 1/4 of Section 17,
        Township 18 South, Range 2 West, Jefferson County, Alabama, being more
        particularly described as follows:

       

      Commence
        at the Northwesterly corner of Lot 10-A, Parkway Subdivision, as recorded
        in Map
        Book 88, Page 38 in the office of the Judge of Probate of Jefferson County,
        Alabama, said point lying on the Southwesterly Right-of-Way line of Cahaba
        Road
        (Old U.S. Highway No. 280), said point also lying on the East line of the
        SW 1/4
        of the SE 1/4 of Section 8, Township 18 South, Range 2 West; thence run in
        a
        Southerly direction along the Westerly line of said Lot 10-A and the East
        line
        of said 1/4-1/4 section a distance of 291.49 feet to a point; thence 55o35’25”
to the right in a Southwesterly direction a distance of 328.53 feet to a
        point;
        thence 87o34’08” to the right in a Northwesterly direction a distance of 2.20
        feet to a point; thence 52o23’58” to the left in a Westerly direction a distance
        of 482.90 feet to a point; thence 83o11’36” to the left in a Southwesterly
        direction a distance of 16.97 feet to a point; thence 83o16’34” to the right in
        a Westerly direction a distance of 65.00 feet to a point; thence 90o00’44” to
        the left in a Southerly direction a distance of 20.26 feet to a point; thence
        31o54’03” to the right in a Southwesterly direction a distance of 67.66 feet to
        a point; thence 90o00’ to the right in a Northwesterly direction a distance of
        122.74 feet to the POINT OF BEGINNING of the parcel herein described, said
        point
        lying on the face of the newly constructed Building Annex No. 3; thence 2o18’03”
to the right in a Northwesterly direction along the face of said building
        a
        distance of 39.90 feet to a point; thence 90o00’ to the right in a Northeasterly
        direction along the face of said building a distance of 5.33 feet to a point;
        thence 90o00’ to the left in a Northwesterly direction along the face of said
        building a distance of 254.97 feet to a point; thence 90o00’ to the right in a
        Northeasterly direction along the face of said building a distance of 21.25
        feet
        to a point on the face of an existing Parking Deck; thence 90o00’ to the left in
        a Northwesterly direction along the face of said parking deck a distance
        of
        120.80 feet to a point on the face of existing Building 1; thence 90o00’ to the
        left in a Southwesterly direction along the face of said building a distance
        of
        19.09 feet to a point; thence 90o00’ to the right in a Northwesterly direction
        along the face of said building a distance of 10.89 feet to a point; thence
        90o00’ to the left in a Southwesterly direction along the face of said building
        and along the face of the newly constructed Building Annex No. 3 a distance
        of
        57.38 feet to a point; thence 90o00’ to the left in a Southeasterly direction
        along the face of said Building Annex No. 3 a distance of 64.38 feet to a
        point;
        thence 90o00’ to the right in a Southwesterly direction along the face of said
        building a distance of 73.55 feet to a point; thence 90o00’ to the left in a
        Southeasterly direction along the face of said building a distance of 2.54
        feet
        to a point; thence 90o00’ to the right in a Southwesterly direction a distance
        of 6.00 feet to a point; thence 90o00’ to the left in a Southeasterly direction
        a distance of 27.45 feet to a point; thence 90o00’ to the left in a
        Northeasterly direction a distance of 6.00 feet to a point on the face of
        the
        newly constructed Building Annex No. 3; thence 90o00’ to the right in a
        Southeasterly direction along the face of said building a distance of 281.48
        feet to a point; thence 90o00’ to the right in a Southwesterly direction a
        distance of 4.30 feet to a point; thence 90o00’ to the left in a Southeasterly
        direction a distance of 9.17 feet to a point; thence 90o00’ to the left in a
        Northeasterly direction a distance of 4.30 feet to a point on the face of
        the
        newly constructed Building Annex No. 3; thence 90o00’ to the right in a
        Southeasterly direction along the face of said building a distance of 1.67
        feet
        to a point; thence 90o00’ to the left in a Northeasterly direction along the
        face of said building a distance of 27.92 feet to a point; thence 90o00’ to the
        right in a Southeasterly direction along the face of said building a distance
        of
        39.87 feet to a point; thence 90o00’ to the left in a Northeasterly direction
        along the face of said building a distance of 95.52 feet to the Point of
        Beginning.

       

      Containing
        51,664 square feet or 1.186 acres.

       

      TOGETHER
        WITH, a non exclusive easement for pedestrian and vehicular ingress and egress
        to, upon, over and across the Protective Road, Protective Driveway and Orchid
        Driveway (as the same are described in the certain Reciprocal Easement Agreement
        by and between Orchid, L.L.C. and Protective Life Insurance Company dated
        as of
        January 19, 1996, and recorded as Instrument #9601/6971 in the Probate Office
        of
        Jefferson County, Alabama, as amended and restated by Amended and Restated
        Reciprocal Easement Agreement dated as of March 16, 2004, and recorded as
        Instrument #200405/9866, in said Probate Office), as the same may be modified
        or
        relocated.

       

      TOGETHER
        WITH, (a) a non-exclusive easement for the purpose of pedestrian and vehicular
        ingress and egress to, on, over and across the Common Driveway; (b) an easement
        along the Common Access Driveway for the drainage of storm water; and, (c)
        an
        easement along the Common Access Driveway and over the Company Tract for
        installing, operating, and maintaining utility facilities (as the same are
        described in that certain Reciprocal Easement Agreement by and between
        Protective Life Insurance Company and Wachovia Capital Investments, Inc.
        dated
        as of the 1st day of February, 2000, and recorded as Instrument #200004/0950,
        in
        the Probate Office of Jefferson County, Alabama, as amended by First Amendment
        to Reciprocal Easement Agreement dated as of September 1, 2004 and recorded
        as
        Instrument #200413/6654, in said Probate Office).

       

      
        
          
          

        

        
          
          

          
          

        

        
          
          

        

      

      PARKING
        DECK PARCEL

       

      Acreage
        situated in the SW 1/4 of the SE 1/4 of Section 8, Township 18 South, Range
        2
        West, Jefferson County, Alabama, being more particularly described as
        follows:

       

      Commence
        at the Northwesterly corner of Lot 10-A, Parkway Subdivision, as recorded
        in Map
        Book 88, Page 38 in the office of the Judge of Probate of Jefferson County,
        Alabama, said point lying on the Southwesterly Right-of-Way line of Cahaba
        Road
        (Old U.S. Highway No. 280), said point also lying on the East line of the
        SW 1/4
        of the SE 1/4 of Section 8, Township 18 South, Range 2 West; thence run in
        a
        Southerly direction along the Westerly line of said Lot 10-A and the East
        line
        of said 1/4-1/4 section a distance of 291.49 feet to a point; thence 55o35’25”
to the right in a Southwesterly direction a distance of 328.53 feet to a
        point;
        thence 87o34’08” to the right in a Northwesterly direction a distance of 2.20
        feet to a point; thence 52o23’58” to the left in a Westerly direction a distance
        of 310.55 feet to a point; thence 90o00’ to the right in a Northerly direction a
        distance of 111.28 feet to a point on the face of the newly constructed parking
        deck, said point being the POINT OF BEGINNING of the parcel herein described;
        thence 34o26’54’ to the right in a Northeasterly direction along the face of
        said parking deck a distance of 200.87 feet to a point; thence 90o00’ to the
        left in a Northwesterly direction along the face of said parking deck a distance
        of 3.99 feet to a point; thence 90o00’ to the right in a Northeasterly direction
        along the face of said parking deck a distance of 13.22 feet to a point;
        thence
        90o00’ to the left in a Northwesterly direction along the face of said parking
        deck a distance of 12.98 feet to a point; thence 90o00’ to the right in a
        Northeasterly direction along the face of said parking deck a distance of
        4.00
        feet to a point; thence 90o00’ to the left in a Northwesterly direction along
        the face of said parking deck a distance of 274.49 feet to a point; thence
        90o00’ to the left in a Southwesterly direction along the face of said parking
        deck a distance of 4.06 feet to a point; thence 90o00’ to the right in a
        Northwesterly direction along the face of said parking deck a distance of
        13.00
        feet to a point; thence 90o00’ to the left in a Southwesterly direction along
        the face of said parking deck a distance of 13.02 feet to a point; thence
        90o00’
to the right in a Northwesterly direction along the face of said parking
        deck a
        distance of 3.89 feet to a point; thence 90o00’ to the left in a Southwesterly
        direction along the face of said parking deck a distance of 200.93 feet to
        a
        point; thence 90o00’ to the left in a Southeasterly direction along the face of
        said parking deck a distance of 3.91 feet to a point; thence 90o00’ to the right
        in a Southwesterly direction along the face of said parking deck and its
        extension a distance of 16.06 feet to a point along the roof overhang line
        of
        the newly constructed pedestrian bridge; thence 90o00’ to the right in a
        Northwesterly direction along said roof overhang line a distance of 95.00
        feet
        to a point on the face of the existing parking deck; thence 90o00’ to the left
        in a Southwesterly direction along the face of the existing parking deck
        a
        distance of 15.94 feet to a point along the roof overhang line of the newly
        constructed pedestrian bridge; thence 90o00’ to the left in a Southeasterly
        direction along said roof overhang line a distance of 107.90 feet to a point
        on
        the face of the newly constructed parking deck; thence 90o00’ to the right in a
        Southwesterly direction along the face of said parking deck a distance of
        6.79
        feet to a point; thence 90o00’ to the left in a Southeasterly direction along
        the face of said parking deck a distance of 28.64 feet to a point; thence
        90o00’
to the left in a Northeasterly direction along the face of said parking deck
        a
        distance of 21.62 feet to a point; thence 90o00’ to the right in a Southeasterly
        direction along the face of said parking deck a distance of 245.90 feet to
        a
        point; thence 90o00’ to the left in a Northeasterly direction along the face of
        said parking deck a distance of 3.90 feet to a point; thence 90o00’ to the right
        in a Southeasterly direction along the face of said parking deck a distance
        of
        13.02 feet to a point; thence 90o00’ to the left in a Northeasterly direction
        along the face of said parking deck a distance of 13.19 feet to a point;
        thence
        90o00’ to the right in a Southeasterly direction along the face of said parking
        deck a distance of 3.98 feet to the Point of Beginning.

       

      Containing
        74,417 square feet or 1.708 acres.

       

      TOGETHER
        WITH, a non exclusive easement for pedestrian and vehicular ingress and egress
        to, upon, over and across the Protective Road, Protective Driveway and Orchid
        Driveway (as the same are described in the certain Reciprocal Easement Agreement
        by and between Orchid, L.L.C. and Protective Life Insurance Company dated
        as of
        January 19, 1996, and recorded as Instrument #9601/6971 in the Probate Office
        of
        Jefferson County, Alabama, as amended and restated by Amended and Restated
        Reciprocal Easement Agreement dated as of March 16, 2004, and recorded as
        Instrument #200405/9866, in said Probate Office), as the same may be modified
        or
        relocated.

       

      TOGETHER
        WITH, (a) a non-exclusive easement for the purpose of pedestrian and vehicular
        ingress and egress to, on, over and across the Common Driveway; (b) an easement
        along the Common Access Driveway for the drainage of storm water; and, (c)
        an
        easement along the Common Access Driveway and over the Company Tract for
        installing, operating, and maintaining utility facilities (as the same are
        described in that certain Reciprocal Easement Agreement by and between
        Protective Life Insurance Company and Wachovia Capital Investments, Inc.
        dated
        as of the 1st day of February, 2000, and recorded as Instrument #200004/0950,
        in
        the Probate Office of Jefferson County, Alabama, as amended by First Amendment
        to Reciprocal Easement Agreement dated as of September 1, 2004 and recorded
        as
        Instrument #200413/6654, in said Probate Office).

       

      
        
          
          

        

        
          
          

          
          

        

        
          
          

        

      

      EXHIBIT
        B

       

      Other
        Defined Terms

       

      “Facility”:
        the
        collective reference to (i) the Lessor's leasehold interest in the Site,
        (ii)
        the Improvements, and (iii) all plans, specifications, warranties and related
        rights and operating, maintenance and repair manuals related thereto and
        all
        replacements of any of the above.

       

      “Facility
        Plan”:
        means
        the “Facility Plan” as defined and used in the Original Lease
        Agreement.

       

      “Improvements”:
        collectively, the building and nearby parking deck to be constructed and
        related
        enhancements and improvements, including furniture, fixtures and equipment
        constructed or installed on the Site in accordance with the Facility Plan,
        together with all accessions thereto and replacements thereof, and together
        with
        all accessories, equipment, parts and devices necessary to achieve completion
        as
        contemplated under the Original Lease Documents, and all fixtures now or
        hereafter included in or attached to the Site, the building and such
        enhancements and improvements and modifications, but excluding the
        Site.

       

      “Site”:
        certain real property located in Birmingham, Alabama, described in greater
        detail on Exhibit
        A
        to the
        Investment Agreement and the Lease.

       

      “UCC”:
        the
        Uniform Commercial Code as in effect in the State of Alabama and any other
        jurisdiction whose laws may be mandatorily applicable.

       

      
        
          
          

        

        
          
          

          
          

        

        
          
          

        

      

      SCHEDULE
        14

       

      Insurance
        Requirements

       

      The
        Lessee will provide, or cause to be provided, insurance in accordance with
        the
        terms of this Schedule, which insurance shall be placed and maintained with
        Permitted Insurers. As to each of the building annex and parking deck portions
        of the Facility, until the issuance of a certificate of occupancy as to such
        portion, such insurance may be provided through the general contractor’s
        builder’s risk and liability coverage. 

       

      (a) Insurance
        Coverages and Limits

       

      At
        all
        times subsequent to the Lease Commencement Date, the Lessee shall provide,
        or
        cause to be provided, the following property and liability coverages with
        respect to the Facility:

       

      (i) all-risk
        property coverage, with limits of coverage at least equal to the replacement
        cost (which limits shall be not less than $60,000,000 for the Facility),
        which
        insurance coverage may, at the Lessee's option, be included under any “blanket”
policy maintained by the Lessee so long as such “blanket” policy provides for
        all-risk property coverage with respect to the Facility and any other Property
        covered thereby, with limits of coverage at least equal to the aggregate
        replacement cost of the Facility (provided, however, that such insurance,
        in
        either case, shall provide for replacement cost coverage, provided that the
        insured property is replaced, and, provided further, that the insurance shall
        not have the effect of causing the Lessee or any of its Affiliates to be
        deemed
        a co-insurer), with respect to the Lessee and any Affiliate of the Lessee
        providing services with respect to the Facility, or if the Lessee elects
        to
        effect the coverage required by this Paragraph under a “blanket” policy, the
        Lessee and its Affiliates insured thereby, such insurance to include, coverage
        for (x) floods (if required by applicable law or regulation), windstorms,
        hurricanes, tornados, collapse and other perils (including debris removal
        and
        cleanup) and such insurance to cover equipment separated from the Facility,
        transit of equipment and consumables to and from the Site, labor claims,
        in each
        case with respect to the Facility, and such insurance to include coverage
        for
        all other risks and occurrences customarily included under all-risk policies
        available with respect to Property similar in installation, location and
        operation to the Facility (or the Facility and all other Property insured
        thereby if all are covered under a “blanket” policy), and (y) “boiler and
        machinery” property damage insurance on a comprehensive basis with respect to
        damage to the machinery, plants, equipment or similar apparatus (including
        production machinery) included in the Facility (or the Facility and all other
        Property insured thereby if all are covered under a “blanket” policy), from
        risks and in amounts normally insured against under machinery
        policies.

       

      (ii)

       

      (1) statutory
        workers' compensation and occupational disease insurance in accordance with
        applicable state and federal law, and employer's liability insurance with
        primary and excess coverage limits of not less than $1,000,000;

       

      (2) commercial
        general liability insurance covering operations of the Lessee, contractual
        liability coverage, contingent liability coverage arising out of the operations
        of the Facility, cross-liabilities coverage, sudden and accidental seepage
        and
        pollution coverage, and other coverage for hazards customarily insured with
        respect to Property similar in construction, location, occupancy and operation
        to the Facility, with limits complying with the underlying requirements of
        the
        excess liability policy described in Paragraph (a)(ii)(3);

       

      (3) excess
        commercial liability insurance in excess of the liability policies described
        in
        Paragraphs (a)(ii)(1) and (2) to bring to limits of not less than $1,000,000
        for
        each occurrence and in the aggregate per year with respect to the Lessee
        and its
        Affiliates.

       

      (iii) The
        policy or policies providing the coverage required by paragraphs (a)(i) and
        (a)(ii)(2) and (a)(ii)(3) may include deductible amounts for the account
        of the
        Lessee or its Affiliates, as the case may be, not to exceed $25,000 in the
        aggregate for all such coverages.

       

      (b) Insurance
        Endorsements - Any insurance carried in accordance herewith shall, except
        as
        hereinafter permitted, provide or be endorsed to provide that:

       

      (i) the
        Lessor, as its interests may appear, shall be included as an additional insured
        or named as loss payee but only with respects coverages required by Paragraphs
        (a)(i), with the understanding that any obligation imposed upon the insured
        (including, without limitation, the liability to pay premiums) under any
        policy
        required by this Schedule shall be the obligation of the Lessee and its
        Affiliates) and not that of the Lessor;

       

      (ii) as
        to all
        policies of property insurance, a non-contributory clause or endorsement
        to the
        effect that any loss shall be payable in accordance with the terms of such
        policy notwithstanding any act or negligence of the Lessee or its Affiliates
        which might otherwise result in forfeiture of or denial of coverage with
        respect
        to such insurance;

       

      (iii) the
        insurer thereunder waives all rights of subrogation against the
        Lessor;

       

      (iv) such
        insurance shall be primary without right of contribution of any other insurance
        carried by or on behalf of the Lessor with respect to its interests in the
        Facility; and 

       

      (v) if
        such
        insurance is cancelled for any reason whatsoever (including, without limitation,
        nonpayment of premium) or any material change is made in the coverage that
        affects the interests of the Lessor, such cancellation or change shall not
        be
        effective as to the Lessor for 10 days for nonpayment of premiums and otherwise
        for 45 days, in both cases after receipt by the Lessor (at the address provided
        pursuant to Section 22 of the Lease) of written notice sent by certified
        mail
        from such insurer of such cancellation or change.

       

      (c) Adjustment
        of Property Losses - After the occurrence and during the continuation of
        a
        Cancellation Event or Termination Event, the loss, if any, under any property
        insurance covering the Facility required to be carried by this Schedule shall
        be
        adjusted with the insurance companies or otherwise collected, including,
        without
        limitation, the filing of appropriate proceedings, by the Lessee in consultation
        with the Lessor.

       

      (d) Upon
        request, the Lessee will furnish the Lessor evidence of such insurance relating
        to the Facility.

       

      (e) Additional
        Insurance by the Lessor or the Lessee - Nothing in this Schedule shall prohibit
        the Lessor or the Lessee, as their respective interests may appear, from
        maintaining for their own account, at the expense of the Person purchasing
        such
        insurance, additional insurance on or with respect to the Facility, or any
        part
        thereof, with coverage exceeding that otherwise required under this Schedule,
        unless such insurance would conflict with or limit the insurance otherwise
        required under this Schedule.

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