Document:

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                                                                   EXHIBIT 10.16
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SPACE ABOVE LINE RESERVED FOR RECORDER'S USE

1.    TITLE OF DOCUMENT: DEED OF TRUST

2.    DATE OF DOCUMENT: DECEMBER 10, 2004

3.    GRANTOR(S): AMERICAN COMMERCIAL TERMINALS, LLC

4.    GRANTEE(S): NRG NEW ROADS HOLDINGS LLC, AND
                  LOUISIANA GENERATING, LLC

5.    STATUTORY MAILING ADDRESS(ES): GRANTOR: 1701 EAST MARKET STREET
                                              JEFFERSONVILLE, IN 47130

                 GRANTEE:NEW ROADS HOLDINGS LLC   LOUISIANA GENERATING,
                                                  LLC
                         112 TELLY STREET         112 TELLY STREET
                         NEW ROADS, LA 70760      NEW ROADS, LA 70760

6.    LEGAL DESCRIPTION: SEE EXHIBIT A ANNEXED TO THE DOCUMENT.

7.    REFERENCE(S) TO BOOK(S) AND PAGE(S): N/A

8.    PREPARED BY AND FOLLOWING RECORDING RETURN TO: STEVEN D. GRAHAM, ESQ.
                                                     THOMPSON COBURN LLP
                                                     ONE US BANK PLAZA
                                                     ST. LOUIS, MO 63101

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                                  DEED OF TRUST

      THIS DEED OF TRUST, Made and entered into as of the 10th day of December,
2004, by and between AMERICAN COMMERCIAL TERMINALS, LLC, a Delaware limited
liability company, with an address as set forth on the cover page hereof
("GRANTOR"), and, ROBERT G. MECKFESSEL, a resident of the County of St. Louis,
State of Missouri, with an address of c/o First American Title, 1600 South
Brentwood, Suite 220, St. Louis, Missouri 63144 ("TRUSTEE"), and NRG NEW ROADS
HOLDINGS LLC, A DELAWARE LIMITED LIABILITY COMPANY ("NRG"), having an address as
set forth on the cover page hereof, and LOUISIANA GENERATING, LLC, a Delaware
limited liability company ("LG"), having an address as set forth on the cover
page hereof (NRGPM and LG are collectively referred to herein as the "SECURED
PARTIES," and are each individually a "SECURED PARTY").

      WITNESSETH, that said Grantor, for and in consideration of the obligations
and trust hereinafter described and created, and the sum of One Dollar ($1.00)
to said Grantor in hand paid by the said Trustee, the receipt of which is hereby
acknowledged, does by these presents GRANT, BARGAIN AND SELL, CONVEY AND CONFIRM
unto the said Trustee, the following described real and personal property (the
"PROPERTY") situated in the City of St. Louis, and State of Missouri, to-wit:

      SEE EXHIBIT A ATTACHED HERETO AND INCORPORATED HEREIN TOGETHER WITH ALL OF
      GRANTOR'S RIGHT, TITLE AND INTEREST TO ALL PERSONAL PROPERTY AND
      IMPROVEMENTS THEREUPON LOCATED, COMMONLY KNOWN AS THE "HALL STREET
      TERMINAL" AT 5500 HALL STREET, BUT SPECIFICALLY EXCLUDING ANY TUGS OR
      BARGES.

      TO HAVE AND TO HOLD the same, together with all appurtenances now or
hereafter to the same belonging, unto the said Trustee, and to its successor or
successors in this trust forever, and possession of said property is now
delivered unto the said Trustee IN TRUST, however, for the following purposes:

      WHEREAS, the said Grantor, being justly obligated to perform certain
obligations under (i) that certain Transportation Contract, dated December 10,
2004, and entered into by and among LG, the Burlington Northern and Santa Fe
Railway Company ("BNSF") and Grantor (the "TRANSPORTATION CONTRACT"); (ii) that
certain Lease dated December 10, 2004, and entered into by and between Grantor
as Landlord and NRG, as designee for NRGPM, as Tenant regarding the Property
(the "LEASE"); and; (iii) that certain Security Side Letter Agreement, dated
December 10, 2004, and entered into by and between Grantor, American Commercial
Lines LLC ("ACL"), American Commercial Barge Line LLC ("ACBL") and Secured
Parties (the "SECURITY SIDE LETTER"); (iv) that certain Terminal Option
Agreement (as described in the Security Side Letter) dated December 10, 2004,
and entered into by and among Grantor and NRG, as designee for NRGPM, (the
"TERMINAL OPTION Agreement,"); (v) that certain Operations Side Letter
Agreement, dated December 10, 2004, and entered into by and between Grantor and
LG (the "OPERATIONS SIDE LETTER,"); (vi) that certain Conditional Assignment of
BNSF Lease, dated December 10, 2004, and entered into by and between Grantor and
NRG (the "BNSF ASSIGNMENT"); (vii) that certain Conditional Assignment of City
of St. Louis Lease, dated December 10, 2004, and entered into by and

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between Grantor and NRG (the "ST. LOUIS ASSIGNMENT"); and (viii) that certain
Conditional Assignment of Inter Carrier Agreement, dated December 10, 2004, and
entered into by and between Grantor and NRG (the "INTERCARRIER ASSIGNMENT,"
collectively with the Transportation Contract, the Lease, the Security Side
Letter, the Terminal Option Agreement, the Operations Side Letter, the BNSF
Assignment, and the St. Louis Assignment, the "AGREEMENTS") for the benefit of
the Secured Parties, as applicable.

      TO SECURE the performance of the Agreements and any final unappealed or
non-appealable judgment damage claims (collectively hereafter referred to as the
"OBLIGATIONS"), arising from any breach of the Agreements during the respective
terms thereof, by Grantor, ACBLor ACL thereunder (collectively, "AMERICAN"),
Grantor has executed this Deed of Trust, and has also agreed with said Secured
Parties and their permitted assigns, to cause all taxes and assessments, general
and special, to be paid whenever imposed upon said Property, and before becoming
delinquent; to cause all charges made by utility companies, whether public or
private, for electricity, gas, heat, water, or sewer, furnished or used in
connection with the Property, or any part thereof, to be paid and before
becoming delinquent; and also to keep the Property and the improvements upon
said Property constantly and satisfactorily insured, until the Obligations are
fully performed and/or the Agreements expire and terminate. All policies of
insurance required pursuant to this Deed of Trust shall (i) contain a standard
noncontributory mortgagee clause in favor of the Secured Parties, or name
Secured Parties as additional insureds, (ii) be maintained throughout the term
of this Deed of Trust without cost to Secured Parties (except as may be set
forth in and pursuant to the Lease), and (iii) be satisfactory in form and
substance to Secured Parties and shall be approved by Secured Parties as to
amounts, form, risk coverage, deductibles, loss payees and insureds, it being
specifically acknowledged and agreed to that Secured Parties have and do hereby
approve all such matters with respect to the insurance required to be maintained
by American pursuant to its financing agreements with JP Morgan Chase Bank NA
and Bank of New York. If Grantor receives from any insurer any written
notification or threat of any actions or proceedings regarding the
non-compliance or non-conformity of the Property with any insurance
requirements, Grantor shall give prompt notice thereof to Secured Parties. All
proceeds paid from any casualty under any policy shall be applied directly to
restoration or repair of the Property (the "RESTORATION") prior to any
foreclosure hereunder. Following the commencement of foreclosure proceedings,
all such proceeds may be paid directly to Trustee for the benefit of the Secured
Parties.

      The Trustee may assign insurance policies to the purchaser at foreclosure
and Grantor shall not be entitled to unearned premiums. Grantor also agrees
promptly to pay when due all notes, and to perform all covenants, in any deed of
trust prior in lien to these presents. It shall be the privilege of said Secured
Parties and their permitted assigns, in case of default on the part of the said
Grantor to promptly pay all taxes, effect such insurance, remove mechanics'
liens and pay prior notes, as above herein provided, and in the event that the
said Secured Parties, their permitted assigns or legal representatives, or the
Trustee, or his successors in trust, shall expend any money to protect the title
or the possession of the Property, or for such taxes, insurance, mechanics'
liens, or notes, then all such money so expended shall be a new and additional
principal sum of money secured by this instrument, and shall be payable on
demand, and may be collected with interest thereon at the highest legal rate per
annum, from

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the time of so expending the same. Failure to make such payment within fourteen
(14) days after Grantor's receipt of written demand to do so and supporting
documentation to establish payment thereof by or on behalf of Secured Party as
aforesaid shall be an Event of Default under this Deed of Trust and shall be
cause for foreclosure.

      Said Grantor hereby covenants to (i) keep all the buildings now or
hereinafter on said Property, in good repair and condition, without any
liability of the Secured Parties to any person for damages, for failure to
repair; nor for any mechanics' liens therefor (except as NRG may be responsible
therefor under the terms of the Lease), (ii) upon damage to or destruction of
the Property or any part thereof by fire or other casualty, restore, repair,
replace or rebuild the Property that is damaged or destroyed to the condition
necessary to allow for the continuing performance by Grantor of its obligations
under the Transportation Contract, whether or not any insurance proceeds are
available or sufficient for such purpose; (iii) not commit waste or permit
impairment or deterioration of the Property which would prevent or materially
and adversely interfere with the continuing performance of Grantor's obligations
under the Transportation Contract; (iv) not cause or permit any alteration of
the design or structural character of any improvement now or hereafter erected
on the Property which would prevent or materially and adversely interfere with
the continuing performance of Grantor's obligations under the Transportation
Contract without Secured Parties' prior consent; (v) shall not remove from the
Property any of the fixtures and personal property included in the Property
which would prevent or materially and adversely interfere with the continuing
performance of Grantor's obligations under the Transportation Contract without
Secured Parties' prior consent; (vi) not initiate or acquiesce to a change in
the zoning classification of the Property which would present or materially and
adversely interfere with the continuing performance of Grantor's obligations
under the Transportation Contract without Secured Parties' prior consent; (vii)
comply with all present and future statutes, laws, rules, orders, regulations
and ordinances affecting the Property, any part thereof or the use or operation
thereof as necessary to allow for the continuing performance by Grantor of its
obligations under the Transportation Contract, and shall comply with all
obligations, covenants, conditions and restrictions applicable to Grantor which
are contained in any of the Agreements; (viii) keep in place all permits,
authorizations and licenses required for the operations of the Property as
necessary to allow for the continuing performance by Grantor of its obligations
under the Transportation Contract; and (ix) continue to operate the Property in
substantially the same manner as prior to the execution of this Deed of Trust,
as necessary to allow for the continuing performance by Grantor of its
obligations under the Transportation Contract.

      Grantor represents, warrants and covenants to and with Secured Parties
that it is lawfully seized of Parcel 1 of the Property in fee simple, and has
good right and full power and authority under all applicable provisions of law
and under its organizational documents to execute this Deed of Trust and to
mortgage the Property; that the Property is free from all liens and security
interests and to the best of Seller's knowledge, encumbrances that would prevent
or materially and adversely interfere with the continuing performance of
Grantor's obligations under the Transportation Contract, except for those
previously approved by Secured Parties in writing as set forth in the
Intercreditor Agreement dated December 10, 2004; and subject thereto, that
Grantor will warrant and defend the title to the Property and the lien and
priority of this Deed of Trust against all contrary claims and demands of all

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persons whomsoever, whether now existing or hereafter arising. The covenants and
warranties of this paragraph shall survive foreclosure of this Deed of Trust and
shall run with the land. Grantor shall not, without Secured Parties prior
consent, further create, incur or suffer to exist any lien, financial
encumbrance or charge on the Property or any part thereof, other than the liens
and financial encumbrances previously approved by Secured Parties in writing or
purchase money security interests hereafter created in connection with any
replacement or improvement of, or addition to, any portion of the Property
consisting of property other than realty as such portion of the Property
currently exists, in the normal course of Grantor's business operations. Any
contrary grant of encumbrance, not approved or permitted by the Secured Parties
as aforesaid, and not cured, bonded over or released within thirty (30) days
after Grantor's receipt of written demand to do so, is a default under this Deed
of Trust and shall be a cause for foreclosure.

      Grantor further covenants and agrees that Grantor shall not cause or
permit the presence, use, generation, manufacture, production, processing,
installation, release, discharge, storage (including aboveground and underground
storage tanks for petroleum or petroleum products), treatment, handling,
transportation to, from or across the Property or disposal of any Hazardous
Materials (as defined below) (excepting as may currently be used or present at
the Property in connection with its current operations, and further excluding
the safe and lawful use and storage of small quantities of Hazardous Materials
customarily used in the operation and maintenance of comparable commercial
properties or for normal household purposes) on or under the Property, which in
any way materially and adversely affect the Property value, or which would
prevent or materially and adversely interfere with the continuing performance of
Grantor's obligations under the Transportation Contract. (The prohibited matters
described above are referred to collectively below as "PROHIBITED ACTIVITIES OR
CONDITIONS.")

      Except with respect to matters which have been previously disclosed to
Secured Parties, including but not limited to the environmental reports
heretofore provided, Grantor represents and warrants that it has not at any time
caused or permitted any Prohibited Activities or Conditions and to the best of
its knowledge, no Prohibited Activities or Conditions exist or have existed on
or under the Property. Grantor shall not lease or allow the sublease of all or
any portion of the Property for residential use to any tenant or subtenant that,
in the ordinary course of its business, would cause, permit or exacerbate any
Prohibited Activities or Conditions, and all leases and subleases shall provide
that tenants and subtenants shall not cause, permit or exacerbate any Prohibited
Activities or Conditions.

      Grantor represents that to the best of its knowledge, Grantor has not
received, and except with respect to matters which have been previously
disclosed to Secured Parties, including but not limited to the environmental
reports heretofore provided, has no knowledge of the issuance of, any claim,
citation or notice of any pending or threatened suits, proceedings, orders, or
governmental inquiries or opinions involving the Property that allege the
violation of any Hazardous Materials Law which has not been cured and which
would prevent or materially and adversely interfered with the continuing
performance of Grantor's obligations under the Transportation Contract
("GOVERNMENTAL ACTIONS").

      Grantor shall promptly notify Secured Parties in writing of any of the
following: (i) the occurrence of any Prohibited Activity or Condition on the
Property; (ii) Grantor's actual knowledge of the presence on or under any

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adjoining property of any Hazardous Materials which can reasonably be expected
to have a material adverse impact on the continuing performance of Grantor's
obligations under the Transportation Contract or the value of the Property,
discovery of any occurrence or condition on the Property or any adjoining real
property that could cause any restrictions on the ownership, occupancy,
transferability or use of the Property under Hazardous Materials Law; (III) any
Governmental Action; and (IV) any claim made or threatened by any third party
against Grantor, Secured Parties, or the Property relating to loss or injury
resulting from any Hazardous Materials. Any such notice by Grantor shall not
relieve Grantor of, or result in a waiver of any obligation of Grantor under
this provision. Grantor shall cooperate with any governmental inquiry with
respect to the matters described in (i) through (iv) and shall comply with any
governmental or judicial order which arises from any alleged Prohibited
Activities or Conditions.

      Grantor shall hold harmless, defend and indemnify Secured Parties and such
other "Indemnitees" (as defined in the Security Side Letter) with respect to the
foregoing, to the full extent set forth in the Security Side Letter.

      The term "HAZARDOUS MATERIALS," for purposes of this provision, includes
petroleum and petroleum products, flammable explosives, radioactive materials
(excluding radioactive materials in smoke detectors), polychlorinated biphenyls,
lead, asbestos in any form that is or could become friable, hazardous waste,
toxic or hazardous substances or other related materials whether in the form of
a chemical, element, compound, solution, mixture or otherwise, including, but
not limited to, those materials defined as "hazardous substances," "extremely
hazardous substances," "hazardous chemicals," "hazardous materials," "toxic
substances," "solid waste," "toxic chemicals," "air pollutants," "toxic
pollutants," "hazardous wastes," "extremely hazardous waste," or "restricted
hazardous waste" by Hazardous Materials Law or regulated by Hazardous Materials
Law in any manner whatsoever, but specifically excludes any such materials, the
presence of which originated from the coal delivered to Grantor's Property on
behalf of or at the request of the Secured Parties (for which the Secured
Parties shall be solely responsible for and hold harmless, defend and indemnify
American against to the same extent as aforesaid).

      The term "HAZARDOUS MATERIALS LAW," for the purposes of this provision,
means all federal, state, and local laws, ordinances and regulations and
standards, rules, policies and other binding governmental requirements and any
court judgments applicable to Grantor or to the Property relating to industrial
hygiene or to environmental or unsafe conditions or to human health including,
but not limited to, those relating to the generation, manufacture, storage,
handling, transportation, disposal, release, emission or discharge of Hazardous
Materials, those in connection with the construction, fuel supply, power
generation and transmission, waste disposal or any other operations or processes
relating to the Property, and those relating to the atmosphere, soil, surface
and ground water, wetlands, stream sediments and vegetation on, under, in or
about the Property.

      This notice is provided pursuant to Section 432.045, R.S.Mo. As used
herein, "you" means American Commercial Terminals, LLC, "us" means NRG and LG
collectively, "borrower" means American Commercial Terminals, LLC, "creditor"
means NRG and LG collectively, and "this writing" means this Deed of Trust. ORAL
AGREEMENTS OR COMMITMENTS TO LOAN MONEY, EXTEND CREDIT OR TO FORBEAR FROM
ENFORCING REPAYMENT OF A DEBT INCLUDING PROMISES TO EXTEND

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OR RENEW SUCH DEBT ARE NOT ENFORCEABLE. TO PROTECT YOU (BORROWER) AND US
(CREDITOR) FROM MISUNDERSTANDING OR DISAPPOINTMENT, ANY AGREEMENTS WE REACH
COVERING SUCH MATTERS ARE CONTAINED IN THIS WRITING, WHICH IS THE COMPLETE AND
EXCLUSIVE STATEMENT OF THE AGREEMENT BETWEEN US, EXCEPT AS WE MAY LATER AGREE IN
WRITING TO MODIFY IT.

      This Deed of Trust is intended to be a security agreement pursuant to the
Uniform Commercial Code as enacted in the jurisdiction of the Property, as
amended from time to time (the "UCC"). Grantor hereby grants a security interest
in the Property to the extent that such Property may be subject to a security
interest pursuant to the UCC. For the purposes of the security agreement and
related financing statements, the "debtor" is Grantor, the "secured party" is
Secured Parties. Grantor hereby authorizes Secured Parties (and Secured Parties'
representatives and agents) to file financing statements (and amendments
thereto) relating to the Property, the form and substance of which shall be as
reasonably agreed to by all the parties hereto. Secured Parties shall pay all
costs of filing such financing statements and termination and any extensions,
renewals, amendments and releases thereof, and shall pay all reasonable costs
and expenses of any record searches for financing statements Secured Parties may
reasonably require. The form and substance of any financing statement filed with
respect to this Deed of Trust shall be as required by law and consistent with
the terms hereof. Grantor represents and warrants to Secured Parties that the
exact legal name of Grantor and Grantor's state of incorporation or organization
are as set forth in Grantor's records provided to Secured Parties and that its
chief executive office is located at the address first set forth above. Without
the prior written consent of Secured Parties (and except as otherwise permitted
above), Grantor shall not create or suffer to be created pursuant to the UCC any
other security interest in said items, including replacements and additions
thereto. Grantor shall also first notify Secured Parties if Grantor shall (i)
change its legal name; or (ii) change its state of organization; or (iii) change
the location of its chief executive office. Upon the occurrence and continuation
of a "Trigger Event" (as defined in the Security Side Letter), Secured Parties
shall (subject to the terms of the Intercreditor Agreement) have the remedies of
a secured party under the UCC and, at Secured Parties' option, may also invoke
the remedies provided in this Deed of Trust as to such items. Subject thereto,
in exercising any of said remedies, Secured Parties may proceed against the
items of real property and any items of personal property specified above as
part of the Property separately or together and in any order whatsoever, without
in any way affecting the availability of Secured Parties' remedies under the UCC
or of the remedies provided in this Deed of Trust. With respect to any term used
in this Deed of Trust that is defined in either (i) Article 9 of the UCC
("ARTICLE 9") as in force in the jurisdiction of the Property in which this Deed
of Trust was signed by the Grantor at the time that it was signed, or (ii)
Article 9 as in force at any relevant time in the jurisdiction in which a
financing statement for the Property is filed, the meaning to be ascribed
thereto with respect to any particular item of the property shall be that under
the more encompassing of the two definitions.

      This Deed of Trust constitutes and is filed as a fixture filing under the
UCC covering the Property which now or in the future consists of goods
comprising part of the Property which are or are to become fixtures upon the
subject real estate. For the purposes of this fixture filing and the filing of
this Deed of Trust as a financing

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statement, the "debtor" is Grantor, the "secured party" is Secured Parties, and
the real estate upon which the fixtures and/or other items are located is the
land described in Exhibit A. The Grantor's state of organization is as first
listed above.

      Grantor hereby assigns and transfers to Trustee all of Grantor's right,
title and interest in and to all leases and rents from the Property, including
all present and future leases and rental agreements, for the purpose of securing
performance of the Obligations, this Deed of Trust and any other agreements at
any time securing the Obligations. This assignment may be enforced by Trustee at
any time during the existence of an Event of Default hereunder, without regard
to the adequacy of the security hereof or the solvency of Grantor, by any one or
more of the following methods: (i) the appointment of a receiver; (ii) Trustee's
taking possession of the Property; (iii) the obtaining of an injunction; and
(iv) any other method permitted by law. This assignment shall constitute a
perfected, absolute and present assignment; provided, however, that Grantor
shall have the right to collect the rents and to retain, use and enjoy the same
and all of the Property in all respects, unless and until an Event of Default
occurs hereunder. Receipt by Trustee of rents or other income shall not
constitute a waiver of any right that Trustee may enjoy under this Deed of Trust
or under the laws of the State of Missouri. There shall be no merger of the
leasehold estates, created by the leases, with the fee estate of the Property
without the prior written consent of Trustee.

      Trustee shall not be obligated to perform or discharge any obligation,
duty or liability under any lease or under or by reason of this assignment, and
Grantor shall and does hereby agree to indemnify and to hold Trustee and Trustee
harmless from any liability, loss or damage that it might incur under any lease
or under or by reason of this assignment and from any claims and demands
whatsoever that may be asserted against it by reason of any alleged obligations
on Trustee's part. Unless otherwise specified by Trustee in writing, all future
leases for the use or occupancy of all or any part of the Property shall be
subordinate to the lien of this Deed of Trust. All rents or income derived from
the Property that are collected by Trustee, its agent or a receiver each month
shall be applied in Trustee's sole, but reasonable, discretion.

      All proceeds or awards granted as the result of any eminent domain or
condemnation action prior to any foreclosure hereof shall be paid to and belong
solely to Grantor. Any such amounts paid or granted after the foreclosure hereof
shall be paid directly to Trustee for the benefit of the Secured Parties.

      NOW, THEREFORE, if the said American entities shall well and truly perform
its obligations under the Agreements, or cause to be performed, unto the Secured
Parties, and shall well and truly keep and perform all and singular the several
covenants hereinbefore set forth, then this trust shall cease and be void, and
the property hereinbefore conveyed shall be released at the cost of the said
Grantor; but if the Obligations under the Agreements, or any part thereof, be
not so performed, according to the tenor of the same and subject to any
applicable notice and cure provisions, or if, there be any Trigger Event, as
described in the Security Side Letter Agreement referenced above, or if said
taxes, general and special, be not promptly paid when due, or if default be made
in due fulfillment of said covenants and Agreements, or any of them, all as
further set forth above, (individually an "EVENT OF DEFAULT"), then this
conveyance shall remain in force, and said Trustee, whether acting in person or
by attorney in fact, appointed by instrument in writing, or, in case of death or
absence from the

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country or any other disability, or refusal to act, then said Trustee, may
proceed to sell the Property hereinbefore conveyed, or any part thereof, at
public vendue, or outcry, at the front door of Court House (or other customary
location for such sales), in said City of St. Louis and State of Missouri, to
the highest bidder for cash, first giving the notice required by the laws of
Missouri in respect to exercising power of sale under mortgages and deeds of
trust then in effect, and upon such sale shall execute a deed in fee simple of
Parcel 1 of the Property sold, together with such assignment of leasehold
interests with respect to the leasehold interests described herein as Parcel 2
and Parcel 3 of the Property, if any, as may be required by law to transfer the
same and consummate the foreclosure and power of sale transactions contemplated
hereby with respect to the entire Property, to the purchaser or purchasers
thereof, and shall receive the proceeds of such sale, out of which said Trustee
shall pay first, the cost and expense of executing this Trust, including lawful
compensation of said Trustee; and next, shall repay to any person or persons who
may or shall, under the covenants hereinbefore set forth, have advanced or paid
any money for taxes, mechanics' liens, insurance or prior notes, as above
provided, all sums so by said persons advanced and not already repaid, together
with interest thereon at the highest legal rate per annum from date of such
advance, until the day of payment; and, next, the amount unpaid on the then
existing Obligations, if any, secured hereby, together with the interest accrued
thereon, and next the amount due on junior encumbrances, and the balance to the
Grantor, or its assigns or legal representatives. Each time that it shall become
necessary to insert an advertisement for foreclosure and sale is not had, then
the Trustee shall be entitled to receive the sum of $150.00 for services and the
amount of all advertising charges from Grantor. The Trustee hereby lets said
Property to the said Grantor and assigns, until this instrument be released and
satisfied, or until a sale be made under the provisions of this Deed of Trust,
upon the following terms, to-wit: The said Grantor, and every and all persons
claiming or possessing such Property or any part thereof, shall pay rent
therefor during said term at one cent per month, payable upon demand, and shall
and will surrender peaceable possession of said Property, and any and every part
thereof sold under said provisions to said Trustee, or purchaser thereof under
such sale, within ten days after the date of such sale, and without notice or
demand therefor.

      PROVIDED, HOWEVER, that nothing in this Deed shall be so construed as to
prevent the Secured Parties to have and to take every legal step and means to
enforce performance of American's obligations under the Agreements, without
having first caused the execution of the Trust herein created.

      The said Trustee covenants faithfully to perform and fulfill the trusts
herein created, being liable, however, only for willful negligence or
misconduct. The Trustee may resign at any time by written instrument to that
effect delivered to the Secured Parties. The Secured Parties shall be entitled
to remove, at any time and from time to time, the Trustee or any subsequent
trustee hereunder for any or no reason. In case of the death, removal,
resignation, refusal to act or otherwise being unable to act of the Trustee
named as trustee hereunder, the Secured Parties shall be entitled to select and
appoint a successor trustee hereunder by an instrument duly executed,
acknowledged and recorded in the manner and form for conveyances of real estate
in the State where the real estate is located. Upon the execution and
acknowledgment of the appointment of a successor trustee, such successor trustee
shall succeed to the Trustee named as trustee hereunder and to all of the
rights, powers, duties, obligations and estate of said Trustee as trustee as if
specifically named herein, provided no defect or irregularity

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in the resignation or removal of said Trustee or in the appointment of a
successor trustee or in the execution and recording of such instrument shall
affect the validity of said resignation, removal or appointment or any act or
thing done by such successor trustee pursuant thereto. It shall not be required
that any such appointment of a successor trustee be recorded prior to the
commencement of the publication of any notice of a trustee's sale. The recording
of an appointment of a successor trustee after publication of a trustee's sale
hereunder is hereby authorized, and any such recording shall not affect the
validity of any trustee's sale conducted thereafter. A Trustee shall not be
disqualified from acting as the trustee hereunder or from performing any of the
duties of the trustee, or from exercising the rights, powers and remedies herein
granted, by reason of the fact that trustee is an officer employee, stockholder
or subsidiary of either Secured Party, Grantor hereby expressly consenting to
the Trustee acting as a trustee hereunder irrespective of the fact that such
Trustee might be otherwise disqualified for any of the foregoing reasons, and
that any interest which Trustee or any successor trustee or any successor shall
have or may acquire in the Property encumbered hereby, shall neither interfere
with nor prevent such party from acting as trustee hereunder or from purchasing
said Property at said sale or sales, and all parties waive any objection to any
Trustee acting as trustee hereunder having or acquiring any such interest in the
Property encumbered hereby and continuing to act as trustee hereunder.

                     [REMAINDER OF PAGE INTENTIONALLY BLANK]

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      IN WITNESS WHEREOF, the said Grantor has executed these presents as of the
day and year first above written.

                                             GRANTOR
                                             AMERICAN COMMERCIAL TERMINALS, LLC

                                             By: /s/ W. N. Whitlock
                                                 -------------------------------
                                             Printed Name: W. N. Whitlock
                                             Title: President

                                             TRUSTEE

                                             By: ______________________________
                                             Printed Name: ____________________
                                             Title: ___________________________

                                             SECURED PARTY
                                             NRG NEW ROADS HOLDINGS, LLC

                                             By: /s/ John P. Brewster
                                                 -------------------------------
      [SEAL]                                 Printed Name: John P. Brewster
                                             Title: President

                                             SECURED PARTY
                                             LOUISIANA GENERATING, LLC

                                             By: /s/ John P. Brewster
                                                 -------------------------------
                                             Printed Name: John P. Brewster
                                             Title: President

STATE OF INDIANA   )
                   ) ss.
COUNTY OF CLARK    )

      On this 10 day of December, 2004, before me appeared W. N. Whitlock,
to me personally known, who, being by me duly sworn, did say that he/she/they
is/are the manager(s)/managing member(s) of AMERICAN COMMERCIAL TERMINALS, LLC,
a Delaware limited liability company, and that said instrument was signed in
behalf of said limited liability company, and that said W. N. Whitelock
acknowledged said instrument to be his/her/their free act and deed and the free
act and deed of said limited liability company.

      IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official
seal in the County and State aforesaid, the day and year first above written.

                                             /s/ KAREN R WELSH
(SEAL)                                       ----------------------------------
                                                       Notary Public

My term expires December 12, 2007                      KAREN R WELSH
                                                NOTARY PUBLIC STATE OF INDIANA
                                                        CLARK COUNTY
                                                MY COMMISSION EXP. DEC. 12, 2007

                                       10

<PAGE>

STATE OF _______________ )
                         )
COUNTY OF ______________ )

      On this _______ day of ____________, 200__, before me personally appeared
_____________________, to me personally known, who, being by me duly sworn, did
say that he is the Trustee of ______________________________, a ______________
corporation, and that the seal affixed to the foregoing instrument is the
corporate seal of said corporation, and that said instrument was signed and
sealed on behalf of said corporation by authority of its Board of Directors; and
said ___________________________ acknowledged said instrument to be the free act
and deed of said corporation.

      IN TESTIMONY WHEREOF, I have hereunto set my hand and affixed my official
seal in the County and State aforesaid, the day and year first above written.

                                                  ___________________________
                                                          Notary Public

My Commission Expires:

STATE OF NEW JERSEY      )
                         )
COUNTY OF MERCER         )

      On this 10th day of December, 2004 , before me personally appeared John
P. Brewster, to me personally known, who, being by me duly sworn, did say that
he/SHE/THEY is/ARE THE MANAGER(S)/MANAGING MEMBER(S) OF NRG NEW ROADS HOLDINGS,
LLC, A DELAWARE LIMITED LIABILITY COMPANY, and that said instrument was signed
IN behalf of said LIMITED LIABILITY COMPANY, AND THAT SAID John P. Brewster
acknowledged said instrument to be HIS/HER/THEIR FREE ACT AND DEED AND the free
act and deed of said LIMITED LIABILITY COMPANY.

      IN TESTIMONY WHEREOF, I have hereunto set my hand and affixed my official
seal in the County and State aforesaid, the day and year first above written.

                                                  /s/ Deborah R. Fry
                                                  -------------------------
                                                      Notary Public

My Commission Expires:

         DEBORAH R. FRY
 A Notary Public Of New Jersey
My Commission Expires 10/23/2006
                                       11

<PAGE>

STATE OF NEW JERSEY )
                    ) ss.
COUNTY OF MERCER    )

      On this 10th day of December, 2004, before me appeared John P. Brewster
, to me personally known, who, being by me duly sworn, did say that he/she/they
is/are the manager(s)/managing member(s) of LOUISIANA GENERATING, LLC, a
Delaware limited liability company, and that said instrument was signed in
behalf of said limited liability company, and that said John P. Brewster
acknowledged said instrument to be his/her/their free act and deed and the free
act and deed of said limited liability company.

      IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official
seal in the County and State aforesaid, the day and year first above written.

                 DEBORAH R. FRY                  /s/ Deborah R. Fry
(SEAL)    A Notary Public Of New Jersey          ------------------------------
        My Commission Expires 10/23/2006                 Notary Public

My term expires

                                       12

<PAGE>

                                    EXHIBIT A

                         LEGAL DESCRIPTION OF PROPERTY

PARCEL 1:

LEGAL DESCRIPTION:

            A tract of land being Part of Block 3470 of the City of St Louis,
      Missouri, and described as follows:

            Beginning at a point on the Northeastern line of Hall Street, 80.00
      feet wide, at the most Western corner of property conveyed to All American
      Redevelopment Corporation by deed recorded in Book 56M, Page 145 of the
      St. Louis City Records; thence along the said Northeastern Street line
      North 34 degrees 34 minutes 43 seconds West, 2049.40 feet to the most
      Southern corner of property conveyed to Smith's Terminals Corporation by
      Deed recorded in Book 8845, Page 100 of the St. Louis City Records; thence
      along the Southeastern line of said Smith's Terminals property and its
      direct prolongation Northeastwardly North 55 degrees 54 minutes 09 seconds
      East, 883.61 feet to a point, said point being radial distant
      Southwestwardly 15.00 feet from the centerline of Track #33 of the
      Burlington Northern Inc.; thence leaving said point and running
      Southeastwardly and parallel to said track South 28 degrees 11 minutes 04
      seconds East, 43.77 feet to a point of curve; thence continuing
      Southeastwardly and parallel to said track along a curve to the left
      having a radius of 997.64 feet, an arc distance of 276.59 feet to a point
      of tangency; thence continuing Southeastwardly and parallel to said track
      South 44 degrees 04 minutes 10 seconds East, 3013.65 feet to a point of
      curve; thence departing from said Track #33 and running Southwardly along
      a curve to the right having a radius of 484.06 feet, an arc distance of
      381.95 feet to a point of tangency, said curve being radial distant
      Westwardly 15.00 feet from the centerline of Track #217 of the Burlington
      Northern Inc.; thence continuing Southwardly and parallel to said track
      South 1 degree 08 minutes 25 seconds West, 95.33 feet to a point of curve;
      thence continuing Southwardly along a curve to the left having a radius of
      500.05 feet, an arc distance of 259.11 feet to a point on the Northwestern
      line of East Prairie Avenue, 60.00 feet wide; thence along said
      Northwestern line South 55 degrees 52 minutes 02 seconds West, 248.70 feet
      to a point; thence leaving said Northwestern line of East Prairie Avenue
      and running North 34 degrees 12 minutes 58 seconds West, 414.42 feet and
      South 55 degrees 52 minutes 02 seconds West, 131.26 feet to a point, said
      point being radial distant Northeastwardly 15.00 feet from the centerline
      of Track #229 of the Burlington Northern Inc.; thence leaving said point
      and running Northwestwardly and parallel to said track along a curve to
      the left having a radius of 385.78 feet, an arc distance of 16.75 feet
      (the chord bearing and length of which is North 49 degrees 52 minutes 44
      seconds West, 16.75 feet) to a point of tangency; thence continuing
      Northwestwardly and parallel to said Track North 51 degrees 07 minutes 23
      seconds West, 37.38 feet to a point of

<PAGE>

LEGAL DESCRIPTION CONTINUED:

      curve; thence continuing Northwestwardly and parallel to said track along
      a curve to the right having a radius of 518.77 feet, an arc distance of
      153.44 feet to a point of tangency, said point also being perpendicular
      distant Northeastwardly 15.00 feet from the center line of Track #228 of
      the Burlington Northern Inc.; thence Northwestwardly and parallel to said
      track North 34 degrees 10 minutes 33 seconds West, 348.56 feet to a point
      of curve; thence continuing Northwestwardly and parallel to said track
      along a curve to the right having a radius of 432.40 feet an arc distance
      of 51.56 feet to a point of tangency; thence Northwestwardly and parallel
      to said track North 27 degrees 20 minutes 40 seconds West, 31.58 feet to a
      point of curve; thence continuing Northwestwardly and parallel to said
      track along a curve to the left having a radius of 462.40 feet an arc
      distance of 55.69 feet to a point of tangency; thence Northwestwardly and
      parallel to said track North 34 degrees 14 minutes 40 seconds West, 792.97
      feet to a point of curve; thence continuing Northwestwardly and parallel
      to said track along a curve to the right having a radius of 381.20 feet,
      an arc distance of 22.96 feet (the chord bearing and length of which is
      North 32 degrees 31 minutes 09 seconds West, 22.95 feet) to a point on the
      direct prolongation Northeastwardly of the Northwestern line of property
      conveyed to All American Redevelopment Corporation, as aforementioned;
      thence along the last mentioned line South 55 degrees 49 minutes 17
      seconds West, 756.84 feet to the point of beginning and containing 69.445
      acres, more or less.

            EXCEPTING THEREFROM the following described tract of land:

            Commencing at a point on the Northeastern line of Hall Street, 80.00
      feet wide, at the most Western corner of property conveyed to All American
      Redevelopment Corporation by Deed recorded in Book 56M, Page 145 of the
      St. Louis City Records; thence along the Northwestern line of the last
      mentioned property and its direct prolongation Northeastwardly North 55
      degrees 49 minutes 17 seconds East, 726.79 feet to a point, said point
      being radial distant 15.00 feet from the center line of Track #228 of the
      Burlington Northern Inc. and the point of beginning of the herein
      described tract of land; thence leaving said point and running Northwardly
      and parallel to said track along a curve to the right having a radius of
      411.20 feet, an arc distance of 341.37 feet (the chord bearing and length
      of which is North 7 degrees 15 minutes 29 seconds West, 331.65 feet) to a
      point of tangency; thence Northeastwardly and parallel to said

<PAGE>

LEGAL DESCRIPTION CONTINUED:

      track North 16 degrees 31 minutes 30 seconds East, 56.66 feet to a point
      of curve; thence Northwestwardly and parallel to said track along a curve
      to the left having a radius of 381.20 feet, an arc distance of 403.15 feet
      to a point of tangency, said point also being perpendicular distant
      Southwestwardly 15.00 feet from the center line of Track #33 of the
      Burlington Northern Inc.; thence Southeastwardly and parallel to said
      track south 44 degrees 04 minutes 10 seconds East, 154.18 feet to a point;
      thence departing from said Track #33 and running Southwardly along a curve
      to the right having a radius of 411.20 feet an arc distance of 276.83 feet
      to a point of tangency, said curve being radial distant Westwardly 15.00
      feet from the center line of Track #228, as aforementioned; thence
      Southwestwardly and parallel to said track south 16 degrees 31 minutes 30
      seconds West, 56.66 feet to a point of curve; thence Southeastwardly and
      parallel to said track along a curve to the left having a radius of 381.20
      feet an arc distance of 314.82 feet (the chord bearing and length of which
      is South 7 degrees 08 minutes 04 seconds East, 305.95 feet) to a point on
      the direct prolongation Northeastwardly of the Northwestern line of
      property conveyed to All American Redevelopment Corporation, as
      aforementioned; thence along the last mentioned line South 55 degrees 49
      minutes 17 seconds West, 30.05 feet to the point of beginning.

<PAGE>

                                   EXHIBIT B

1.    Easement granted to Metropolitan St. Louis Sewer District recorded in Book
      8546 Page 428.

2.    Rights reserved by the City of St. Louis to forever maintain, replace and
      prepare all water pipes now existing in the streets and alleys vacated
      under provisions of Ordinance Number 16017, of the City of St. Louis,
      approved March 10, 1891.

3.    Easement over a strip of land 60 feet wide in former Adelaide Street
      granted to Shell Oil Company, Incorporated according to instrument dated
      March 15, 1947 and recorded in Book 6610 Page 586, as amended by
      instrument dated November 26, 1947 and recorded in Book 6667 Page 215.

4.    Easement granted to Metropolitan St. Louis Sewer District by Chicago,
      Burlington & Quincy Railroad Company dated February 1, 1968 for a sewer
      line across the Southerly 15 feet of the premises herein conveyed

5.    All other easements, if any, for sewer, water, gas, power and
      communications line, and drainage ditches or otherwise that are of public
      record or that may be discovered by an accurate engineering survey and by
      visual inspection of the premises herein conveyed.

6.    Reservation of easements and rights according to the instrument recorded
      in Book 126M, Page 1277.

7.    Easement to Union Electric Company recorded in Book 154M Page 863.

<PAGE>

PARCEL 2: Grantor's leasehold interest pursuant to that certain Lease dated as
of August 17, 1976 between Burlington Northern, Inc., a Delaware corporation (as
"Landlord") and ACBL Western, Inc., a Delaware corporation and predecessor in
interest to Grantor (as "Tenant").

PARCEL 3: Grantor's leasehold interest pursuant to that certain Lease dated as
of June 12, 1985 between the City of St. Louis, Missouri (as "Landlord") and
Grantor (as "Tenant").

<PAGE>

                              GENERAL WARRANTY DEED

            This General Warranty Deed (this "Deed"), dated as of June 30, 1998,
is made and entered into by and between American Commercial Marine Service LLC,
a Delaware limited liability company ("Grantor"), successor by merger to
American Commercial Marine Service Company, a Delaware corporation, formerly
known as American Commercial Terminals, Inc., formerly known as ACBL Western,
Inc., whose address is 1701 "East Market Street, Jeffersonville, Indiana
47131-0610, and American Commercial Terminals LLC, a Delaware limited liability
company ("Grantee"), whose address is 1701 East Market Street, Jeffersonville,
Indiana 47131-0610.

                                   WITNESSETH:

            Grantor, for and in consideration of the sum of One Dollar ($1.00)
and other good and valuable consideration paid by Grantee, the receipt and
sufficiency of which are hereby acknowledged, does by these presents GRANT,
BARGAIN AND SELL, CONVEY AND CONFIRM unto Grantee, the real estate (the "Real
Estate") situated in the City of St. Louis, and State of Missouri, and described
on Exhibit A attached hereto and incorporated herein by this reference, subject
to the exceptions listed on Exhibit B attached hereto and incorporated herein by
this reference.

            TO HAVE AND TO HOLD the Real Estate, together with all rights and
appurtenances to the same belonging, unto Grantee, and to the successors and
assigns of Grantee forever. Grantor hereby covenants that it and its successors
will WARRANT AND DEFEND the title to the Real Estate unto Grantee and Grantee's
successors and assigns forever, against the lawful claims of all persons
whomsoever, excepting, however, general taxes and assessments for the calendar
year 1998 and thereafter, and special taxes becoming a lien after the date of
this Deed.

            IN WITNESS WHEREOF, Grantor has executed and delivered this Deed as
of the day and year first above written.

                                  "GRANTOR"

                                  American Commercial Marine Service LLC,
                                  a Delaware limited liability company

                                  By: /s/ Michael Khouri
                                      ------------------------------------
                                  Printed Name: Michael Khouri
                                  Title: Senior Vice President

Grantee hereby accepts the foregoing conveyance of the Real Estate as of the day
first above written.

                                  "GRANTEE"

                                  American Commercial Terminals LLC, a Delaware
                                  limited liability company

                                  By: /s/ Michael Khouri
                                      ------------------------------------
                                  Printed Name: Michael Khouri
                                  Title: Senior Vice President

<PAGE>

STATE OF NEW YORK  )
                   )SS.
COUNTY OF NEW YORK )

      On this 30 day of June 1998, before me appeared Michael Khouri to me
personally known, who, being by me duly sworn did say that he is the Senior Vice
President of American Commercial Marine Service LLc, a Delaware limited
liability company, and that said instrument was signed in behalf of said limited
liability company by authority of its members, and said Senior Vice President
acknowledged said instrument to be the free act and deed of said limited
liability company.

      IN TESTIMONY WHEREOF, I have hereunto set my hand and affixed my official
seal in the County and State aforesaid, the day and year first above written.

                                            /s/ Diane C. Skudin
                                            --------------------------------
                                            Notary Public

MY Commission Expires:___________

                                                    DIANE C. SKUDIN
                                            Notary Public, State of New York
                                                     No.018K4828725
                                               Qualified in Nassau County
      STATE OF NEW YORK    )              Certificate Filed in New York County
                           )SS.            Commission Expires April 30, 1999
      COUNTY OF NEW YORK   )

      On this 30 day of June 1998, before me appeared Michael Khouri to me
personally known, who, being by me duly sworn did say that he is the Senior Vice
President of American Commercial Terminals LLC, a Delaware limited liability
company, and that said instrument was signed in behalf of said limited liability
company by authority of its members, and said Senior Vice President acknowledged
said instrument to be the free act and deed of said limited liability company.

      IN TESTIMONY WHEREOF, I have hereunto set my hand and affixed my official
seal in the County and State aforesaid, the day and year first above written.

                                            /s/ Diane C. Skudin
                                            --------------------------------
                                            Notary Public

     My Commission Expires: _____________

                                                    DIANE C. SKUDIN
                                            Notary Public, State of New York
                                                     No.018K4828725
                                               Qualified in Nassau County
                                          Certificate Filed in New York County
                                           Commission Expires April 30, 1999

                                      -2-

<PAGE>

                                    EXHIBIT A

LEGAL DESCRIPTION:

            A tract of land being Part of Block 3470 of the City of St Louis,
      Missouri, and described as follows:

            Beginning at a point on the Northeastern line of Hall Street, 80.00
      feet wide, at the most Western corner of property conveyed to All American
      Redevelopment Corporation by deed recorded in Book 56M, Page 145 of the
      St. Louis City Records; thence along the said Northeastern Street line
      North 34 degrees 34 minutes 43 seconds West, 2049.40 feet to the most
      Southern corner of property conveyed to Smith's Terminals Corporation by
      Deed recorded in Book 8845, Page 100 of the St. Louis City Records; thence
      along the Southeastern line of said Smith's Terminals property and its
      direct prolongation Northeastwardly North 55 degrees 54 minutes 09 seconds
      East, 883.61 feet to a point, said point being radial distant
      Southwestwardly 15.00 feet from the centerline of Track #33 of the
      Burlington Northern Inc.; thence leaving said point and running
      Southeastwardly and parallel to said track South 28 degrees 11 minutes 04
      seconds East, 43.77 feet to a point of curve; thence continuing
      Southeastwardly and parallel to said track along a curve to the left
      having a radius of 997.64 feet, an arc distance of 276.59 feet to a point
      of tangency; thence continuing Southeastwardly and parallel to said track
      South 44 degrees 04 minutes 10 seconds East, 3013.65 feet to a point of
      curve; thence departing from said Track #33 and running Southwardly along
      a curve to the right having a radius of 484.06 feet, an arc distance of
      381.95 feet to a point of tangency, said curve being radial distant
      Westwardly 15.00 feet from the centerline of Track #217 of the Burlington
      Northern Inc.; thence continuing Southwardly and parallel to said track
      South 1 degree 08 minutes 25 seconds West, 95.33 feet to a point of curve;
      thence continuing Southwardly along a curve to the left having a radius of
      500.05 feet, an arc distance of 259.11 feet to a point on the Northwestern
      line of East Prairie Avenue, 60.00 feet wide; thence along said
      Northwestern line South 55 degrees 52 minutes 02 seconds West, 248.70 feet
      to a point; thence leaving said Northwestern line of East Prairie Avenue
      and running North 34 degrees 12 minutes 58 seconds West, 414.42 feet and
      South 55 degrees 52 minutes 02 seconds West, 131.26 feet to a point, said
      point being radial distant Northeastwardly 15.00 feet from the centerline
      of Track #229 of the Burlington Northern Inc.; thence leaving said point
      and running Northwestwardly and parallel to said track along a curve to
      the left having a radius of 385.78 feet, an arc distance of 16.75 feet
      (the chord bearing and length of which is North 49 degrees 52 minutes 44
      seconds West, 16.75 feet) to a point of tangency; thence continuing
      Northwestwardly and parallel to said Track North 51 degrees 07 minutes 23
      seconds West, 37.38 feet to a point of

<PAGE>

LEGAL DESCRIPTION CONTINUED:

      curve; thence continuing Northwestwardly and parallel to said track along
      a curve to the right having a radius of 518.77 feet, an arc distance of
      153.44 feet to a point of tangency, said point also being perpendicular
      distant Northeastwardly 15.00 feet from the center line of Track #228 of
      the Burlington Northern Inc.; thence Northwestwardly and parallel to said
      track North 34 degrees 10 minutes 33 seconds West, 348.56 feet to a point
      of curve; thence continuing Northwestwardly and parallel to said track
      along a curve to the right having a radius of 432.40 feet an arc distance
      of 51.56 feet to a point of tangency; thence Northwestwardly and parallel
      to said track North 27 degrees 20 minutes 40 seconds West, 31.58 feet to a
      point of curve; thence continuing Northwestwardly and parallel to said
      track along a curve to the left having a radius of 462.40 feet an arc
      distance of 55.69 feet to a point of tangency; thence Northwestwardly and
      parallel to said track North 34 degrees 14 minutes 40 seconds West, 792.97
      feet to a point of curve; thence continuing Northwestwardly and parallel
      to said track along a curve to the right having a radius of 381.20 feet,
      an arc distance of 22.96 feet (the chord bearing and length of which is
      North 32 degrees 31 minutes 09 seconds West, 22.95 feet) to a point on the
      direct prolongation Northeastwardly of the Northwestern line of property
      conveyed to All American Redevelopment Corporation, as aforementioned;
      thence along the last mentioned line South 55 degrees 49 minutes 17
      seconds West, 756.84 feet to the point of beginning and containing 69.445
      acres, more or less.

            EXCEPTING THEREFROM the following described tract of land:

            Commencing at a point on the Northeastern line of Hall Street, 80.00
      feet wide, at the most Western corner of property conveyed to All American
      Redevelopment Corporation by Deed recorded in Book 56M, Page 145 of the
      St. Louis City Records; thence along the Northwestern line of the last
      mentioned property and its direct prolongation Northeastwardly North 55
      degrees 49 minutes 17 seconds East, 726.79 feet to a point, said point
      being radial distant 15.00 feet from the center line of Track #228 of the
      Burlington Northern Inc. and the point of beginning of the herein
      described tract of land; thence leaving said point and running Northwardly
      and parallel to said track along a curve to the right having a radius of
      411.20 feet, an arc distance of 341.37 feet (the chord bearing and length
      of which is North 7 degrees 15 minutes 29 seconds West, 331.65 feet) to a
      point of tangency; thence Northeastwardly and parallel to said

<PAGE>

LEGAL DESCRIPTION CONTINUED:

      track North 16 degrees 31 minutes 30 seconds East, 56.66 feet to a point
      of curve; thence Northwestwardly and parallel to said track along a curve
      to the left having a radius of 381.20 feet, an arc distance of 403.15 feet
      to a point of tangency, said point also being perpendicular distant
      Southwestwardly 15.00 feet from the center line of Track #33 of the
      Burlington Northern Inc.; thence Southeastwardly and parallel to said
      track south 44 degrees 04 minutes 10 seconds East, 154.18 feet to a point;
      thence departing from said Track #33 and running Southwardly along a curve
      to the right having a radius of 411.20 feet an arc distance of 276.83 feet
      to a point of tangency, said curve being radial distant Westwardly 15.00
      feet from the center line of Track #228, as aforementioned; thence
      Southwestwardly and parallel to said track south 16 degrees 31 minutes 30
      seconds West, 56.66 feet to a point of curve; thence Southeastwardly and
      parallel to said track along a curve to the left having a radius of 381.20
      feet an arc distance of 314.82 feet (the chord bearing and length of which
      is South 7 degrees 08 minutes 04 seconds East, 305.95 feet) to a point on
      the direct prolongation Northeastwardly of the Northwestern line of
      property conveyed to All American Redevelopment Corporation, as
      aforementioned; thence along the last mentioned line South 55 degrees 49
      minutes 17 seconds West, 30.05 feet to the point of beginning

<PAGE>

                                    EXHIBIT B

1.    Easement granted to Metropolitan St. Louis Sewer District recorded in Book
      8546 Page 428.

2.    Rights reserved by the City of St. Louis to forever maintain, replace and
      prepare all water pipes now existing in the streets and alleys vacated
      under provisions of Ordinance Number 16017, of the City of St. Louis,
      approved March 10, 1891.

3.    Easement over a strip of land 60 feet wide in former Adelaide Street
      granted to Shell Oil Company, Incorporated according to instrument dated
      March 15, 1947 and recorded in Book 6610 Page 586, as amended by
      instrument dated November 26, 1947 and recorded in Book 6667 Page 215.

4.    Easement granted to Metropolitan St. Louis Sewer District by Chicago,
      Burlington & Quincy Railroad Company dated February 1, 1968 for a sewer
      line across the Southerly 15 feet of the premises herein conveyed

5.    All other easements, if any, for sewer, water, gas, power and
      communications line, and drainage ditches or otherwise that are of public
      record or that may be discovered by an accurate engineering survey and by
      visual inspection of the premises herein conveyed.

6.    Reservation of easements and rights according to the instrument recorded
      in Book 126M, Page 1277.

7.    Easement to Union Electric Company recorded in Book 154M Page 863.
<PAGE>

                             Indefinite Term Lease
                                   No. 222,839

      THIS LEASE made this 17th day of August, 1976 between BURLINGTON NORTHERN
INC., a Delaware corporation, hereinafter called "Lessor", and ACBL WESTERN,
INC., a  Delaware corporation,

whose post office address is 1701 East Market Street, Jeffersonville, Indiana
47130 hereinafter called "Lessee",

      WITNESSETH:

      In consideration of the covenants hereinafter contained to be kept and
performed by Lessee, Lessor hereby leases to Lessee upon the terms and
conditions hereinafter set forth the following described premises situate in the
City of St. Louis, County of St. Louis, State of Missouri.

      All that part of premises of the said lessor as shown outlined red on the
print hereto attached, marked Exhibit "A" dated August 12, 1976 and made a part
hereof.

      SAVING AND RESERVING to Lessor the right to construct, maintain and
operate a railroad track or tracks; to construct, maintain and use buildings or
other structures for railroad purposes located or to be located upon any part of
the above described premises not occupied by the buildings and structures
hereinafter mentioned; to construct, maintain and use or to permit to be
constructed, maintained and used by others any existing or additional pipe,
telegraph, telephone or power transmission line upon over or beneath the said
premises; to make any change in or any part thereof for railroad purposes; and
further saving and reserving to Lessor the right to enter thereon for any one or
more of such Purposes without payment to Lessee of any sum for damage of any
nature which may be caused thereby.

      Lessee hereby leases said premises from Lessor for the term hereof subject
to the covenants and promises following, which Lessee agrees to observe and
perform, to-wit:

      1. Lessee shall use and occupy said premises for the sole and exclusive
purpose of constructing, maintaining and operating thereon a non-exclusive
roadway, overhead conveyors and rail-barge coal handling facility shown outlined
red on said Exhibit "A" together with temporary roadway and construction area
shown batched red on said Exhibit "A".

No other buildings, structures, additions, alterations or improvements shall be
erected or made on the premises by Lessee or at the direction of Lessee, save
with the express permission of Lessor in writing and at the sole cost of Lessee.

      2. Lessee shall pay annually, in advance, as rental for said premises the
sum of Twelve thousand and no/100 Dollars ($12,000.00).

      3. Lessor reserves the right to change the rental stipulated herein at any
time while this lease remains in effect.

      4. Lessee shall pay all taxes, license fees or other charges which may
become due or which may be assessed against said premises, against Lessee,
against the business conducted on said premises or against any and all
improvements placed thereon during the term hereof, except special assessments
for public improvements. Lessee shall reimburse Lessor for any such taxes,
license fees or other charges which may be paid by Lessor promptly upon the
presentation by Lessor or bills for the amount thereof, and in default of such
reimbursement, all sums so paid by Lessor shall be deemed to be and shall be
treated as additional rental and recoverable as such hereunder.

      In the event that the premises hereby demised, or any part thereof, shall
be subject to any special assessment for any public-improvement or improvements.
the rental herein reserved and stipulated to be paid by Lessee shall be
automatically increased by an amount equal to [ ] per annum on the total amount
of the assessment.

<PAGE>

      5. Lessee shall not place or permit to be placed or to remain, any
material, structure, pole or other obstruction within 8.5 feet laterally of the
center line or within 23 feet vertically from the top of rail of any track
located on or near said premises, provided that if by statute or order of
competent public authority greater clearances shall be required than those
provided for in this paragraph, then Lessee shall strictly comply with such
statute or order.

      No building or structure erected on said premises shall have a swinging
door or window opening towards any railroad track which, when open, will
restrict the clearance to less than 8.5 feet from the center line of such track.

      Lessee shall not nor shall Lessee foster, sanction or permit others to
operate any equipment, motor driven or otherwise, for the purpose of serving
Lessee, upon, or across any railroad track located on or adjacent to the demised
premises except at established crossings.

      Lessee agrees to indemnify and save harmless Lessor from all loss, damage,
penalties, costs or judgments that may be assessed against or recovered from it
on account of or in any manner arising or growing out of a violation of the
provisions of this paragraph 5.

      6. Lessee, at Lessee's sole costs and expense, shall install and maintain
adequate facilities for fire protection in all buildings and structures upon
said premises. Lessee also, at Lessee's sole cost and expense, shall observe
and comply with all the rules, regulations and orders of any duly constituted
authority and of any board of fire underwriters having jurisdiction of said
premises and all provisions of any fire insurance policy covering said premises.

      7. Lessee shall not permit the existence of any nuisance on said premises;
shall maintain and keep the same in proper, clean, safe end sanitary condition
and free and clear of any explosive, flammable or combustible material which
would increase or tend to increase the risk of fire, except for such material as
may be necessary to Lessee's business; and, further, Lessee shall keep, observe
and comply with all federal, state and local regulations, ordinances and
laws, and with the regulations of any duly constituted legal authority having
jurisdiction of the premises, and at Lessee's sole cost shall make any and all
improvements, alterations, repairs and additions and install all appliances
required on said premises by or under any such regulations, ordinances or laws.
Lessee shall not place or permit to be placed any advertising matter upon any
part of said premises or upon any improvements thereon, except such as is
necessary to advertise Lessee's own business.

      8. Lessee, at Lessee's sole cost and expense, shall keep the premises
hereby demised in good condition and shall make all repairs and renewals that
from time to time may be necessary to keep any improvement which may be located
thereon in good condition and repair and ready and fit for occupancy; and on
termination of this lease, either by expiration of the term hereof or by
cancellation, or otherwise, shall surrender said demised premises in a condition
satisfactory to Lessor and shall fill and level all excavations and remove and
level all obstructions above ground at Lessee's sole cost and expense. In the
event of Lessee's failure to do so, Lessor may do said work and Lessee shall
reimburse Lessor for the cost end expense thereof.

      9. (a) It is understood by the parties that said premises are in dangerous
proximity to the tracks of Lessor and that property on said premises will be in
danger of injury or destruction by fire incident to the operation, maintenance
or improvement of the railway, and Lessee accepts this lease subject to such
dangers. It is therefore agreed, as one of the material considerations of this
lease without which the same would not be granted, that Lessee assumes all risk
of loss, damage or destruction by fire to buildings or contents or to any other
property brought upon or in proximity to said premises by Lessee, or by any
other person with the consent or knowledge of Lessee, without regard to whether
such fire be the result of negligence or misconduct of any person in the employ
or service of Lessor or of defective appliances, engines or machinery, except to
the premises of Lessor and to rolling stock belonging to Lessor or to others,
and to shipments of third parties in the course of transportation. Lessee hereby
indemnifies and agrees to protect Lessor from all such loss, damage or
destruction to property, including claims and causes of action asserted against
Lessor by any insurer of said property.

      (b) Lessee also agrees to indemnify and hold harmless Lessor for loss,
damage, injury or death from any set or omission of Lessee, Lessee's invitees,
licensees, employees, or agents, to the person or property of the parties hereto
and their employees, and to the person or property of any other person or
corporation while on or near said premises; and if any claim or liability, other
than from fire, shall arise from the joint or concurring negligence of both
parties hereto, it shall be borne by them equally.

      10. It is agreed that the provisions of paragraphs 5 and 9 are for the
equal protection of any other railroad company or companies heretofore or
hereafter granted the joint use of Lessor's property, of which said premises are
a part.

      11. (a) Without the written consent of Lessor. Lessee shall not assign
this lease or any interest therein, or sublet, and no heir, executor,
administrator, receiver, master, sheriff, trustee in bankruptcy, or other
assignee by operation of law shall assign or sublet without such written
consent.

      (b) In the event of assignment of this lease, Lessor, having no advice to
the contrary, shall at such time credit all unearned rental hereunder to the
assignee. Any other disposition of unearned rental will be made by Lessor only
upon the joint written request of both Lessee and Lessee's assignee at the time
of submitting said assignment to Lessor for its consent.

<PAGE>
      12. Each and all of the cover and promises made by Lessee herein material
considerations herefor, and upon the breach or non-performance by Lessee of any
of the said covenants or promises, Lessor, at its option, may re-enter said
premises, or any part thereof in the name of the whole, upon ten (10) days'
written notice to Lessee, and may have, repossess and enjoy the same as of its
former estate, and may terminate this lease and all rights hereby granted. A
waiver by Lessor of a default shall not be deemed a waiver of any subsequent
default of Lessee.

      13. Notwithstanding any requirement herein for payment of rental in
advance for a period in excess of one month, it is further agreed that either
party may terminate this lease at any time upon giving the other party not less
than thirty (30) days' written notice of such termination; provided, however,
that rent shall be paid by said Lessee to the date of termination fixed by said
notice.

      14. Upon the date of termination of this lease by notice as aforesaid, or
otherwise, Lessee shall surrender said premises to Lessor, and, if not in
default hereunder, shall prior to date of termination remove from said premises
all structures and property not belonging to Lessor and restore said premises to
substantially their former state, and in case of failure so to do, any such
structures and property shall become the property of Lessor, or Lessor may
dismantle and remove the same and restore said premises to their former state at
the expense of Lessee without incurring any liability therefor.

      15. All notices hereunder to be given by Lessor to Lessee may be
effectually given by letter from Lessor or its agent or attorney forwarded by
registered mail, postage prepaid, addressed to Lessee at Lessee's post office
address above stated.

      16. All notices hereunder to be given by Lessee to Lessor may be
effectually given by letter from Lessee or Lessee's agent or attorney forwarded
by registered mail, postage prepaid, addressed to Lessor's Industrial and Real
Estate Development Department at 176 East Fifth Street, St. Paul, Minnesota
55101.

      17. Nothing herein contained shall imply or import a covenant on the part
of Lessor for quiet enjoyment.

      18. Any sum which under the provisions of this lease Lessee has agreed to
pay shall constitute, when due and unpaid, a lien enforceable at law by Lessor
upon any building, improvements or other property of Lessee located on said
premises.

      19. Subject to the foregoing provisions, this lease and all of the
covenants and promises thereof shall inure to the benefit of and be binding upon
the parties hereto and their executors, administrators, successors and assigns.

      IN WITNESS WHEREOF, the parties have executed this lease, in duplicate,
the day and year first hereinabove written.

In Presence of:                               BURLINGTON NORTHERN INC.

        /s/ [Illegible]                       By /s/ [Illegible]
-------------------------------               ----------------------------------
                                                  General Manager -- Lesses

_______________________________               ACRL WESTERN, INC.

/s/ Barbara J. Gravity                        By /s/ James N. White
-------------------------------               ----------------------------------
    BARBARA J. GRAVITY                               JAMES N. WHITE
_______________________________               Title Vice President

<PAGE>

                                 LEASE AGREEMENT

      This agreement made and entered into as of the 12 day of June, 1985, by
and between the City of St. Louis, a Municipal Corporation of the State of
Missouri, hereinafter called Lessor, through its Mayor and Comptroller and
American Commercial Terminals, Inc., a Delaware Corporation, hereinafter called
Lessee, through its President and Assistant Secretary.

      WITNESSETH:

      1. That for and in consideration of the rents hereinafter reserved to be
paid by the Lessee to the Lessor, and the mutual covenants and agreements herein
contained, the Lessor hereby leases and lets to said Lessee an exclusive
license to the following described mooring privileges to wit:

      Beginning at the center line of Holly Avenue and for a distance of 1400
      feet upstream and 1000 feet downstream for a total of 2400 feet of mooring
      space. Further, the City grants an easement to the Lessee to cross over
      City property on both sides of the floodwall and including the
      installation of load up coveyor system and supports of the system. The
      conveyor system will cross the concrete floodwall at a point 200 feet
      north of the center line of Holly Avenue.

      It is further agreed that the Lessor will grant a license during the term
      of this lease to cross over City property on both sides of the floodwall
      for maintenance and construction purposes.

      It is further agreed that the Lessor grants the right of access through
      the nearest existing opening in the floodwall and along the area between
      the floodwall and the river including the right of access from such areas
      to the mooring cells.

      The Lessor grants mooring rights, including the right to install mooring
cells and other related permanent improvements in the Mississippi River between
the above described points.

      2. The term of this lease shall be for twenty-five (25) years beginning on
the 12 day of June, 1985 and terminating on the 11 day of June, 2010.

                                      -1-

<PAGE>

      3. For the rights and privileges herein granted, the Lessee agrees to pay
the Lessor an annual rental of Twenty-Two Thousand five Hundred Dollars
($22,500.00) ($9.375 per linear foot *2400 linear feet) payable at a rate of One
Thousand Eight Hundred Seventy-five Dollars ($1,875.00) monthly in advance.

      4. The rents to be paid to the Lessor for the rights and privileges
leased hereunder shall be subject to adjustments as provided by, and under
the terms and conditions set forth in "APPENDIX A, STANDARD PROVISIONS, LEASES
OF WHARF LAND AND MOORING," which is attached hereto and made a part hereof.

      5. The above described area shall be used only for the purpose of
handling, loading and unloading bulk commodities between truck, railcar and
barges. Bulk commodities shall mean coal, coke, grain, feed or other
agricultural products, fertilizers and other similar fungible dry bulk
commodities commonly carried on barge.

      6. In consideration of the granting of this lease the following
considerations become part of the lease conditions.

      In the past, conversations have taken place between representatives of
American Commercial Terminals, Inc. (ACT, fomerly ACBL Western, Inc. (ACBL),
Burlington Northern (BN), and the City of St. Louis (City). One topic of
particular discussion has been the approximately 70 acres, the site of the coal
transfer facility, owned by ACT. The City has indicated its interest in
reserving for future development that part of the property which lies south of
the extension of Adelaide Avenue and ACT is willing to do so in consideration of
the granting of a lease on certain adjacent riverfront property to be used in
conjunction with its bulk commodity transfer facility.

      ACT hereby grants onto the City of St. Louis the following interests in
said property lying south of the extension of Adelaide:

                                      -2-

<PAGE>

            (A) For a period of 10 years from the date hereof, the right to
first refusal to acquire said property or to designate another party to acquire
said property, provided that the purpose of acquisition is for industrial
development on a firm basis. In such event, the party seeking to develop the
property must have a firm construction contract acceptable to the City to permit
completion and commencement of operation of the improvement within a reasonable
time. ACT shall have the right to refuse to transfer the property for such
purpose only if the proposed activity would compete with or would substantially
interfere with ACT's operation of its bulk commodity transfer facility or with
BN's rail common carrier activities.

            (B) The above mentioned right of first refusal shall lapse in the
event that ACT shall indicate in writing to the City that ACT wishes to expand
the capacity of its bulk commodity transfer facility by use of such property, or
to otherwise develop such property, and if the City within 180 days thereafter
does not exercise such right of first refusal. ACT may not, however, indicate
such a desire to utilize such property until at least 3 years from date hereof.

            (C) In the event such right of first refusal is exercised, the
transferee shall pay to ACT for such property the prorated per acre price paid
By ACT for the entire tract plus an interest charge from the date July 1, 1975,
until the date of transfer. The interest charge shall be calculated (1) by
applying the prime interest rate charged by Chase Manhattan Bank on a monthly
basis, plus 1/2 of it, or (2) at a rate of 10% per annum, whichever is less.

      7. The following shall be added after the first sentence of Paragraph 5 of
Appendix A hereto; "The term "cure" as used herein with respect to providing the
Lessee ninety days of the notice of any default other than non-payment in which
to cure such default, shall mean prompt institution of all proceedings and
actions necessary to accomplish such

                                      -3-

<PAGE>

cure and the diligent pursuit thereof. The Lessor shall take no action to cancel
such lease rights based upon such a default other than for non-payment so long
as all proceedings and actions necessary to such a cure have been and are
promptly instituted and diligently pursued; provided that in no event, other
than due to an occurrence of an act of God or other event outside of the control
of Lessee, shall such cure period be for longer than 180 days after such
notice."

      8. The following shall be added at the end of Paragraph 9 of Appendix A
hereto: "In the event the Lessor should exercise its rights under Paragraphs 8
and 9 of Appendix A, it is the intent of the Lessor and the Lessor will make
every effort to provide to Lessee or its approved successor, an appropriate
and acceptable site for mooring vessels if desired by Lessee consistent with any
leases or other agreements which may be in effect at that time. The Lessor
recognizes the magnitude of the investment made by Lessee and the vital
significance of Lessee's location hereunder as a part of its business."

      9. The following shall be added at the end of Paragraph 13 of Appendix
hereto: "Notwithstanding the foregoing, the Lessee is hereby authorized to
assign the lease or sublease the property leased hereby to the Bi-State
Development Agency of the Missouri-Illinois Metropolitan District ("Bi-State")
and for Bi-State to assign or sublease said property back to Lessee, including
pursuant to the lease between Lessee and Bi-State dated June 30, 1980 and the
sublease agreement between Bi-State and Lessee dated as of June 30, 1980, all in
connection with the $23,000,000 aggregate principal amount of district Terminal
Facilities revenue Bonds (American Commercial Terminals, Inc., Project), Series
1980 of Bi-State issued on or about June 30, 1980 and any refunding bonds issued
to pay off all or a portion of said bonds hereafter. Any approved assignee or
sublease is granted rights of notice and cure of default in addition to, and to
the same extent as, the Lessee hereunder."

                                      -4-

<PAGE>

      10. The second sub-paragraph of Paragraph 14 of Appendix A is hereby
deleted and the following is substituted therefor: "Sale of all or substantially
all of the assets of the Lessee other than to or by Bi-State or the trustee for
the bondholder in connection with the bond issue or any refunding bond issue
referred to in Paragraph 7 of this lease, or transfer of the lease by the
Lessee, without Board of Public Service and Port Commission approval makes this
lease subject to cancellation at the option of the Lessor."

      11. All other matters governing this lease as well as rents are set forth
in "Appendix A".

LESSEE: AMERICAN COMMERCIAL                 LESSORS: CITY OF
        TERMINALS, INC.                              ST. LOUIS, MO.

By: /s/ [ILLEGIBLE]                         By: /s/ [ILLEGIBLE]
    ----------------------------                -----------------------------
          President                                    Mayor

                                            By: /s/ [ILLEGIBLE]
                                                -----------------------------
ATTEST:                                                Comptroller

                                            ATTEST:

By: /s/ [ILLEGIBLE]                         By: /s/ [ILLEGIBLE]
    ----------------------------                -----------------------------
    Assistant Secretary                                City Register

                   THE FOREGOING WAS APPROVED AS TO FORM ONLY

                                 /s/ [ILLEGIBLE]
                         ------------------------------
                             Deputy City Counselor

STATE OF MISSOURI  )
                   ) SS.
CITY OF ST. LOUIS  )

      On this 12th day of June, 1985, before me appeared Vincent C. Sehoenehl,
Jr., and Paul M. Berra, to me personally known, who being by the duly sworn
did say that they are the Mayor and the Comptroller of the City of St. Louis and
that they are authorized to execute this lease agreement on behalf of the City
of St. Louis under the authority of ordinance No. 59328 end acknowledge said
instrument to be the free act and deed of the City of St. Louis.

                                        COMPTROLLER'S OFFICE
                                        DOCUMENT NUMBER 6120

                                      -5-

<PAGE>

      IN TESTIMONY WHEREOF, I have hereunto set my hand and affixed my seal in
the City and State of aforesaid the day and year first above written.

                                       /s/ Richard C. Hart
                                       -------------------
                                       Notary Public

STATE OF INDIANA )                                   RICHARD C. HART
                 ) SS.                       NOTARY PUBLIC STATE OF MISSOURI
COUNTY OP CLARK  )                                    MISSOURI CITY
                                            MY COMMISSION EXPIRES JUNE 6, 1987

      On this 17 day of May, 1985, before me a Notary Public in and for the
County of Clark appeared D. Ray Miller, who being by me sworn did say that he is
President of American Commercial Terminals, Inc., and that the seal affixed to
the foregoing instrument is the corporation seal of said corporation, and that
said instrument was signed and sealed in behalf of said corporation by authority
of its Board of Directors and said President acknowledged said instrument to be
the free act and deed of said Corporation.

      IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official
seal in the County of Clark, State of Indiana the day and year first above
written.

                                        /s/ Gaye Decker
                                        -----------------------------------
                                        Notary Public - Gaye Decker
                                        Resident of Clark County, IN

      My commission expires: 1/6/88.

                                      -6-

<PAGE>

                                  APPENDIX "A"
                               STANDARD PROVISIONS
                     LEASES OF WHARF LAND AND MOORING RIGHTS

      1. The base rate of $ .09375 per square foot of land and $9.375 per linear
foot of mooring may be adjusted at five year intervals beginning January 1, 1984
upon recommendation of the Port Commission and approval of the Board of Public
Service. No such recommendation may be made by the port Commission unless within
180 days before January 1, on which the adjusted rates are to become effective,
the Port Commission shall conduct a public hearing with due notice to the public
and to the users of City owned land and mooring rights. The maximum adjustment
which can be recommended and approved shall be 25% of the base rates set out in
the first sentence of this section. Each adjustment shall be added to the base
rate plus any previous adjustments and the resultant rate shall be called the
current adjusted base rate. If the recommended adjustment to the base rate by
the Board of Public Service is in excess of 15%, the recommended raise of rate
shall be approved by resolution of the Board of Aldermen. If the Board of
Aldermen fails to act before the effective date of the rate, the rate then
shall be automatically adjusted by 15%.

      2. The above mooring area or leased parcel shall be used by Lessee only
for purposes consistent with the lawful use of said area. Structures or major
alterations shall be made in accordance with plans and specifications approved
by Lessor through the Board of Public Service. Upon the expiration,
termination, or cancellation of the lease agreement, the Lessee shall remove all
and any vessels, boats, watercraft or other practical movable structures from
the mooring, without expense to the Lessor, unless authorised by Section
Eleven (11). In the event said vessels, boats, watercraft or other practical
movable structures are not removed within ninety (90) days after receipt of
notice by

                                      -1-

<PAGE>

the Lessee, the Lessor may take possession of said vessels, boats, watercrafts
or other practical movable structures or may cause same to be removed at the
expense of the Lessee.

      Written notice when required shall be deemed to be sufficient and
delivered when deposited in the certified U.S. Mail and sent to Lessee's last
known address.

      3. During the term of this lease or renewal or extension thereof, the
Lessee agrees to abide by all City Ordinances, State Laws, Federal Laws, Coast
Guard, Corps of Engineers and any other properly applicable governmental
regulatory requirements and to call to the attention of the proper enforcement
authorities, any violation thereof by others on the leased premises of which
lessor has actual knowledge. Failure to do so on the part of the Lessee shall be
considered a breach of this contract.

      4. Lessee agrees to hold Lessor harmless for all limits of liability and
to defend the Lessor from any and all claims for injuries or damages resulting
from or rising out of Lessee's use of the leased premises or mooring area
described herein; and that it will at all times during the term of this lease at
its own cost, and for the benefit of the City, protect the City with Public
Liability and Property Damage Insurance, issued in the name of Lessee and naming
the City of St. Louis and Port Authority as named insured, covering each person
up to $500,000 with an overall limit as to all persons for each accident of
$1,000,000 and $1,000,000 for property damage, approved by the City Counselor as
to form and by the Comptroller as to surety and reserving the right of recovery
by the City in the event of damage to City owned property, which shall be filed
with the Port Authority and the Comptroller's Office before the lease is issued.
Said insurance coverage must be maintained during the life of this lease, and
any renewal or extension thereof.

      Included in the insurance policy shall be coverage requiring immediate
removal of the vessel when the vessel is

                                      -2-

<PAGE>

damaged or sunken from any cause whatsoever. This clause shall be expressed as
a specific warranty by the insurance company regardless of cause.

      The Lessee shall notify or cause the insurance company to notify the
Controller's office of the renewal of said insurance or cancellation of same.
Failure to do so shall be considered a breach of this lease.

      5. Upon the nonpayment of said rent at the time when the same becomes due,
or upon the nonperformance by the Lessee of any of the substantive covenants
hereinbefore or hereinafter mentioned, or those specifically covered herein, the
Lessor, at its election may terminate this lease, provided that the Lessee
shall, after notice of nonpayment or default, have thirty (30) days to cure
any such nonpayment and ninety (90) days to cure any other default. The failure
and omission of the Lessor to declare this lease forfeited upon the default of
said Lessee in the payment of said rents as the same become due, or the
nonperformance of any of the substantive covenants to be performed by the
Lessee, shall not operate to bar, abridge, or destroy the right of the Lessor to
declare this lease null and void upon any subsequent breach, forfeiture or
cause therefore by the Lessee.

      6. Lessee agrees to pay ad valorem taxes on boats, vessels, aircraft or
watercraft and on operation of same that may be moored on said leased area or
any operations within said leased area, including all other owned property and
equipment, and it is agreed that the Lessee will not deny the authority of the
proper assessing agency to assess ad valorem taxes on said improvements. The
Lessee reserves the right to question the amount of such assessment in any court
of competent jurisdiction or other tribunal established by law to correct the
valuation of the property on which the assessment of such tax is based. Failure
to do so shall be considered a breach of the terms of this lease. All boats and
barges engaged in interstate commerce shall be exempt.

                                      -3-

<PAGE>

      7. If the Lessee remains in possession of the leased premises after the
expiration of the terms for which it is leased and the Lessee pays rent and the
Lessor accepts said rent, such possession shall be construed as creating a
month-to-month tenancy and not a renewal or extention of this lease but such
month-to-month tenancy shall not continue for more than one (1) year.

      8. The Lessor reserves the right to modify, amend, or cancel said lease as
set forth in paragraph 9 hereof in the event the premises are needed for
right-of-way, sewer or Floodwall construction purposes or any other municipal
purposes or uses. Municipal purposes or uses shall include economic development
in the Port District, but shall exclude any proposed use or purpose directly
or indirectly relating to the fleeting of barges. Meeting of barges is defined
as the temporary mooring or storage of barges regardless of duration, for
redeployment to a river tow or to a dock.

      9. In the event that any portion of the leased parcel or mooring area
shall be needed for any municipal purpose, subject to the same exclusion set
forth in paragraph 8 above, sever, right-of-way, Floodwall or Floodwall
construction, as set forth in paragraph 8 hereof, the Lessor shall have the
right to modify, amend, or cancel this lease upon one (1) year's written notice
thereof to Lessee and eliminate such portion of the leased or mooring area as
shall be needed for such purpose. In such event, it is agreed and understood by
Lessee that no claim or action for damages or other compensation shall arise or
be allowed by reason of such termination or modification. Written notice when
required shall be deemed to be sufficient and delivered when deposited in the
Certified U.S. Mail and sent to Lessee's last known address.

      10. If this lease is amended or modified under the provisions of Sections
Eight (8) or Nine (9), the current rent shall be adjusted in direct proportion
to the change made in the leased area. If the remaining area is not suit-

                                      -4-
<PAGE>

able to the Lessee, Lessee shall have the right to terminate this lease without
penalty by written notice within 90 days after receipt of the notice to amend
provided by Section Nine (9).

      11. In the event this lease is cancelled, modified or amended under the
provisions of Sections Eight (8) or Nine (9), the Lessor shall cause the Lessee
to be reimbursed for the undepreciated cost of the capital improvements (not
removable) the Lessee has made and paid for and not prorated to the Lessee's
customer or paid for by Lessee's customer. Such capital improvement being only
those which have been made pursuant to the written approval of the Board of
Public Service and those improvements in place on the date hereof whether or not
approved by said Board. It is agreed and understood that the term capital
improvements shall not include wharf boats, vessels or other floating or trans-
ferable stationary improvements. Such reimbursement shall be made by or as a
part of the cost of the intended new use. Reimbursement will not be based on
anticipated profits, and no funds from general revenue shall be used for this
purpose.

      In the event that the rate for service to the customer has been increased
to cover the cost of the capital improvements, this accumulated increased cost
shall be deducted before the undepreciated cost of the capital improvements is
determined.

      12. The Lessee shall have the right to terminate this lease upon service
of one (1) year's written notice and the payment of an additional one (1) year's
rental which shall accompany such notice. The payment of the additional year's
rental shall not relieve Lessee of the obligation to pay the current year's
rental as provided herein.

      13. Any sublease or assignment of this lease, change in corporate
structure, or any rights thereunder, shall be valid only with the approval of
the Board of Public Service of the City of St. Louis and the Port Commission. If

                                       -5-
<PAGE>

approved, all parts of this lease are binding on sublessor or assigns.

      14. This lease may be cancelled at the option of the City if, at any time
during the term of this lease, the person or persons who on the date of
execution of this lease own or owns a majority of the Lessee's voting shares of
stock, ceases or cease to own majority of such shares, except as the result of
transfer(s) by gift or inheritance, or public work offering pursuant to the
Securities and Exchange Act of 1934, as amended, or merger into or
consolidation with another corporation.

      Sale of a portion or all of the assets of the Lessee, or sale or transfer
of the lease by the Lessee, without Board of Public Service and Port Commission
approval makes this lease subject to cancellation at the option of the City.

      If sale, transfer or assignment of Lessee's stock is approved, all parts
of this lease are binding on the purchaser, transferee or assignee.

      15. The Lessee agrees not to erect any barrier, fence or supporting
Structures or store any materials on the Floodwall itself or twenty-five (25)
feet on either side of the Floodwall.

      16. Any delinquent payment shall bear interest from the date due at prime
rate plus two (2%) percent. Prime rate shall be that average rate as established
by Mercantile Trust, Boatmen's Bank and Centerre National Bank of the City of
St. Louis.

      17. The Lessee shall not store any garbage or trash on the Wharf or
mooring area, but must keep the area neat and free of all trash and rubble.
Further, the Lessee shall prohibit and enforce the ruling that no trash or
articles of any sort shall be thrown overboard or into the river. The Lessee
shall enforce this clause on any craft or vehicle servicing the Lessee. Failure
to do shall be considered a breach of this contract.

                                       -6-
<PAGE>

      The Lessee shall have responsibility for the house-keeping on the Improved
Wharf immediately in front of the mooring area. Failure to maintain this area as
required by this lease and all other City ordinances when directed by the Board
of Public Service with the approval of the Port Commission shall result in the
cancellation of this lease.

      18. Upon execution of this lease, the Lessee shall, at his own expense,
have this lease recorded by the City's Recorder of Deeds and have the Register
make a microfilm of the lease.

      19.   AFFIRMATIVE ACTION PROGRAM TO INSURE NON-DISCRIMINATION AND FAIR
            EMPLOYMENT PRACTICES.

      Lessee agrees that in performing under this contract neither it nor anyone
under his control will permit discrimination against any employee, worker, or
applicant for employment because of race, creed, color, religion, national
origin or ancestry, sex, age, handicap, or veteran's status.

      If Lessee is unable to conform to the approved positive employment program
submitted to determine eligibility under the fair employment practice provisions
of the City code, Lessee will notify the Civil Rights Enforcement Agency, Civil
Courts Building, St. Louis, Missouri, to determine steps to be taken by the
Lessee to achieve the provisions of the City's program.

      20. After expiration of this lease and the Lessee operates on a
month-to-month basis, all articles of the lease continue to apply for one year
only.

      21. Annually, the Lessee must present to the Port Commission a marine
survey of the safety of the facilities operated by them.

      22. All vessels must be moored in line parallel to the Floodwall and there
shall be no mooring in such number as to violate any applicable permits obtained
by Lessee from the U.S. Corps of Engineers without approval of the Board of
Public Service and the Port Commission.

                                       -7-
<PAGE>

      23. No auxiliary craft shall be moored to any craft covered by this lease
except for public safety reasons and maintenance. Maintenance craft may be
moored during the period Maintenance is taking place.

      24. Other than as to installations in existence on the date hereof which
shall not be subject to the requirements set forth herein, after notice to the
Board of Public Service and the Fort Authority, Lessee shall have the right to
install, or modify the installation or use of, deadmen and mooring cells on the
bank adjacent to Lessee's mooring area in accordance with plans and
specifications approved by a licensed Marine engineer for such Installation, or
modification of the Installation or use thereof. Lessee must obtain the proper
permits from the City, State and Federal regulatory agencies. Lessee shall have
the right to Ingress and egress to the mooring facilities over the land between
the Floodwall and the mooring area leased herein.

      25. This lease in its entirety covers all the covenants and agreements
between the Lessor and Lessee and can only be changed, renewed, or extended in
writing signed by the Lessor and Lessee and approved by the Port Commission and
Board of Public Service, when authorized by an Ordinance enacted for that
purpose. The lease of Wharf property may not be extended to cover a period of
time exceeding a total of 25 years as provided by Article I, Section 1(16), City
Charter.

      26. The terms and conditions of this lease shall be binding on Lessee's
heirs, successors or assigns.

                                       -8-
<PAGE>

                             SECRETARY'S CERTIFICATE

      MICHAEL A. KHOURI, being first duly sworn upon his oath, states that he is
the ASSISTANT SECRETARY of AMERICAN COMMERCIAL TERMINALS, INC., a Delaware
corporation; Chat in such capacity he has the care, custody and control of the
corporate records of such corporation, including the Articles of Incorporation,
Bylaws, Minutes and Corporate Seal; that D. RAY MILLER is PRESIDENT of said
corporation and in such capacity is duly authorized to execute contracts,
bills-of-sale, deeds and documents necessary to operate and conduct the business
and affairs of the corporation; and that the following is a true and correct
impression of the corporate seal of said corporation.

                                                /s/ Michael A. Khouri
                                                -------------------------------
                                                MICHAEL A. KHOURI

(SEAL)

DATED: May 17, 1985

      Before me, a Notary Public in and for Clark County, Indiana, personally
appeared MICHAEL A. KHOURI, who acknowl-edged the foregoing as his free act and
deed and as the duly authorized act and deed of the above-named corporation.

                                                /s/ Gaye Decker
                                                -------------------------------
                                                Notary Public - Gaye Decker
                                                Resident of Clark County, IN

My commission expires: January 6, 1988.<PAGE>

                                                                   EXHIBIT 10.17

                                      LEASE

                                 BY AND BETWEEN

                        AMERICAN COMMERCIAL TERMINALS LLC

                                  ("Landlord")

                                       AND

                           NRG NEW ROADS HOLDINGS LLC

                                   ("Tenant")

<PAGE>

                                      LEASE

<TABLE>
<S>                                                                                    <C>
ARTICLE I        Fundamental Lease Terms........................................       1

ARTICLE II       Premises.......................................................       2

ARTICLE III      Term...........................................................       3

ARTICLE IV       Rent and Other Tenant Contributions............................       4

ARTICLE V        Use of Premises................................................       6

ARTICLE VI       Construction, Maintenance and Repairs..........................       7

ARTICLE VII      Insurance......................................................       9

ARTICLE VIII     Fire and Other Casualty........................................      11

ARTICLE IX       Assignment and Subletting......................................      11

ARTICLE X        Default and Re-Entry...........................................      13

ARTICLE XI       Reserved for Future Use........................................      14

ARTICLE XII      Eminent Domain.................................................      14

ARTICLE XIII     General Provisions.............................................      14
</TABLE>

SIGNATURE PAGE

EXHIBIT A        Legal Description/Site Plan of Premises

EXHIBIT B        Work to be performed by Landlord

<PAGE>

                                      LEASE

      This LEASE ("Lease") is made and entered into by and between the Landlord
      and Tenant.

                                   WITNESSETH:

                       ARTICLE I: FUNDAMENTAL LEASE TERMS

      1.1   (a)   DATE OF LEASE:  December 10, 2004

            (b)   LANDLORD: American Commercial Terminals, LLC

                  Address: 1701 East Market Street, Jeffersonville, IN 47130

            (c)   TENANT: NRG New Roads Holdings LLC

                  Address: 112 Telly Street, New Roads, LA 70760

            (d)   PREMISES: Address: 550 Hall Street, St. Louis, Missouri (as
shown on the attached site plan) (See Paragraph 2.2(g).)

            (e)   BASE TERM: From the Commencement Date to the date that the
Transportation Contract expires or is otherwise terminated.

            (f)   COMMENCEMENT DATE: The Commencement Date shall be the
Effective Date (as defined in the Side Letter Agreement).

            (g)   (1) MINIMUM RENT: The Minimum Rent for the period beginning on
the Commencement Date and prior to the Election Date (the "PRE-ELECTION MINIMUM
RENT") shall be $1.00 per year. The Minimum Rent following the Election Date
(the "POST-ELECTION MINIMUM RENT") shall be Six Hundred Eighty-Four Thousand
Dollars ($684,000) per year (or Fifty-Seven Thousand Dollars ($57,000) per
month), as adjusted on each subsequent Rent Adjustment Date pursuant to
Paragraph 1.1(g)(2). The Pre-Election Minimum Rent and the Post-Election Minimum
Rent are collectively referred to herein as "MINIMUM RENT."

                  (2) RENT ADJUSTMENT: Commencing on the first anniversary of
the Commencement Date, and each and every anniversary date thereafter throughout
the Term (hereinafter the "RENT ADJUSTMENT DATES") the Post-Election Minimum
Rent as provided in paragraph (l) above shall be increased (but in no event
decreased) so as to be equal to the Post-Election Minimum Rent during the month
immediately preceding the then applicable Rent Adjustment Date as multiplied by
a fraction, the numerator of which shall be the Consumer Price Index for that
calendar month which is forty-five (45) days prior to the then applicable Rent
Adjustment Date and the denominator of which shall be the Consumer Price Index
for that calendar month which is one (1) year and forty-five (45) days prior to
the Commencement Date, and (for all subsequent Rent Adjustment Dates) one (1)
year and forty-five (45) days prior to the then applicable Rent Adjustment Date.
The Consumer Price Index is hereby defined to be the index now known as the
"Consumer Price Index; All Urban Consumers; U.S. City Average; All Items;
1982-1984 = 100.0, "published by the Bureau of Labor Statistics, U.S. Department
of Labor. If such Index shall be discontinued or the computation and/or
components thereof shall be altered, then

                                       1

<PAGE>

Landlord shall select a replacement index published by government agency or
nationally recognized institution measuring the purchasing power of the United
State Dollar.

                  (3) For purposes of calculating the Post-Election Minimum Rent
which is to become due and owing as of and following the Election Date as set
forth in subparagraph (1) above, the parties shall cause the fair market
leasehold rental value of the Premises (without consideration of any otherwise
customary leasehold brokerage fees, tenant credit allowances, free rent periods
or other such concessions as otherwise might be customary or available in the
marketplace), to be appraised pursuant to the "NAFMV" procedures set forth in
Section 3.E. of the Security Side Letter Agreement. The parties recognize that
calculation of the initial amount of Post-Election Minimum Rent will not be
capable of being completed or determined as of the Election Date. Accordingly,
the parties further specifically acknowledge and agree that as a condition
thereto, Tenant shall be required to post the Rent Deposit as further set forth
at Paragraph 4.7 below.

            (h)   PERMITTED USE OF PREMISES: Loading, unloading and storage of
coal from PRB en route to Big Cajun II Facility as set forth in Transportation
Contract.

            (i)   BROKERS: None. (See Paragraph 13.20).

            (j)   SECURITY DEPOSIT: None (See Paragraph 4.7).

                              ARTICLE II: PREMISES

      2.1   DESCRIPTION:  Landlord hereby leases  to Tenant, and Tenant leases
and accepts, subject to the terms and conditions of this Lease, the Premises.

      2.2   DEFINITIONS:

      (a)   "ACL" means American Commercial Lines, LLC, a Delaware limited
liability company.

      (b)   "ANCILLARY AGREEMENTS" means, collectively, the agreements described
in the Security Side Letter Agreement as the "Ancillary Agreements."

      (c)   "ELECTION DATE" means the definition given to it in Paragraph 3.2
hereof.

      (d)   "LG" means Louisiana Generating, LLC, a Delaware limited liability
company.

      (e)   "NRGPM" means NRG Power Marketing Inc, a Delaware corporation.

      (f)   "PREMISES" means the land as shown on Exhibit A and any and all
structures thereon.

      (g)   "SECURITY SIDE LETTER AGREEMENT" means that certain Security Side
Letter Agreement by and among ACL, Landlord, American Commercial Barge Lines,
LLC, LG, and Tenant, dated December 10, 2004.

      (h)   "SUBORDINATION AGREEMENT" means that certain Intercreditor and
Subordination Agreement dated _____________, 2004 by and among the lenders under
the Tranche A Loan Agreement, the Tranche B Loan Agreement, LG, and Tenant.

      (i)   "TERM" means the Base Term and all extensions thereof, if any, as
set forth herein.

                                       2

<PAGE>

      (j) "TRANCHE A LOAN AGREEMENT" means the Amended and Restated Loan
Agreement (Tranche A) dated as of ________________, 2004, among ACL and
Landlord, together with certain of their affiliates, JPMorgan Chase Bank, as
Administrative Agent, Security Trustee, and Collateral Agent, and the lenders
from time to time parties thereto, as it may be amended, modified, extended,
renewed, supplemented, and/or restated from time to time and at any time.

      (k) "TRANCHE B LOAN AGREEMENT" means the Amended and Restated Loan
Agreement (Tranche B) dated as of ________________, 2004, among ACL and
Landlord, together with certain of their affiliates, Bank of New York, as
Administrative Agent, Security Trustee, and Collateral Agent, and the lenders
from time to time parties thereto, as it may be amended, modified, extended,
renewed, supplemented, and/or restated from time to time and at any time.

      (l) "TRANSPORTATION CONTRACT" means that certain Transportation Contract
by and among the Burlington Northern and Santa Fe Railway Company, LG, and
Landlord, dated as of December 10, 2004.

      (m) "TRIGGER EVENT" shall have the definition set forth in the Security
Side Letter Agreement.

      2.3 QUIET ENJOYMENT. Subject to the terms and provisions of this Lease and
on payment of Rent and other sums due hereunder and compliance with all of the
terms and provisions of this Lease, Landlord warrants to Tenant that Tenant
shall lawfully, peaceable, and quietly have, hold, occupy, and enjoy the
Premises during the Term, without hindrance or ejection by Landlord or by any
persons claiming under Landlord.

                                ARTICLE III: TERM

      3.1 BASE TERM: The Base Term shall begin on the Commencement Date. In the
event the Commencement Date shall be a day other than the first day of the
month, then the Base Term shall commence on such day, but the first Lease Year
shall end on the last day of the month in which the first anniversary of the
Commencement Date occurs and shall include the partial month from the
Commencement Date through the end of the calendar month in which the
Commencement Date occurs. Upon the written request of Landlord or Tenant, the
parties shall enter into a written memorandum setting forth the Commencement
Date and Lease expiration date in such form as shall be provided by Landlord.

      3.2 POSSESSION: Prior to the occurrence of a Trigger Event, Tenant shall
not be permitted to occupy or possess the Premises. Upon the occurrence of a
Trigger Event, Tenant shall have the exclusive right to occupy and possess the
Premises, subject to the terms and conditions contained herein, without further
notice to Landlord; provided, however that such right shall be deemed
effectively exercised only if Tenant takes actual physical possession of the
Premises within ninety (90) days after such Trigger Event, and only if Tenant is
not in material default of the Transportation Contract at the time of such
exercise. The date that Tenant takes possession of the Premises pursuant to this
Paragraph 3.2 is the "ELECTION DATE." Tenant shall not, without the prior
written consent of Landlord, be permitted to install fixtures and equipment in
the Premises; provided that Tenant shall at all times be permitted (but shall
not be required, except to the extent required by law or by other express
provisions of this Lease) to repair or replace any existing fixtures or
equipment located in the Premises as of the time of Tenant's possession of the
Premises without Landlord's consent; and further provided that Tenant shall be
permitted (but shall not be required, except to the extent required by law or by
other express provisions of this Lease) to install fixtures and equipment in the
Premises that may be reasonably required for the

                                       3

<PAGE>

purposes of the parties set forth in the Transportation Contract. Any work done
by Tenant shall be done in such a manner as will not interfere with the
Landlord's remaining property or business operations adjacent to the Premises,
and Landlord shall have no liability or responsibility for loss of, or any
damage to fixtures, equipment or other property or work of Tenant so installed
or placed on the Premises.

                 ARTICLE IV: RENT AND OTHER TENANT CONTRIBUTIONS

      4.1 MINIMUM RENT: Beginning on the Commencement Date and until the
Election Date, Tenant shall pay Landlord the Pre-Election Minimum Rent as
provided in Paragraph 1.1(g) above. On the first day of the month following the
Election Date, Tenant shall pay to Landlord the Post-Election Minimum Rent for
the fractional month in which the Election Date occurred on a per diem basis
(calculated on the basis of the number of days in such month) until the first
day of the calendar month next succeeding and shall also pay rent in advance for
the upcoming month. Thereafter, the Post-Election Minimum Rent shall be paid in
equal monthly installments in advance on the first day of each month during the
Term in lawful money of the United States, at the address set forth in the
Fundamental Lease Terms or at such other place as Landlord may designate in
writing from time to time. Notwithstanding anything to the contrary, Tenant
shall be permitted to hold back payments of rent in an amount equal to any
claimed damages by Tenant or its affiliates, but only to the extent and subject
to the terms set forth in Section 4 of the Security Side Letter Agreement and
such holdback shall not be deemed to be a default under this Lease. The
foregoing shall not in any way be deemed to limit or impair any ability to
contest the validity or amount of any such claimed damages.

      4.2 LEASE YEAR: "Lease Year" shall mean the twelve (12) month period
beginning on the first day of the first full month immediately following the
Commencement Date, and each successive twelve (12) month period thereafter. If
the Commencement Date is on a day other than the first day of a calendar month,
the first Lease Year shall include the period from the Commencement Date through
the end of the calendar month in which the Commencement Date occurs.

      4.3 PARTIAL YEAR: "Partial Year" shall mean any period beginning on the
first day of any Lease Year and ending, by reason of the expiration or
termination of this Lease, prior to the end of such Lease Year.

      4.4 TAXES: (a) "Taxes" shall mean all real estate taxes and ad valorem
taxes and levies, including any and all general or special assessments which may
accrue or be levied or assessed by any lawful authority for each calendar year
during the Term, including those assessed against the land and/or buildings
comprising the Premises. Beginning with the Election Date and throughout the
balance of the Term, Tenant shall pay to Landlord all Taxes for the Premises;
provided, however that if either (i) Landlord shall have become insolvent, shall
have made an assignment for the benefit of, or "bulk sale" of assets to,
creditors, shall have made a transfer in fraud of creditors, applied for or
consented to the appointment of a receiver of itself or of the whole or any
substantial part of its property, or shall have filed a petition or filed an
answer under the federal bankruptcy laws, as now in effect or hereafter amended,
or any other applicable law or statute of the United States or any state
thereof; or (ii) a court of competent jurisdiction shall have entered an order,
judgment or decree adjudicating Landlord a bankrupt, or appointing a receiver of
Landlord, or of the whole or any substantial part of its property, without the
consent of Landlord, or approving a petition filed against Landlord seeking
reorganization or arrangement of Landlord under the bankruptcy laws of the
United States, as now in effect or hereafter amended, or any state thereof, and
such order, judgment or decree shall not be vacated or set aside or stayed
within thirty (30) days from the date of entry thereof (any of such actions
described in (i) or (ii) above being referred to herein as a "Landlord
Bankruptcy"), then Tenant shall be permitted to make all payments of Taxes
directly to the respective taxing authority as and when such payments are due.
If the Premises or any part

                                       4

<PAGE>

thereof shall hereafter ever not be separately assessed for Tax purposes, Tenant
shall be required to pay its "Pro Rata Share" of Taxes, and following a Landlord
Bankruptcy, Tenant may, but shall not be required to, pay all of the Taxes for
the entire tax parcel of which the Premises are a part and may set-off such
additional payment as permitted under Paragraph 4.1. For purposes hereof, the
term "Pro Rata Share" shall mean a fraction, the numerator of which equals the
total number of square feet constituting the Premises, and the denominator of
which equals the total number of square feet constituting the tax parcel of
which the Premises is a part. In the event any tax shall be assessed upon the
Rent, Tenant shall pay said tax to Landlord as additional Rent. If Landlord
shall elect to contest any proposed increase in Taxes, any expense incurred in
such contest, including reasonable attorneys' fees or appraisers' fees shall be
considered as tax expenses under the terms of this paragraph and Tenant shall be
responsible for payment thereof. If Landlord shall not elect to contest any
proposed increase in Taxes, Tenant may, upon receiving Landlord's prior written
approval, which approval shall not be unreasonably withheld, conditioned or
delayed, proceed to contest such increase by appropriate legal proceedings
conducted promptly and diligently, utilizing Tenant's own counsel and at
Tenant's sole cost and expense. Tenant specifically acknowledges and agrees that
Landlord's consent may be conditioned upon Tenant's payment into escrow of such
amount of Taxes as are claimed to be due, or in lieu thereof to post such
security or bond, all as may be required by law in order to avoid the imposition
of any penalties or excess charges, and so as not to jeopardize in any way
Landlord's ownership of or title to the Premises. Tenant hereby agrees to
indemnify and hold Landlord harmless from any cost, expense (including
attorney's fees) or any liability Landlord may suffer or incur arising out of
such contest. If the method of taxation applicable to rental property shall be
adjusted or modified, a modification agreement with respect to this paragraph
shall be entered into to apply the principle hereof to said revised tax system.
Tenant's obligations hereunder shall be prorated during the first and last Lease
Years based on the number of months of the Term hereof falling within such
years.

      (b) In addition to the payment of Taxes as provided above, Tenant shall
pay before delinquency all municipal, county or state taxes, levies and fees of
every kind and nature, including, but not limited to, general or special
assessments assessed during the Term against any personal property of any kind,
owned by or placed in, upon or about the Premises by Tenant, and taxes assessed
on the basis of Tenant's occupancy thereof, including, but not limited to, taxes
measured by rents or other amounts due from Tenant hereunder.

      4.5 INSURANCE: -- See Article VII below.

      4.6 MONTHLY ESCROW AND ANNUAL RECONCILIATION: Following the Election Date,
Tenant shall pay to Landlord or its successor on the first day of each month of
the Term in advance such amount as Landlord shall estimate shall be equal to
1/12th of the cost of utilities, insurance premiums or Taxes for the Premises
for the ensuing year at the time and place provided for the payment of Rent;
provided, however that Tenant shall have no further obligation to pay such
escrow amounts after a Landlord Bankruptcy (provided further that Tenant is then
directly paying all such amounts due on a timely basis directly to the utility
service providers, insurance companies and taxing authorities). Upon receipt of
the tax bills and insurance premiums, Landlord shall compute the share of said
bills due from Tenant and a summary shall be furnished to Tenant reflecting the
actual amount due. If the amounts paid by Tenant during the preceding period
shall be in excess of the actual costs, the excess shall be credited against the
next ensuing tax payment due from Tenant; if the amount paid by Tenant shall be
less than the actual cost, then Tenant shall pay the remaining balance within
ten (10) days after such notice is furnished. The notice furnished Tenant shall
also include a computation of the estimated sums that will be due from Tenant
each month for the ensuing year and the monthly payments to be made as aforesaid
shall be adjusted accordingly for the ensuing period.

                                       5

<PAGE>

      4.7 RENT DEPOSIT: INTENTIONALLY DELETED

      4.8 PAYMENT OF CHARGES: All Rent and other charges to be paid by Tenant
shall be paid as provided in this Lease without any set-off or deduction
whatsoever (excepting only as may be specifically set forth above at Paragraph
4.1) and the non-payment of any item when due (or with the monthly payments if
not otherwise provided for herein) shall constitute a default under this Lease.

      4.9 LATE CHARGE: Rent (hereby defined to mean annual and monthly payments
of Minimum Rent and reimbursements for taxes, insurance and all other charges
required to be paid by Tenant to Landlord) in arrears five (5) days after the
same is due shall bear interest at the annual rate (the "Default Rate") equal to
the lesser of (i) the highest lawful rate, or (ii) twelve percent (12%). This
provision shall not affect the right of Landlord to declare Tenant in default of
this Lease for the failure to pay any sums when due.

                           ARTICLE V: USE OF PREMISES

      5.1 TENANT'S USE: The Premises shall be used and occupied by Tenant solely
for the Permitted Use and for no other purpose without Landlord's prior written
consent. Tenant shall at its expense, comply with all now existing or hereafter
enacted laws, rules, orders, ordinances and regulations of federal, state,
county and municipal authorities, including, but not limited to, the Americans
with Disabilities Act of 1990, as amended. Tenant shall also comply with all
encumbrances affecting the Premises. Tenant shall not commit waste in the
Premises.

      5.2 UTILITIES: Tenant shall make application for, obtain and timely pay
for Tenant's requirements of electric current, gas, sewer, heat, water and all
other utilities and all taxes or charges on such utility services which are used
on or attributable to the Premises. If Landlord shall elect to supply any
utilities, then Tenant shall pay to Landlord the cost of its utility
consumption, along with the cost of installing separate metering devices. In no
event shall Landlord be liable for any interruption or failure in the supply of
any utilities to the Premises.

      5.3 SIGNS: Tenant shall not erect, install or maintain any sign,
advertising or display matter on any exterior door, wall or window of the
Premises, or on any other part of the Premises which is visible to public view
outside the Premises without the prior written approval of Landlord.

                ARTICLE VI: CONSTRUCTION, MAINTENANCE AND REPAIRS

      6.1 INITIAL CONSTRUCTION: LANDLORD'S WORK IS LIMITED TO THOSE ITEMS SET
FORTH ON EXHIBIT B HERETO, IF ANY, AND EXCEPT AS OTHERWISE SET FORTH ON EXHIBIT
B, TENANT ACKNOWLEDGES AND AGREES THAT IT ACCEPTS AND TAKES POSSESSION OF THE
PREMISES IN "AS IS" CONDITION. LANDLORD HAS NOT MADE AND HEREBY DISCLAIMS ALL
WARRANTIES AND/OR REPRESENTATIONS, EXPRESS OR IMPLIED, REGARDING THE PREMISES
AND THE CONDITION, HABITABILITY OR FITNESS THEREOF FOR ANY USE OR PURPOSE
WHATSOEVER AND ANY REPRESENTATION OR WARRANTY IMPOSED BY OPERATION OF LAW,
COURSE OF DEALING, CUSTOM, PRACTICE OR OTHERWISE.

      6.2 TENANT'S DUTY TO REPAIR:

      (a) Tenant shall keep and maintain in good order, condition and repair
(including any replacement and restoration as is required for that purpose) the
Premises and every part thereof and any and all appurtenances thereto wherever
located, including, but without limitation, the exterior and interior portion of
all doors, door checks, windows, plate glass, all plumbing and sewage facilities
within the

                                       6

<PAGE>

Premises including free flow up to the main sewer line, the roof, gutters,
downspouts, landscaping, fixtures, heating and air conditioning and electrical
systems serving the Premises (whether or not located in the Premises), sprinkler
systems, all walls, including structural members, floors, foundation and
ceilings, the parking lot, drive lanes, curb cuts, sidewalks, lighting, meters
applicable to the Premises, and all installations made by Tenant, and repairs
required to be made in the Premises due to burglary of the Premises or other
illegal entry into the Premises or any damage to the Premises caused by a strike
involving Tenant or its employees. Notwithstanding anything to the contrary,
Tenant's foregoing obligation to keep and maintain the Premises is subject to
normal wear and tear and further, Tenant shall have no obligation to keep or
maintain the Premises in any better condition or repair than the condition of
the Premises as it exists on the Election Date. Tenant shall arrange and pay for
the removal of all snow and trash from the Premises. Tenant shall enter into and
maintain, at its sole cost and expense, a service agreement with a reputable
contractor, the terms of which shall begin on the Election Date shall continue
throughout the Term, and shall expire at the end of the Term, wherein the said
contractor shall make periodic service inspections and necessary repairs to the
heating and air conditioning systems servicing the Premises at least quarterly.

      (b) Tenant shall keep and maintain the Premises in a clean, sanitary and
safe condition and in accordance with all directions, rules and regulations of
the proper officials of the governmental agencies having jurisdiction, at the
sole cost and expense of Tenant, and Tenant shall comply with all requirements
of law, by statute, ordinance or otherwise, affecting the Premises and all
appurtenances thereto.

      (c) If Tenant shall be in default under this Paragraph 6.2, Landlord and
its agents and contractors shall have the right, but not the obligation, to cure
such default on behalf of Tenant, in which event Tenant shall reimburse
Landlord, on demand, for all sums paid by Landlord to effect such cure, plus
interest thereon at the Default Rate from the date of expenditure by Landlord
until the date of reimbursement by Tenant.

      6.3 SURRENDER OF PREMISES: Upon the expiration or termination of this
Lease, Tenant shall deliver the Premises in broom clean condition (subject to
the removals hereinafter required), reasonable wear and tear and casualty
excepted, and shall surrender all keys for the Premises to Landlord at the place
then fixed for the payment of Rent and shall inform Landlord of all combinations
for locks, safes and vaults, if any, in the Premises. Tenant, during the last
thirty (30) days of the Term, and in any event prior to the expiration or
termination thereof, shall remove all of its trade fixtures, and, to the extent
required by Landlord by written notice, any other installations, alterations or
improvements made by or on behalf of Tenant without Landlord's prior approval,
before surrendering the Premises as aforesaid and shall repair any damage to the
Premises caused thereby. At such time, Tenant shall also effect repairs and
remove its exterior signs as provided in Paragraph 5.3 hereof. In the event this
Lease is terminated because of Tenant's default hereunder, Tenant shall not be
permitted to remove any of its trade fixtures or property without the prior
written consent of Landlord, which consent may be withheld by Landlord in its
sole discretion. Tenant's obligation to observe or perform this covenant shall
survive the expiration or other termination of the Lease Term. Any items
remaining in the Premises on the expiration or termination date of this Lease
shall be deemed abandoned for all purposes and shall, at Landlord's option
exercised by written notice to Tenant, become the property of Landlord and the
latter may dispose of the same at Tenant's expense without liability of any type
or nature, provided that Tenant has not removed said fixtures or equipment
within ten (10) days from the date of such notice.

      6.4 TENANT'S ALTERATIONS: Tenant shall not make any alterations,
additions, changes or improvements to the Premises (except for repairs in
accordance with Paragraph 6.2), nor shall Tenant install any fixtures or
equipment in the Premises without, in each instance, the prior written approval
of Landlord, which approval of Landlord shall not be unreasonably withheld. All
such work shall be done in

                                       7

<PAGE>

a good and workmanlike manner using only good grades of material, and shall
comply with all applicable laws of every governmental authority having
jurisdiction over the Premises at the time such work is performed and
thereafter, and shall be diligently prosecuted through completion. Any trade
fixtures or equipment installed by Tenant to operate its business shall be of
first-class quality and workmanship.

      6.5 MECHANIC'S LIENS: If Tenant makes any alterations or improvements in
the Premises, Tenant shall pay for same when made. Nothing in the Lease shall be
construed to authorize Tenant or any person dealing with or under Tenant, to
charge the Rents, or the Premises, or the interest of Landlord in the Premises
or any person under or through whom Landlord has acquired its interest in the
estate of the Premises, with a mechanic's lien or encumbrance of any kind, and
under no circumstances shall Tenant be construed to be the agent, employee or
representative of Landlord in the making of any such alterations or improvements
to the Premises, but, to the contrary, the right or power to charge any lien,
claim or encumbrance of any kind against the Rent or the Premises is denied.
Landlord shall have the right, but not the obligation, to notify all persons or
entities supplying labor or materials for Tenant to the Premises that such work
is for the exclusive benefit of Tenant in order to notify the provider thereof
that Landlord's interest in the Premises is not subject to impression of a lien
with respect thereto. So long as the laws of the State in which the Premises is
located shall provide for the filing of a statutory bond to eliminate the
attachment of mechanic's or materialmen's liens to real estate, Tenant shall
require that its contractor or itself shall take such steps as are provided by
law for the filing of said statutory bond prior to the initiation of any
construction. If a mechanic's or materialmen's lien is threatened by any
contractor, or in the event of the filing of a notice of any such lien, Tenant
shall promptly pay same and take steps immediately to have the same removed. If
the same is not removed within ten (10) days from the date of written notice
from Landlord, Landlord shall have the right, at Landlord's option, of paying
the same or any portion thereof and the amounts so paid, including attorneys'
fees and expenses associated therewith and interest at the Default Rate on any
sums and expenses paid or advanced from the date of expenditure by Landlord
until the date of reimbursement by Tenant, shall be deemed to be additional rent
due from Tenant to Landlord and shall be paid to Landlord immediately upon
rendition to Tenant of a bill for same. Tenant shall indemnify and save harmless
Landlord from and against all losses, claims, damages, costs and expenses
suffered by Landlord by reason of any repairs, installations or improvements
made by Tenant.

      6.6 EMERGENCY LIGHTING: If any governmental regulations from time to time
shall require emergency lighting to be installed in the Premises, the
installation and the maintenance of the same, including providing of battery
power, shall be the responsibility of Tenant.

      6.7 ROOF: Tenant shall not cause or permit accumulation of any debris or
extraneous matter on the roof of the Premises, will not in any manner cut or
drive nails into or otherwise mutilate the roof of the Premises and shall be
responsible for any damage caused to the roof by Tenant, its agents, servants,
employees or contractors.

                             ARTICLE VII: INSURANCE

      7.1 INDEMNIFICATION: Tenant shall protect, defend, indemnify and save
Landlord, Landlord's lenders having a secured interest in the Premises
("Landlord's Lender") and their respective officers, shareholders, members,
partners, employees and agents harmless from and against any and all liability
and expense of any kind arising from injuries or damages to persons or property
on the Premises or arising out of or resulting in any way from (i) any act or
omission of Tenant, its agents, employees, contractors, licensees or invitees
during the Term; (ii) any breach or default in the performance of any obligation
of Tenant; (iii) the use of the Premises by Tenant's or Tenant's agents,
employees, contractors or invitees; and (iv) out of or on account of any
occurrence in, upon, at or from the Premises, excepting

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<PAGE>

only any liability arising out of the gross negligence of Landlord, its
officers, shareholders, members, partners, employees or agents.

      7.2 NOTICE OF CLAIM OR SUIT: Tenant shall promptly notify Landlord and
Landlord's Lender of any claim, action, proceeding or suit instituted or
threatened against Landlord, Tenant or Landlord's Lender. Landlord shall
promptly notify Tenant of any claim, action, proceeding or suit instituted or
threatened against Tenant of which Landlord has knowledge. If Landlord or
Landlord's Lender is made a party to any action against which Tenant has agreed
to indemnify Landlord or Landlord's Lender, then Tenant shall pay all costs and
shall provide counsel reasonably acceptable to Landlord, and/or Landlord's
Lender, as the case may be, in such litigation or shall pay at the indemnified
party's option the attorney fees and costs incurred in connection with said
litigation by Landlord or Landlord's Lender.

      7.3 FIXTURES: Prior to the Election Date, Landlord shall obtain and
maintain in full force and effect throughout the entire Term, insurance covering
all of the building, structures, fixtures, improvements and land constituting
the Premises, and also covering trade fixtures, merchandise and personal
property from time to time located in or upon the Premises, all to the extent
necessary to allow for the continuing performance of its obligations under the
Transportation Contract, in an amount not less than one hundred percent (100%)
of their full replacement cost from time to time during the Term providing
protection against any peril included within the classification "All Risk"
coverage, including "special perils", together with insurance against sprinkler
leakage (if the Premises are sprinklered), vandalism and malicious mischief.
Notwithstanding anything to the contrary, for the period in which either the
Tranche A Loan Agreement or the Tranche B Loan Agreement remains in effect,
Landlord shall be deemed to have fulfilled the requirement for insurance set
forth in this Paragraph 7.3 if it maintains the level and amount of casualty
insurance required under the applicable loan agreement(s). From and after the
Election Date, Tenant shall obtain and maintain in full force and effect
throughout the entire Term, insurance covering all of the building, structures,
fixtures, improvements and land constituting the Premises, with Landlord and
Landlord's Lender named as additional insureds as their interests may appear,
and also covering trade fixtures, merchandise and personal property from time to
time located in or upon the Premises, all in an amount not less than one hundred
percent (100%) of their full replacement cost from time to time during the Term
providing protection against any peril included within the classification "All
Risk" coverage, including "special perils", together with insurance against
sprinkler leakage (if the Premises are sprinklered), vandalism and malicious
mischief. Any policy proceeds shall be used for the repair or replacement of the
property damaged or destroyed unless this Lease shall cease and terminate under
the provisions of Article VIII, in which event the terms of Article VIII hereof
shall control. If there shall be a dispute as to the amount which comprises full
replacement cost, the decision of Landlord shall be conclusive.

      7.4 LIABILITY INSURANCE: Tenant shall maintain at its expense at all times
during the Term liability insurance protecting and indemnifying Landlord,
Landlord's Lender and Landlord's property manager and naming Landlord,
Landlord's Lender and Landlord's property manager as additional insureds in an
amount not less than $1,000,000.00 per person and $3,000,000.00 per accident for
injuries or damages to persons and covering Tenant's indemnification obligation
set forth in Paragraph 7.1, and not less than $1,000,000.00 for damage or
destruction of property.

      7.5 FAILURE TO PROCURE INSURANCE: If either party shall fail to procure
insurance required under this Article and fail to maintain the same in force
continuously during the Term, the other party shall be entitled to procure the
same and such defaulting party shall immediately reimburse the procuring party
for such premium expense, plus interest thereon at the Default Rate from the
date of expenditure by the procuring party until the date of reimbursement by
the defaulting party.

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<PAGE>

      7.6 PROPERTY OF TENANT: All property owned, leased or held by Tenant in,
on or about the Premises shall be at the sole risk and hazard of Tenant. Tenant
shall have the right to use all the equipment of the Landlord located on the
Premises. Landlord shall not be liable or responsible for (and Tenant hereby
releases Landlord from) any loss of or damage to Tenant, or anyone claiming
under or through Tenant, or otherwise, whether caused by or resulting from a
peril required to be insured hereunder, or from water, steam, gas, leakage,
plumbing, electricity or electrical apparatus, pipe or apparatus of any kind,
the elements or other similar or dissimilar causes (excepting only any loss or
damage cause by the gross negligence of Landlord, its officers, shareholder,
member, partners, employees or agents), and whether or not originating in the
Premises or elsewhere.

      7.7 POLICY FORM OF TENANT'S INSURANCE: All policies of insurance provided
for herein shall be issued by insurance companies with a general policyholder's
rating of not less than A and a financial rating of not less than A-XII as rated
in the most current available "Best's" insurance reports, and qualified to do
business in the State where the Premises is located, which policies shall be for
the mutual and joint benefit and protection of Landlord, Landlord's Lender and
Tenant. Executed copies of such policies of insurance or certificates thereof
shall be delivered to Landlord prior to entry upon the Premises by Tenant, and
renewal policies or certificates shall be delivered to Landlord within thirty
(30) days prior to the expiration of the term of each such policy and upon
request of Landlord at any time during the Term. All public liability, property
damage and other casualty policies shall contain a provision that Landlord and
Landlord's Lender shall be entitled to recovery under said policies,
notwithstanding their being named as additional insureds thereunder. Tenant's
insurance policies shall contain an endorsement that such insurance may not be
cancelled or amended except upon thirty (30) days' prior written notice from the
insurance company to Landlord, sent by certified or registered mail. As often as
any such policies shall expire or terminate, renewal or additional policies
shall be procured and maintained by Tenant in like manner and to like extent and
if Tenant shall fail to do so, Landlord may procure and maintain such policies
at Tenant's cost and expense. All public liability, property damage and other
casualty policies shall be written as primary policies, not contributing with
and not in excess of coverage which Landlord may carry. All insurance policies
procured pursuant to the terms hereof shall provide that all insurance proceeds
shall be paid to Landlord to be disbursed pursuant to the terms of this Lease.
All insurance coverages hereunder shall be in effect as of the earlier of the
Election Date, the date on which Tenant takes possession of the Premises or the
date on which Tenant first enters the Premises.

      7.8 MUTUAL WAIVER OF SUBROGATION: Landlord and Tenant hereby waive the
rights each may have against the other on account of any loss or damage
occasioned to the property of Landlord or Tenant, the Premises or its contents,
arising from any risk required to be insured against by Landlord or Tenant
pursuant to the provisions of this Lease (whether or not such insurance is
actually carried), and the parties each, on behalf of their respective insurance
companies insuring the property of either Landlord or Tenant against any such
loss, waive any right of subrogation that it may have against Landlord or
Tenant, as the case may be.

                      ARTICLE VIII: FIRE OR OTHER CASUALTY

      8.1 If the Premises shall be partially damaged by fire or other casualty
insured under the insurance policies described in Article VII, then upon
Landlord's receipt of the insurance proceeds, Landlord shall, except as
otherwise provided herein, repair and restore the same to the extent required to
return the Premises to the condition in which the same were initially delivered
to Tenant by Landlord; limited, however, to the extent of the insurance proceeds
received in hand by Landlord therefor. If by reason of such occurrence: (a) the
Premises are damaged in whole or in part as a result of a risk which is not
covered by Landlord's or Tenant's insurance policies, or (b) the Premises are
damaged in whole or in

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<PAGE>

part during the last year of the Term (or at any time during any renewal term);
or (c) the building within the Premises is damaged to an extent that the same
cannot be restored within six (6) months from the date of the casualty, then in
any of such events, Landlord may elect either to repair the damage as aforesaid,
or terminate this Lease by written notice of termination given to Tenant within
one hundred eighty (180) days after the date of such occurrence, and thereupon
this Lease shall terminate with the same force and effect as though the date set
forth in Landlord's said notice were the date herein fixed for the expiration of
the Term and Tenant shall immediately vacate and surrender the Premises to
Landlord. Upon the termination of this Lease as aforesaid, Tenant's liability
for the Rent shall cease as of the earlier of (a) the effective date of the
termination of this Lease, or (b) if the Premises is rendered unfit for
occupancy for the purposes permitted under this Lease on account of such
casualty, as of the date Tenant vacates the Premises as a result thereof. Unless
this Lease is terminated by Landlord as aforesaid, this Lease shall remain in
full force and effect, and (a) Landlord shall restore the building to the
condition in which it existed as of the Election Date; and (b) Tenant shall
repair, restore or replace Tenant's improvements, trade fixtures and contents in
the Premises and all other work done to the Premises by Tenant in a manner and
to at least a condition equal to that existing prior to their damage or
destruction, and the proceeds of all insurance carried by Tenant on said
property shall be held in trust by Landlord for the purpose of such repair,
restoration or replacement.

                      ARTICLE IX: ASSIGNMENT AND SUBLETTING

      9.1 TENANT ASSIGNMENT: (a) Tenant shall not assign, transfer or encumber
this Lease or sublet or allow any other tenant to come in, with or under Tenant
without Landlord's prior written consent. "Control" shall mean, the ownership,
directly or indirectly, of stock possessing, or the right to exercise, fifty
percent (50%) of the total combined voting power of all classes of the
controlled corporation's stock issued, outstanding and entitled to vote for the
election of directors. Notwithstanding anything to the contrary, Tenant shall be
permitted to assign this Lease to (i) any successor or assign of Tenant's
interest in the Transportation Contract or (ii) an "Affiliate" of Tenant. As
used herein, an "Affiliate" of Tenant is any person or entity that Controls, is
Controlled by, or is under common Control with, Tenant.

      (b) If Tenant desires the consent of Landlord to sublease or assign,
Tenant shall submit the sublease or assignment to Landlord, together with the
following documents: (i) a complete financial statement of the subtenant or
assignee with an authorization to verify the same; (ii) a declaration by the
subtenant or assignee as to the type of business to be carried out and the
number of employees to occupy the Premises; and (iii) proof of payment of all
leasing commissions, if applicable. In addition, the assignee shall agree in
writing (a copy of which shall be delivered to Landlord) to assume all of
Tenant's obligations under this Lease. In the event the then current tenant of
the Premises is merged into another business entity, in order for such successor
to succeed to the rights of Tenant hereunder, the surviving entity must, in
addition to complying with all of the requirements of this Article, agree in
writing with Landlord to be bound to the terms of this Lease and to be liable
for all past and future obligations of Tenant hereunder.

      (c) Landlord shall have twenty (20) days after receipt of such notice and
supporting data to adopt one of the following alternatives: (i) to approve the
proposed assignment, transfer, merger or subletting (or stock sale or transfer
where applicable), in which case Tenant shall continue to be liable along with
the said assignee for the fulfillment of all Tenant's obligations hereunder; or
(ii) to disapprove the same in which case this Lease shall continue in full
force and effect with Tenant continuing to occupy the Premises under the terms
hereof.

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<PAGE>

      Landlord's consent to any proposed assignment or subletting shall not be
deemed to have been unreasonably withheld if (by way of example and not as a
limitation): (a) the use of the proposed assignee or subtenant (i) would violate
any restrictive covenant or encumbrance then in effect and affecting the
Premises, (ii) is inconsistent with the use of the Premises permitted under this
Lease, or (iii) would adversely affect the reputation of or be incompatible with
the types of use then in existence at any portion of the adjoining property
owned by Landlord; or (b) the proposed assignee or subtenant (i) is not a party
of reasonable financial worth and/or financial stability in light of the
responsibilities involved under this Lease, (ii) is of a character or reputation
which is not consistent with the tenants at the adjoining property owned by
Landlord; or (iii) is negotiating (or within the prior nine (9) month period has
negotiated) with Landlord for alternative space owned by Landlord.

      (d) Consent of Landlord to one assignment or subletting of the Premises
shall not constitute a waiver of Landlord's rights hereunder. Tenant shall not
assign or sublet the Premises or any portion thereof for any use which will
violate any encumbrance affecting the Premises. Any assignment or subletting,
notwithstanding the consent of the Landlord, shall not in any manner release
Tenant herein from its continued liability for the performance of the provisions
of this Lease and any amendments or modifications thereto. The acceptance of any
Rent payments by Landlord from any alleged assignee shall not constitute
approval by Landlord of any subletting or of the assignment of this Lease.

      9.2 LEGAL FEES: If Landlord shall not exercise its right to terminate this
Lease as set forth in Paragraph 9.1 hereof, then such consent to sublease or
assignment shall be effectuated by a legal document in form and substance
satisfactory to Landlord. In such event, Landlord shall be fully reimbursed by
Tenant for legal fees incurred by Landlord with respect to said assignment or
sublease as a condition precedent to the effectiveness of such sublease or
assignment.

                         ARTICLE X: DEFAULT AND RE-ENTRY

      10.1 DEFAULT: The following events shall be deemed to be events of default
by Tenant under this Lease: (a) If Tenant shall fail to make any payment of Rent
within ten (10) days after the same shall become due; or (b) if Tenant shall
fail to comply with any term, provision or covenant of this Lease, other than
the payment of Rent, and shall not cure such failure within ten (10) days after
written notice thereof to Tenant (or such longer period as is expressly set
forth herein or in Landlord's written notice); or (c) if Tenant shall desert,
abandon or vacate any substantial portion of the Premises or close Tenant's
business for ten (10) days or longer; or (d) if Tenant violates any provision of
this Lease of which Landlord has previously notified Tenant more than once in
any Lease Year.

      10.2 REMEDIES OF LANDLORD: Upon the occurrence of any such event of
default, Landlord shall have the option to pursue any one or more of the
following remedies (as well as any other remedies provided by law or equity)
without any notice or demand whatsoever:

      10.2.1 Enter upon and take possession of the Premises without terminating
this Lease and without relieving Tenant of its obligation to make the payments
of Rent herein reserved, and expel or remove Tenant and any other person who may
be occupying the Premises or any part thereof and any personal property or trade
fixtures located therein, and change or alter the locks and other security
devices, without notice to Tenant and relet the Premises on behalf of Tenant, at
any rental readily obtainable, and receive the rent therefor. Landlord shall
have no obligation to furnish a new key to Tenant unless and until tenant cures
all existing defaults and delivers to Landlord additional security satisfactory
to Landlord to secure Tenant's performance of its obligations under this Lease.
In such event, Tenant shall pay to Landlord on demand the expenses of such
reletting (as described in Paragraph 10.2.2 hereof), and any deficiency which
may arise by reason of such reletting for the remainder of the Term.

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<PAGE>

Tenant shall not be entitled to any excess obtained by Landlord in reletting
over the Rent. Landlord can bring separate actions from time to time against
Tenant to collect rent due and owing.

      10.2.2 Terminate this Lease forthwith. In the event of such termination,
Tenant shall immediately surrender the Premises to Landlord and if Tenant fails
to do so, Landlord may enter upon and take possession of the Premises and expel
or remove Tenant and any other person who may be occupying the Premises or any
part thereof, and any personal property or trade fixtures located therein. In
the event of the termination of this Lease as provided herein, Tenant shall pay
to Landlord, on demand, the expenses of such reletting (including all repairs,
tenant finish, improvements, brokers' and attorneys' fees and all loss or damage
which Landlord may sustain by reason of such re-entry and reletting) plus an
amount equal to the difference between the Rent provided for herein and the
amount of Rent received by Landlord from the subsequent reletting of the
Premises, for the period which would otherwise constitute the balance of the
Term, which amount shall be considered accelerated and immediately due and
payable, (discounted at the prime rate then in effect) per year) in full by
Tenant to Landlord.

      10.2.3 Cure any default of Tenant hereunder and Tenant shall immediately
reimburse Landlord for the cost thereof plus interest thereon at the Default
Rate from the date of expenditure by Landlord until the date of reimbursement by
Tenant.

                       ARTICLE XI: RESERVED FOR FUTURE USE

                           ARTICLE XII: EMINENT DOMAIN

      12.1 If, prior to the Election Date, the Premises or any part thereof
shall be acquired under threat of eminent domain or condemned by eminent domain
(a "Taking"), then Tenant shall not be entitled to any part of the award as
damages or otherwise for such Taking and Landlord shall receive the full amount
of such award, Tenant hereby expressly waiving any right or claim to any part
thereof; except that Tenant shall be entitled to receive and retain any amounts
which may be specifically awarded to it in such condemnation proceedings because
of the taking of its trade fixtures and improvements made and paid for by Tenant
provided that such award is made separately to Tenant by the condemning
authority without reduction of the award otherwise due to Landlord hereunder. In
the event of the termination of this Lease as aforesaid, neither Landlord or
Tenant shall have any claim against the other hereunder for the value of any
unexpired portion of the Term and Tenant shall have no right or claim to any
part of the award on account thereof.

      12.2 If, following the Election Date, the Premises or any part thereof
shall be acquired by a Taking, then the following provisions shall be
controlling:

      (a) If all of the Premises shall be acquired by a Taking then and in that
event the Term shall terminate from the date of title vesting in such proceeding
and Tenant shall have no claim against Landlord for the value of any unexpired
Term on the condition that Tenant may pursue a claim for (i) the value of any
unexpired portion of the Term and (ii) the value of any taking of its trade
fixtures or improvements made and paid for by Tenant at its own expense.

      (b) If part of the Premises shall be acquired by a Taking that does not
materially affect Tenant's use of the Premises, then Landlord shall elect to
restore the Premises to a condition comparable to its condition at the time of
the Taking less the portion taken, and this Lease shall thereafter continue in
full force and effect. The term "Taking" as used in this Article XII shall
include any voluntary

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<PAGE>

conveyance in lieu thereof. Landlord's restoration obligation in clause (i)
above shall be limited to such repair as is necessary to put the remaining
portion of the Premises in the same condition as when possession was initially
delivered by Landlord to Tenant, reasonable wear and tear excepted, upon
commencement of the Term, and in no event shall Landlord be required to expend
in connection with such restoration more than the amount of any condemnation
award actually received by Landlord and allocated by Landlord to the Premises.
If this Lease is not terminated, Tenant shall, at Tenant's expense, perform any
other work required to utilize the Premises and Tenant shall restore, repair or
replace its stock in trade, fixtures, furniture, furnishings, floor coverings
and equipment, and if Tenant has closed, Tenant shall promptly reopen the
Premises for business.

                        ARTICLE XIII: GENERAL PROVISIONS

      13.1 LANDLORD'S RIGHT OF ENTRY: Notwithstanding anything herein to the
contrary, the parties specifically acknowledge and agree that Landlord shall
retain the full and exclusive right to occupy, enjoy and use the Premises prior
to the Election Date. Thereafter, Landlord reserves the right at all reasonable
times during the Term for Landlord or Landlord's agents to enter the Premises
for the purpose of inspecting and examining the same, and, with prior notice and
during normal business hours, to show the same to prospective purchasers or
tenants, and to make such repairs, alterations, improvements or additions as
Landlord may deem necessary or desirable (it being agreed upon between the
parties that in the event of an emergency, Landlord may enter at any time and
without prior notice). If Tenant shall not be personally present to open and
permit an entry into said Premises, at any time, when for any reason an entry
therein shall be necessary or permissible, Landlord or Landlord's agents may
enter the same by a master key, (or in the event of an emergency, may forcibly
enter the same), without rendering Landlord or such agents liable therefore, and
without in any manner affecting the obligations and covenants of Tenant set
forth in this Lease. Nothing herein contained, however, shall be deemed or
construed to impose upon Landlord any obligation, responsibility or liability
whatsoever for the care, maintenance, safety or repair of the Premises or any
part thereof, except as otherwise specifically provided in this Lease.

      13.2 WAIVER: No failure to exercise, nor any delay in exercising any
right, power or remedy hereunder by Landlord shall operate as a waiver thereof,
nor shall any single or partial exercise by Landlord of any such right, power or
remedy preclude any other or further exercise thereof or the exercise of any
other right. Waiver by Landlord of any default, breach or failure of Tenant
under this Lease shall not be construed as a waiver of any subsequent or
different default, breach or failure. In the case of a breach by Tenant of any
of the covenants or undertakings of Tenant, Landlord nevertheless may accept
from Tenant any payment or payments hereunder without in any way waiving
Landlord's rights with respect thereto as herein provided or any rights or
remedies available at law or in equity by reason of any other breach or lapse
which was in existence at the time such payment or payments were accepted by
Landlord.

      13.3 TRADE FIXTURES: Prior to the expiration or sooner termination of the
Term, provided Tenant is not in default, Tenant shall have the right to remove
any trade fixtures installed and paid for by Tenant on the Premises, provided
Tenant shall repair any damage to the Premises caused by such removal
(including, without limitation, patching and painting any surface to which the
same was attached).

      13.4 SUBORDINATION: Tenant accepts this Lease subject and subordinate to
any mortgage, deed of trust or other lien presently existing or hereafter
encumbering the Premises, and to any renewals, refinancing, extensions and
replacements thereof. Tenant specifically acknowledges and agrees to the

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<PAGE>

presence and terms of that certain Intercreditor Agreement between it and the
lenders under the Tranche A Loan Agreement and the Tranche B Loan Agreement, and
that in the event of any conflict between it and the terms hereof, the terms of
said Intercreditor Agreement shall control. Subject thereto, Landlord and Tenant
agree that this Lease shall be subordinate as hereinabove described, and that if
any purchaser by a foreclosure sale or by deed in lieu of foreclosure becomes
the owner of the Premises, Tenant will attorn to and recognize such entity as
Landlord hereunder should Landlord so request such attornment; provided that
such subordination and agreement to attorn are conditioned on the agreement by
any lender or purchaser of the Premises that it will not disturb Tenant or
Tenant's rights hereunder for so long as Tenant complies with the terms and
conditions of this Lease. This subordination shall be self-operative and no
further instrument of subordination shall be required in order for the same to
be effective. Upon the request of Landlord, however, in confirmation of this
subordination, Tenant shall execute and promptly deliver any document that
confirms and ratifies the terms of this Paragraph 13.4 that Landlord or any
mortgagee may require. Any mortgagee shall have the right at any time to
subordinate such mortgage, deed of trust lien or other lien to this Lease.
Tenant agrees to give any mortgagee and/or deed of trust holder, by certified
mail, a copy of any notice of default served upon the Landlord, provided that
prior to such notice Tenant has been notified in writing (by way of notice of
assignment of rents and leases or otherwise) of the address of such mortgagee
and/or deed of trust holder. Notwithstanding anything, to the extent that the
terms of the Subordination Agreement conflict with the terms of this paragraph,
the terms of the Subordination Agreement shall control.

      13.5 NOTICES: All notices by either party to the other shall be made by:
(a) depositing such notice in the certified mail of the United States of America
(and such notice shall be deemed to have been served on the date of delivery or
first attempt to deliver as shown on the return receipt card); or (b) by a
reputable overnight courier service providing proof of delivery and
acknowledgement of receipt (in which case notice shall be deemed to have been
given on the first business day after the date delivered by such service); or
(c) by personal delivery (in which event, notice shall be deemed to have been
given as of the date of personal delivery with acknowledgment of receipt). All
notices to the Landlord shall be made at the address set forth in the
Fundamental Lease Terms, or at such other address as Landlord may from time to
time designate in writing to Tenant, and all notices to Tenant shall be made at
the address set forth in the Fundamental Lease Terms, or at such other address
as Tenant may from time to time designate in writing to Landlord.

      13.6 AMENDMENT: Oral agreements shall be without force and effect. All
amendments to this Lease shall be in writing executed by the parties or their
respective successors in interest.

      13.7 SECURITY INTEREST: This paragraph intentionally deleted.

      13.8 HOLDING OVER: Should Tenant remain in possession of the Premises
after the expiration or sooner termination of the Term without the consent of
Landlord, such holding over shall, in the absence of a written agreement to the
contrary, be deemed to have created and be construed to be a tenancy at
sufferance terminable without notice of any kind in accordance with law, subject
to all of the terms, covenants and conditions of this Lease insofar as the same
may be applicable to such a tenancy, except that Tenant shall pay, in addition
to all other charges payable by Tenant hereunder, for each day that Tenant holds
over: (a) Rent at one hundred fifty percent (150%) of the Post-Election Minimum
Rent hereinbefore provided to be paid during the last month of the Term; and (b)
all other charges required to be paid hereunder by Tenant. Landlord's receipt of
such holdover rent shall not relieve Tenant of liability to Landlord for damages
resulting from Tenant's holdover.

      13.9 NO PARTNERSHIP: Landlord shall not be deemed to be a partner or joint
venturer with Tenant in the conduct of Tenant's business.

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<PAGE>

      13.10 PARTIAL INVALIDITY: If any term or condition of this Lease or the
application thereof to any person or event shall to any extent be invalid and
unenforceable, the remainder of this Lease and the application of such term,
covenant or condition to persons or events other than those to which it is held
invalid or unenforceable shall not be affected and each term, covenant and
condition of this Lease shall be valid and be enforced to the fullest extent
permitted by law.

      13.11 SUCCESSORS: The provisions, covenants and conditions of this Lease
shall bind and inure to the benefit of the legal representatives, successors and
assigns of each of the parties, except that no assignment or subletting by
Tenant shall vest any right in the assignee or sublessee of Tenant unless all of
the requirements set forth in Article IX hereof have been satisfied.

      13.12 SALE OF PREMISES: In the event of any sale or exchange of the
Premises by Landlord, Landlord shall be relieved of all liability under any and
all of its covenants and obligations contained in or derived from this Lease
arising out of any act, occurrence or omission relating to the Premises or this
Lease occurring after the consummation of such sale or exchange.

      13.13 TENANT'S OBLIGATIONS UNDER ARTICLES IV, V, VI, AND VII: Unless
otherwise expressly stated herein, Tenant's obligations under Articles IV, V,
VI, and VII of this Lease shall not accrue until the Election Date.

      13.14 HAZARDOUS SUBSTANCES:

            (a) Tenant shall not use, store, manufacture, dispose of or
discharge any pollutants, contaminants, or harmful or hazardous substances from
or on the Premises, or otherwise occupy or permit the Premises to be occupied or
used in a manner which (i) violates any law, regulation, rule or other
governmental requirement, (ii) impairs the health, safety or condition of any
person or property or (iii) adversely affects the use, enjoyment or value of the
Premises or the surrounding property. Tenant shall promptly notify Landlord of
the breach, or the potential or threatened breach, of any of the provisions of
this paragraph. Landlord shall have the right of access to the Premises to
inspect, test, and in Landlord's sole discretion, remedy any potential
environmental problem. Tenant shall indemnify and hold Landlord, Landlord's
Lender, Landlord's property manager and their respective officers, shareholders,
members, partners, employees, and agents, harmless from any loss, claim,
liability or expense (including, without limitation, attorneys' fees, court
costs, consultant fees, expert fees, penalties, fines, removal, clean-up,
transportation, disposal and/or restoration expenses, diminution in value of the
Premises, damages for the loss or restriction on use of rentable or usable space
or of any amenity of the Premises, damages arising from any adverse impact on
marketing of space) arising in connection with Tenant's failure to comply with
the provisions of this paragraph. Additionally, Tenant shall not cause or permit
the escape, disposal or release of any biologically or chemically active or
other hazardous substances or materials, except in accordance with all
applicable laws. Tenant shall not be liable to Landlord (or those acting or
claiming through Landlord) for any escape, disposal or release of any substance
located on the Premises that occurs prior to the Election Date and further,
Tenant shall not be liable to Landlord (or those acting or claiming through
Landlord) for the exacerbation of any such escape, disposal or release if, prior
to such exacerbation, Tenant did not know (or have reason to know) of such
escape, disposal or release. Tenant shall not allow the storage or use of such
substances or materials not sanctioned by law and by the highest standards
prevailing in the industry for the storage and use of such substances or
materials, nor allow to be brought into the Premises any such materials or
substances except to use in the ordinary course of Tenant's business, and then
only if Tenant complies with the highest legal standard and highest standard
prevailing in the industry for the storage and use thereof. Without limitation,
hazardous substances shall mean any hazardous waste, hazardous or toxic
substances or related materials, asbestos, polychlorinated

                                       16

<PAGE>

biphenyls, petroleum products or any other substance or material as defined by
any existing or future federal, state or local environmental law, ordinance,
rule or regulation now or at any time hereafter in effect regulating, relating
to, or imposing liability or standards of conduct concerning any hazardous,
toxic, dangerous, restricted or otherwise regulated waste, substance or
material, including, without limitation, the Comprehensive Environmental
Response, Compensation and Liability Act of 1980, as amended, the Hazardous
Materials Transportation Act, as amended, and in the regulations adopted and
publications promulgated pursuant to each of the foregoing (such federal, state
and local laws, ordinances, rules and regulations are sometimes referred to
herein as "ENVIRONMENTAL LAWS"). If at any time prior to the Election Date any
lender or governmental agency shall ever require testing to ascertain whether or
not there has been any release of hazardous substances on the Premises, then the
cost of such testing shall be reimbursed by Tenant to Landlord upon demand
(together with interest thereon at the Default Rate) if such release was caused
by Tenant, and if required after the Election Date and during the Term hereof,
Tenant shall be solely responsible for the costs of such testing. In addition,
Tenant shall execute affidavits, representations and the like from time to time
at Landlord's request concerning Tenant's best knowledge and belief regarding
the presence of hazardous substances or materials on the Premises. In all
events, Tenant shall indemnify Landlord in the manner elsewhere provided in this
Lease for any release of hazardous substances on the Premises occurring while
Tenant is in possession or during the Term thereof. Tenant's obligations
hereunder shall survive the expiration or sooner termination of this Lease.

            (b) Notwithstanding anything to the contrary herein, Tenant shall
not obtain or have, by reason of this Lease or otherwise, any right, title or
interest of any nature whatsoever in any underground storage tank, vessel or
container of any type, including all piping and equipment with respect thereto
("Underground Tanks"), on, in, under or around the Premises which exist on the
Premises as of the Election Date. Tenant shall have no control of or right to
control or responsibility for any such Underground Tanks or for compliance
thereto, and such control, right to control and responsibility is and shall
remain solely that of Landlord or Landlord's prior tenants or predecessors in
interest, and Landlord agrees to fulfill or cause to be fulfilled such
responsibility in accordance with requirements of all applicable laws,
regulations and ordinances. Landlord is and shall remain the sole owner and
operator of such Underground Tanks which exist on the Premises as of the date
hereof, and shall indemnify, defend and hold harmless Tenant from and against
the failure of Landlord to fulfill any of its responsibilities under this
section or under applicable law or otherwise relating in any way to any such
Underground Tanks existing on this Premises as of the date hereof, the content
thereof and/or any releases therefrom.

            (c) To the full extent set forth in Section 7 of the Security Side
Letter Agreement, Landlord hereby indemnifies and holds Tenant and Tenant's
officers, shareholders, members, partners, employees, and agents, harmless from
any loss, claim, liability or expense (including, without limitation, attorneys'
fees, court costs, consultant fees, expert fees, penalties, fines, removal,
clean-up, transportation, disposal and/or restoration expenses) arising in
connection with the use, storage, manufacture, disposal of or on the Premises
prior to the Election Date and for any violation of any Environmental Laws,
except to the extent that such use, storage, manufacture, disposal, discharge,
or violation is caused by the act or gross negligence of Tenant. Landlord's
obligation hereunder shall survive the expiration or sooner termination of this
Lease.

      13.15 ESTOPPEL LETTER: Tenant shall, within fifteen (15) days of request
by Landlord, execute and deliver to Landlord a statement in written form
prepared by Landlord certifying that this Lease is unmodified and in full force
and effect (or, if there have been any modifications, that the same is in full
force and effect as modified and stating such modifications); that Tenant has no
defenses, offsets or counter claims against its obligations to pay Rent
hereunder and to perform its other covenants under this Lease; and that, to
Tenant's knowledge, there are no uncured defaults of Landlord or Tenant (or, if
there are any alleged defenses, counter claims or defaults, setting them forth
in reasonable detail and the dates

                                       17

<PAGE>

to which Rent and other charges have been paid, which statement may be relied
upon by any prospective purchaser, mortgagee or deed of trust holder of the
Premises, and Tenant shall be liable for all loss, cost and expense resulting
from the failure of any sale or funding of any loan caused by any refusal of
Tenant to execute such certificate or any material misrepresentation contained
in such estoppel certificate.

      13.16 REIMBURSEMENT OF FEES AND COSTS: Each party shall pay upon demand
all of the other party's costs and expenses incurred in enforcing a defaulting
party's obligations hereunder, including the reasonable fees of counsel
(irrespective of whether or not suit is instituted against the defaulting
party).

      13.17 RECORDING: Tenant shall not record this Lease without the prior
written consent of Landlord; provided however, that either party may record a
memorandum of this Lease setting forth such terms of the Lease as may be
reasonably acceptable to and approved of by both parties in writing.

      13.18 FORCE MAJEURE: If either party shall be prevented or delayed from
punctually performing any obligation or satisfying any condition under this
Lease by any strike, lockout, labor dispute, inability to obtain labor,
materials or reasonable substitutes therefor, acts of God, unusual governmental
restriction, regulation or control, enemy or hostile government action, civil
commotion, insurrection, sabotage, fire or other casualty, or any other
condition beyond the reasonable control of such party or caused by the other
party, then the time to perform such obligation or to satisfy such condition
shall be extended on a day-by-day basis for the period of delay caused by such
event; provided, however, that the foregoing shall not apply to the obligations
of Tenant pursuant to this Lease to pay Rent or any other sums payable by Tenant
hereunder. In order for the foregoing to be effective, the party claiming the
benefit of this paragraph shall give notice to the other party in writing within
ten (10) days of the incident specified and the particularity of the nature
thereof, the reason therefor, the date and time incurred and the reasonable
length the incident will delay the fulfillment of obligations contained herein.
Failure to give such notice within the specified time shall render such delay
invalid in extending the time for performing the obligations hereunder.

      13.19 ENTIRE AGREEMENT: This Lease constitutes the sole and only agreement
of the parties hereto and supersedes any prior understandings or written or oral
agreements between the parties respecting the transaction. Tenant acknowledges
that neither Landlord nor Landlord's agents, employees or contractors have made
any representations or promises with respect to the Premises or this Lease,
except as expressly set forth herein.

      13.20 REAL ESTATE COMMISSIONS: Landlord and Tenant each represent that
they have dealt with no finder, agent or broker other than the Brokers set forth
in the Fundamental Lease Terms in connection with the negotiation, execution and
delivery of this Lease. This provision shall not be construed to create any
third party rights hereunder in favor of the Brokers. If any person or entity
other than the Brokers shall assert a claim to a finder's fee, broker's
commission or other compensation on account of the alleged employment as finder,
agent or broker for Tenant or performance of services as a finder, agent or
broker for Tenant in connection with this transaction, Tenant shall indemnify
and hold Landlord and Landlord's lender harmless from and against any and all
claims and all costs, expenses and liabilities incurred in connection therewith,
including but not limited to reasonable attorneys' fees and court costs, by any
other such finder, broker, agent or other person or entity claiming a commission
or other form of compensation by virtue of having dealt with Tenant with regard
to this Lease.

      13.21 CONFIDENTIALITY: In order to induce Landlord to enter into this
Lease on the terms and conditions embodied in this Lease, but subject to
Paragraph 13.17, Tenant shall keep strictly confidential the terms, conditions
and Rent set forth in this Lease and shall cause all persons working for

                                       18

<PAGE>

Tenant to do likewise. The Rent and other terms and conditions of this Lease
will be disclosed only to lawyers and accountants working for Tenant who have a
need to know, and on tax returns filed with required governmental authorities;
otherwise no disclosure whatsoever of the Rent, and Lease terms and conditions
may be made by Tenant.

      13.22 ACCORD AND SATISFACTION: No payment by Tenant or receipt by Landlord
of a lesser amount than the Rent herein stipulated shall be deemed to be other
than on account of the earliest stipulated Rent, nor shall any endorsement or
statement on any check or any letter accompanying any check or payment as Rent
be deemed an accord and satisfaction, and Landlord may accept such check or
payment without prejudice to Landlord's right to recover the balance of such
Rent or pursue any other remedy in this Lease provided or at law or in equity.

      13.23 REVIEW OF DOCUMENTS: This Lease was mutually prepared by both
parties and shall not be more strongly construed against either party hereto.

      13.24 INTENTIONALLY DELETED.

      13.25 COUNTERPARTS: This Lease may be executed in any number of
counterparts and each of such counterparts shall for all purposes be deemed to
be an original; and all such counterparts shall together constitute but one and
the same Lease.

      13.26 SURVIVAL OF CERTAIN OBLIGATIONS: All obligations hereunder which
have accrued but have not been performed prior to expiration or sooner
termination of this Lease or which by their sense apply to time periods after
termination or expiration of this Lease, as well as all indemnities made by
Tenant, shall survive termination or expiration of this Lease.

      13.27 TIME: Time is of the essence of this Lease.

                            (EXECUTION PAGE FOLLOWS)

                                       19

<PAGE>

                                 SIGNATURE PAGE

IN WITNESS WHEREOF, the parties hereto have executed this Lease as of the day
and year set forth below their signatures.

LANDLORD: AMERICAN COMMERCIAL TERMINALS LLC

By:    /s/ W. N. Whitlock
    ----------------------------
Name:  W.N. Whitlock
Title: President
Date:  12-10-04

TENANT: NRG NEW ROADS HOLDINGS LLC

By:    /s/ John P. Brewster
    ----------------------------
Name:  John P. Brewster
Title: President
Date:  12-10-04

                                       20

<PAGE>

                                    EXHIBIT A

                             DESCRIPTION OF PREMISES

INCLUDE THE FEE AND LEASEHOLD INTERESTS.
<PAGE>

                              GENERAL WARRANTY DEED

            This General Warranty Deed (this "Deed"), dated as of June 30, 1998,
is made and entered into by and between American Commercial Marine Service LLC,
a Delaware limited liability company ("Grantor"), successor by merger to
American Commercial Marine Service Company, a Delaware corporation, formerly
known as American Commercial Terminals, Inc., formerly known as ACBL Western,
Inc., whose address is 1701 "East Market Street, Jeffersonville, Indiana
47131-0610, and American Commercial Terminals LLC, a Delaware limited liability
company ("Grantee"), whose address is 1701 East Market Street, Jeffersonville,
Indiana 47131-0610.

                                   WITNESSETH:

            Grantor, for and in consideration of the sum of One Dollar ($1.00)
and other good and valuable consideration paid by Grantee, the receipt and
sufficiency of which are hereby acknowledged, does by these presents GRANT,
BARGAIN AND SELL, CONVEY AND CONFIRM unto Grantee, the real estate (the "Real
Estate") situated in the City of St. Louis, and State of Missouri, and described
on Exhibit A attached hereto and incorporated herein by this reference, subject
to the exceptions listed on Exhibit B attached hereto and incorporated herein by
this reference.

            TO HAVE AND TO HOLD the Heal Estate, together with all rights and
appurtenances to the same belonging, unto Grantee, and to the successors and
assigns of Grantee forever. Grantor hereby covenants that it and its successors
will WARRANT AND DEFEND the title to the Real Estate unto Grantee and Grantee's
successors and assigns forever, against the lawful claims of all persons
whomsoever, excepting, however, general taxes and assessments for the calendar
year 1998 and thereafter, and special taxes becoming a lien after the date of
this Deed.

            IN WITNESS WHEREOF, Grantor has executed and delivered this Deed as
of the day and year first above written.

                                        "GRANTOR"

                                        American Commercial Marine Service LLC,
                                        a Delaware limited liability company

                                        By: /s/ Michael Khouri
                                            -----------------------------------
                                            Printed Name: Michael Khouri
                                            Title: Senior Vice President

Grantee hereby accepts the foregoing conveyance of the Real Estate as of the day
first above written.

                                        "GRANTEE"

                                        American Commercial Terminals LLC, a
                                        Delaware limited liability company

                                        By: /s/ Michael Khouri
                                            -----------------------------------
                                            Printed Name: Michael Khouri
                                            Title: Senior Vice President

<PAGE>

STATE OF New York    )
                     )ss.
COUNTY OF New York   )

      On this 30 day of June 1998, before me appeared Michael Khouri, to me
personally known, who, being by me duly sworn did say that he is the Senior Vice
President of American Commercial Marine Service LLC, a Delaware limited
liability company, and chat said instrument was signed in behalf of said limited
liability company by authority of its members, and said Senior Vice President.
Acknowledged said instrument to be the free act and deed of said limited
liability company.

      IN TESTIMONY WHEREOF, I have hereunto set my hand and affixed my official
seal in the County and State aforesaid, the day and year first above written.

                                            /s/ Diane C. Skudin
                                            ------------------------------------
                                            Notary Public

My commission expires: ______________               DIANE C. SKUDIN
                                              Notary Public, State of New York
                                                     No.018K4828725
                                                Qualified in Nassau County
                                           Certificate Filed in New York County
                                             Commission Expires April 30, 1999

STATE OF New York    )
                     )ss.
COUNTY OF New York   )

      On this 30 day of June 1998, before me appeared Michael Khouri, to me
personally known, who, being by me duly sworn did say that he is the Senior Vice
President of American Commercial Terminals LLC, a Delaware limited liability
company, and that said instrument was signed in behalf of said limited liability
company by authority of its members, and said Senior Vice President acknowledged
said instrument to be the free act and deed of said limited liability company.

      IN TESTIMONY WHEREOF, I have hereunto set my hand and affixed my official
seal in the County and State aforesaid, the day and year first above written.

                                            /s/ Diane C. Skudin
                                            -----------------------------------
                                            Notary Public
My commission expires: _____________

                                                    DIANE C. SKUDIN
                                              Notary Public, State of New York
                                                     No.018K4828725
                                                Qualified in Nassau County
                                           Certificate Filed in New York County
                                             Commission Expires April 30, 1999

                                      -2-
<PAGE>

                                    EXHIBIT A

LEGAL DESCRIPTION:

            A tract of land being Part of Block 3470 of the City of St. Louis,
      Missouri, and described as follows:

            Beginning at a point on the Northeastern line of Hall Street, 80.00
      feet wide, at the most western corner of property conveyed to All American
      Redevelopment Corporation by Deed recorded in Book 56M, Page 145 of the
      St. Louis City Records; thence along said Northeastern street line North
      34 degrees 34 minutes 43 seconds West, 2049.40 feet to the most Southern
      corner of property conveyed to Smith's Terminals Corporation by Deed
      recorded in Book 8845. Page 100 of the St. Louis City Records; thence
      along the Southeastern line of said Smith's Terminals property and its
      direct prolongation Northeastwardly North 55 degrees 54 minutes 09 seconds
      East, 883.61 feet to a point, said point being radial distant
      Southwestwardly 15.00 feet from the center line of Track #33 of the
      Burlington Northern Inc.; thence leaving said point and running
      Southeastwardly and parallel to said track South 28 degrees 11 minutes 04
      seconds East, 43.77 feet to a point of curve; thence continuing
      Southeastwardly and parallel to said track along a curve to the left
      having a radius of 997.64 feet an arc distance of 276759 feet to a point
      of tangency; thence continuing Southeastwardly and parallel to said track
      South 44 degrees 04 minutes 10 seconds East, 3013.65 feet to a point of
      curve; thence departing from said Track #33 and running Southwardly along
      a curve to the right having a radius of 484.06 feet an arc distance of
      381.95 feet to a point of tangency, said curve being radial distant
      westwardly 15.00 feet from the center line of Track #217 of the Burlington
      Northern Inc.; thence continuing Southwardly and parallel to said track
      South 1 degrees 08 minutes 25 seconds West, 95.33 feet to a point of
      curve; thence continuing Southwardly along a curve to the left having a
      radius of 500.05 feet an arc distance of 259.11 feet to a point on the
      Northwestern line of East Prairie Avenue, 60.00 feet wide; thence along
      said Northwestern line South 55 degrees 52 minutes 02 seconds West, 248.70
      feet to a point; thence leaving said Northwestern line of East Prairie
      Avenue and running North 34 degrees 12 minutes 58 seconds West, 414.42
      feet and South 55 degrees 52 minutes 02 seconds West, 131.26 feet to a
      point, said point being radial distant Northeastwardly 15.00 feet from the
      center line of Track #229 of the Burlington Northern Inc.; thence leaving
      said point and running Northwestwardly and parallel to said track along a
      curve to the left having a radius of 385.78 feet an arc distance of 16.75
      feet (the chord bearing and length of which is North 49 degrees 52 minutes
      44 seconds West, 16.75 feet) to a point of tangency; thence continuing
      Northwestwardly and parallel to said track North 51 degrees 07 minutes 23
      seconds West, 37.38 feet to a point of

<PAGE>

LEGAL DESCRIPTION CONTINUED:

      curve; thence continuing Northwestwardly and parallel to said track alone
      a curve to the tight having a radius of 518.77 feet an arc distance of
      153.44 feet to a point of tangency, said point also being perpendicular
      distant Northeastwardly 15.00 feet from the center line of Track #1228 of
      the Burlington Northern Inc.; thence Northwestwardly and parallel to said
      track North 34 degrees 10 minutes 33 seconds west, 348.56 feet to a point
      of curve; thence continuing Northwestwardly and parallel to said track
      along a curve to the right having a radius of 432.40 feet an arc distance
      of 51.56 feet to a point of tangency; thence Northwestwardly and
      parallel to said track North 27 degrees 20 minutes 40 seconds West, 31.58
      feet to a point of curve; thence continuing Northwestwardly and parallel
      to said track along a curve to the left having a radius of 462.40 feet an
      arc distance of 55.69 feet to a point of tangency; thence Northwestwardly
      and parallel to said track North 34 degrees 14 minutes 40 seconds West,
      792.97 feet to a point of curve; thence continuing Northwestwardly and
      parallel to said track along a curve to the right having a radius of
      381.20 feet an arc distance of 22.96 feet (the chord bearing and length
      of which is North 32 degrees 31 minutes 09 seconds West, 22.95 feet to
      a point on the direct prolongation Northeastwardly of the Northwestern
      line of property conveyed to All American Redevelopment Corporation, as
      aforomentioned; thence along the last Mentioned line South 55 degrees 49
      minutes 17 seconds West, 756.84 feet to the point of beginning and
      containing 69.445 acres, more or less.

            EXCEPTING THEREFROM the following described tract of land:

            Commencing at a point on the Northeastern line of Hall Street, 80.00
      feet wide, at the most Western corner of property conveyed to All
      American Redevelopment Corporation by Deed recorded in Book 56M, Page 145
      of the St. Louis City Records; thence along the Northwestern line of the
      last mentioned property and its direct prolongation Northeastwardly North
      55 degrees 49 minutes 17 seconds East, 726.79 feet to a point, said point
      being radial distant 15.00 feet from the center line of Track #228 of the
      Burlington Northern Inc. and the point of beginning of the herein
      described tract of land; thence leaving said point and running Northwardly
      and parallel to said track along a curve to the right having a radius of
      411.20 feet an arc distance of 341.37 feet the chord bearing and length of
      which is North 7 degrees 15 minutes 29 seconds West, 531.65 feet) to a
      point of tangency; thence Northeastwardly and parallel to said

<PAGE>

LEGAL DESCRIPTION CONTINUED:

      track North 16 degrees 31 minutes 30 seconds East, 56.66 feet to a point
      of curve; thence Northwestwardly and parallel to said track along a curve
      to the left having a radius of 381.20 feet an arc distance of 403.15 feet
      to a point of tangency, said point also being perpendicular distant
      Southwestwardly 15.00 feet from the center line of Track #33 of the
      Burlington Northern Inc.; thence Southeastwardly and parallel to said
      track South 44 degrees 04 Minutes 10 seconds East, 154.18 feet to a point;
      thence departing from said Track #33 and running Southwardly along a curve
      to the right having a radius of 411.20 feet an arc distance of 276.83 feet
      to a point of tangency, said curve being radial distant Westwardly 15.00
      feet from the center line of Track #228, as aforementioned; thence
      Southwestwardly and parallel to said track South 16 degrees 31 minutes 30
      seconds West, 56.66 feet to a point of curve; thence Southeastwardly and
      parallel to said track along a curve to the left having a radius of 381.20
      feet an arc distance of 314.82 feet (the chord bearing and length of which
      is South 7 degrees 08 minutes 04 seconds East, 305.95 feet) to a point on
      the direct prolongation Northeastwardly of the Northwestern line of
      property conveyed to All American Redevelopment Corporation, as
      aforementioned; thence along the last mentioned line South 55 decrees 49
      minutes 17 seconds West, 30.05 feet to the point of beginning.

<PAGE>

                                    EXHIBIT B

1.    Easement granted to Metropolitan St. Louis Sewer District recorded in Book
      8546 page 428.

2.    Rights reserved by the City of St. Louis to forever maintain, replace and
      repair water pipes now existing in the streets and alleys vacated under
      provisions of Ordinance Number 16017, of the City of St. Louis, approved
      March 10, 1891.

3.    Easement over a strip of land 60 feet wide in former Adelaide Street
      granted to Shell Oil Company, Incorporated according to instrument dated
      March 15, 1947 and recorded in Book 6610 page 586, as amended by
      instrument dated November 26, 1947 and recorded in Book 6667 page 215.

4.    Easement granted to Metropolitan St. Louis Sewer District by Chicago,
      Burlington & Quincy Railroad Company dated February 1, 1968 for a sewer
      line across the Southerly 15 feet of the premises herein conveyed.

5.    All other easements, if any, for sewer, water, gas, power and
      communication lines, and drainage ditches or otherwise that are of public
      record or that may be discovered by an accurate engineering survey and by
      visual inspection of the premises herein conveyed.

6.    Reservation of easement and rights according to the Instrument recorded in
      Book 126M page 1277.

7.    Easement to Union Electric Company recorded in Book 154M page 863.

<PAGE>

                                    EXHIBIT B

                         DESCRIPTION OF LANDLORD'S WORK

      "Landlord's Work" shall consist of Landlord's obligations set forth in
Section 3.A that certain Operations Side Letter Agreement dated December 10,
2004 by and among ACL, Landlord, American Commercial Barge Lines, LLC, LG, and
Tenant relating to the extension of the length of railroad trackage at the
Premises.

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