Document:

[LEASE]1

    

    between

    

    FIRST
STATES INVESTORS 3300, LLC

    

    and

    

    WACHOVIA
BANK, NATIONAL ASSOCIATION

    

    Dated as
of _____________ ___, 2004

    

      
        

    

    
      
        	
                1

              	
                In
      Virginia, title of document to be “Deed of
  Lease”.

              

      

    

    
      
         

      

      
        
        

        
          

        

      

      
         

      

    

    
      Table
of Contents

       

    

    
      
        
          
            
              
                
                  
                    
                      
                        
                          
                            	
                                      

                                  	 	Page
	 	 	 
	
                                    ARTICLE
      I BASIC LEASE INFORMATION, LEASED PREMISES, TERM, AND USE

                                  	 	
                                    1

                                  
	
                                    1.1

                                  	
                                    Basic
      Lease Information; Definitions

                                  	 	
                                    1

                                  
	
                                    1.2

                                  	
                                    Leased
      Premises

                                  	 	
                                    24

                                  
	
                                    1.3

                                  	
                                    Term

                                  	 	
                                    25

                                  
	
                                    1.4

                                  	
                                    Options
      to Renew

                                  	 	
                                    25

                                  
	
                                    1.5

                                  	
                                    Use

                                  	 	
                                    28

                                  
	
                                    1.6

                                  	
                                    Survival

                                  	 	
                                    29

                                  
	
                                    1.7

                                  	
                                    Release
      Premises

                                  	 	
                                    29

                                  
	 
      	 	 
      
	
                                    ARTICLE
      II RENTAL, OPERATING EXPENSES AND REAL ESTATE TAXES

                                  	 	
                                    33

                                  
	
                                    2.1

                                  	
                                    Rental
      Payments

                                  	 	
                                    33

                                  
	
                                    2.2

                                  	
                                    Operating
      Expenses

                                  	 	
                                    35

                                  
	
                                    2.3

                                  	
                                    Real
      Estate Taxes

                                  	 	
                                    42

                                  
	
                                    2.4

                                  	
                                    Budget

                                  	 	
                                    46

                                  
	
                                    2.5

                                  	
                                    Audit
      Rights

                                  	 	
                                    48

                                  
	 
      	 	 
      
	
                                    ARTICLE
      III BUILDING SERVICES, IDENTITY, SIGNAGE, AND MANAGEMENT

                                  	 	
                                    50

                                  
	
                                    3.1

                                  	
                                    Building
      Standard and Above Standard Services

                                  	 	
                                    50

                                  
	
                                    3.2

                                  	
                                    Separate
      Charge Parking Areas

                                  	 	
                                    57

                                  
	
                                    3.3

                                  	
                                    Graphics
      and Building Directory

                                  	 	
                                    57

                                  
	
                                    3.4

                                  	
                                    Building
      Signage; Exclusivity

                                  	 	
                                    58

                                  
	
                                    3.5

                                  	
                                    Tenant’s
      Exterior Equipment

                                  	 	
                                    61

                                  
	
                                    3.6

                                  	
                                    Building
      Management

                                  	 	
                                    62

                                  
	 
      	 	 
      
	
                                    ARTICLE
      IV CARE OF PREMISES; LAWS, RULES AND REGULATIONS

                                  	 	
                                    65

                                  
	
                                    4.1

                                  	
                                    Surrender
      of Leased Premises

                                  	 	
                                    65

                                  
	
                                    4.2

                                  	
                                    Access
      of Landlord to Leased Premises

                                  	 	
                                    65

                                  
	
                                    4.3

                                  	
                                    Nuisance

                                  	 	
                                    67

                                  
	
                                    4.4

                                  	
                                    Legal
      Compliance

                                  	 	
                                    67

                                  
	
                                    4.5

                                  	
                                    Rules
      of Building

                                  	 	
                                    68

                                  
	
                                    4.6

                                  	
                                    Use
      and Violations of Insurance Coverage

                                  	 	
                                    68

                                  
	
                                    4.7

                                  	
                                    Environmental
      Laws

                                  	 	
                                    68

                                  
	
                                    4.8

                                  	
                                    Prohibited
      Uses

                                  	 	
                                    69

                                  
	 
      	 	 
      
	
                                    ARTICLE
      V LEASEHOLD IMPROVEMENTS AND REPAIRS

                                  	 	
                                    70

                                  
	
                                    5.1

                                  	
                                    Leasehold
      Improvements

                                  	 	
                                    70

                                  
	
                                    5.2

                                  	
                                    Alterations

                                  	 	
                                    71

                                  
	
                                    5.3

                                  	
                                    Leasehold
      Improvements; Tenant Property

                                  	 	
                                    72

                                  
	
                                    5.4

                                  	
                                    Mechanics
      Liens

                                  	 	
                                    72

                                  
	
                                    5.5

                                  	
                                    Repairs
      by Landlord

                                  	 	
                                    73

                                  
	
                                    5.6

                                  	
                                    Repairs
      by Tenant

                                  	 	
                                    73

                                  
	
                                    5.7

                                  	
                                    Demising
      Work

                                  	 	
                                    74

                                  
	
                                    5.8

                                  	
                                    Payment
      of Refund Amount Per Section 26 of Purchase Agreement

                                  	 	
                                    77

                                  
	 
      	 	 
      
	
                                    ARTICLE
      VI CONDEMNATION, CASUALTY AND INSURANCE

                                  	 	
                                    77

                                  
	
                                    6.1

                                  	
                                    Condemnation

                                  	 	
                                    77

                                  

                          

                        

                      

                    

                  

                

              

            

          

        

      

    

    
      
         

      

      
        
        

        
          

        

      

      
         

      

    

    
      Table
of Contents

    
      
        
          
            
              
                
                  
                    
                      
                        
                          
                            	
                                      

                                  	 	Page
	 	 	 	 
	
                                    6.2

                                  	
                                    Damages
      from Certain Causes

                                  	 	
                                    78

                                  
	
                                    6.3

                                  	
                                    Casualty
      Clause

                                  	 	
                                    79

                                  
	
                                    6.4

                                  	
                                    Property
      Insurance

                                  	 	
                                    80

                                  
	
                                    6.5

                                  	
                                    Liability
      Insurance

                                  	 	
                                    81

                                  
	
                                    6.6

                                  	
                                    Hold
      Harmless

                                  	 	
                                    81

                                  
	
                                    6.7

                                  	
                                    WAIVER
      OF RECOVERY

                                  	 	
                                    82

                                  
	 
      	 	 
      
	
                                    ARTICLE
      VII DEFAULTS, REMEDIES, BANKRUPTCY, SUBORDINATION

                                  	 	
                                    82

                                  
	
                                    7.1

                                  	
                                    Default
      and Remedies

                                  	 	
                                    82

                                  
	
                                    7.2

                                  	
                                    Insolvency
      or Bankruptcy

                                  	 	
                                    85

                                  
	
                                    7.3

                                  	
                                    Negation
      of Lien for Rent

                                  	 	
                                    85

                                  
	
                                    7.4

                                  	
                                    Attorney’s
      Fees

                                  	 	
                                    85

                                  
	
                                    7.5

                                  	
                                    No
      Waiver of Rights

                                  	 	
                                    86

                                  
	
                                    7.6

                                  	
                                    Holding
      Over

                                  	 	
                                    86

                                  
	
                                    7.7

                                  	
                                    Subordination

                                  	 	
                                    87

                                  
	
                                    7.8

                                  	
                                    Estoppel
      Certificate

                                  	 	
                                    88

                                  
	
                                    7.9

                                  	
                                    Subsequent
      Documents

                                  	 	
                                    88

                                  
	
                                    7.10

                                  	
                                    Interest
      Holder Privileges

                                  	 	
                                    88

                                  
	 
      	 	 
      
	
                                    ARTICLE
      VIII ASSIGNMENT AND SUBLETTING

                                  	 	
                                    88

                                  
	
                                    8.1

                                  	
                                    General

                                  	 	
                                    88

                                  
	
                                    8.2

                                  	
                                    Landlord’s
      General Offer Rights

                                  	 	
                                    89

                                  
	
                                    8.3

                                  	
                                    Landlord’s
      Offer Rights For Retail Conversion Transactions

                                  	 	
                                    92

                                  
	
                                    8.4

                                  	
                                    Profit
      Payments Re: Certain Assignments and Subleases

                                  	 	
                                    94

                                  
	
                                    8.5

                                  	
                                    Transactions
      Exempt From Section 8.2, 8.3 and 8.4

                                  	 	
                                    94

                                  
	
                                    8.6

                                  	
                                    Miscellaneous

                                  	 	
                                    95

                                  
	
                                    8.7

                                  	
                                    Sublease
      SNDAs

                                  	 	
                                    96

                                  
	 
      	 	 
      
	
                                    ARTICLE
      IX TRANSFERs OF LANDLORD's ESTATE

                                  	 	
                                    96

                                  
	 
      	 	 
      
	
                                    ARTICLE
      X EXPANSION RIGHTS

                                  	 	
                                    96

                                  
	
                                    10.1

                                  	
                                    Tenant
      Expansion Notices

                                  	 	
                                    96

                                  
	
                                    10.2

                                  	
                                    Landlord
      Expansion Response

                                  	 	
                                    97

                                  
	
                                    10.3

                                  	
                                    Expansion
      Space Leases

                                  	 	
                                    97

                                  
	
                                    10.4

                                  	
                                    Subordination
      of Expansion Space Rights

                                  	 	
                                    100

                                  
	
                                    10.5

                                  	
                                    Duration

                                  	 	
                                    101

                                  
	
                                    10.6

                                  	
                                    Disputes

                                  	 	
                                    101

                                  
	 
      	 	 
      
	
                                    ARTICLE
      XI TERMINATION RIGHTS

                                  	 	
                                    101

                                  
	
                                    11.1

                                  	
                                    Wachovia’s
      Termination Right

                                  	 	
                                    101

                                  
	
                                    11.2

                                  	
                                    Effect
      of Termination

                                  	 	
                                    102

                                  
	 
      	 	 
      
	
                                    ARTICLE
      XII DISPUTE RESOLUTION

                                  	 	
                                    103

                                  
	
                                    12.1

                                  	
                                    Approvals
      and Consents

                                  	 	
                                    103

                                  
	
                                    12.2

                                  	
                                    Dispute
      Resolution

                                  	 	
                                    104

                                  
	
                                    12.3

                                  	
                                    Conduct
      of the Arbitration

                                  	 	
                                    105

                                  
	
                                    12.4

                                  	
                                    Alternative
      Means of Arbitration with AAA.

                                  	 	
                                    105

                                  

                          

                        

                      

                    

                  

                

              

            

          

        

      

    

    
      
         

      

      
        
        

        
          

        

      

      
         

      

    

    
      Table
of Contents

    
      
        
          
            
              
                
                  
                    
                      
                        
                          	
                                    

                                	 	
                                  Page

                                
	 	 	 
	
                                  ARTICLE
      XIII TENANT REMEDIES

                                	 	
                                  106

                                
	
                                  13.1

                                	
                                  Generally

                                	 	
                                  106

                                
	
                                  13.2

                                	
                                  Offset
      Rights

                                	 	
                                  106

                                
	 
      	 	 
      
	
                                  ARTICLE
      XIV MISCELLANEOUS

                                	 	
                                  107

                                
	
                                  14.1

                                	
                                  Notices

                                	 	
                                  107

                                
	
                                  14.2

                                	
                                  Brokers

                                	 	
                                  107

                                
	
                                  14.3

                                	
                                  Binding
      on Successors

                                	 	
                                  107

                                
	
                                  14.4

                                	
                                  Rights
      and Remedies Cumulative

                                	 	
                                  108

                                
	
                                  14.5

                                	
                                  Governing
      Law

                                	 	
                                  108

                                
	
                                  14.6

                                	
                                  Rules
      of Construction

                                	 	
                                  108

                                
	
                                  14.7

                                	
                                  Authority
      and Qualification

                                	 	
                                  108

                                
	
                                  14.8

                                	
                                  Severability

                                	 	
                                  108

                                
	
                                  14.9

                                	
                                  Quiet
      Enjoyment

                                	 	
                                  108

                                
	
                                  14.10

                                	
                                  Limitation
      of Personal Liability

                                	 	
                                  109

                                
	
                                  14.11

                                	
                                  Memorandum
      of Lease

                                	 	
                                  109

                                
	
                                  14.12

                                	
                                  Master
      Agreement

                                	 	
                                  109

                                
	
                                  14.13

                                	
                                  Amendments

                                	 	
                                  109

                                
	
                                  14.14

                                	
                                  Entirety

                                	 	
                                  110

                                
	
                                  14.15

                                	
                                  References

                                	 	
                                  110

                                
	
                                  14.16

                                	
                                  Counterpart
      Execution

                                	 	
                                  110

                                
	
                                  14.17

                                	
                                  No
      Partnership

                                	 	
                                  110

                                
	
                                  14.18

                                	
                                  Captions

                                	 	
                                  110

                                
	
                                  14.19

                                	
                                  Required
      Radon Notice

                                	 	
                                  110

                                
	
                                  14.20

                                	
                                  Changes
      by Landlord

                                	 	
                                  110

                                
	
                                  14.21

                                	
                                  Waiver
      of Jury Trial

                                	 	
                                  111

                                
	
                                  14.22

                                	
                                  Termination
      of Lease

                                	 	
                                  111

                                
	 
      	 	 
      
	
                                  ARTICLE
      XV ADDITIONAL PROVISIONS/

                                	 	
                                  112

                                

                        

                      

                    

                  

                

              

            

          

        

      

    

     

    EXHIBITS

     

    
      
        
          
            
              
                	
                        Exhibit
      A

                      	
                        Description
      of the Land

                      
	
                        Exhibit
      A-1

                      	
                        Site
      Plan

                      
	
                        Exhibit
      B

                      	
                        Leased
      Premises

                      
	
                        Exhibit
      B-1

                      	
                        Release
      Premises

                      
	
                        Exhibit
      C

                      	
                        Property
      Specific Information

                      
	
                        Exhibit
      D-1

                      	
                        Form
      of Mortgage Subordination, Non-Disturbance and Attornment
      Agreement

                      
	
                        Exhibit
      D-2

                      	
                        Form
      of Ground Lease Subordination, Non-Disturbance and Attornment
      Agreement

                      
	
                        Exhibit
      D-3

                      	
                        Form
      of Subtenant Subordination, Non-Disturbance and Attornment
      Agreement

                      
	
                        Exhibit
      E

                      	
                        Forms
      of Estoppel
Certificates

                      

              

            

          

        

      

    

    
      
         

      

      
        
        

        
          

        

      

      
         

      

    

    LEASE
AGREEMENT

     

    THIS
LEASE AGREEMENT2
(this “Lease”)
is made and entered into as of [_______________], 2004, by and between FIRST
STATES INVESTORS 3300, LLC, a Delaware limited liability company, a
Delaware limited liability company (hereinafter called “Landlord”), and
WACHOVIA BANK, NATIONAL ASSOCIATION, a national banking association (hereinafter
called “Tenant”). Terms with
initial capital letters used in this Lease shall have the meanings assigned for
such terms in Section 1.1(b).

     

    BACKGROUND

     

    A.          Tenant,
as seller, and Landlord, as purchaser, are parties to the Purchase Agreement,
pursuant to which Tenant agreed to sell and convey to Landlord, and Landlord
agreed to purchase from Tenant, the Property as well certain other properties
not covered by this Lease.

     

    B.           The
closing of the Purchase Agreement as to the Property has occurred as of the date
hereof, and this Lease is being executed and delivered thereat pursuant to the
Purchase Agreement.

     

    C.           Wachovia
Corporation, a North Carolina corporation, has agreed to guaranty and act as
surety for the performance of Tenant’s obligations hereunder pursuant to that
certain Lease Guaranty dated of even date herewith.

     

    D.          Tenant
and Landlord are parties to the Master Agreement (i) which contains certain
additional covenants with respect to the subject matter of this Lease and
certain other leases as more particularly provided therein, and (ii) which,
during the Integration Period, shall be deemed integrated with, and constitute a
part of, this Lease (and if, during the Integration Period, there shall be a
conflict between the terms and provisions of the Master Agreement and those of
this Lease, the terms and provisions of the Master Agreement control and
govern).

     

    ARTICLE
I

    BASIC LEASE INFORMATION,
LEASED PREMISES, TERM, AND USE

     

    
      	
              1.1

            	
              Basic Lease
      Information; Definitions

            

    

     

    (a)          The
following Basic Lease Information is hereby incorporated into and made a part of
this Lease. Each reference in this Lease to any information and definitions
contained in the Basic Lease Information shall mean and refer to the information
and definitions hereinbelow set forth.

     

    
      
        	
                Commencement
      Date:

              	
                [_______________],
      20043/.

              

      

    

    

      
        

    

    
      
        
          	
                  2

                	
                  In
      Virginia, title of document to be “Deed of Lease”.

                
	 	 
	
                  
                    3

                  

                	
                  
                    Insert
      Closing Date.

                  

                

        

      

       

    

    
      
         

      

      
        -1-

        
          

        

      

      
         

      

    

     

    
      
        
          
            
              
                
                  
                    
                      
                        	
                                Expiration
      Date:

                              	
                                [_______________],
      20244/
      .

                              
	 	 
	
                                Initial
      Term:

                              	
                                Commencing
      on the Commencement Date, and, unless extended or sooner terminated as
      herein provided, ending on Expiration Date.

                              
	 	 
	
                                Leased
      Premises:

                              	
                                The
      Original Leased Premises, subject to additions to, and/or deletions from,
      the Leased Premises as herein provided. The “Original Leased
      Premises” shall be and consist of the areas of the Property
      identified on Exhibit B
      hereto as being demised and leased to Tenant hereunder, including the
      areas of the Building so identified and, if applicable, any Drive-Through
      Banking Facilities so identified. Each time there is an addition to, or
      deletion from, the Leased Premises as provided herein, including pursuant
      to Section
      1.7 (Release Premises), Section 6.1
      (Condemnation), Article X
      (Expansion Rights) and Article XI
      (Termination Rights), Landlord and Tenant, within thirty (30) days
      thereafter, shall execute and deliver a written instrument confirming the
      same, which instrument shall (x) set forth the then Net Rentable Area of
      the Leased Premises, the Annual Basic Rent and Tenant’s Occupancy
      Percentage, and (y) be accompanied by a revised Exhibit B
      hereto showing the then location and configuration of the Leased Premises.
      References herein to the Leased Premises shall not include any Release
      Premises, except to the extent that former Release Premises are, at
      Tenant’s election, added to the Leased Premises as expressly provided in
      Section
      1.7 hereof.

                              
	 	 
	
                                Release
      Premises:

                              	
                                All
      those certain portions of the Building identified on Exhibit B-1
      hereto as being “Release Premises”, subject to deletions from the Release
      Premises pursuant to Section 1.7 (by
      virtue of either Tenant electing to add all or any portion of the Release
      Premises to the Leased Premises pursuant to Section 1.7(c)
      or Tenant electing to surrender any portion of the Release Premises prior
      to the end of the Preliminary Period pursuant to Section
      1.7(d)(1) hereof). Each time there is a deletion from the Release
      Premises as herein provided, Landlord and Tenant, within thirty (30) days
      thereafter, shall execute and deliver a written instrument confirming the
      same, which instrument shall (x) set forth the then Net Rentable Area of
      the Release Premises and Tenant’s Occupancy Percentage, and (y) be
      accompanied by a revised Exhibit B-1
      hereto showing the then location and configuration of the Release
      Premises.

                              

                      

                    

                  

                

              

            

          

        

      

    

     

    
      

    

    
      	
              4

            	
              Insert
      last day of month in which 20th
      anniversary of Closing Date
occurs.

            

    

    
      
         

      

      
        -2-

        
          

        

      

      
         

      

    

    

    
      
        
          
            	
                    Landlord’s
      Address for

                  	 
      
	
                    Notices:

                  	
                    First
      States Investors [________], LLC

                  
	 
      	
                    c/o
      First States Group, L.P.

                  
	 
      	
                    1725
      The Fairway

                  
	 
      	
                    Jenkintown,
      PA 19046

                  
	 
      	
                    Attention:  Nicholas S.
      Schorsch, President and CEO

                  
	 
      	
                    Fax
      Number:  (215) 887-2585

                  
	 
      	 
      
	
                    with
      a copy to:

                  	
                    First
      States Group, L.P.

                  
	 
      	
                    1725
      The Fairway

                  
	 
      	
                    Jenkintown,
      PA 19046

                  
	 
      	
                    Attention:  Edward J.
      Matey Jr., General Counsel

                  
	 
      	
                    Fax:  (215)
      887-9856

                  
	 
      	 
      
	
                    Tenant’s
      Address for

                  	 
      
	
                    Notices:

                  	
                    Wachovia
      Bank, N.A.

                  
	 
      	
                    Corporate
      Real Estate

                  
	 
      	
                    [__________________________]5/

                  
	 
      	
                    [__________________________]

                  
	 
      	
                    Attention:
      __________________

                  
	 
      	
                    Fax:
      _______________________

                  
	 
      	 
      
	
                    with
      a copy to:

                  	
                    Wachovia
      Bank, N.A.

                  
	 
      	
                    Corporate
      Real Estate

                  
	 
      	
                    225
      Water Street, Suite 850

                  
	 
      	
                    Jacksonville,
      FL 32202

                  
	 
      	
                    Attention:
      Neil C. King, SVP

                  
	 
      	
                    Fax:  (904)
      489-3544

                  
	 
      	 
      
	
                    and
      to:

                  	
                    Wachovia
      Bank, N.A.

                  
	 
      	
                    Corporate
      Real Estate

                  
	 
      	
                    401
      S. Tryon Street, 18th Floor

                  
	 
      	
                    Charlotte,
      NC 28202

                  
	 
      	
                    Attention:
      Sarah Muenow, AVP

                  
	 
      	
                    Fax:  (704)
      374-6832

                  
	 
      	 
      
	
                    and
      to:

                  	
                    Wachovia
      Bank, N.A.

                  
	 
      	
                    Corporate
      Legal Division

                  
	 
      	
                    301
      S. College Street, 30th
      Floor, NC0630

                  
	 
      	
                    Charlotte,
      NC  28288-0630

                  
	 
      	
                    Attention:  Rebecca
      Reithauer (PID #___)6

                  
	 
      	
                    Fax:____________________

                  

          

        

      

    

     

    
      

    
      
        	
                5 

              	
                This
      shall be the name and address of the regional CRE office responsible for
      management of the particular
property.

              

      

    

     

    
      	
              6

            	
              Insert
      PID for the Property.

            

    

    
      
         

      

      
        -3-

        
          

        

      

      
         

      

    

     

    
      
        	
                and
      to:

              	
                Bryan
      Cave, LLP

              
	 
      	
                1290
      Avenue of the Americas

              
	 
      	
                New
      York, New York 10019

              
	 
      	
                Attention:
      _____________

              
	 
      	
                Fax:
      __________________

              
	 
      	 
      
	
                Interest
      Holder’s Address

              	 
      
	
                for
      Notices:

              	
                [__________________________]

              
	 
      	
                [__________________________]

              
	 
      	
                [__________________________]

              
	 
      	
                [__________________________]

              
	
                with
      a copy to:

              	
                [__________________________]

              
	 
      	
                [__________________________]

              
	 
      	
                [__________________________]

              
	 
      	
                [__________________________]

              

      

    

     

    (b)         As
used in this Lease, the following terms shall have the respective meanings
indicated below, and such meanings are incorporated in each such provision where
used as if fully set forth therein:

     

    “AAA” shall mean the
American Arbitration Association.

     

    “Above Standard
Services” shall have the meaning assigned to such term in Section 3.1(c).

     

    “Above Standard Services
Rent” shall mean any and all charges required to be paid by Tenant for
Above Standard Services as expressed in Section 3.1(c).

     

    “Actual Delivery Date”
shall have the meaning assigned to such term in Section 10.3.

     

    “Additional Rent”
means Tenant’s Operating Expense Share, Tenant’s Tax Share, Above Standard
Services Rent and all other sums (other than Annual Basic Rent) that Tenant is
obligated to pay to or reimburse Landlord for by the terms of this
Lease.

     

    “Affiliate” of any
party, shall mean any other person controlling, controlled by, or under common
control with such party; the term “control”, as used
herein, shall mean both (i) the possession, direct or indirect, of the power to
direct or cause the direction, of the management and policies of such controlled
party or other person, and (ii) the ownership, directly or indirectly, of more
than fifty percent (50%) of the equity (i.e., the voting stock,
general or other partnership interests, membership interests and/or other equity
or beneficial interests) of such party or other person.

     

    “Alterations” shall
have the meaning assigned to such term in Section 5.2.

    
      
         

      

      
        -4-

        
          

        

      

      
         

      

    

    “Annual Basic Rent”
shall mean the annual basic rent payable by Tenant under this Lease for the
Leased Premises, which Annual Basic Rent shall, from time to time, be equal to
the sum of (I) the product of (i) the Annual
Basic Rent Factor, multiplied
by (ii) the Net Rentable Area of the Base Leased Premises, plus (II) if any
Short-Term Additional Space is then part of the Leased Premises, then, as to
each thereof, the product
of (i) the STAS Basic Rental Factor for such Short-Term Additional Space,
multiplied by (ii) the
Net Rentable Area of such Short-Term Additional Space. The Annual Basic Rent due
under this Lease shall be re-calculated each time there is a change in (x) the
Net Rentable Area of the Leased Premises (due to additions to, or deletions
from, the Leased Premises), (y) the Annual Basic Rent Factor (including a change
in the Initial ABR Factor pursuant to the proviso in the definition thereof), or
(z) the STAS Basic Rental Factor for any Short-Term Additional Space; with any
such re-calculation being effective as of the date of such change. Upon any such
re-calculation, Landlord and Tenant shall execute and deliver a written
instrument confirming the same, and incorporating the same into this
Lease.

     

    “Annual Basic Rent
Factor” (i) for the Initial Term, shall mean a rate, per RSF, per annum,
equal to the Initial ABR Factor, except, that (x) effective as of the first day
of the sixth (6th) Lease
Year, the Annual Basic Rent Factor shall be increased to be 101.5% of the
Initial ABR Factor, (y) effective as of the first date of the eleventh (11th) Lease
Year, the Annual Basic Rent Factor shall be increased to be 101.5% of the Annual
Basic Rent Factor immediately prior to the eleventh (11th) Lease
Year, and (z) effective as of the first date of the sixteenth (16th) Lease
Year, the Annual Basic Rent Factor shall be increased to be 101.5% of the Annual
Basic Rent Factor immediately prior to the sixteenth (16th) Lease
Year, and (ii) for each Renewal Term, shall mean the rate, per square foot of
Net Rentable Area, for such Renewal Term that is described and determined
pursuant to Section 1.4(c)(1)
hereof.

     

    “Applicable Rate”
shall mean an annual rate of interest equal to the lesser of (i) the greater of
(a) the Prime Rate plus three percent (3%) and (b) thirteen (13%) percent, and
(ii) the maximum contract interest rate per annum allowed by law.

     

    “Appraiser” shall mean
an independent licensed real estate broker, or independent licensed appraiser,
having at least ten (10) years’ experience in brokering commercial leasing
transactions, or appraising commercial income properties, as the case may be, in
the Market Area involving properties similar to the Property, and who shall be
associated with a nationally or regionally recognized real estate brokerage or
appraisal firm, with local offices within, or in the vicinity of, the Market
Area, which firm is not under contract with or otherwise so associated with
either Landlord or Tenant as to reasonably impair its or their ability to render
impartial judgments.

     

    “Arbitration Notice”
shall have the meaning assigned to such term in Section 12.2(a).

     

    “Assignment” shall
have the meaning assigned to such term in Section 8.1.1.

     

    “ATM” shall mean
automated teller machine.

     

    “Audit Notice” shall
have the meaning assigned to such term in Section 2.5.

     

    “Availability Date”
shall have the meaning assigned to such term in Section 10.2.

     

    “Available Leasable
Areas” shall have the meaning assigned to such term in Section 10.1.

    
      
         

      

      
        -5-

        
          

        

      

      
         

      

    

     

    “Bank Divestiture
Transaction” shall have the meaning assigned to such term in Section 8.5.1.

     

    “Base Building” shall
mean, collectively, (i) the Building’s foundations and footings, and its
structural slabs, beams, columns, girders, members and supports, (ii) the
Building’s roof(s) and roof terraces, exterior walls (including facade),
exterior windows and exterior entrances (including entrance doors), and (iii)
Building Systems.

     

    “Base Leased Premises”
shall mean, collectively, (i) the Original Leased Premises (for so long
thereafter as the same shall remain demised hereunder), (ii) any Coterminous
Former Release Space (if, as and when the same are added to the Leased Premises
pursuant to Section 1.7(e),
and for so long thereafter as the same shall remain demised hereunder), and
(iii) any Coterminous Expansion Space (if, as and when the same are added to the
Leased Premises pursuant to Section 10.4,
and for so long thereafter as the same shall remain demised
hereunder).

     

    “BOMA” shall mean the
Building Owners and Managers Association.

     

    “Budget” shall have
the meaning assigned to such term in Section 2.4(a).

     

    “Budget Year” shall
have the meaning assigned to such term in Section 2.4(a).

     

    “Building” shall mean
the building (or building complex) located upon the Land and identified on Exhibit
A-1.

     

    “Building Identification
Signage” shall have the meaning assigned to such term in Section 3.4(a).

     

    “Building Operating
Hours” shall be the hours, designated as such, on Exhibit C
hereto.

     

    “Building Rules” shall
have the meaning assigned to such term in Section 4.5.

     

    “Building Signage”
shall have the meaning assigned to such term in Section
3.4(a).

     

    “Building Standard
Services” shall have the meaning assigned to such term in Section 3.1(a).

     

    “Building Standards”
shall mean materials of the type, quality and quantity generally used throughout
the Building and in Comparable Buildings.

     

    “Building System HVAC
Service” shall have the meaning assigned to such term in Section 3.1(a).

     

    “Building Systems”
shall mean the utility and service systems (including electrical, gas, plumbing,
condenser water, elevator, HVAC, communication, life safety and other mechanical
systems) of the Building, but only up to, and
not beyond, the point of distribution to any Leasable Areas and/or the point of
connection to the separate facilities of a particular tenant or other
occupant.

    
      
         

      

      
        -6-

        
          

        

      

      
         

      

    

     

    “Building’s CW System”
shall have the meaning assigned to such term in Section 3.1(b).

     

    “Building’s Loading &
Delivery Facilities” shall have the meaning assigned to such term in
Section 3.1(a).

     

    “Bureau of Labor
Statistics” shall mean the U.S. Department of Labor, Bureau of Labor
Statistics.

     

    “Business Days” shall
mean all days except Saturdays, Sundays and Holidays.

     

    “Casualty” shall have
the meaning assigned to such term in Section 6.3(a).

     

    “Change in Control
Transaction” shall have the meaning assigned to such term in Section 8.1.1.

     

    “Closing” shall mean
the closing and transfer of title to the Property to Landlord pursuant to the
Purchase Agreement.

     

    “Commencement Date”
shall have the meaning assigned to such term in Section 1.1(a).

     

    “Common Areas” shall
mean (i) the Building’s lobbies and corridors (located outside of Leasable
Areas), including the Building’s elevators, escalators, stairways and other
Building Systems providing ingress and egress thereto and therefrom, (ii) the
Building’s loading and freight delivery areas (located outside of Leasable
Areas), including any freight elevators located therein, (iii) the Building’s
lavatories (located outside of Leasable Areas), (iv) the Building’s electrical,
telephone and other utility or service rooms, closets and shafts (located
outside of Leasable Areas), (v) the Parking Areas, (vi) the sidewalks, curb
areas, plazas, walkways, driveways and other passageways upon the Land, together
with any other landscaped areas of the Land (other than any Drive-Through
Banking Facilities which, as herein-above provided, comprise part of the Leased
Premises), and (vii) any other areas of the Property available, from time to
time, for the common use of tenants and other occupants of the Property (and
their customers, guests and invitees).

     

    “Communications
Equipment” shall have the meaning assigned to such term in Section 3.5(a).

     

    “Comparable Buildings”
shall mean buildings within the Market Area that have a use, quality, age,
configuration and construction that is comparable to that of the
Building.

     

    “Contemplated OE Includable
Capital Item” shall have the meaning assigned to such term in Section 2.4(a).

     

    “Contemplated Sublease
Area” shall have the meaning assigned to such term in Section 8.2.1.

     

    “Contract of
Sale”  shall have the meaning assigned to such term in Section 9.1.1.

    
      
         

      

      
        -7-

        
          

        

      

      
         

      

    

     

    “Coterminous Expansion
Space” shall have the meaning assigned to such term in Section 10.3.

     

    “Coterminous Former Release
Space” shall have the meaning assigned to such term in Section 1.7(e).

     

    “Damaged Property”
shall have the meaning assigned to such term in Section 6.3(a).

     

    “Damages Period” shall
have the meaning assigned to such term in Section 7.1(b).

     

    “Demising Work” shall
have the meaning assigned to such term in Section 5.7(a).

     

    “Demising Work Costs”
shall have the meaning assigned to such term in Section 5.7(a).

     

    “Drive-Through Banking
Facility” shall mean the portion of the Leased Premises, if any,
identified as a Drive-Through Banking Facility on Exhibit B
hereto.

     

    “Early Termination
Date” shall have the meaning assigned to such term in Section 11.1.

     

    “Electric Utility
Company” shall have the meaning assigned to such term in Section
3.1(a).

     

    “Eligible Sublease”
shall have the meaning assigned to such term in Section 8.7.1.

     

    “Environmental
Information” shall have the meaning assigned to such term in Section
4.7(a).

     

    “Environmental
Matters” shall have the meaning assigned to such term in Section 4.7(a).

     

    “Exempt LL
Transfer”  shall have the meaning assigned to such term in
Section 9.1.1.

     

    “Expansion Rights”
shall have the meaning assigned to such term in Section 10.3.

     

    “Expansion Space”
shall have the meaning assigned to such term in Section 10.3.

     

    “Expansion Space
Acceptance” shall have the meaning assigned to such term in Section 10.3.

     

    “Expiration Date”
shall have the meaning assigned to such term in Section 1.1(a).

     

    “Event of Default”
shall have the meaning assigned to such term in Section 7.1(a).

     

    "Existing Mortgage"
shall have the meaning assigned to such term in Section
15.1.

     

    "Existing Overlease"
shall have the meaning assigned to such term in Section
15.2.

    
      
         

      

      
        -8-

        
          

        

      

      
         

      

    

    “Fair Market Rental Value Per
RSF”, for any Leasable Area at any time, shall mean the fixed rent, per
RSF, per annum, that (at the time in question) would be offered and accepted
under an arm’s-length net lease (i.e., a lease under
which the tenant separately pays its proportionate share of all operating
expenses, real estate taxes, utilities and other pass-throughs, without any
“base year” or “stop”) between an informed
and willing tenant (that is not then a tenant of any Leasable Area) and an
informed and willing landlord, neither of whom is under any compulsion to enter
into such transaction, demising such Leasable Area (determined with reference to
market for space in Comparable Buildings that is comparable in size, location
and quality to such Leasable Area), assuming (i) such arm’s
length net lease will demise the Leasable Area in its then “AS IS” condition
(except that if such Leasable Area is already a part of the Leased Premises,
then assuming a condition and state of repair consistent with the requirements
of this Lease), and (ii) such arm’s length net lease will be for a term equal to
the then typical initial term of such a lease in the aforementioned market, and
further assuming the following
factors (and, based thereon, making any appropriate adjustments to the
fixed rent which would otherwise be offered and accepted for such an arm’s
length net lease pursuant to the foregoing provisions of this definition): (I)
that the tenant will not receive, and the landlord will not provide or pay, (w)
any workletter, (x) any improvement, relocation, moving or other allowance or
contribution, (y) any rent abatement or other reduced or free rent period, or
(z) any other allowance or concession, in connection with the tenant’s leasing
of the Leasable Area (except that if such Leasable Area is Short-Term Expansion
Space, then assuming that the tenant is entitled to a free rent period equal in
length to the free rent period that Tenant is entitled to, pursuant to Section 10.4(g),
with respect to such Short-Term Expansion Space); (II) that the landlord will
not pay any brokers’ fee or commission in connection with the tenant’s leasing
of the Leasable Area; (III) that such arm’s length net lease provides for the
landlord’s inclusion, and the tenant’s payment, of amortized capital
expenditures in operating expenses to the same extent as provided in this Lease;
and (IV) that the creditworthiness of the tenant is the same as that of
Tenant.

     

    “Final Budget” shall
have the meaning assigned to such term in Section 2.4(d).

     

    “Final Contract of
Sale” shall have the meaning assigned to such term in Section 9.1.1.

     

    “Final SLC Plans &
Specifications” shall have the meaning assigned to such term in Section 5.7(b).

     

    “Final SLC Space Plan”
shall have the meaning assigned to such term in Section 5.7(b).

     

    “Fiscal Period” shall
have the meaning assigned to such term in Section
2.3(a).

     

    “Force Majeure Events”
means events beyond Landlord’s or Tenant’s (as the case may be) control, which
shall include, without limitation, all labor disputes, governmental regulations
or controls, war, fire or other casualty, inability to obtain any material or
services, acts of God, or any other cause not within the reasonable control of
Landlord or Tenant (as the case may be).

     

    “FSG” shall mean (i)
FIRST STATES GROUP, L.P., a Delaware limited partnership, or (ii) a person
constituting an immediate or remote successor to FIRST STATES GROUP, L.P. by
virtue of one or more mergers, consolidations and/or transfers of all, or
substantially all, the assets of FIRST STATES GROUP, L.P. (or another person
described in this clause (ii)).

     

    “GAAP” shall mean
generally accepted accounting principles, consistently applied.

    
      
         

      

      
        -9-

        
          

        

      

      
         

      

    

     

    “Governmental
Authority” means the United States, the state, county, city and political
subdivision in which the Property is located or that exercises jurisdiction over
the Property, Landlord or Tenant, and any agency, department, commission, board,
bureau or instrumentality of any of the foregoing that exercises jurisdiction
over the Property, Landlord or Tenant.

     

    “Gross Revenue” shall
mean all gross rental income of Landlord generated from the operation of the
Property, including basic rents, additional rents and other charges collected
from Tenant and other tenants or occupants of the Property, but excluding (a)
any such rents and other charges which represent payment or reimbursement for
any utilities or services provided to tenants or other occupants of the Property
which are not provided to Tenant under this Lease without a separate charge, (b)
revenue received by Landlord for parking (whether from Tenant, other tenants or
occupants of the Property or otherwise), or from vending areas, cafeterias,
fitness centers, etc., and (c) any revenue received by Landlord from any further
development or leasing of the Property. In no event shall the term “gross rental
income”, as used in this definition, ever be deemed to include (i) security
deposits, unless and until such deposits are applied as rental income, (ii)
interest on bank accounts for the operation of the Property, (iii) proceeds from
the sale or refinancing of the Property (or any portion thereof), (iv) insurance
proceeds or dividends received from any insurance policies pertaining to
physical loss or damage to the Property, (v) condemnation awards or payments
received in lieu of condemnation of the Property and (vi) any trade discounts
and rebates received in connection with the purchase of personal property or
services in connection with the operation of the Property.

     

    “Hazardous Materials”
means any flammable materials, explosive materials, radioactive materials,
asbestos-containing materials, the group of organic compounds known as
polychlorinated biphenyls and any other hazardous, toxic or dangerous waste,
substance or materials defined as such in (or for purposes of) the federal
Comprehensive Environmental Response Compensation and Liability Act of 1980, as
amended, 42 U.S.C. §§
9601 to 9675,  the federal Hazardous Materials Transportation
Act, 42 U.S.C. §§ 5101
to 5127, the federal Solid Waste Disposal Act as amended by the Resources
Conservation and Recovery Act of 1976, 42 U.S.C. §§ 6901 to
6992k, the federal Toxic Substance Control Act, 15 U.S.C. §§ 2601 to
2692 or any other Legal Requirement from time to time in effect
regulating, relating to or imposing liability or standards of conduct concerning
any hazardous, toxic or dangerous waste, substance or material.

     

    “Holidays” shall mean
New Year’s Day, Martin Luther King Day, Presidents’ Day, Memorial Day,
Independence Day, Labor Day, Columbus Day, Thanksgiving Day, Christmas Day and
any and all other dates observed as bank holidays by national
banks.  If, in the case of any holiday described above, a different
day shall be observed than the respective day described above, then that day
that constitutes the day observed by national banks in the State on account of
such holiday shall constitute the Holiday under this Lease.

     

    “HVAC” shall mean
heating, ventilating and air conditioning.

    
      
         

      

      
        -10-

        
          

        

      

      
         

      

    

     

    “Initial ABR Factor”
shall mean [$______]7/ per RSF,
per annum; provided, however, that if the
provisions of [Section 8 of the Master Agreement]8/ are
applicable, then, effective as of the first (1st) day of
the third Lease Year, the Initial ABR Factor shall be re-calculated in
accordance therewith. Upon any such re-calculation, Landlord and Tenant shall
execute and deliver a written instrument confirming the same, and incorporating
the same into this Lease.

     

    “Initial Term” shall
have the meaning assigned to such term in Section 1.1(a).

     

    “Interest Holder”
shall mean each of (i) any Overlessor with which Tenant has entered into an
Overlease SNDA, and (ii) any Mortgagee with which Tenant has entered into a
Mortgage SNDA.

     

    “Integrated
Properties” shall mean all the Portfolio Properties, in which, at the
time in question, space is demised under a lease which, at the time in question,
is defined as an "Integrated
Lease" pursuant to the provisions of the Master Agreement.

     

    “Integration Period”
shall mean all periods within the Term during which this Lease is defined as an
"Integrated Lease"
pursuant to the provisions of the Master Agreement.

     

    “JAMS” shall mean
Judicial Arbitration & Mediation Services, Inc.

     

    “KWHs” shall have the
meaning assigned to such term in Section 3.1(a).

     

    “Land” shall mean the
parcel(s) of land identified on Exhibit A hereto9/
..

     

    “Landlord” shall mean
only the owner of Landlord’s Estate, at the time in question; it being agreed
that: (I) during the Integration Period, the foregoing provisions of this
definition shall not be construed to relieve Landlord Named Herein, or any
subsequent Landlord, from the obligations of Landlord under this Lease accruing
during the period that it is Landlord hereunder or thereafter; (II) upon any
transfer of Landlord’s Estate that complies with the provisions of Article IX hereof,
but results in the end of the Integration Period (and upon each subsequent
transfer of Landlord’s Estate that complies with the provisions of Article IX hereof),
the transferor shall thereby be relieved and freed of all obligations of
Landlord under this Lease accruing after such transfer; and (III) upon any
transfer of Landlord’s Estate, the transferee shall thereby be deemed to have
assumed all obligations of Landlord under this Lease accruing after such
transfer (and, during the Integration Period, such transferee shall also be
deemed to have assumed all the obligations of Landlord under the Master
Agreement).

     

    
      
        

      

    

    
      
        	
                7

              	
                This
      initial dollar figure will be determined pursuant to the Purchase
      Agreement and inserted in the document at
  Closing

              

      

       

    

    
      
        	
                8

              	
                This
      Article of the Master Agreement needs to provide for re-calculation of
      Initial ABR Factor after Preliminary Period based on addition of Release
      Premises across the portfolio.

              

      

       

    

    
      
        	
                9

              	
                Needs
      to include legal description of land owned in fee as well as that
      ground/nnn leased.

              

      

      

        
          
             

          

          
            -11-

            
              

            

          

          
             

          

        

      

    

     

    “Landlord Appointed Property
Manager” shall have the meaning assigned to such term in Section
3.6(a).

     

    “Landlord Budget
Objection” shall have the meaning assigned to such term in Section
2.4(f).

     

    “Landlord Default
Notice” shall have the meaning assigned to such term in Section 7.10.

     

    “Landlord Electrical
Invoice” shall have the meaning assigned to such term in Section 3.1(a).

     

    “Landlord Event of
Default” shall have the meaning assigned to such term in Section 13.1(a).

     

    “Landlord Expansion
Response” shall have the meaning assigned to such term in Section 10.2.

     

    “Landlord Initiated
Contest” shall have the meaning assigned to such term in Section 2.3(c).

     

    “Landlord Management
Period” shall have the meaning assigned to such term in Section
3.6(a).

     

    “Landlord Named
Herein” shall mean [FIRST STATES INVESTORS [_______], LLC].

     

    “Landlord Party” shall
mean any principal (which shall include any shareholder, partner, member or
other owner, direct or indirect, disclosed or undisclosed) of Landlord, or any
director, officer, employee, agent or contractor of Landlord (or of any
principal of Landlord).

     

    “Landlord Repairs”
shall have the meaning assigned to such term in Section 5.5(a).

     

    “Landlord’s Average Cost Per
KWH” shall have the meaning assigned to such term in Section 3.1(a).

     

    “Landlord’s Estate”
shall mean the estate and interest of Landlord in the Property, including fee
title to the Property and/or the lessee’s interest in an Overlease affecting the
Property.

     

    “Landlord’s Liens”
shall have the meaning assigned to such term in Section
7.3(a).

     

    “Landlord’s Offer
Notice”  shall have the meaning assigned to such term in Section 9.2.1.

     

    “Landlord’s Preliminary
Notice” shall have the meaning assigned to such term in Section 9.3.1.

     

    “Landlord’s RCT
Period” shall have the meaning assigned to such term in Section 8.3.2.

     

    “Landlord’s RCT Termination
Notice” shall have the meaning assigned to such term in Section 8.3.2.

    
      
         

      

      
        -12-

        
          

        

      

      
         

      

    

     

    “Landlord’s RCT Termination
Option” shall have the meaning assigned to such term in Section 8.3.2.

     

    “Landlord’s Recapture
Notice” shall have the meaning assigned to such term in Section 8.2.2.

     

    “Landlord’s Recapture
Option” shall have the meaning assigned to such term in Section 8.2.2.

     

    “Landlord’s Recapture
Period” shall have the meaning assigned to such term in Section 8.2.2.

     

    “Landlord’s Restoration
Work” shall have the meaning assigned to such term in Section 6.3(a).

     

    “Landlord’s RFR
Notice” shall have the meaning assigned to such term in Section 9.3.2.

     

    “Landlord’s Transfer
Notice” shall have the meaning assigned to such term in Section 9.2.4.

     

    “Leased Premises”
shall have the meaning assigned to such term in Section 1.1(a).
For purposes of this Lease, the Leased Premises, at any time, shall be deemed to
consist only of the space within the inside surfaces of all the demising walls,
exterior windows and entrances, and structural ceilings and floors, bounding the
areas comprising the Leased Premises, at such time.

     

    “Leasable Area
Submeters” shall have the meaning assigned to such term in Section 3.1(a).

     

    “Leasable Areas”
shall, at any time, mean all areas of the Building that are then leased (or
occupied), available for lease (or occupancy), or otherwise susceptible of being
leased (or occupied), by tenants (or other occupants); whether or not the same
are then being marketed or are then capable of being legally or physically
occupied.

     

    “Lease Year” means (i)
the period commencing on the Commencement Date and ending on the last day of the
calendar month in which the first (1st)
anniversary of the Commencement Date occurs (sometimes herein referred to as the
first Lease Year), and (ii) each period of twelve (12) consecutive calendar
months thereafter occurring within the Term (i.e., the second Lease Year
commences upon the expiration of first Lease Year and ends one (1) year later,
and all subsequent Lease Years commence upon the expiration of the prior Lease
Year), except, that the last Lease Year during the Term ends on the last day of
the Term.

    
      
         

      

      
        -13-

        
          

        

      

      
         

      

    

    “Leasehold
Improvements” shall mean all improvements, betterments and/or equipment
installed within, and affixed or attached to, the Leased Premises, so as to
become a part thereof, by, or on behalf of, Tenant (or any Tenant Party)
(including (x) such improvements, betterments and/or equipment constructed or
installed by Tenant prior to the date hereof, or such improvements, betterments
and/or equipment constructed or installed by Tenant pursuant to Section 5.2
hereof). Without limiting the foregoing, the term Leasehold Improvements shall
be deemed to include (i) permanent interior walls, permanent floor coverings
(e.g., wall-to-wall
carpeting, but not area rugs or other un-affixed carpeting), permanent wall
coverings (e.g., wall
paper, wood paneling) and drop ceilings, (ii) basic light fixtures (but not
chandeliers or other lighting fixtures above the quality of Building Standard),
(iii) doors, door hardware, (iv) window blinds, (v) to the extent that any
portion of the Leased Premises is, immediately prior to the end of the Term,
being used as a retail banking branch, the vaults, vault doors, teller counters
and under-counter steel located in such portion of the Leased Premises, and,
with respect to the Drive-Through Banking Facilities (if any), the pneumatic
tubing and kiosks thereat, and (vi) Tenant’s line, riser and other connections
to the Building Systems. Notwithstanding the foregoing provisions of this
definition, in no event shall the term “Leasehold Improvements” be deemed to
include any property included within the definitions of “Base Building” or “Tenant Property”
hereunder.

     

    “Legal Requirements”
means any law, statute, ordinance, order, rule, regulation or requirement of a
Governmental Authority.

     

    “LL Rent
Schedule”  shall have the meaning assigned to such term in
Section 9.2.1.

     

    “LL Transfer” shall
have the meaning assigned to such term in Section 9.1.1.

     

    “LL Transfer Permitted
Encumbrances”  shall have the meaning assigned to such term in
Section 9.2.1.

     

    “LRW Estimate” shall
have the meaning assigned to such term in Section 6.3(a).

     

    “Management Designation
Notice” shall have the meaning assigned to such term in Section
3.6(c).

     

    “Market Area” shall
mean the metropolitan area within which the Property is located, which area may
be more particularly identified on Exhibit C
hereto.

     

    “Master Agreement”
shall mean that certain Master Agreement Regarding Leases by and between
Landlord Named Herein and Wachovia, dated as of the date hereof.

     

    “Measurement Standard”
shall mean the Standard Method for Measuring Floor Area in Office Buildings,
ANSI/BOMA Z65.1-1989, as promulgated by BOMA.

     

    “Monthly Estimated OE
Payments” shall have the meaning assigned to such term in Section 2.2(b).

     

    “Mortgage” shall mean
any mortgage or deed of trust which may now or hereafter affect the Property
(and/or an Overlease).

     

    “Mortgagee” shall mean
any holder of any Mortgage.

     

    “Mortgage SNDA” shall
mean a subordination, non-disturbance and attornment agreement between a
Mortgagee and Tenant in the form annexed as Exhibit D-1 hereto,
and in proper form for recording, together with such changes thereto that are
both proposed by a Mortgagee and approved by Tenant; it being agreed that Tenant
shall not unreasonably withhold its approval of any such proposed change so long
as (i) such proposed change is customary (at the time in question), and (ii)
such proposed change does not (to more than a de minimis extent) decrease
Tenant's rights, or increase Tenant's obligations, from those contained in the
form of Mortgage SNDA annexed as Exhibit D-1
hereto.

    
      
         

      

      
        -14-

        
          

        

      

      
         

      

    

     

    “Net Rentable Area”,
of any Leasable Area, shall mean the number of RSF comprising the same
determined in conformity with the Measurement Standard. References herein to the
Net Rentable Area “of the
Building” shall be deemed to mean the aggregate Net Rentable Area of all
the Leasable Areas of the Building, as so determined. The final, and
conclusively binding, determinations of the Net Rentable Areas of the Leased
Premises (as the same exist on the Commencement Date), the Release Premises (as
the same exist on the Commencement Date) and the Building (as the same exists on
the Commencement Date) are as specified in Exhibit C
hereto.

     

    “Net Sublease
Consideration” shall have the meaning assigned to such term in Section 8.4.2.

     

    “Non-Consent
Alterations” shall have the meaning assigned to such term in Section 5.2(c).

     

    “Non-Dedicated Parking
Areas” shall mean all portions of the Parking Areas other than Tenant
Dedicated Parking Areas.

     

    “Notice Parties” shall
mean (i) in case of Landlord, the parties identified, with addresses, in Section 1.1(a)
under the heading “Landlord’s
Address for Notices” (as the same may be modified consistent with the
provisions of Section 14.1 hereof), and (ii) in the case of Tenant, the
parties identified, with addresses, in Section 1.1(a)
under the heading “Tenant’s
Address for Notices” (as the same may be modified consistent with the
provisions of Section 14.1 hereof).

     

    “NPV Profit Amount”
shall have the meaning assigned to such term in Section 8.2.3.

     

    “OE Overpayment” shall
have the meaning assigned to such term in Section 2.2(f).

     

    “OE Includable Capital
Item” shall have the meaning assigned to such term in Section 2.2(c)(3).

     

    “OE Underpayment”
shall have the meaning assigned to such term in Section 2.2(f).

     

    “Operating Expenses”
shall have the meaning assigned to such term in Section 2.2(b).

     

    “Operating Expense
Statement” shall have the meaning assigned to such term in Section 2.2(f).

     

    “Original Leased
Premises” shall have the meaning assigned to such term in Section 1.1(a).

     

    “OT Building System HVAC
Service” shall have the meaning assigned to such term in Section 3.1(c).

    
      
         

      

      
        -15-

        
          

        

      

      
         

      

    

     

    “Other Building
Signage” shall have the meaning assigned to such term in Section
3.4(a).

     

    “Other Demising Work”
shall have the meaning assigned to such term in Section 5.7(a).

     

    “Other Demising Work
Costs” shall have the meaning assigned to such term in Section 5.7(a).

     

    “Other Leasable Area
Submeters” shall have the meaning assigned to such term in Section 3.1(a).

     

    “Other Permitted
Leases” shall have the meaning assigned to such term in Section 9.2.1.

     

    “Other Qualified Rooftop
Equipment” shall have the meaning assigned to such term in Section 3.5(d).

     

    “Outside Completion
Date” shall have the meaning assigned to such term in Section 6.3(d).

     

    “Outside Expiration
Date” shall mean [______________, 2054]10.

     

    “Overlease” shall mean
any ground lease, or other overlease, of the Property or any part thereof, now
or hereafter existing.

     

    “Overlessor” shall
mean any lessor under an Overlease.

     

    “Overlease SNDA” shall
mean a subordination, non-disturbance and attornment agreement between an
Overlessor and Tenant in the form annexed as Exhibit D-2 hereto,
and in proper form for recording, together with such changes thereto that are
both proposed by an Overlessor and approved by Tenant; it being agreed that Tenant
shall not unreasonably withhold its approval of any such proposed change so long
as (i) such proposed change is customary (at the time in question), and (ii)
such proposed change does not (to more than a de minimis extent) decrease
Tenant's rights, or increase Tenant's obligations, from those contained in the
form of Overlease SNDA annexed as Exhibit D-2
hereto.

     

    “Parking Areas” shall
mean the parking areas and facilities for the Property as indicated on Exhibit A-1 hereto,
together with (i) any walkways, driveways and other passageways upon the Land
providing ingress and egress between such areas and facilities and the Building
and/or between such areas and facilities and the Building, and (ii) any
additional improvements now or hereafter located on the Land related to the
foregoing areas and facilities.

     

    “Personnel Costs”
shall have the meaning assigned to such term in Section 2.2(c).

     

    “Portfolio Properties”
shall mean all properties acquired by Landlord pursuant to the Purchase
Agreement.

     

    
      
        

      

    

    
      
        	
                10

              	
                Insert
      last day of month in which 50th
      anniversary of the Closing Date
occurs.

              

      

      

        
          
             

          

          
            -16-

            
              

            

          

          
             

          

        

    

    “Preliminary Period”
shall mean the first two Lease Years (i.e., the period commencing
on the Commencement Date and expiring on the last date of the second (2nd) Lease
Year).

     

    “Premises Submeter”
shall have the meaning assigned to such term in Section 3.1(a).

     

    “Primary Demising
Work” shall have the meaning assigned to such term in Section 5.7(a).

     

    “Primary Demising Work
Costs” shall have the meaning assigned to such term in Section 5.7(a).

     

    “Prime Rate” shall
mean the “prime rate”
announced by Wachovia Bank, National Association, or its successor, from time to
time (or if the “prime
rate” is discontinued, the rate announced as that being charged to said
bank’s most credit-worthy commercial borrowers).

     

    “Prohibited Uses”
shall have the meaning assigned to such term in Section 4.8(b).

     

    “Property” means,
collectively, (i) the Land, and (ii) all improvements now or hereafter located
on the Land, including (x) the Building (inclusive of all improvements,
betterments and/or equipment that, from time to time, are affixed or attached
thereto, or otherwise constitute a part thereof), (y) the Common Areas (within
or outside of the Building), including all sidewalks, curbs, plazas, paved
walkways, driveways and other passageways upon the Land (as well as any other
landscaping upon the Land), and (z) any Drive-Through Banking Facilities which
comprise part of the Leased Premises, and (iii) any personal property belonging
to Landlord which is located within or upon the Land and/or Building, and used
in connection with the operation thereof.

     

    “Property Manager”
shall have the meaning assigned to such term in Section 3.6(a).

     

    “Purchase Agreement”
shall mean that certain Agreement of Sale and Purchase by and between Wachovia,
as seller, and Landlord Named Herein, as purchaser, dated _______________,
2004.

     

    “Qualified Damage”
shall have the meaning assigned to such term in Section 6.3(b).

     

    “RCT Termination Date”
shall have the meaning assigned to such term in Section 8.3.3.

     

    “RE Tax Contest” shall
have the meaning assigned to such term in Section 2.3(c).

     

    “Real Estate Taxes”
shall have the meaning assigned to such term in Section 2.3(b).

     

    “Recapture Effective
Date” shall have the meaning assigned to such term in Section 8.2.3.

     

    “Release Premises”
shall have the meaning assigned to such term in Section 1.1(a).

     

    “Release Premises Election
Date” shall mean the last day of the sixth (6th) full calendar month of
the second (2nd) Lease Year.

     

    
      
         

      

      
        -17-

        
          

        

      

      
         

      

    

    “Release Space Expiration
Date” shall have the meaning assigned to such term in Section
1.7(d).

     

    “Relevant Books and
Records” shall have the meaning assigned to such term in Section 2.5(a).

     

    “Remedial Work”, as to
any portion of the Property (including the Leasable Areas or the Common Areas),
means the removal, relocation, elimination, remediation or encapsulation of
Hazardous Materials from such portion(s) of the Property and, to the extent
thereby required, the reconstruction and rehabilitation of such portion(s) of
the Property pursuant to, and in compliance with, the provisions of this
Lease.

     

    “Renewal Appraisal
Notice” shall have the meaning assigned to such terms in Section 1.4(e).

     

    “Renewal Option” and
“Renewal
Options” shall have the meanings assigned to such terms in Section 1.4(a).

     

    “Renewal Option Notice
Date” shall mean, with respect to any Renewal Option, the date on which
Tenant sends Tenant’s Renewal Notice to Landlord as provided in Section 1.4.

     

    “Renewal Term” and
“Renewal Terms”
shall have the meanings assigned to such terms in Section 1.4(a).

     

    “Rent” means Annual
Basic Rent and Additional Rent.

     

    “Requesting Party”
shall have the meaning assigned to such term in Section 12.1(a)(i).

     

    “Required Above Standard
Services” shall have the meaning assigned to such term in Section 3.1(c).

     

    “Responding Party”
shall have the meaning assigned to such term in Section 12.1(a)(i).

     

    “Retail Conversion
Transaction” shall have the meaning assigned to such term in Section 8.1.1.

     

    “RFR Contract” shall
have the meaning assigned to such term in Section 9.3.4.

     

    “RFR Exercise Period”
shall have the meaning assigned to such term in Section 9.3.3.

     

    “RFR
Period”  shall have the meaning assigned to such term in Section 9.1.1.

     

    “ROFO Closing” shall
have the meaning assigned to such term in Section 9.2.3.

     

    “ROFO Exercise Period”
shall have the meaning assigned to such term in Section 9.2.2.

     

    “ROFO Period” shall
have the meaning assigned to such term in Section 9.1.1.

     

    “ROFO Transfer Period”
shall have the meaning assigned to such term in Section 9.2.4.

     

    
      
         

      

      
        -18-

        
          

        

      

      
         

      

    

    “RSF” shall mean
rentable square feet.

     

    “Scheduled Delivery
Date” shall have the meaning assigned to such term in Section 10.3.

     

    “SEC” means the
Securities and Exchange Commission.

     

    “Section 8.5
Transaction” shall have the meaning assigned to such term in Section 8.5.1.

     

    “Security Areas” shall
have the meaning assigned to such term in Section 4.2.

     

    “Self-Insurance Net Worth
Test” shall mean, as of any date, that (i) Tenant has a net worth of at
least $1,000,000,000, and (ii) Tenant’s long-term senior unsecured debt
obligations are rated at least BB+ (or its equivalent) by Fitch Investors
Service and Baa3 (or its equivalent) by Moody’s as of that date; provided that
if Tenant is rated by only one of Fitch Investors Service or Moody’s, such
obligations shall have such rating from Fitch Investors Service or Moody’s, as
the case may be, and a comparable rating from one of S&P or another
nationally-recognized rating agency.

     

    “Separate Charge Parking
Areas” shall mean the portions of the Parking Areas that are designated
as “Separate Charge Parking
Areas” on Exhibit A-1
hereto.

     

    “Separately Leasable
Condition”, when used with respect to any space in the Building, shall
mean that such space (subject to the construction within such space of leasehold
improvements of the type and nature normally found within legally occupied
Leasable Areas) is legally capable of being separately leased to a tenant for
general office purposes (or, in the case of ground floor space, general office,
retail or banking purposes), including (i) being separately demised from any
other Leasable Area (i.e., bounded by demising
walls), (ii) having an independent means of ingress and egress (i.e., independent of any
other Leasable Area) to, and from, the outside of the Building or to and from
the Common Areas that serve such space, and (iii) being otherwise served by such
Common Areas, whether general or limited, that, assuming the construction within
such space of leasehold improvements of the type and nature normally found
within legally occupied Leasable Areas, shall be legally sufficient to permit
such space to separately leased as herein-above provided in this definition. The
term “leasehold
improvements”, as used herein, shall mean improvements and betterments
to, and within the confines of, a demised Leasable Area, over and above the
components of the Base Building therein.

     

    “Service Failure”
shall have the meaning assigned to such term in Section 3.1(f).

     

    “Short-Term Additional
Space” shall mean each of (i) the Short-Term Former Release Space (if, as
and when the same are added to the Leased Premises pursuant to Section 1.7(f),
and for so long thereafter as the same shall remain demised hereunder), or (ii)
any Short-Term Expansion Space (if, as and when the same are added to the Leased
Premises pursuant to Section 10.3,
and for so long thereafter as the same shall remain demised
hereunder).

     

    “Short-Term Former Release
Space” shall have the meaning assigned to such term in Section 1.7(f).

     

    
      
         

      

      
        -19-

        
          

        

      

      
         

      

    

    “Short-Term Expansion
Space” shall have the meaning assigned to such term in Section 10.3.

     

    “SLC Plans &
Specifications” shall have the meaning assigned to such term in Section 5.7(b).

     

    “SLC Space Plan” shall
have the meaning assigned to such term in Section 5.7(b).

     

    “SNDA” shall mean any
of a Mortgage SNDA, an Overlease SNDA and a Sublease SNDA.

     

    “STAS Basic Rental
Factor”, for any Short-Term Additional Space, shall, at any time, mean
the rate, per square foot of Net Rentable Area, then applicable to such
Short-Term Additional Space, as set forth (i) in the case of Short-Term Former
Release Space, (x) in Section 1.7(f)(2),
for all periods prior to the end of the Initial Term, and (y) in Section 1.4(c)(2),
for any Renewal Terms, and (ii) in the case of any Short-Term Expansion Space,
(xx) in Section 10.4(e)(2),
for all periods prior to the end of the Initial Term (as well any Renewal Term
during which such Short-Term Expansion Space is first added to the Leased
Premises), and (yy) in Section 1.4(c)(2),
for any Renewal Terms (other than the Renewal Term during which such Short-Term
Expansion Space is first added to the Leased Premises).

     

    “State” shall mean the
State in which the Property is located.

     

    “Sublease” shall mean
any sublease demising the whole or any portion(s) of the Leased
Premises.

     

    “Subtenant” shall mean
the subtenant under a Sublease.

     

    “Sublease SNDA” shall
mean a subordination, non-disturbance and attornment agreement between Landlord
and a Subtenant in the form annexed as Exhibit D-3 hereto,
and in proper form for recording, together with such changes thereto that are
both proposed by a Subtenant and approved by Landlord; it being agreed that Landlord
shall not unreasonably withhold its approval of any such proposed change so long
as (i) such proposed change is customary (at the time in question), and (ii)
such proposed change does not (to more than a de minimis extent) decrease
Landlord's rights, or increase Landlord's obligations, from those contained in
the form of Sublease SNDA annexed as Exhibit D-3
hereto.

     

    “Surrender Release
Space” shall have the meaning assigned to such term in Section 1.7(d).

     

    “Tax Statement” shall
have the meaning assigned to such term in Section 2.3(a).

     

    “Tenant” shall mean
only the owner of Tenant’s estate and interest under this Lease, at the time in
question; but the
foregoing provisions of this definition shall not be construed to relieve Tenant
Named Herein, or any subsequent Tenant, from the obligations of Tenant accruing
during the period that it is Tenant hereunder or thereafter.

     

    
      
         

      

      
        -20-

        
          

        

      

      
         

      

    

    “Tenant Budget
Objection” shall have the meaning assigned to such term in Section 2.4(b).

     

    “Tenant Business
Group” shall have the meaning assigned to such term in Section 8.5.1.

     

    “Tenant Controlled
Contest” shall have the meaning assigned to such term in Section 2.3(c).

     

    “Tenant Created Lien”
shall have the meaning assigned to such term in Section 5.4(b).

     

    “Tenant-Dedicated Parking
Areas” shall mean the portions of the Parking Areas that are designated
as “Tenant Dedicated Parking
Areas” on Exhibit A-1
hereto.

     

    “Tenant Expansion
Notice” shall have the meaning assigned to such term in Section 10.1.

     

    “Tenant Lien Cure
Period” shall have the meaning assigned to such term in Section 5.4(b).

     

    “Tenant Management
Agreement” shall have the meaning assigned to such term in Section
3.6(c).

     

    “Tenant Managed
Property” shall have the meaning assigned to such term in Section 3.6(c).

     

    “Tenant Management
Period” shall have the meaning assigned to such term in Section 3.6(c).

     

    “Tenant Management
Services” shall have the meaning assigned to such term in Section
3.6(c).

     

    “Tenant Named Herein”
shall mean WACHOVIA BANK, NATIONAL ASSOCIATION.

     

    “Tenant Party” shall
mean (i) any principal (which shall include any shareholder, partner, member or
other owner, direct or indirect, disclosed or undisclosed) of Tenant, or any
director, officer, employee, agent or contractor of Tenant (or of any principal
of Tenant), or (ii) any Subtenant or other person claiming by, through or under
Tenant (directly or indirectly), or any principal, director, officer, employee,
agent or contractor of such Subtenant or such other person.

     

    “Tenant Prominence
Period” shall have the meaning assigned to such term in Section
3.4(b).

     

    
      
         

      

      
        -21-

        
          

        

      

      
         

      

    

    “Tenant Property”
shall mean all movable personal property or trade fixtures (including any
cabling or wiring installed within ceilings, ducts or chases of the Building but
not permanently embedded within the walls of the Building) installed or
maintained by, or at the instance of, Tenant (or any Tenant Party) within the
Leased Premises (or, as expressly permitted hereunder, any areas outside of the
Leased Premises).Without limiting the foregoing, the term Tenant Property shall be
deemed to include the following: (i) any furniture, furnishings and equipment;
(ii) moveable partitions and systems furniture; (iii) business,
telecommunications and audio-visual equipment; (iv) computers, computer
equipment, software and peripherals; (v) security systems and equipment; (vi)
paintings and/or other works of art or decoration; (vii) all of Tenant’s signage
(whether exterior or interior), including Building Identification Signage and
Tenant’s Exterior Signage (but excluding Tenant’s Monuments); (viii) ATMs
connected to or located within the Building, or situated as freestanding
structures on the Property, and any ATM related equipment; (ix) safes; (x) safe
deposit boxes (including the nests or frames thereof); (xi) any equipment within
the Leased Premises relating to Tenant’s separate service systems (including, if
within the Leased Premises, Tenant’s Supplemental HVAC Equipment); (xii)
Tenant’s Exterior Equipment (including Tenant’s Rooftop Equipment and, if
outside the Leased Premises, Tenant’s Supplemental HVAC Equipment); and (xiii)
specialty fixtures, such as chandeliers or other lighting fixtures above the
quality of Building Standard.

     

    “Tenant Required
Contest” shall have the meaning assigned to such term in Section 2.3(c).

     

    “Tenant Sub-Manager”
shall have the meaning assigned to such term in Section
3.6(c).

     

    “Tenant’s Allotted CW
Capacity” shall have the meaning assigned to such term in Section 3.1(b).

     

    “Tenant’s Building
Signage” shall have the meaning assigned to such term in Section
3.4(a).

     

    “Tenant’s Dedicated
Electrical Capacity” shall have the meaning assigned to such term in
Section 3.1(a).

     

    “Tenant’s Exclusive
Period” shall have the meaning assigned to such term in Section 10.3.

     

    “Tenant’s Existing Exterior
Equipment” shall have the meaning assigned to such term in Section 3.5(a).

     

    “Tenant’s Exterior
Equipment” shall have the meaning assigned to such term in Section 3.5(c).

     

    “Tenant’s Occupancy
Percentage” shall mean a fraction, expressed as a percentage, (i) the
numerator of which is the Net Rentable Area of the Leased Premises (and, during
the Preliminary Period to the extent provided in Section 1.7
hereof, the Net Rentable Area of the Release Premises) at the time the
determination is made, and (ii) the denominator of which is Net Rentable Area of
the Building. Tenant’s Occupancy Percentage shall be re-calculated each time
there is a change in the Net Rentable Area of the Leased Premises (due to
additions to, or deletions from, the Leased Premises) (or, as applicable
pursuant to Section 1.7
hereof, the Release Premises, due to additions thereto, or deletions therefrom);
with any such re-calculation (and Tenant’s obligations in respect of Additional
Rent payable on the basis of Tenant’s Occupancy Percentage) being effective as
of the date of such change. Upon any such re-calculation, Landlord and Tenant
shall execute and deliver a written instrument confirming the same, and
incorporating the same into this Lease.

     

    
      
         

      

      
        -22-

        
          

        

      

      
         

      

    

    “Tenant’s Offer
Notice” shall have the meaning assigned to such term in Section 8.2.1.

     

    “Tenant’s Operating Expense
Share” shall have the meaning assigned to such term in Section 2.2(a).

     

    “Tenant’s Renewal
Notice” shall have the meaning assigned to such term in Section 1.4(b).

     

    “Tenant Repairs” shall
have the meaning assigned to such term in Section 5.6(a).

     

    “Tenant’s RCT Notice”
shall have the meaning assigned to such term in Section 8.3.1.

     

    “Tenant’s RFR Exercise
Notice” shall have the meaning assigned to such term in Section 9.3.3.

     

    “Tenant’s RFR Option”
shall have the meaning assigned to such term in Section 9.3.3.

     

    “Tenant’s ROFO Option”
shall have the meaning assigned to such term in Section 9.2.2.

     

    “Tenant’s ROFO Exercise
Notice” shall have the meaning assigned to such term in Section 9.2.2.

     

    “Tenant’s Rooftop
Equipment” shall have the meaning assigned to such term in Section 3.5(d).

     

    “Tenant’s Supplemental HVAC
Equipment” shall have the meaning assigned to such term in Section 3.1(b).

     

    “Tenant’s Tax Share”
shall have the meaning assigned to such term in Section 2.3(a).

     

    “Tenant’s Title
Insurer” shall have the meaning assigned to such term in Section 9.2.3.

     

    “Tenant’s Transfer
Period” shall have the meaning assigned to such term in Section 8.2.4.

     

    “Tenant’s Transfer
Notice” shall have the meaning assigned to such term in Section 8.2.4.

     

    “Tenant’s Reimbursement
Amount” shall have the meaning assigned to such term in Section 5.7(b).

     

    “Term” shall have the
meaning assigned to such term in Section 1.3.

     

    “Termination Rights Exercise
Notice” shall have the meaning assigned to such term in Section 11.1.

     

    “Third Party Leasing
Rights” shall have the meaning assigned to such term in Section 10.4.

    
      
         

      

      
        -23-

        
          

        

      

      
         

      

    

    “Threshold Alteration
Amount” shall have the meaning assigned to such term in Section 5.2(c).

     

    “Vacate Space” shall
have the meaning assigned to such term in Section 11.1.

     

    “Wachovia” shall mean
(i) Tenant Named Herein, or (ii) a person constituting an immediate or remote
successor to Tenant Named Herein by virtue of one or more mergers,
consolidations and/or transfers of all, or substantially all, the assets of
Tenant Named Herein (or another person described in this clause
(ii)).

     

    “Wachovia Party” shall
mean Wachovia or any Affiliate of Wachovia.

     

    “Wachovia’s Termination
Right” shall have the meaning assigned to such term in Section 11.1.

     

    As used
in this Lease, (i) the phrase “and/or”
when applied to one or more matters or things shall be construed to apply to any
one or more or all thereof as the circumstances warrant at the time in question,
(ii) the terms “herein”
“hereof”
and “hereunder”,
and words of similar import, shall be construed to refer to this Lease as a
whole, and not to any particular Article or Section, unless expressly so stated,
(iii) the term “including”,
whenever used herein, shall mean “including without limitation”, except in those
instances where it is expressly provided otherwise, (iv) the term “person”
shall mean a natural person, a partnership, a corporation, a limited liability
company, and/or any other form of business or legal association or entity, (v)
the term “alterations”
shall mean any alterations, additions, removals and/or any other changes, and
(vii) the term “contractor”
shall include any construction manager, general contractor, subcontractor or
other trade contractor.

     

    
      	
              1.2

            	
              Leased
      Premises

            

    

     

    Subject
to and upon the terms hereinafter set forth, Landlord does hereby lease and
demise to Tenant, and Tenant does hereby lease and take from Landlord, the
Leased Premises. Tenant shall be entitled to the following as appurtenances to
the Leased Premises: (I) the right to use, and permit Tenant Parties and/or the
customers, invitees and guests of Tenant or any Tenant Parties, to use, (a) on
an exclusive basis, the Tenant-Dedicated Parking Areas and (b) on a
non-exclusive basis (in common with Landlord and other tenants or occupants of
the Property, their customers, invitees and guests), the Non-Dedicated Parking
Areas and all the other Common Areas; (II) all rights and benefits appurtenant
to, or necessary or incidental to, the use and enjoyment of the Leased Premises
by Tenant for the purposes permitted by Section 1.5
hereof, including the right of Tenant, its employees and invitees, in common
with Landlord and other persons, to use any non-exclusive easements and/or
licenses in, about or appurtenant to the Property, including the non-exclusive
right to use any walkways, tunnels, and skywalks connected to the Property; and
(III) all other rights and benefits provided to Tenant with respect to the
Property pursuant to this Lease (including the rights granted to Tenant to use
the roof of the Building, and other portions of the Property located outside of
the Premises, pursuant to Section 3.5
hereof).

     

    
      
         

      

      
        -24-

        
          

        

      

      
         

      

    

    
      	
              1.3

            	
              Term

            

    

     

    The
Initial Term of this Lease shall be as defined in Section 1.1(a),
which Initial Term may be renewed and extended as provided in Section 1.4
hereof (the Initial Term and, to the extent renewed and extended, the Renewal
Terms, are hereinafter collectively called the “Term”). Tenant is in
possession of the Leased Premises as of the date of this Lease and shall accept
the Leased Premises in its “AS-IS” condition, as of the Commencement Date,
subject to all applicable Legal Requirements and matters of title heretofore
affecting the same. Landlord has made no representation or warranty (express or
implied) regarding the suitability of the Leased Premises or the Building for
the conduct of Tenant’s business, and Tenant waives any warranty (express or
implied) that (a) the Leased Premises, the Common Areas or the Building
generally are suitable for Tenant’s intended purposes, or (b) the Leased
Premises, the Common Areas or the Building generally are now in compliance with
Legal Requirements in effect on the Commencement Date. Except as otherwise
expressly set forth in this Lease, in no event shall Landlord have any
obligation for any defects existing on the Commencement Date in the Leased
Premises, the Common Areas or the Building generally, or any legal limitation on
the use thereof.

     

    
      	
              1.4

            	
              Options to
      Renew

            

    

     

    (a)           Subject
to the conditions hereinafter set forth, Tenant is hereby granted options
(individually, a “Renewal Option” and,
collectively, the “Renewal Options”) to
renew the Term with respect to all, or any portion of, the Leased Premises as
then demised hereunder for six (6) successive periods of five (5) years each
(individually, a “Renewal Term” and
collectively the “Renewal Terms”);
provided that the Term shall not extend, for any portion of the Leased Premises,
beyond the Outside Expiration Date.

     

    (b)           The
first Renewal Term (if the first Renewal Option is exercised) shall commence at
the expiration of the Initial Term, and each subsequent Renewal Term (if the
pertinent Renewal Option is exercised) shall commence at the expiration of the
immediately preceding Renewal Term. Tenant shall exercise each of its Renewal
Options, if at all, by delivering notice of such exercise to Landlord (each, a
“Tenant’s Renewal
Notice”) not later than twelve (12) months prior to the then current
expiration of the Term. In any case that Tenant exercises a Renewal Option with
respect to less than all of the Leased Premises as then demised hereunder,
Tenant shall identify the portion(s) of the Leased Premises with respect to
which the Renewal Option is being exercised. IN ORDER TO PREVENT TENANT’S
INADVERTENT FORFEITURE OF ANY THEN REMAINING RENEWAL OPTION, IF TENANT SHALL
FAIL TO TIMELY EXERCISE ANY AVAILABLE RENEWAL OPTION, TENANT’S RIGHT TO EXERCISE
SUCH RENEWAL OPTION SHALL NOT LAPSE UNTIL LANDLORD SHALL DELIVER TO TENANT
WRITTEN NOTICE THAT SUCH NOTICE OF EXERCISE HAS NOT BEEN DELIVERED AND TENANT
SHALL THEREAFTER FAIL TO EXERCISE SUCH RENEWAL OPTION WITHIN TEN (10) BUSINESS
DAYS FOLLOWING THE DELIVERY OF SUCH NOTICE.

     

    (c)           Tenant’s
leasing of the Leased Premises during any Renewal Term shall be upon all the
then executory terms and conditions of this Lease (as applicable prior to such
Renewal Term), except as
follows:

     

    
      
         

      

      
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    (1)           The
Annual Basic Rent Factor for each Renewal Term shall be equal to the Fair Market
Rental Value Per RSF of the Base Leased Premises for the Renewal Term (as
determined by the parties or, in the absence of their agreement, determined by
appraisal, all as herein-after provided); provided, however,
that:

     

    (A)           if,
as of the commencement of such Renewal Term, both (i) Tenant hereunder is a
Wachovia Party, and (ii) the Integration Period has not ended, then the Annual
Basic Rent Factor for such Renewal Term shall be adjusted as provided in Section
2 of the Master Agreement, as applicable;

     

    (B)           if,
as of the commencement of such Renewal Term, the Tenant hereunder is not a
Wachovia Party (whether or not the Integration Period has ended), then the
Annual Basic Rent Factor for such Renewal Term shall not exceed a rate equal to
110% of the Annual Basic Rent Factor on the last day of the Initial Term or
immediately preceding Renewal Term, as applicable; and

     

    (C)           if,
as of the commencement of such Renewal Term, (i) the Tenant hereunder is a
Wachovia Party, and (ii) the Integration Period has ended, then the Annual Basic
Rent Factor for such Renewal Term shall not exceed the following: (x) in the
case of the first Renewal Term, a rate equal to 110% of the Annual Basic Rent
Factor on the last day of the Initial Term; and (y) in the case of each
subsequent Renewal Term, a rate equal to 105% of the Annual Basic Rent Factor
for the immediately preceding Renewal Term.

     

    (2)           The
STAS Basic Rental Factor for each Short-Term Additional Space for each Renewal
Term shall be equal to the Fair Market Rental Value Per RSF of such Short-Term
Additional Space for such Renewal Term (as determined by the parties or, in the
absence of their agreement, determined by appraisal, all as herein-after
provided).

     

    (d)           Within
thirty (30) days following the Renewal Option Notice Date with respect to any
Renewal Option, Landlord shall deliver to Tenant, a proposal setting forth
Landlord’s determination of the Fair Market Rental Value Per RSF for the Leased
Premises for the pertinent Renewal Term (which, if the Leased Premises as to
which such Renewal Option is exercised includes any Short-Term Additional Space,
then such determination shall include separate components for the Fair Market
Rental Value Per RSF for the Base Leased Premises, and the Fair Market Rental
Value Per RSF of the Short-Term Additional Space). Thereafter, and until the
delivery of a Renewal Appraisal Notice, Landlord and Tenant shall endeavor to
reach agreement as to the Fair Market Rental Value Per RSF of the Leased
Premises for the pertinent Renewal Term (and, as applicable, each component
thereof).

     

    (e)           If
Landlord and Tenant are unable to reach a definitive agreement as to the Fair
Market Rental Value Per RSF for Leased Premises for any Renewal Term within
sixty (60) days following the Renewal Option Notice Date, then either Landlord
or Tenant, by written notice thereof to the other party (herein called a “Renewal Appraisal
Notice”), may cause such Fair Market Rental Value Per RSF to be submitted
for resolution in accordance with the following provisions of this Section 1.4(e):

     

    
      
         

      

      
        -26-

        
          

        

      

      
         

      

    

    (1)           Within
thirty (30) days after delivery of the Renewal Appraisal Notice, Landlord and
Tenant shall each select and engage an Appraiser to determine such Fair Market
Rental Value Per RSF. If either party fails to select and engage an Appraiser
within such time, and if such failure continues for more than five (5) Business
Days following such party’s receipt of written notice that states in all capital
letters (or other prominent display) that such party has failed to select an
Appraiser as required under the Lease and will be deemed to have waived certain
rights granted to it under the Lease unless it selects an Appraiser within five
(5) Business Days, then the Appraiser engaged by the other party shall select
the second Appraiser.

     

    (2)           Within
thirty (30) days following the date on which the second Appraiser is selected,
(i) each Appraiser shall prepare a sealed determination of the such Fair Market
Rental Value Per RSF, (ii) the Appraisers, together with Landlord and Tenant,
shall arrange a meeting at the Property during Building Operating Hours (or at
such other place and time as is reasonably acceptable to both Appraisers,
Landlord and Tenant) for the purpose of distributing such sealed determinations,
and (iii) at such meeting, the Appraisers shall each simultaneously present
their determinations of such Fair Market Rental Value Per RSF, to the other
Appraiser and to Landlord and Tenant. If the higher of the two determinations of
such Fair Market Rental Value Per RSF does not exceed one hundred five percent
(105%) of the lower of the two determinations of such Fair Market Rental Value
Per RSF, then the average of the two (2) determinations shall be such Fair
Market Rental Value Per RSF (and the same shall constitute the final
determination thereof). If the higher of the two determinations of such Fair
Market Rental Value Per RSF exceeds 105% of the lower of the two determinations
of such Fair Market Rental Value Per RSF, then within five (5) Business Day
after receipt by Landlord and Tenant of both appraisal reports, the Appraisers
selected by Landlord and Tenant shall agree on a third Appraiser (the “Third Appraiser”) to
make a determination of such Fair Market Rental Value Per RSF.  The
Third Appraiser shall not make an independent determination, but shall, within
ten (10) Business Days after his or her designation, select one (1) of the two
(2) determinations already made, whichever of the two determinations the Third
Appraiser determines to be closest to such Fair Market Rental Value Per RSF, as
the controlling determination with respect to such Fair Market Rental Value Per
RSF. The decision of the Third Appraiser shall be conclusive and binding; and
such Fair Market Rental Value Per RSF shall be as set forth in such controlling
determination (which shall constitute the final determination thereof). Each
party shall pay the costs of its Appraiser and one-half (1/2) of the cost of the
Third Appraiser.

     

    (3)           The
instructions to the Appraisers with respect to the determination of such Fair
Market Rental Value Per RSF will be to determine the same solely in accordance
with the definition Fair
Market Rental Value Per RSF as set forth in this Lease (including the
criteria and assumptions set forth therein). The Appraisers shall have no
authority to alter any provisions of such definition, or any other provisions of
this Lease.

     

    (4)           Within
thirty (30) days following the final determination of such Fair Market Rental
Value Per RSF, Tenant shall elect one (1) of the following options by written
notice to Landlord: (A) to revoke the exercise of the pertinent Renewal Option,
in which event, the Term shall automatically, and without further action of
Landlord or Tenant, expire on the later of (1) the expiration of the Initial
Term (or, if applicable, the expiration of the Renewal Term with respect to the
immediately preceding Renewal Option) or (2) the last day of the calendar month
that is six (6) months following the month in which Tenant’s notice of
revocation was given to Landlord; or (B) to ratify its exercise of the pertinent
Renewal Option. If Tenant fails to exercise either of the foregoing options
within such thirty (30) day period, then Tenant shall be deemed to have elected
option (B). If Tenant elects (or is deemed to have elected) option (B), then
Tenant thereby shall have irrevocably exercised the pertinent Renewal Option and
Tenant may not thereafter withdraw the exercise of the Renewal
Option.

     

    
      
         

      

      
        -27-

        
          

        

      

      
         

      

    

    (5)           If
the Fair Market Rental Value Per RSF of the Leased Premises for any Renewal Term
shall not have been final determined prior to the commencement of the Renewal
Term (and, accordingly, the actual Annual Basic Rent therefor is not finally
known as of the commencement of such Renewal Term), then (i) for the period
commencing on such first day of such Renewal Term and ending on the date that
such Fair Market Rental Value Per RSF is finally determined, Tenant shall make
payments, on account of the Annual Basic Rent for such Renewal Term (as and when
Annual Basic Rent is payable under this Lease) based upon the Annual Basic Rent
Factor in effect immediately prior to such Renewal Term, and, for any Short-Term
Additional Space, the STAS Basic Rental Factor in effect immediately prior to
such Renewal Term, and (ii) upon such Fair Market Rental Value Per RSF being
finally determined, such payments on account of Annual Basic Rent shall be
reconciled with the actual Annual Basic Rent, and, within thirty (30) days after
such final determination, (x) if such payments on account of Annual Basic Rent
made by Tenant during such period were less than the actual Annual Basic Rent
for such period, then Tenant shall pay to Landlord the amount of such
deficiency, together with interest thereon at the Prime Rate, and (y) if such
payments on account of Annual Basic Rent made by Tenant during such period were
in excess of the actual Annual Basic Rent for such period, then Landlord shall
refund to Tenant the amount of such excess, together with interest thereon at
the Prime Rate.

     

    
      	
              1.5

            	
              Use

            

    

     

    The
Leased Premises may be used and occupied only for (i) banking purposes, and uses
incidental thereto, (ii) general office purposes, and uses incidental thereto,
(iii) any other lawful purposes for which the Property is used on the
Commencement Date, and/or (iv) any other lawful purposes as are consistent with
the character of the Building. Without limiting the generality of the foregoing,
the permitted uses of the Leased Premises shall include (without limitation):
(a) conference, training and/or meeting facilities, (b) libraries, (c) coffee
bars, (d) support staff facilities (including word processing and copy
facilities), (e) lunchrooms, cafeterias and kitchen facilities for use by Tenant
and its employees and invitees, including vending machines and microwave ovens
for use by Tenant and its employees and invitees, subject, however, to Legal
Requirements, (f) storage space incidental to banking and general business
office purposes only, (g) bank and storage vaults, (h) cash vaults, (i)
telephone call centers, (j) retail banking and sales facilities, (k) child care
facilities, (l) fitness centers, and (k) data and service center operations.
Tenant is not obligated to maintain occupancy or conduct operations in all or
any portion of the Leased Premises. For purposes of this Section 1.5, the
term “banking” shall be deemed to include, without limitation, all traditional
banking activities as well as the sale of insurance and annuities of all types,
trust services, investment and financial advice, the sale of securities, credit
card operations and sales, mortgage lending and servicing, and data and service
center functions. In addition, and without limiting the generality of any of the
foregoing provisions, the Leased Premises may be used for any operations or
activities required to support or otherwise provide services in support of
Tenant’s business operations, regardless of whether or not those business
operations are conducted within the Leased Premises. If Tenant receives notice
of any material directive, order, citation or of any violation of any Legal
Requirement or any insurance requirement, Tenant shall endeavor to promptly
notify Landlord in writing of such alleged violation and furnish Landlord with a
copy of such notice.

     

    
      
         

      

      
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              1.6

            	
              Survival

            

    

     

    Any
claim, cause of action, liability or obligation arising during the Term of this
Lease in favor of a party hereto and against or obligating the other party
hereto shall (to the extent not theretofore fully performed) survive the
expiration or any earlier termination of this Lease.

     

    
      	
              1.7

            	
              Release
      Premises

            

    

     

    (a)           The
rights and obligations of the parties with respect to the Release Premises shall
be as set forth in this Section 1.7. The
Release Premises shall not constitute part of the Leased Premises (unless and
until, and only to the extent that, the same are added to the Leased Premises
pursuant to the provisions of Section 1.7(e)
or (f) below),
but the same shall be deemed demised by this Lease, and the provisions of this
Lease (other than this Section 1.7)
shall apply to the Release Premises to the extent expressly provided in this
Section 1.7.

     

    (b)           During
the Preliminary Period, Tenant may use and occupy the Release Premises subject
to, and in accordance with, the following:

     

    (1)           Tenant
shall not pay any Annual Basic Rent with respect to the Release
Premises.

     

    (2)           Tenant
shall pay only Additional Rent with respect to the Release Premises, and shall
do so on the same terms and conditions as it pays Additional Rent with respect
to the Leased Premises, but not, with respect to any portion of the Release
Premises, after the date (even if such date is prior to the end of the
Preliminary Period) that Tenant shall have surrendered the same with reasonable
notice to Landlord and otherwise consistent with the provisions of Section 1.7(d)(3)
hereof (and, accordingly, solely for purposes of calculating Tenant’s Occupancy
Percentage during the Preliminary Period, the numerator thereof shall include,
in addition to the Net Rentable Area of the Leased Premises, the Net Rentable
Area of the Release Premises to the extent the same has not yet been surrendered
by Tenant consistent with the foregoing).

     

    (3)           Tenant’s
use of the Release Premises shall be subject to the provisions of Section 1.5
hereof, and, except for the provisions of this Lease requiring the payment of
Rent, all the other provisions of this Lease shall apply to the Release Premises
as fully as the same to the Leased Premises.

     

    (c)           On
or prior to the Release Premises Election Date, Tenant shall advise Landlord of
Tenant’s election to (i) surrender any portion of the Release Premises as of a
date not later than the expiration of the Preliminary Period, (ii) add any
portion of the Release Premises to the Leased Premises on a coterminous basis
pursuant to Section 1.7(e)
effective as of the first day immediately following the Preliminary Period, or
(iii) add any portion of the Release Premises to the Leased Premises on a short
term basis pursuant to Section 1.7(f)
effective as of the first day immediately following the Preliminary
Period.  Tenant shall be permitted to make different elections with
respect to different portions of the Release Premises. If Tenant fails to notify
Landlord of its election with respect to any portion of the Release Premises
prior to the expiration of the Release Premises Election Date, then Tenant shall
be deemed to have elected to surrender such portion of the Release Premises not
later than the expiration of the Preliminary Period.

     

    
      
         

      

      
        -29-

        
          

        

      

      
         

      

    

    (d)           With
respect to any portion of the Release Premises that Tenant shall have elected
(or is deemed to have elected) to surrender as herein-above provided (any such
portion of the Release Premises being herein called “Surrender Release
Space”), the following provisions shall apply:

     

    (1)           Tenant
shall surrender all Surrender Release Space on or prior to the expiration of the
Preliminary Period (the earlier of (x) the date upon which Tenant actually
surrenders any Surrender Release Space, and (y) the last day of the Preliminary
Period, is herein called the "Release Space Expiration
Date" with respect to such Surrender Release Space).

     

    (2)           If
Tenant shall fail to surrender any Surrender Release Space on or prior to the
expiration of the Preliminary Period, then, for the period commencing on the
date immediately following the Preliminary Period and ending on the date that
such Surrender Release Space shall be surrendered, Tenant (i) shall pay Annual
Basic Rent with respect to such Release Premises at the Fair Market Rental Value
Per RSF thereof, and (ii) shall continue to pay Additional Rent on the same
basis as during the Preliminary Period. Notwithstanding the foregoing, either
Landlord or Tenant may terminate Tenant’s right to possess and occupy such
Surrender Release Space at any time following the expiration of the Preliminary
Period upon thirty (30) days’ prior written notice to the other
party.

     

    (3)           Tenant
shall surrender all Surrender Release Space consistent with the provisions of
Section 4.1
hereof (as applied to Surrender Release Space as if the same were part of the
Leased Premises), subject,
however, to the provisions of Section 1.7(d)(4)
below.

     

    (4)           If
any Surrender Release Space is not in Separately Leasable Condition on the
Release Space Expiration Date with respect thereto, then Landlord, promptly
following the Release Space Expiration Date, shall proceed to cause the Demising
Work with respect to such Surrender Release Space to be performed in accordance
with the provisions of Section 5.7 hereof;
provided, however, that (i) any
Demising Work performed by Landlord while Tenant is still in occupancy of the
Surrender Release Space shall be performed subject to, and in a manner that is
consistent with Tenant’s continued occupancy, and (ii) Landlord shall not have
the right or obligation under this Lease to perform any Demising Work with
respect to any Surrender Release Space if, as of the Release Space Expiration
Date with respect thereto, either (x) no Leased Premises or Release Premises is
remaining within the Building, or (y) no Leased Premises exists in the Building,
and Tenant’s right to convert any remaining Release Premises to Leased Premises
pursuant to in Sections 1.7(e) and
(f) has either
lapsed by its terms or been irrevocably waived by Tenant, in
writing.

     

    
      
         

      

      
        -30-

        
          

        

      

      
         

      

    

    (e)           Any
Release Premises that Tenant shall have elected to add to the Leased Premises on
a coterminous basis pursuant to this Section 1.7(e)
(“Coterminous Former
Release Space”), as herein-above provided, shall be added to the Leased
Premises, effective upon the date immediately following the Preliminary Period
upon, subject to, and in accordance with, the provisions:

     

    (1)           (A)
the initial term of this Lease with respect to the Coterminous Former Release
Space shall be the balance of the Initial Term (i.e., the period commencing
on the date immediately following the Preliminary Period and ending on the
Expiration Date), and (B) the provisions of Section 1.4
hereof shall apply to the Coterminous Former Release Space as fully and
completely as the same apply to the balance of the Leased Premises;

     

    (2)           the
Annual Basic Rent for the Coterminous Former Release Space shall be payable at
the same rate as that applicable to the balance of the Base Leased Premises
(i.e., at a rate, per
RSF, equal to the Annual Basic Rent Factor from time to time in effect), and,
accordingly, upon the date that the Coterminous Former Release Space is added to
the Leased Premises, the Annual Basic Rent hereunder shall be recalculated based
on the addition of the Net Rentable Area of the Coterminous Former Release Space
to the Net Rentable Area of the Leased Premises;

     

    (3)           Additional
Rent shall be payable with respect to the Coterminous Former Release Space on
the same basis as the same is payable with respect to the balance of the Leased
Premises, and, accordingly, upon the date that the Coterminous Former Release
Space is added to the Leased Premises, Tenant’s Occupancy Percentage shall be
adjusted based on the addition of the Net Rentable Area of the Coterminous
Former Release Space to the Net Rentable Area of the Leased Premises;
and

     

    (4)           subject
to the foregoing, and except as otherwise expressly provided herein, all of the
other then executory terms and conditions of this Lease shall apply to the
Coterminous Former Release Space as fully and completely as the same apply to
the balance of the Leased Premises.

     

    (f)           Any
Release Premises that Tenant shall have elected to add to the Leased Premises on
a short-term basis pursuant to this Section 1.7(f)
(“Short-Term Former
Release Space”), as herein-above provided, shall be added to the Leased
Premises, effective upon the date immediately following the Preliminary Period
upon, subject to, and in accordance with, the following provisions:

     

    (1)           (A)
the initial term of this Lease with respect to the Short-Term Former Release
Space shall be a five (5) year period commencing on the date immediately
following the Preliminary Period and ending on the fifth (5th)
anniversary of such date, and (B) from and after such initial term (and until
the end of the Initial Term), Tenant shall have the right(s) to renew the term
of this Lease with respect to the Short-Term Former Release Space for one or
more special renewal periods, as Tenant may elect, each equal to the lesser of
(x) five (5) years or (y) the then remaining balance of the Initial Term, each
such right to be exercisable, by written notice to Landlord, given not less than
nine (9) months prior to the expiration of the then current term of this Lease
with respect to the Short-Term Former Release Space, and (C) the provisions of
Section 1.4
hereof shall apply to the Short-Term Former Release Space as fully and
completely as the same apply to the balance of the Leased Premises;

     

    
      
         

      

      
        -31-

        
          

        

      

      
         

      

    

    (2)           the
Annual Basic Rent for the Short-Term Former Release Space, for the initial term
of this Lease with respect to the Short-Term Former Release Space, and for each
of the special renewal periods described in Section 1.7(f)(1)(B)
above, shall be payable based on STAS Basic Rental Factor equal to the Fair
Market Rental Value Per RSF for the Short-Term Former Release Space; it being
agreed that the Fair Market Rental Value Per RSF for the Short-Term Former
Release Space shall be determined separately for (i) the initial term of this
Lease with respect to the Short-Term Former Release Space, and (ii) each such
special renewal period in accordance with the following:

     

    (A)           within
thirty (30) days following the Release Premises Election Date (in the case of
such initial term), or the date of Tenant’s exercise of such renewal right(s)
(in the case of each such special renewal period), Landlord shall deliver to
Tenant, a proposal setting forth Landlord’s determination of the Fair Market
Rental Value Per RSF for such Short-Term Former Release Space for such initial
term or special renewal period, as the case may be;

     

    (B)           thereafter,
and until the date that is sixty (60) days following the Release Premises
Election Date (in the case of such initial term), or the date of Tenant’s
exercise of such renewal right(s) (in the case of each such special renewal
period), Landlord and Tenant shall endeavor to reach agreement as to such Fair
Market Rental Value Per RSF; and

     

    (C)           if
Landlord and Tenant are unable to reach a definitive agreement as to such Fair
Market Rental Value Per RSF within sixty (60) days following the Release
Premises Election Date (in the case of such initial term), or the date of
Tenant’s exercise of such renewal right(s) (in the case of each such special
renewal period), then either Landlord or Tenant, by written notice thereof to
the other party, may cause such Fair Market Rental Value Per RSF to be submitted
for determination in accordance the provisions of subsections (1) through (5) of Section 1.4(e)
hereof, which subsections shall be applied, mutatis mutandis, to the
determination of such Fair Market Rental Value Per RSF, and the rights and
obligations of the parties in respect thereof;

     

    (3)           Additional
Rent shall be payable with respect to the Short-Term Former Release Space on the
same basis as the same is payable with respect to the balance of the Leased
Premises, and, accordingly, upon the date that the Short-Term Former Release
Space is added to the Leased Premises, Tenant’s Occupancy Percentage shall be
adjusted based on the addition of the Net Rentable Area of the Short-Term Former
Release Space to the Net Rentable Area of the Leased Premises; and

     

    (4)           subject
to the foregoing, and except as otherwise expressly provided herein, all of the
other then executory terms and conditions of this Lease shall apply to the
Short-Term Former Release Space as fully and completely as the same apply to the
balance of the Leased Premises.

     

    
      
         

      

      
        -32-

        
          

        

      

      
         

      

    

    ARTICLE
II

    RENTAL, OPERATING EXPENSES
AND REAL ESTATE TAXES

     

    
      	
              2.1

            	
              Rental
      Payments

            

    

     

    (a)           Beginning
on the Commencement Date, and continuing throughout the Term of this Lease,
Tenant shall pay Annual Basic Rent and Additional Rent with respect to the
Leased Premises, all as applicable and as required by and in conformity with the
provisions of this Lease. Annual Basic Rent shall be due and payable in equal
monthly installments on the first day of each calendar month during the Term, in
advance. Tenant’s Operating Expense Share and Tenant’s Tax Share shall be due
and payable in accordance with Sections 2.2 and
2.3 hereof.
Unless otherwise specified herein, any Additional Rent (other than Tenant’s
Operating Expense Share and Tenant’s Tax Share, but including any Above Standard
Services Rent) shall be payable thirty (30) days following Landlord’s submission
to Tenant of an invoice therefor.

     

    (b)           If
the Term commences on a day other than the first day of a calendar month, or if
the Term expires or terminates on other than the last day of a calendar month,
then all installments of Rent that are payable on a monthly basis shall be
prorated for the month in which the Term commences or expires or terminates, as
the case may be, and the installment or installments so prorated for the month
in which such Term commences or expires or terminates, as the case may be, shall
be paid in advance on the first day of such month occurring within the Term.
Said installments for such prorated month or months shall be calculated by
multiplying the full monthly installment by a fraction, the numerator of which
shall be the number of days of such month occurring within the Term, and the
denominator of which shall be the total number of days in such month. If the
Term commences on other than the first day of a calendar year, or if the Term
expires or terminates on other than the last day of a calendar year, then all
Rent payable on a calendar year basis shall be prorated for such calendar year
in which the Term commences or expires or terminates, as the case may be, by
multiplying such Rent by a fraction, the numerator of which shall be the number
of days of such calendar occurring within the Term, and the denominator of which
shall be the total number of days in such calendar year. In such event, the
foregoing calculation shall be made as soon as is reasonably possible. Landlord
and Tenant hereby agree that the provisions of this Section 2.1(b)
shall survive the expiration or termination of this Lease.

     

    (c)           Tenant
agrees to pay all Rent as shall become due from and payable by Tenant to
Landlord under this Lease at the times and in the manner provided in this Lease,
without abatement (except as specifically provided in this Lease), demand,
offset (except as specifically provided in this Lease) or counterclaim, at
Landlord’s address as provided herein (or such other address in the continental
United States as may be designated in writing by Landlord from time to
time).  Tenant shall have the right, at its option, to pay Rent by
means of electronic funds transfer to such account and depository institution as
Landlord shall specify from time to time upon Tenant’s request.

     

    
      
         

      

      
        -33-

        
          

        

      

      
         

      

    

    (d)           All
past-due Rent owed by Tenant to Landlord under this Lease shall bear interest
from the due date thereof until payment is received by Landlord at the
Applicable Rate, but only if Tenant’s failure to pay such Rent shall continue
for a period of five (5) Business Days after notice of such failure from
Landlord, which notice shall refer to this Section 2.1(d)
and state, in all capital letters (or other prominent display), that Tenant’s
failure to pay such Rent by such 5th Business Day shall result in interest
accruing thereon from the due date thereof. All past-due sums owed by Landlord
to Tenant pursuant to this Lease shall bear interest from the date due thereof
until payment is received by Tenant at the Applicable Rate, but only if
Landlord’s failure to pay such sums shall continue for a period of five (5)
Business Days after notice of such failure from Tenant, which notice shall refer
to this Section 2.1(d)
and state, in all capital letters (or other prominent display), that Landlord’s
failure to pay such sums by such 5th Business Day shall result in interest
accruing thereon from the due date thereof; provided, further, however,
that, in any case that Landlord receives a late charge as provided in Section 2.1(e) below,
interest shall only accrue from and after date that is thirty (30) days after
the due date thereof. Any payments made by Landlord or Tenant to the other
hereunder shall not be deemed a waiver by such party of any rights against the
other party.

     

    (e)           Without
limiting any other remedies for non-payment of Rent (other than as expressly
provided in Section
2.1(d) above), (i) in the event any installment of Annual Basic Rent is
not paid by Tenant on or before the fifth (5th) day of the month for which it is
due, and such amount shall remain unpaid for more than five (5) Business Days
after Tenant’s receipt of written notice from Landlord that such amount is past
due, then Tenant shall pay to Landlord a late charge equal to one percent (1%)
of the past due installment of Annual Basic Rent, and (ii) in the event any
payment of Additional Rent is not paid by Tenant on or before the due date
thereof, and such amount shall remain unpaid for more than five (5) Business
Days after Tenant’s receipt of written notice from Landlord that such amount is
past due, then Tenant shall pay to Landlord a late charge equal to one percent
(1%) of the past due amount. Any notice from Landlord to Tenant of past-due Rent
under this Section
2.1(e), to be effective, must refer to this Section 2.1(e) and state, in
all capital letters (or other prominent display), that Tenant’s failure to remit
payment by the appointed date shall result in the imposition of a late charge.
Landlord may not send any such notice of overdue payment to Tenant prior to the
fifth (5th) day following the date such payment is due, and if any such
premature notice is sent, it shall be deemed to have been sent on the fifth
(5th) day following the date such payment was due. Notwithstanding the
foregoing, Tenant shall not be obligated to pay a late charge on installments of
Rent to the extent properly abated or set-off by Tenant pursuant to an express
right to do so as set forth in this Lease or to the extent that Tenant’s payment
is deficient by an amount that is less than or equal to one (1%) percent of the
total amount due (but the foregoing shall not relieve Tenant of its obligation
to promptly remit the amount of any such deficiency). The late charge described
herein is not intended as a penalty, but is intended as liquidated damages to
compensate Landlord for its additional costs in processing the applicable late
payment.

     

    (f)           If,
during any period that multiple items of Rent are past-due, Landlord shall
receive any payments from Tenant that are not expressly attributed to any
particular items of Rent and are not otherwise evidently in payment of any
particular items of Rent, then, and only in such events, such payments shall be
applied by Landlord in the following order (as amongst then past-due items of
Rent): (i) Annual Basic Rent, (ii) Tenant’s Operating Expense Share, (iii)
Tenant’s Tax Share, (iv) Above Standard Services Rent, and (v) to any remaining
items of Additional Rent.

     

    
      
         

      

      
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    (g)           In
those instances for which the right of offset is expressly provided hereunder,
Tenant shall be entitled to offset against Rent next coming due, any amounts
that are owed or payable by Landlord to Tenant under or pursuant to the terms of
this Lease.

     

    
      	
              2.2

            	
              Operating
      Expenses

            

    

     

    (a)           For
each calendar year occurring during the Term, Tenant shall pay to Landlord, as
Additional Rent, an amount equal to Tenant’s Occupancy Percentage of the
Operating Expenses for such calendar year as hereinafter provided (the amount so
payable by Tenant being herein called “Tenant’s Operating Expense
Share”). However, (i) for the first calendar year occurring within the
Term (i.e., the
calendar year commencing on January 1, 2004 and ending on December 31, 2004),
Operating Expenses shall be deemed to consist only of amounts paid or incurred
on, or subsequent to, the Commencement Date, and (ii) for any calendar year
which ends later than the last day of the Term, the Tenant’s Operating Expense
Share shall be prorated to correspond to that portion of such calendar year
occurring within the Term.

     

    (b)           Tenant
shall pay Tenant’s Operating Expense Share for each such calendar year pursuant
to the following provisions:

     

    (1)           For
each calendar month occurring during any such calendar year, Tenant, on the
first (1st) day of
such calendar month, shall make a payment on account of Tenant’s Operating
Expense Share equal to one-twelfth (1/12th) of
Landlord’s good-faith estimate of Tenant’s Operating Expense Share for such
calendar year as shown on the Final Budget for such calendar year (such payments
on account being herein called the “Monthly Estimated OE
Payments”). However, (A) Landlord, by notice to Tenant, may, at any time
and from time to time during any calendar year, reduce the amount of the Monthly
Estimated OE Payment for such calendar year, and (B) for the balance of the
first calendar year occurring within the Term (i.e., the period commencing
on the Commencement Date and ending on December 31, 2004), the Monthly Estimated
OE Payments shall be in the amount set forth on Exhibit C hereto, and
shall be payable only on the first (1st) day of
each calendar month occurring after the calendar month in which the Commencement
Date occurs, and (C) for any calendar year which ends later than the last day of
the Term, the Monthly Estimated OE Payments shall be made only for calendar
months during such calendar year occurring within the Term.

     

    (2)           Any
overpayment or underpayment of Tenant’s Operating Expense Share for any calendar
year based on the Monthly Estimated OE Payments on account thereof shall be
reconciled after the end of such calendar year as provided in Section 2.2(f).

     

    (c)           “Operating Expenses”,
for each calendar year, shall be determined in accordance with the provisions of
the following Sections
2.2(c)(1), (2) and (3) below, sequentially
applied:

     

    (1)           Subject
to the provisions of Section 2.2(c)(2)
and (3) below,
Operating Expenses shall include all expenses and costs of every kind and nature
incurred by, or on behalf of, Landlord in connection with the operation,
management, repair and maintenance of the Property in respect of such calendar
year, consistent with accepted principles of sound management practices
(determined with reference to the operation, management, repair and maintenance
of Comparable Buildings), and which, except as otherwise expressly provided
herein, shall be allocable to such calendar year in accordance with GAAP, on an
accrual basis, including the expenses and costs set forth in items (i) through
(ix) below:

     

    
      
         

      

      
        -35-

        
          

        

      

      
         

      

    

    (i)           wages
and salaries, including payroll taxes, insurance and fringe benefits
(collectively, “Personnel Costs”),
paid to employees of Landlord (or employees of the Property Manager, employed on
Landlord’s behalf) engaged in operation, management, repair and maintenance of
the Property;

     

    (ii)          the
costs of acquiring or leasing tools and equipment, and the costs of purchasing
materials and supplies, to the extent used in the operation, management, repair
and maintenance of the Property;

     

    (iii)         the
costs of providing utilities and services (including electricity, water, gas,
steam, sewer, cleaning and HVAC services) to the Leased Premises, other Leasable
Areas and the Common Areas;

     

    (iv)        the
costs of repairing, replacing and/or maintaining the Base Building and/or the
Common Areas (together with any personal property of Landlord therein or thereon
that constitute part of the Property) whether such repair, replacement and/or
maintenance is structural or non-structural, ordinary or extraordinary, foreseen
or unforeseen;

     

    (v)         the
costs of all maintenance and service agreements with respect to the Base
Building and/or the Common Areas, including access control service, window
cleaning, mechanical, electrical and plumbing service contracts, including
elevator maintenance, janitorial service, security, landscaping maintenance,
garbage and waste disposal;

     

    (vi)        insurance
premiums under insurance with respect to the Property (including any personal
property included within the definition of Property hereunder) that is either
(a) required to be obtained by Landlord pursuant to this Lease or (b)
customarily obtained by the owners of Comparable Buildings, including, as
applicable, property and liability insurance, insurance against rental loss
following fire, condemnation or other insured occurrences at the
Property;

     

    (vii)       the
costs of Remedial Work performed to the Common Areas (other than Common Areas
located on floors not leased in whole or in part by Tenant);

     

    (viii)      the
management fees of the Property Manager, but only up to (and not in excess of )
an annual fee equal to two and one-half percent (2.5%) of Gross Revenues for the
Property; provided, however, that, during
any Tenant Management Period, Operating Expenses shall include (in addition to
the management fees paid to Tenant pursuant to the Tenant Management Agreement
as set forth in Section 3.6(c)(2)
hereof) the amount of the asset management fees that Landlord is entitled to
receive pursuant to the provisions of Section 3.6(c)(4)
hereof;

     

    (ix)         if,
and only if, the Property Manager utilizes space in the Building as a management
office for the Property, which space would otherwise constitute part of the
Leasable Areas, then Operating Expenses shall be deemed to include an amount
equal to the fair market rental of such management office; provided, however, that in no
event shall Operating Expenses include the fair market rental of any such office
to the extent used for development or leasing purposes (as opposed to management
purposes) (it being agreed if any such office is used, in part, as a management
office, and, in part, for development or leasing purposes, then such fair market
rental shall be allocated on a fair and equitable basis between such uses);
and

     

    
      
         

      

      
        -36-

        
          

        

      

      
         

      

    

    (x)       
    rent payable under an Existing Overlease (exclusive of
items of additional rent which reflect a pass-through of (i) items included in
Real Estate Taxes or (ii) items otherwise included in Operating Expenses
hereunder).

     

    (2)           Anything
contained in the provisions of Section 2.2(c)(1)
above notwithstanding, Operating Expenses shall not include any of the
following:

     

    (A)          any
Personnel Costs paid to (i) any persons above the grade of building or property
manager, and/or (ii) any persons engaged in the development and/or leasing of
the Property (it being agreed that Personnel Costs paid to employees, above the
grade of building manager, who are, in part, engaged in the operation,
management, repair and maintenance of the Property, and, in part, engaged in the
development and leasing of the Property, shall be allocated on a fair and
equitable basis between such duties);

     

    (B)           the
costs of furnishing any utilities or services to any Leasable Areas, unless such
utility or service is furnished by Landlord to the Leased Premises pursuant to
this Lease as a Building Standard Service and otherwise without any additional
or separate charge to Tenant;

     

    (C)           the
costs of repairing and maintaining (as well as any costs of maintenance and
service agreements with respect to) any Leasable Areas, except as to the components
of the Base Building located within such Leasable Areas;

     

    (D)           the
costs of performing any other work (including any work needed to effect
compliance with Legal Requirements) in or to any Leasable Areas (or any Common
Areas on floors not leased in whole or in part by Tenant), except as to the components
of the Base Building located within such Leasable Areas (or, as the case may be,
such Common Areas);

     

    (E)           any
costs of Remedial Work performed to any Leasable Areas (or any Common Areas on
floors not leased in whole or in part by Tenant), even if performed to the
components of the Base Building located within such Leasable Areas (or, as the
case may be, such Common Areas);

     

    (F)           any
costs (including any costs of repairs or other work) occasioned by fire,
windstorm or other casualty (except, subject to the other provisions hereof, to
the extent of a commercially reasonable deductible under an insurance policy
maintained by Landlord consistent with the provisions of this
Lease);

     

    (G)           any
costs (including any costs of repairs or other work) arising out of any
condemnation or proceeding relating thereto;

     

    
      
        
        

      

      
        -37-

        
          

        

      

      
        
        

      

    

     

    (H)          marketing,
advertising and promotion costs relating to the Property and/or any other costs
relating to the development and/or leasing of the Property;

     

    (I)   
        legal fees and disbursements,
regardless of the purpose (other than legal fees and disbursements incurred to
ascertain the need for, or scope of, Remedial Work or other work required to
comply with Legal Requirements, but only if, and to the extent, the costs of
such Remedial Work or other work is included within Operating Expenses
hereunder);

     

    (J)    
       leasing and brokerage commissions, and
any costs and expenses incurred in connection with (i) the negotiation or
enforcement of any leases or prospective leases, and/or (ii) any negotiations or
disputes with tenants or other occupants of the Property or prospective tenants
or other occupants of the Property;

     

    (K)          any
costs of any lease concessions or inducements, including workletters and work
allowances, any costs of obtaining any temporary or permanent certificates of
occupancy for any tenant or other occupant(s) and/or any other costs of
renovating or otherwise improving or decorating or redecorating any part of the
Property (including the Base Building and/or the Common Areas) for any
particular tenant(s) or other occupant(s) of the Property;

     

    (L)           amortization
(except as set forth in Section 2.2(c)(3))and
depreciation;

     

    (M)         costs
incurred due to the violation by Landlord or any tenant or other person of the
terms and conditions of any lease or other agreement pertaining to the Property
or of any Legal Requirement;

     

    (N)
         fines or penalties incurred due
to the Property being in violation of Legal Requirements;

     

    (O)          costs
incurred due to acts of any tenant or other occupant causing an increase in the
rate of insurance on the Building or its contents;

     

    (P)           any
amounts paid to any Landlord Party or any Affiliate of Landlord for goods,
services or other items, to the extent such amounts exceed the amounts which
would have been paid or incurred for such goods, services or other items if the
same had been furnished by unrelated and unaffiliated third parties on a
arms-length basis;

     

    (Q)           management
fees other than those expressly included in Operating Expenses pursuant Section 2.2(c)(1)(viii)
above, as well as (i) any actual or deemed rental payment for a building
management office except as expressly included in Operating Expenses pursuant
Section 2.2(c)(1)(ix)
above, and (ii) any costs or expenses for services that are normally performed
by a management company, without separate charge, when retained under a
management agreement providing for a management fee equal to two and one-half
percent (2-1/2%) of gross revenues for the property;

     

    (R)           principal,
points, fees and interest on any Mortgage or other debt;

     

    
      
        
        

      

      
        -38-

        
          

        

      

      
        
        

      

       

    

    (S)           rental
or other charges under any Overlease (other than rent payable under an Existing
Overlease, exclusive of items of additional rent which reflect a pass-through of
(i) items included in Real Estate Taxes or (ii) items otherwise included in
Operating Expenses hereunder);

     

    (T)           general
overhead and administration expenses (including any costs and expenses relating
to the preparation of partnership, corporate or limited liability company tax or
disclosure statements, or other filings relating to the corporate, partnership
or other organization status of Landlord or any Landlord Party);

     

    (U)           any
compensation paid to clerks, attendants or other persons in commercial
concessions operated by Landlord;

     

    (V)           any
costs or expenses to the extent Landlord is entitled to payment or reimbursement
thereof from any tenant or other occupant, insurer or other person (other than
from a tenant or other occupant through payment of its proportionate share of
Operating Expenses);

     

    (W)         any
costs incurred in installing, operating and maintaining any specialty facility,
including an observatory, broadcasting facilities (other than the Building’s
music system, life support and security system), child-care facilities, and, to
the extent not available to Tenant (or, if available to Tenant, Tenant
nevertheless elects not to, and does not, utilize the same), the costs of any
luncheon club, athletic or recreational club or facility;

     

    (X)          any
expenses in connection with Separate Charge Parking Areas, except to the extent,
if any, that such expenses exceed all income in connection with such Separate
Charge Parking Areas;

     

    (Y)           any
fines, penalties, legal judgments or settlements or causes of action by or
against Landlord, any Landlord Party or the Property; and

     

    (Z)           Real
Estate Taxes (as well as any taxes or charges expressly excluded from the
definition of Real Estate Taxes, as set forth in Section 2.3(b)
below), and any fines, penalties or interest payable in connection
therewith;

     

    (AA)       any
costs relating to any sale, financing or re-financing relating of, or involving,
the Property or any interest in Landlord or any Landlord Party;

     

    (BB)        costs
of any insurance, other than those expressly included in Operating Expenses
pursuant Section 2.2(c)(1)(vii)
above;

     

    (CC)        any
costs (i) attributable to Landlord’s violation of one or more provisions of this
Lease (including any failure by Landlord to comply with the terms of Section 2.2(d)
below), (ii) attributable to Landlord’s default under other lease or other
contract relating to the Real Property, or (ii) attributable to Landlord’s
willful misconduct or negligence; and

     

    
      
        
        

      

      
        -39-

        
          

        

      

      
        
        

      

    

     

    (DD)  
    any overhead and profit associated with employees of
Landlord (or employees of the Property Manager, employed on Landlord’s behalf)
who are engaged in the operation, management, repair and maintenance of the
Property.

     

    (3)           Anything
contained in the provisions of Section 2.2(c)(1) or
Section
2.2(c)(2) above notwithstanding, Operating Expenses shall not include any
costs for alterations, repairs and/or replacements or any other costs that are
considered capital expenditures under GAAP (including capital improvements,
capital repairs, capital equipment and capital tools), except as expressly
permitted under the following provisions of this Section 2.2(c)(3).
Operating Expenses shall include the costs incurred by Landlord for any OE
Includable Capital Item, but
only as amortized over the useful life of such OE Includable Capital Item
(determined in accordance with GAAP), together with interest thereon at the
Prime Rate (i.e., there
shall be included in Operating Expenses for each calendar year occurring within
the period of the useful life of such OE Includable Capital Item, an amount
equal to the sum of all the principal and interest payments which would have
been payable during such calendar year under a hypothetical loan (w) in an
original principal amount equal to the costs of such OE Includable Capital Item,
(x) which was funded on the first day of such useful life and has a term equal
in length thereto, (y) bearing interest at the Prime Rate (determined as of the
first day of such useful life), and (z) providing for level monthly payments of
principal and interest sufficient to fully amortize such loan over its term). As
used herein, the term “OE Includable Capital
Item” shall mean either of the following:

     

    (A)          any
Remedial Work to the Common Areas (excluding Common Areas on floors not leased
in whole or in part by Tenant), but only if (i) Landlord’s failure to perform
the Remedial Work constitutes a violation of Legal Requirements, (ii) Landlord
is required to perform the Remedial Work by any notice of violation, order,
decree, permit, rule or regulation issued by any Governmental Authority, or
(iii) Landlord’s failure to perform the Remedial Work would endanger the health,
safety or welfare of any person on or about the Property; or

     

    (B)           any
other repair or replacement of a capital nature, structural and non-structural,
ordinary and extraordinary, foreseen and unforeseen, made by Landlord to the
Base Building or the Common Areas (excluding Common Areas on floors not leased
in whole or in part by Tenant) to the extent necessary to operate, repair and
maintain the Property in conformity with the requirements of this Lease and in
accordance with the accepted principles of sound property management (determined
with reference to the operation, repair and maintenance of Comparable
Buildings), excluding, however, any such repair or replacement which (aa)
expands the Net Rentable Area of the Property, (bb) except as otherwise
expressly required by this Lease, upgrades or improves the general character or
quality of the Property, or (cc) was not properly included within the Final
Budget (and without a Tenant Budget Objection being noted thereon with respect
to the same, other than a Tenant Budget Objection which was subsequently
resolved in favor of Landlord).

     

    (4)           If
(i) any particular item of cost incurred by, or on behalf of Landlord, is only
attributable, in part, to the operation, management, repair and maintenance of
the Property, and, in part, to the operation, management, repair and maintenance
of one or more other properties owned or operated by Landlord or any Affiliates
of Landlord, and (ii) such item of cost is otherwise includable in “Operating
Expenses” (based on the foregoing Sections 2.2(c)(1),
(2) and (3), sequentially applied), then
item of cost shall be allocated between the Property and such other property or
properties, on a fair and equitable basis.

     

    
      
        
        

      

      
        -40-

        
          

        

      

      
        
        

      

    

     

    (5)           Whenever
this Section 2.2(c)
requires that a particular item(s) of cost is to be allocated on a “fair and equitable basis”,
the same shall be deemed to require that such item(s) of cost be allocated
reasonably, (i) using an allocation method based on the comparative measure(s)
that best reflect the appropriate portion of such item(s) of cost that should be
included within “Operating Expenses” (e.g., time, square footage
and/or other measure as appropriate), and that is consistently applied from
calendar year to calendar year, and (ii) otherwise in a manner that does not
result in a profit to Landlord, result in a disproportionate burden to Tenant,
or result in a disproportionate benefit to any other person(s) or
propert(ies).

     

    (d)           Landlord
shall use its reasonable efforts to make payments on account of Operating
Expenses in a time and manner to obtain the appropriate discounts or rebates
available.  Landlord shall operate the Property in an efficient manner
and exercise reasonable efforts to minimize Operating Expenses consistent with
maintaining services at a level consistent with Comparable
Buildings.

     

    (e)           If,
during any calendar year, the Property is less than ninety five (95%) occupied,
then appropriate adjustments shall be made (on a consistent basis from calendar
year to calendar year) to those components of Operating Expenses which vary with
Building occupancy, so as to calculate Operating Expenses as though the Building
had been ninety five percent (95%) occupied during such calendar year. The
percentage of Building occupancy during any calendar year shall be determined by
adding together the total leased space on the first day of each month during
such year and dividing by twelve (12). The foregoing notwithstanding, for any
calendar year, Landlord shall not recover from Tenant and other the tenants and
occupants of the Property, collectively, an amount in excess of one hundred
percent (100%) of the total Operating Expenses with respect to the
Property.

     

    (f)       
    Within ninety (90) days after the end of each calendar
year during the Term or as soon thereafter as possible in the exercise of
reasonable diligence (but, in all events, not later than one hundred twenty
(120) days after the end of the calendar year), Landlord shall provide Tenant a
statement (the “Operating Expense
Statement”) prepared by Landlord (i) showing Operating Expenses for such
calendar year broken down by component expenses, in reasonable detail, (ii)
calculating Tenant’s Operating Expense Share for such calendar year, and (iii)
reconciling the same with the Monthly Estimated OE Payments for such calendar
year. The Operating Expense Statement shall be accompanied by a written
certification of Landlord’s controller, or other financial officer knowledgeable
of the facts certified to therein, certifying to Tenant that, to the best of his
or her knowledge, the Operating Expense Statement has been prepared in
accordance with the definitions and provisions pertaining to Operating Expenses
contained in this Lease. If, for any calendar year, the Operating Expense
Statement indicates that Tenant’s Operating Expense Share exceeds the Monthly
Estimated OE Payments theretofore made (any such excess being herein called an
“OE
Underpayment”), then Tenant shall pay the amount thereof to Landlord
within thirty (30) days after delivery of the Operating Expense Statement. If,
for any calendar year, the Operating Expense Statement indicates that the
Monthly Estimated OE Payments theretofore made exceed the Tenant’s Operating
Expense Share (any such excess being herein called an “OE Overpayment”),
then Landlord, together with such Operating Expense Statement, shall pay the
amount thereof to Tenant; it
being further agreed that if OE Overpayment exceeds five percent (5%) of
Tenant’s Operating Expense Share, then Landlord, together with its aforesaid
payment to Tenant in the amount of the OE Overpayment, shall also pay to Tenant
interest thereon, computed at the Prime Rate, for the period from July 1st of
calendar year to which the Operating Expense Statement relates to the date that
Landlord makes such aforesaid payment.

     

    
      
        
        

      

      
        -41-

        
          

        

      

      
        
        

      

    

     

    (g)           (1)           If,
for any calendar year, Landlord shall fail to deliver an Operating Expense
Statement on or prior to the date that is one hundred twenty (120) days after
the end of the calendar year, then (i) Landlord shall still be obligated to
deliver an Operating Expense Statement for such calendar year, and (ii)
Landlord, together with such Operating Expense Statement, shall refund to Tenant
the amount of such OE Overpayment, together with interest on the amount thereof
at the Applicable Rate (rather than at the Prime Rate as provided in Section 2.2(f)
above) for the period from July 1st of
calendar year to which the Operating Expense Statement relates to the date that
Landlord makes such refund.

     

    (2)           After
delivery of an Operating Expense Statement for any calendar year, Landlord shall
have the right to amend the same, subject, however, to the following provisions
of this Section 2.2(g)(2).
Notwithstanding any other provision of this Lease, Landlord shall be estopped
from amending, and hereby waives the right to amend, any Operating Expense
Statement not amended by Landlord within two (2) years after the end of the
calendar year to which said Operating Expense Statement applies, nor shall
Landlord have the right through any other procedures or mechanism to collect any
Operating Expense not included on the pertinent Operating Expense Statement
after the second (2nd)
anniversary of the last day of the calendar year to which said Operating Expense
Statement applies, unless before said second (2nd)
anniversary Landlord has delivered to Tenant a revised  Operating
Expense Statement reflecting such revised Operating Expense (with a reasonably
detailed explanation of the reasons for any such revision) and made a written
demand for payment of said Operating Expense.

     

    (h)           Any
Operating Expense Statement or other notice from Landlord pursuant to this Section 2.2
shall be subject to Tenant’s rights of review and audit set forth in Section 2.5
hereof. Pending the resolution of any dispute, however, Tenant shall make
payments in accordance with said Operating Expense Statement or other
notice.

     

    
      	
              2.3

            	
              Real Estate
      Taxes

            

    

     

    (a)           Tenant
shall pay to Landlord, as Additional Rent, an amount equal to Tenant’s Occupancy
Percentage of each component of Real Estate Taxes as same becomes due and
payable from time to time for each fiscal period fixed by any taxing authority
with respect to such component of Real Estate Taxes (each a “Fiscal Period”) that
occurs during the Term as hereinafter provided (the amount so payable by Tenant
for such component being herein called “Tenant’s Tax Share”).
In respect of any Fiscal Period that begins prior to the first day of the Term,
or ends later than the last day of the Term, the Tenant’s Tax Share shall be
prorated to correspond to that portion of such Fiscal Period occurring within
the Term. Tenant shall pay Tenant’s Tax Share for each such Fiscal Period
pursuant to the following provisions:

     

    
      
        
        

      

      
        -42-

        
          

        

      

      
        
        

      

    

     

    (1)           For
the first Fiscal Period occurring during the Term (i.e., the Fiscal Period
within which the Commencement Date occurs), Tenant’s Tax Share shall be paid on
the Commencement Date (and, if applicable, adjusted) pursuant to the
apportionment provisions of the Purchase Agreement.

     

    (2)           For
each subsequent Fiscal Period, upon receipt of any invoice or bill for such
component of Real Estate Taxes, Landlord shall deliver to Tenant a written
statement (the “Tax
Statement”) which shall (A) set forth (i) the amount of such Real Estate
Tax component (determined consistent with definition of Real Estate Taxes set
forth below and the invoices in respect of such component theretofore received
by Landlord), (ii) Tenant’s Tax Share (consistent therewith, and assuming the
then applicable Tenant’s Occupancy Percentage), and (iii) the due date of such
component of Real Estate Taxes, and (B) include a copy of such invoice or
bill.  Tenant, within thirty (30) days after its receipt such Tax
Statement shall pay to Landlord the amount of Tenant’s Tax Share indicated by
the Tax Statement; provided, however, that if such
component has a due date that is more than sixty (60) days after the rendering
of such Tax Statement, then Tenant may defer the payment of Tenant’s Tax Share
until the date that is thirty (30) days prior to the due date of such component
of Real Estate Taxes.

     

    (3)           If,
after the delivery of any Tax Statement for any component of Real Estate Taxes
for any Fiscal Period, there shall occur any decrease in such component of Real
Estate Taxes in respect of such Fiscal Period (including a decrease therein
resulting from any net refund of such component of Real Estate Taxes), then
Landlord shall promptly (and, in all events, within thirty (30) days after such
decrease shall become effective) furnish to Tenant a revised Tax Statement for
such component of Real Estate Taxes for such Fiscal Period. If any revised Tax
Statement shall set forth a Tenant’s Tax Share that is less than that set forth
on the previous Tax Statement, then Landlord, together with its delivery of the
revised Tax Statement, shall pay to Tenant the amount of the difference between
the Tenant’s Tax Share set forth on the previous Tax Statement and the Tenant’s
Tax Share set forth on the revised Tax Statement.

     

    (4)           If,
after the delivery of a Tax Statement for any component of Real Estate Taxes for
any Fiscal Period, there shall occur any increase in the Real Estate Taxes in
respect of such Fiscal Period (including any increase therein resulting from an
assessment or rate adjustment), then, and in each such case, Landlord may
furnish to Tenant a revised Tax Statement for such component of Real Estate
Taxes for such Fiscal Period. If any revised Tax Statement shall set forth a
Tenant’s Tax Share that is greater than that set forth on the previous Tax
Statement, then Tenant, within thirty (30) days after the delivery of such
revised Tax Statement, shall pay to Landlord the difference between the Tenant’s
Tax Share set forth on the revised Tax Statement and the Tenant’s Tax Share set
forth on the previous Tax Statement.

     

    
      
        
        

      

      
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    (b)           “Real Estate Taxes”
shall mean all real estate taxes, assessments and other governmental levies and
charges, general and special, ordinary or extraordinary, of any kind and nature
(including any interest on such assessments whenever the same are permitted to
be paid in installments) which may presently or hereafter be imposed, levied or
assessed by any lawful taxing authorities upon or against the whole, or any
part, of the Property, including taxes imposed on (i) the gross rents or gross
receipts (but not the net income) of the Property and (ii) personal property of
Landlord which comprises part of the Property, but only to the extent that the
same would be payable if the Property were the only property of Landlord. If at
any time during the Term the present system of ad valorem taxation of real
property is changed or supplemented so that in lieu of, or in addition to, the
ad valorem tax on real property, there shall be assessed on Landlord or the
Property any new tax which, by its nature, is imposed in substitution for, or in
lieu of, the whole or any part of a tax which would otherwise have constituted a
Real Estate Tax, such new tax shall be included within the term Real Estate Taxes, but only
to the extent that the same would be payable if the Property were the only
property of Landlord. Such new taxes may include, but shall not be limited to, a
capital levy or other tax on the gross rents or gross receipts (but not the net
income) of the Property or similar tax, assessment, levy or charge measured by
or based, in whole or in part, upon any such gross rents or gross receipts.
Notwithstanding anything herein-above contained to the contrary, Real Estate Taxes shall never
include (i) any transfer, sales, excise or similar taxes (e.g., realty transfer taxes,
sales taxes, recording taxes, etc.), (ii) taxes and assessments imposed, levied
or assessed upon or against any personal property of tenants or other occupants
of the Building (or any other personal property not included within the term
Property hereunder),
(iii) federal, state and local taxes on income, (iv) death taxes (including
estate and inheritance taxes), (v) franchise taxes and the like (including
unincorporated business taxes, etc.), (vi) any other taxes imposed or measured
on or by the net income of Landlord or the net income from the operation of the
Property, (vii) any other taxes attributable to the corporate, partnership or
other organization status of Landlord or any Landlord Party (including filing
fees, etc.), or (viii) any other taxes imposed in connection with any (direct or
indirect) change of ownership of the Property. In addition, and notwithstanding
anything herein-above contained to the contrary: (1) Real Estate Taxes shall be
deemed reduced by the amount thereof, if any, that is attributable to the value
of leasehold improvements of any other tenant of the Building hereafter made (or
leasehold improvements already existing and separately charged as an expense to
be paid by such tenant) to the extent the same exceed the value of the other
leasehold improvements generally found in the Building; (2) any Real Estate Taxes for which a
discount is available for early payment shall be deemed reduced by the greatest
possible discount available to Landlord for such early payment, regardless of
when such taxes are actually paid and regardless of whether Landlord actually
obtains a discount for early payment; (3) Real Estate Taxes, for any
Fiscal Period, shall include only the amounts actually due and payable during
such Fiscal Period (determined net of any abatements, credits or offsets with
respect thereto); and (4) in the case of Real Estate Taxes that may be
paid in installments, only the amount of each installment due and payable during
a Fiscal Period shall be included in Real Estate Taxes for such
Fiscal Period.

     

    (c)  
         The rights and obligations
of the parties with respect to the contest or appeal of the validity or amount
of Real Estate Taxes by appropriate proceedings (any such contest or appeal
being herein called a “RE Tax Contest”)
shall be as follows:

     

    (1)           Landlord,
for any Fiscal Period, may, on its own initiative, bring a RE Tax Contest (any
such RE Tax Contest being herein called a “Landlord Initiated
Contest”). For each applicable Fiscal Period, Landlord shall advise
Tenant, in writing, as to whether it will elect to bring a Landlord Initiated
Contest sufficiently in advance of the applicable deadlines for bringing RE Tax
Contests such that Tenant can effectively exercise, or refrain from exercising,
its rights under the following provisions of Section 2.3(c)(2).  If
Landlord shall elect to bring a Landlord Initiated Contest, then Landlord shall
timely and diligently bring and prosecute such Landlord Initiated Contest, and
keep Tenant advised of the progress thereof. The costs of any Landlord Initiated
Contest shall, subject to the provisions of Section 2.3(c)(4),
be borne by Landlord.

     

    
      
        
        

      

      
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    (2)           If,
for any Fiscal Period, (i) Landlord shall elect not to bring a Landlord
Initiated Contest, and (ii) Tenant’s Occupancy Percentage is at least
twenty-five percent (25%), then Tenant may, by notice to Landlord, require that
Landlord bring a RE Tax Contest for such Fiscal Period (any such RE Tax Contest
being herein called a “Tenant Required
Contest”). If Tenant shall require Landlord to bring a Tenant Required
Contest, then Landlord shall timely and diligently bring and prosecute such
Tenant Required Contest, and keep Tenant advised of the progress thereof. The
costs of any Tenant Required Contest shall, subject to the provisions of Section 2.3(c)(4),
be borne by Tenant.

     

    (3)           If,
for any calendar year, Tenant’s Occupancy Percentage is at least ninety percent
(90%), then Tenant may, by notice to Landlord, require Landlord to permit Tenant
the sole and exclusive right to bring a RE Tax Contest for such Fiscal Period
(any such RE Tax Contest being herein called a “Tenant Controlled
Contest”). For each applicable Fiscal Period, Tenant shall advise
Landlord, in writing, as to whether it will elect to require Landlord to permit
Tenant the sole and exclusive right to bring a RE Tax Contest for such Fiscal
Period sufficiently in advance of the applicable deadlines for bringing RE Tax
Contests such that Landlord can effectively exercise, or refrain from
exercising, its rights under the provisions of Section 2.3(c)(1).
If Tenant shall require Landlord to permit Tenant to bring a Tenant Controlled
Contest, then Tenant shall timely and diligently bring and prosecute such Tenant
Controlled Contest, and keep Landlord advised of the progress thereof. Tenant
may bring any Tenant Controlled Contest in Landlord’s name; and Landlord shall
cooperate with Tenant in bringing and prosecuting such Tenant Controlled
Contest. The costs of any Tenant Controlled Contest shall, subject to the
provisions of Section 2.3(c)(4),
be borne by Tenant.

     

    (4)           If,
for any Fiscal Period, any RE Tax Contest shall result in a reduction in Real
Estate Taxes for such calendar year, then, after the final determination of such
RE Tax Contest, the aggregate refund monies received thereon (including any
amounts paid in respect of interest thereon) shall applied as follows: (i)
first, the same may be retained by or paid to the party or parties bearing the
costs of such RE Tax Contest, up to (but not in excess of) the reasonable
out-of-pocket costs incurred by such party or parties (and, as among the
parties, if applicable, in the same proportion as they bear such costs); and
(ii) second, the balance thereof, shall be deemed a “net refund” of Real Estate
Taxes for such Fiscal Period. Within thirty (30) days after such final
determination, Landlord shall issue a revised Tax Statement as required under
Section 2.3(a)(4)
above reflecting Real Estate Taxes after such net refund.

     

    (5)           During
the pendency of any RE Tax Contest, Tenant shall continue to make payments of
Additional Rent due pursuant to the foregoing provisions of this Section
2.3.

     

    (d)           Any
Tax Statement or other notice from Landlord pursuant to this Section 2.3
shall be subject to Tenant’s rights of review and audit set forth in Section 2.5.  Pending
the resolution of any dispute, however, Tenant shall make payments in accordance
with said Tax Statement or other notice.

     

    
      
        
        

      

      
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              2.4

            	
              Budget

            

    

     

    (a)           On
or before June 1st of each calendar year during the Term, Landlord shall deliver
to Tenant for Tenant’s review and comment, a projected Budget for the next
succeeding calendar year, except that (A) Landlord shall have no obligation to
deliver a projected Budget for balance of the 2004 calendar year (i.e., the period commencing
on the Commencement Date and ending on December 31, 2004), and (B) the projected
Budget for calendar year 2005 need only be delivered by Landlord to Tenant on or
before the date that is ninety (90) days after the Commencement Date. The term
“Budget”, for
any calendar year (as to each Budget, the “Budget Year”), shall
mean a budget for the Property for such Budget Year, showing (i) estimates, in
reasonable detail, of Operating Expenses, Tenant’s Operating Expense Share and
Real Estate Taxes for such Budget Year and Tenant’s Tax Share of all components
of Real Estate Taxes for all Fiscal Periods occurring within such Budget Year,
(ii) the estimated amount for each major category of expense that is expected to
be included in Operating Expenses for the Property for such Budget Year,
including any items that constitute OE Includable Capital Items, (iii) without
limiting the foregoing, an itemized estimate for each contemplated repair and/or
replacement to any major component of the Base Building which Landlord believes
will constitute an OE Includable Capital Item (each, a “Contemplated OE Includable
Capital Item”) (clearly distinguishing any such repair and/or replacement
item, on the one hand, from ordinary repairs and maintenance, on the other),
together with the resulting amortized amounts which would be included in
Operating Expenses during the Term under Section 2.2(c)(3)
hereof based on such Contemplated OE Includable Capital Item, assuming the same
were made in accordance with such itemized estimate and properly constituted an
OE Includable Capital Item, (iv) the estimated rates to be charged by Landlord
for Above Standard Services (including Required Above Standard Services and
other Above Standard Services then available to Tenant) for such Budget Year,
and (v) the actual amounts for all such items for the calendar year prior to the
Budget Year. It is understood and agreed by Landlord and Tenant that each Budget
shall set forth amounts for Operating Expenses and Real Estate Taxes that are
estimated, on a reasonable good faith basis, taking into consideration, among
other things, the actual Operating Expenses and Real Estate Taxes for the
calendar year prior to the Budget Year, actual known prospective increases
therein and a good faith estimate of the rate of other increases therein likely
to occur prior to, or during, the Budget Year, and a good faith estimate for
contingencies for the Budget Year, which estimate shall be no more than five
(5%) percent of the amount of the Final Budget.

     

    (b)           Tenant,
after its receipt of the proposed Budget, shall have the right (but not the
obligation) to object to any portion of the proposed Budget which fails to
reflect the provisions of this Lease (including the inclusion in Operating
Expenses or Real Estate Taxes of amounts not permitted to be so included
hereunder) (any objection by Tenant pursuant to the provisions of this sentence
being herein called a “Tenant Budget
Objection”). If Tenant elects to raise Tenant Budget Objections, then it
shall do so by notice to Landlord, which notice shall set forth the Tenant
Budget Objections, in reasonable detail, stating the basis for each Tenant
Budget Objection. Notwithstanding the foregoing, Tenant may raise the following
objections, as Tenant Budget Objections, only if Tenant’s Occupancy Percentage
is greater than twenty-five percent (25%): (1) an objection to Landlord’s
decision to make a Contemplated OE Includable Capital Item with respect to any
major component of the Base Building, as opposed to performing ordinary repairs
and/or maintenance with respect to such major component of the Base Building;
and (2) an objection to Landlord’s decision to perform ordinary repairs and/or
maintenance with respect to such major component of the Base Building, as
opposed to making a Contemplated OE Includable Capital Item with respect to such
major component of the Base Building; provided, however, that clause
(1) of this sentence shall never be deemed to preclude (regardless of Tenant’s
Occupancy Percentage) a Tenant Budget Objection relating to whether a particular
Contemplated OE Includable Capital Item, set forth in Landlord’s proposed
Budget, is in fact an OE Includable Capital Item.

     

    
      
        
        

      

      
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    (c)           Landlord
and Tenant shall negotiate in good faith to resolve all Tenant Budget Objections
with respect to the proposed Budget. If the parties shall be unsuccessful in
their efforts to resolve all Tenant Budget Objections, then, subject to the
provisions of the next succeeding sentence, all disputes with respect Tenant
Budget Objections shall be resolved in accordance with the provisions of Article XII of this
Lease. Notwithstanding the foregoing, and without regard to any arbitration
result, it is agreed that (i) with respect to any Tenant Budget Objection
described in Section 2.4(b)(1)
above, Landlord shall have the right to make a Contemplated OE Includable
Capital Item with respect to any major component of the Base Building, as
opposed to performing ordinary repairs and/or maintenance with respect to such
major component of the Base Building, if Landlord establishes, by certification
of a qualified engineer reasonably acceptable to Tenant, that such component of
the Base Building is beyond its useful life and that continued repair or
maintenance (as opposed to replacement) is not commercially practicable (it
being agreed that in any such case that Landlord, pursuant to this clause (i),
establishes the right to make a Contemplated OE Includable Capital Item with
respect to any major component of the Base Building, Tenant may still object to
the characterization of such item as an OE Includable Capital Item for purposes
of Section 2.2(c)(3)
hereof, but only if the same otherwise fails to meet one or more of the
requirements of an OE Includable Capital Item as delineated in such Section 2.2(c)(3)
hereof), and (ii) with respect to any Tenant Budget Objection described in Section 2.4(b)(2)
above, Tenant shall have the right to require Landlord to make a Contemplated OE
Includable Capital Item with respect to any major component of the Base
Building, as opposed to performing ordinary repairs and/or maintenance with
respect to such major component of the Base Building, if Tenant establishes, by
certification of a qualified engineer reasonably acceptable to Landlord, that
such component of the Base Building is beyond its useful life and that continued
repair or maintenance (as opposed to replacement) is not commercially
practicable (it being agreed that in any such case that if Tenant, pursuant to
this clause (ii), requires Landlord to make a Contemplated OE Includable Capital
Item with respect to any major component of the Base Building, Tenant may not
object to the characterization of such item as an OE Includable Capital Item for
purposes of Section 2.2(c)(3)
hereof).

     

    (d)           Within
thirty (30) days after the resolution of all Tenant Budget Objections (by
agreement of the parties or otherwise as contemplated by Section 2.4(c)
above), Landlord shall prepare and deliver to Tenant the final Budget for the
Budget Year, which final Budget shall reflect the resolution of all Tenant
Budget Objections (such final Budget, for any Budget Year, being herein called
the “Final
Budget”). Notwithstanding the foregoing, even if all of the Tenant Budget
Objections have not theretofore been resolved, Landlord, on or prior to the date
that is forty-five (45) days prior to the first (1st) day of
the Budget Year, shall nevertheless issue a Final Budget; it being agreed, in
such event, that all unresolved Tenant Budget Objections shall be duly noted
thereon.

     

    (e)           Notwithstanding
anything to the contrary contained in this Section 2.4,
Tenant’s right to receive Budgets under this Section 2.4, and
to elect to raise Tenant Budget Objections with respect thereto, are rights in
addition to (and are not intended in any manner to limit) the rights of Tenant
hereunder; and, without limiting the generality thereof, neither (i) the
issuance of any proposed Budget, (ii) Tenant’s failure to raise (or its election
not to raise) objections (or its election to raise certain objections and not
others) with respect to any proposed Budget, nor (iii) the issuance of a Final
Budget, shall, in any case, be deemed either (x) Tenant’s agreement that any
item set forth in such Budget is either properly includable within “Operating
Expense” or “Real Estate Taxes”, as the case may be, or otherwise an item by
which it is bound, or (y) a waiver by Tenant of any of its rights under any
provisions of this Lease, including the provisions of Section 2.5
hereof; provided, however, that (I) all
Contemplated OE Includable Capital Items that are included within the Final
Budget without a Tenant Budget Objection noted thereon shall be deemed an OE
Includable Capital Item (but in no event shall the amounts to be included
Operating Expenses based thereon, be deemed approved or accepted), and (II) all
resolutions of Tenant Budget Objections (by agreement of the parties or
otherwise as contemplated by Section 2.4(c)
above) shall be binding upon both Landlord and Tenant.

     

    
      
        
        

      

      
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    (f)          
 During any Tenant Management Period, Tenant shall be responsible for
preparing the Budget and Final Budget and the foregoing provisions of this Section 2.4 shall
apply mutatis mutandis,
provided that: (i) references
therein to “Landlord” shall be deemed to refer to Tenant, (ii) references
therein to “Tenant” shall be deemed to refer to Landlord, (iii) references
therein to “Tenant Budget Objection” shall be deemed to refer to a “Landlord
Budget Objection”, which term shall mean any objection by Landlord to Budget
pursuant to the provisions of the  first sentence of Section 2.4(b), (iv)
the last sentence of Section 2.4(b) shall be deemed deleted, (v) the last
parenthetical in Section 2.4(c) shall
be deemed deleted, and (vi) Section 2.4(e) shall
be deemed deleted.

     

    
      	
              2.5

            	
              Audit
      Rights

            

    

     

    (a)           
Tenant, at Tenant’s sole cost and expense, shall have the right, to be exercised
by notice given to Landlord (each, an “Audit Notice”) within
two (2) years after receipt of an Operating Expense Statement, Tax Statement or
other invoice, to audit and/or inspect (I) in the case of an Operating Expense
Statement, Landlord’s books and records pertaining to Operating Expenses for the
calendar year for which such Operating Statement is issued (and/or any other
items or matters that impact the amount of Tenant’s Operating Expense Share for
such calendar year), (II) in the case of a Tax Statement, Landlord’s books and
records pertaining to Real Estate Taxes for the calendar year for which such Tax
Statement is issued (and/or any other items or matters that impact the amount of
Tenant’s Tax Share for such calendar year), (III) in the case of any OE
Includable Capital Item(s), copies of all specifications, contracts and invoices
pertaining to the OE Includable Capital Item(s), and (IV) in the case of any
other invoice, Landlord’s books and records pertaining to any and all sums
stated to be due and owing from Tenant pursuant to such invoice (Landlord’s
books and records described in clauses (I), (II), (III) or (IV) of this
sentence, as applicable, are herein called the “Relevant Books and
Records”); provided,
that (1) such audit and/or inspection (i) commences within ninety (90)
days after the later of (x) the date of the Audit Notice, and (y) the date that
Landlord makes all the Relevant Books and Records available to Tenant consistent
with the provisions of Section 2.5(b) below,
and (ii) thereafter proceeds reasonably to conclusion, (2) Tenant may audit any
single calendar year only once in response to any particular Operating Expense
Statement, Tax Statement or other invoice (it being understood that any amended
Operating Expense Statement, revised Tax Statement or other revised or
re-submitted invoice shall be deemed a separate Operating Expense Statement, Tax
Statement or invoice, as the case may be, for purposes of this Section 2.5). Tenant
may conduct any audit or inspection of the Relevant Books and Records with
Tenant’s own employees, or through an accountant or other agent selected by
Tenant, or both in combination. With respect any such audit or inspection,
Tenant agrees to treat, and, if applicable, use all reasonable efforts to cause
its accountant or other agent, to treat, all information regarding the Relevant
Books and Records (other than information within the public domain) as
confidential; provided, however, that nothing
in this sentence shall prevent any disclosure in any dispute regarding the
Relevant Books and Records, or otherwise in any court or arbitration proceeding
under this Lease, or otherwise as required by any court or other Governmental
Authority.

     

    
      
        
        

      

      
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    (b)
          Landlord shall cause
all of its books and records which are (or may become) Relevant Books and
Records to be maintained in a complete manner, and one which will permit any
audit or inspection thereof to proceed reasonably to conclusion. Without
limiting the foregoing in any manner, the Relevant Books and Records with
respect to Operating Expenses, for any calendar year, shall include all records
and other documentation needed to ascertain that any allocation made by Landlord
with respect to the costs described in Section 2.2(c)(5)
hereof conforms to the requirements of Section 2.2(c)(5)
hereof (including, as applicable, records and documentation relating to
Operating Expenses for prior calendar years, and records and documentation
relating to other properties owned or operated by Landlord and/or Affiliates of
Landlord).

     

    (c)           Promptly
after its receipt of an Audit Notice, and until the pertinent audit or
inspection is completed, Landlord shall make all the Relevant Books and Records
continuously available to Tenant or Tenant’s agents at one (1) single business
location (which business location shall be either (i) the Property, or (ii)
Landlord’s headquarters or main office, which shall be located in the
continental United States) during Building Operating Hours (until such audit or
inspection is completed). Throughout Tenant’s conduct of any such audit or
inspection, Landlord agrees to cooperate in good faith therewith. As part of its
conduct of any such audit or inspection, Tenant or Tenant’s agents may make and
retain copies of the whole or any portion of the Relevant Books and
Records.

     

    (d)           If
Tenant’s audit or inspection of the Relevant Books and Records indicates that
Landlord’s calculation of Tenant’s Operating Expense Share for any calendar
year, Tenant’s Tax Share for any calendar year, or any other invoiced component
of Additional Rent, was overstated and resulted in Tenant overpaying the
pertinent item of Additional Rent, or Landlord has included costs in the
calculation of Tenant’s Operating Expense Share for any calendar year that are
not documented by Landlord, then (i) Landlord, within thirty (30) days after the
completion of such audit and/or inspection, shall refund to Tenant the amount of
such overpayment, together with interest on the amount thereof at the Applicable
Rate for the period from date Tenant made such payment to the date that Landlord
makes such refund, and (ii) if such overpayment exceeds four percent (4%) of the
actual amount of the pertinent item of Additional Rent, then, in addition,
Landlord, within thirty (30) days after Tenant’s request, shall pay to Tenant an
amount equal to Tenant’s reasonable out-of-pocket costs in conducting such audit
or inspection.

     

    (e)           In
any case, should Landlord disagree with the results of Tenant’s audit or
inspection, Landlord and Tenant shall refer the matter to a mutually acceptable
independent certified public accountant, who shall work in good faith with
Landlord and Tenant to resolve the discrepancy. The fees and costs of such
independent accountant to which such dispute is referred shall be borne by the
unsuccessful party and shall be shared pro rata to the extent each party is
unsuccessful as determined by such independent certified public accountant,
whose decision shall be final and binding.

     

    
      
        
        

      

      
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    ARTICLE
III

    BUILDING SERVICES, IDENTITY,
SIGNAGE, AND MANAGEMENT

     

    
      	
              3.1

            	
              Building Standard and
      Above Standard Services

            

    

     

    During
the Term, Landlord shall furnish the following services to Tenant:

     

    (a)           Building Standard
Services.  Landlord shall furnish the following services to
Tenant throughout the Term (“Building Standard
Services”), all of which shall comply with and shall be subject to Legal
Requirements and, except as expressly provided to the contrary in this Section 3.1(a),
shall be equal to or exceed services customarily provided for Comparable
Buildings:

     

    (i)       
     At all times, hot (i.e., thermostat set in the
range of 105° to 110° Fahrenheit for comfort and energy conservation purposes
but with the capability to produce hot water for specified purposes at 140°
Fahrenheit if requested by Tenant) and cold domestic water in, and for, (x) all
restrooms, drinking fountains, kitchen and pantry areas (and other areas or
facilities requiring domestic water) within the Leased Premises, and (y) all
restrooms, drinking fountains, kitchen and pantry areas (and other areas or
facilities requiring domestic water) located in Common Areas.

     

    (ii)       
    During Building Operating Hours, HVAC service to the
Leased Premises and the Common Areas of the Building sufficient to maintain
temperatures that are reasonably required for comfortable use and occupancy
thereof, in conformity with the standards and specification in effect on the
Commencement Date (such HVAC service, as to the Leased Premises, being herein
called “Building
System HVAC Service”).

     

    (iii)           Electric
lighting service for the Common Areas, including the Parking Areas, and, as more
particularly set forth in subsection (vi) below, the Leased Premises, all in
conformity with the practices for the Property on the Commencement
Date.

     

    (iv)           Janitorial
service to the Leased Premises and the Common Areas in conformity with the
janitorial specifications for the Property as set forth in Exhibit C hereto;
provided, however, that (A)
Tenant, from time to time, shall have the right, upon sixty (60) days written
notice to Landlord, to elect to separately contract for janitorial services for
the Leased Premises, and, if Tenant makes such election, then, during all such
periods that such election is in effect, Operating Expenses shall exclude the
cost of providing janitorial services to the Leased Premises and all other
Leasable Areas (and the calculation of the Monthly Estimated OE Payments and
Tenant’s Operating Expense Share shall be adjusted accordingly), and (B) during
any Tenant Management Period, Tenant, in addition, shall, from time to time,
have the right, upon sixty (60) days written notice to Landlord, to take over
responsibility for providing janitorial services for the Property, and, if
Tenant makes such election, then, during all such periods for which such
election is in effect, (I) Operating Expenses shall exclude the cost of
providing janitorial services to the Property (and the calculation of the
Monthly Estimated OE Payments and Tenant’s Operating Expense Share shall be
adjusted accordingly), and (II) Landlord shall reimburse Tenant an amount equal
to the sum of (aa) the reasonable costs incurred by Tenant in providing such
janitorial services to the Leasable Areas outside the Premises, plus (bb) the
excess of (x) the
reasonable costs incurred by Tenant in providing such janitorial services to the
Common Areas, over (y)
Tenant’s Occupancy Percentage of such reasonable costs.

     

    
      
        
        

      

      
        -50-

        
          

        

      

      
        
        

      

       

    

    (v)           Access
control services for the Building providing Tenant and its employees access to
the Leased Premises and the Common Areas at all times; it being understood that
Tenant shall have the right, at Tenant’s sole cost and expense, to install and
operate such additional access control systems as it shall determine desirable
for the purpose of limiting access to or within the Leased Premises, so long as
any additional access control systems installed by Tenant are monitored and
maintained by Tenant at Tenant’s sole expense.

     

    (vi)           At
all times, electricity to Tenant (for use within the Leased Premises and in
connection with any Tenant Property located outside of the Leased Premises that
consumes electricity), it being agreed that (A) dedicated electrical capacity
shall be available to Tenant therefor, at all times, in an amount not less than
the dedicated electrical capacity available therefor on the Commencement Date
(such dedicated electrical capacity being herein called “Tenant’s Dedicated
Electrical Capacity”) (it being agreed that Tenant’s Dedicated Electrical
Capacity shall not be deemed to include any electrical capacity available for
any Common Areas and/or the operation of any Building Systems), and (B) such
electricity shall be made available to Tenant at, and transformed to, a panel
box(es) located in the core of each floor of the Building on which the Leased
Premises are located (and/or such other panel box(es) servicing the Leased
Premises on the Commencement Date). Without limiting the foregoing, Landlord
shall have the right, but not the obligation, at Landlord’s sole cost and
expense, to install and operate one or more electrical submeters to separately
measure Tenant’s electrical consumption with respect to the Leased Premises and
any Tenant Property located outside of the Leased Premises, but in no event any
electrical consumption attributable to the Common Areas or the operation of any
Building Systems (such submeter(s) being herein collectively called the “Premises Submeter”),
but only if Landlord likewise installs one or more electrical submeters to
separately measure the electrical consumption of all other tenants or occupants
of the Property (which, in all events, shall include all electrical demand and
consumption with respect to all Leasable Areas, other than the Leased Premises,
even if vacant, and with respect to all property belonging to any such other
tenants or occupants located outside of Leasable Areas) (such submeter(s) being
herein called the “Other Leasable Area
Submeters”). If Landlord installs and operates both the Premises
Submeters and the Other Leasable Area Submeters (collectively, the “Leasable Area
Submeters”) pursuant to the preceding sentence, then, during all periods
that all the Leasable Area Submeters are operational, (I) Operating Expenses
shall not include any costs of any electricity, the consumption of which is
being measured (or which is required to be measured) by any of the Leasable Area
Submeters (and the calculation of the Monthly Estimated OE Payments and Tenant’s
Operating Expense Share shall be adjusted accordingly), and (II) Tenant, in
respect of Tenant’s electrical usage, shall pay to Landlord, as Additional Rent,
for any billing period, within thirty (30) days following Tenant’s receipt of
Landlord’s billing statement therefor (each, a “Landlord Electrical
Invoice”), an amount equal to (a) the product of (x) Tenant’s
consumption of electricity, as measured, in KWHs, by the Premises Submeter for
such billing period, multiplied by (y) Landlord’s
Average Cost Per KWH for such billing period, plus (b) if applicable, any sales
tax or other charges payable, by law, on the amount described in clause (a) of
this sentence. As used herein, the term “Landlord’s Average Cost Per
KWH”, for any billing period, shall mean an amount equal to the quotient
obtained by dividing
(1) the total dollar amount charged to Landlord by the electric utility company
serving the Property (the “Electric Utility
Company”) for all electricity furnished to the Property for such billing
period, as shown on the Electric Utility Company’s bill therefor (excluding,
however, the amount of any sales tax or other charges payable, by law, which may
be payable pursuant to such bill), by (2) the total number of
kilowatt hours (“KWHs”) of electricity
consumed by or in the Property during such billing period, as shown on the
Electric Utility Company’s bill therefor. Landlord’s Electrical Invoice, for any
billing period, shall (aa) separately set forth (xx) Tenant’s consumption of
electricity, as measured, in KWHs, by the Premises Submeter for such billing
period, (yy) Landlord’s Average Cost Per KWH for such billing period, and a
reasonably detailed computation thereof, and (zz) the sales tax or other charges
payable, by law, that are payable by Tenant pursuant to such invoice (and
Landlord covenants to remit to the appropriate governmental agency, all such
sales tax and other charges paid by Tenant pursuant to such invoice), and (bb)
be accompanied by the Electric Utility Company’s bill for such billing period.
Notwithstanding the foregoing, during any Tenant Management Period, Tenant
shall, from time to time, have the right, upon sixty (60) days written notice to
Landlord, to take over responsibility for making payments directly to the
Electric Utility Company providing the electric service to the Property, and, if
Tenant makes such election, then, during all such periods for which such
election is in effect, (I) Operating Expenses shall exclude the cost of
providing electricity (and the calculation of the Monthly Estimated OE Payments
and Tenant’s Operating Expense Share shall be adjusted accordingly), and (II)
Landlord shall reimburse Tenant an amount equal to the excess of (x) the reasonable
costs incurred by Tenant in providing electricity, over (y) Tenant’s Occupancy
Percentage of such reasonable costs. In addition, Tenant shall indemnify and
hold harmless Landlord from and against all third party claims (including claims
by other tenants or occupants of the Property) arising out of or relating to any
failure or alleged failure to adequately provide the electricity during such
periods for which such election is in effect.

     

    
      
        
        

      

      
        -51-

        
          

        

      

      
        
        

      

    

     

    (vii)           Security
for the Property (including the Building, the Leasable Areas therein and the
Common Areas, including the Parking Areas) and/or for the enforcement and
control of Parking Areas, all substantially similar to the security services
existing on the Commencement Date (such security being herein called the “Property Security”);
it being agreed that
any additional security (above the Property Security) required for the Leased
Premises in order to comply with Legal Requirements in effect from time to time
pertaining to banking security systems, devices, services, equipment and
procedures, or as otherwise deemed necessary by Tenant, shall be the sole
responsibility of Tenant, and not part of the Property Security, and Landlord
shall have no responsibility or liability therefor. Notwithstanding the
foregoing, during any Tenant Management Period, Tenant shall, from time to time,
have the right, upon sixty (60) days written notice to Landlord, to take over
responsibility for providing the Property Security, and, if Tenant makes such
election, then, during all such periods for which such election is in effect,
(I) Operating Expenses shall exclude the cost of providing the Property Security
(and the calculation of the Monthly Estimated OE Payments and Tenant’s Operating
Expense Share shall be adjusted accordingly), and (II) Landlord shall reimburse
Tenant an amount equal to the excess of (x) the reasonable costs incurred by
Tenant in providing the Property Security, over (y) Tenant’s Occupancy
Percentage of such reasonable costs. In addition, Tenant shall indemnify and
hold harmless Landlord from and against all third party claims (including claims
by other tenants or occupants of the Property) arising out of or relating to any
failure or alleged failure to adequately provide the Property Security during
such periods for which such election is in effect.

     

    
      
        
        

      

      
        -52-

        
          

        

      

      
        
        

      

       

    

    (viii)        All
bulb and ballast replacement in all Common Areas and Building Standard bulb and
ballast replacement in the Leased Premises, it being understood that replacement
of all fluorescent, incandescent, halogen and other types of bulbs and ballasts
in all fixtures existing in the Leased Premises as of the Commencement Date
shall be deemed to be Building Standard and that Landlord shall not be obligated
to replace any bulbs and ballasts in Tenant’s furniture or furnishings in the
Leased Premises.

     

    (ix)           At
all times, passenger elevator service to the Leased Premises, subject, outside
of Building Operating Hours, to (x) temporary cessation for ordinary repair and
maintenance (but, as to each floor of the Building on which the Leased Premises
are located, such temporary cessation for ordinary repair and maintenance shall
not occur simultaneously for all passenger elevator cabs serving such floor) and
(y) reasonable security measures consistent with those generally being employed
at Comparable Buildings.

     

    (x)           
Maintenance and cleaning of the Property (including the Base Building and the
Common Areas, including (aa) the Common Areas on each floor of the Building on
which any part of the Leased Premises is located, (bb) the Parking Areas and
(cc) all exterior landscaped portions on the Land or immediately adjacent
thereto).

     

    (xi)           During
Building Operating Hours, non-exclusive use (in common with Landlord and other
tenants or occupants of the Property) of the Building’s loading dock(s), freight
elevator(s) and related facilities (if and to the extent that such the same
either exist on the Commencement Date or are hereafter constructed)
(collectively, the “Building’s Loading &
Delivery Facilities”), which use shall be without charge, on first-come,
first-serve basis, and shall otherwise be subject to the Building
Rules.

     

    (xii)          At
all times, sanitary sewer service to the Leased Premises and Common
Areas.

     

    (xiii)         Trash
removal from the Property at designated locations; provided, however, that Tenant,
from time to time, shall have the right, upon sixty (60) days written notice to
Landlord, to elect to separately contract for trash removal services for the
Leased Premises, and, if Tenant makes such election, then, during all such
periods that such election is in effect, Operating Expenses shall exclude the
cost of providing trash removal services to the Leased Premises and all other
Leasable Areas (and the calculation of the Monthly Estimated OE Payments and
Tenant’s Operating Expense Share shall be adjusted accordingly).

     

    (xiv)         Snow
and ice removal services as required to maintain safe access to the Property at
all times during Building Operating Hours.

     

    (xv)          Appropriate
precautionary measures to protect the Property from windstorm, hurricanes,
flooding and other predictable natural disasters as customarily taken by prudent
property owners at Comparable Buildings or as may be required by the insurance
provider for the Property.

     

    
      
        
        

      

      
        -53-

        
          

        

      

      
        
        

      

    

     

    (xvi)         Maintenance,
service and testing of any electric generation systems and equipment to the
extent such equipment and systems serve the Common Areas, Leased Premises and
Leasable Areas of the Building (and not exclusively the Leased
Premises).

     

    (xvii)        Life
safety services (through fire alarm systems, energy management systems, etc.) as
provided as of the Commencement Date, and, thereafter, as needed to provide such
services at level consistent with Comparable Buildings.

     

    (xviii)       Other
utilities and services provided to Tenant, the Leased Premises or the Common
Areas, as of the Commencement Date, including, if applicable, gas, steam, fuel
oil, etc.

     

    Landlord
and Tenant acknowledge that Tenant owned and operated the Property prior to the
Commencement Date, and Tenant is fully aware of the capabilities and limitations
of the Building Systems as of the Commencement Date. Nothing in this Section 3.1(a)
shall be deemed to be a covenant or agreement of Landlord, or a representation
or warranty of Landlord, express or implied, that Landlord shall upgrade the
Building Systems so that the same will hereafter be capable of greater
performance then the same are capable of on the Commencement Date, and if the
particular standards or specifications herein-above set forth for any Building
Standard Service can not be furnished without such an upgrade, then,
notwithstanding the foregoing provisions of this Section 3.1(a),
Landlord need only provide such service at the highest level (or the level
closest to such standards or specifications) which can be provided without such
an upgrade (but, in all events, at a level at least equal to that being provided
as of the Commencement Date). With respect to the Building Standard Services
referenced in Section 3.1(a)(i),
(ii), (v) and (ix), Landlord shall furnish such services in such
quantities and at such levels that are at least equal to the quantities and
levels being furnished at the Property immediately prior to the Commencement
Date, with Tenant acknowledging and agreeing that Landlord shall not be required
to provide during the Term greater quantities or higher levels of service than
is capable of being provided through the Building Systems as the same exist as
of the Commencement Date, and that Landlord has no obligation to replace or
improve such Building Systems other than in the ordinary course as may be
consistent with sound building management practices or as required by Section 5.5
hereof.

     

    (b)           (1)           If
Tenant requires electricity for use in the Leased Premises in excess of Tenant’s
Dedicated Electrical Capacity, and such required additional electrical capacity
is then available at the Property or can be obtained for the Property by
Landlord from the Electric Utility Company, then Landlord shall, upon Tenant’s
request and at Tenant’s sole cost and expense, furnish and install, or cause to
be furnished and installed, the additional equipment (if any) that is reasonably
required to furnish such additional electrical capacity to the Leased Premises
(including, as needed, wires, risers, conduits, feeders, switchboards and
circuit panels), whereupon Tenant’s Dedicated Electrical Capacity shall be
automatically increased by such additional electrical capacity.

     

    (2)           Tenant,
from time to time, shall have the right to install within the Leased Premises
(at locations selected by Tenant), or within the Common Areas, or on the
grounds, or roof of the Building, subject to Landlord’s approval not to be
unreasonably withheld or delayed, one or more supplemental HVAC units, together
with the equipment pads, ducts and other equipment needed to accommodate the
equipment and distribute and vent the air generated thereby (collectively, the
“Tenant’s Supplemental
HVAC Equipment”) for the purpose of providing additional HVAC service
(i.e., HVAC service in
addition to the Building System HVAC Service) for the Leased Premises or any
portion thereof.

     

    
      
        
        

      

      
        -54-

        
          

        

      

      
        
        

      

    

     

    (3)           If
the Building Systems, as of the date hereof, shall include any chilled or
condenser water system (herein called the “Building’s CW
System”), then Tenant, in connection with the operation of any Tenant’s
Supplemental HVAC Equipment, then Landlord, as a Building Standard Service,
shall furnish chilled or condenser water therefrom to Tenant, at a level equal
to the level that is being furnished to Tenant therefrom on the Commencement
Date (such level being herein called “Tenant’s Allotted CW
Capacity”) and at the times that such Tenant's Allotted CW Capacity is
being furnished, or made available, on the Commencement Date, without charge to
Tenant. If, at any time hereafter, Tenant, by notice to Landlord, may request an
increase in Tenant’s Allotted CW Capacity, and, in any such case, (i) if, at the
time of such request, the Building’s CW System has sufficient available capacity
to permit the requested increase, then Tenant’s Allotted CW Capacity shall be
automatically increased by the requested increase, or (ii) if, at the time of
such request, the Building’s CW System does not have sufficient available
capacity to permit the requested increase, then Landlord shall so notify Tenant,
which notice shall indicate whether or not the Building’s CW System is
susceptible of an upgrade which would create sufficient available capacity to
permit the requested increase. In any case that Landlord’s notice to Tenant
shall indicate that the Building’s CW System is susceptible of an upgrade,
Tenant shall have to authorize such an upgrade be effected, in which event
Landlord, at Tenant’s sole cost and expense, shall cause such upgrade to be
effected with reasonable dispatch, whereupon Tenant’s Allotted CW Capacity shall
be automatically increased by such requested increase.

     

    (c)           (1)           If
and to the extent requested by Tenant from time to time and to the extent the
same are reasonably available, Landlord shall provide Tenant with services in
excess of Building Standard Services as described in Section 3.1(a)
and Section
3.1(b)(3) hereof (“Above Standard
Services”). All of the costs incurred by Landlord in connection with
providing any special Tenant services shall be paid by Tenant as Above Standard
Services Rent, including costs that would not have been incurred but for
Tenant’s request for Above Standard Services. Landlord’s charges for Above
Standard Services may be established and revised from time to time by Landlord;
provided that at no time shall Landlord’s charges for Above Standard Services
exceed Landlord’s actual out-of-pocket costs, nor shall Landlord (i) include any
overhead or profit in the calculation of Above Standard Services costs or (ii)
charge Tenant at a higher rate for Above Standard Services than Landlord charges
any other tenant of a Building for comparable services.

     

    (2)           Notwithstanding
the provisions of Section 8.1(c)(1)
above, or anything else to the contrary contained in this Lease, Landlord shall
be required to furnish the following Above Standard Services (herein called the
“Required Above
Standard Services”), upon the following terms and
conditions:

     

    
      
        
        

      

      
        -55-

        
          

        

      

      
        
        

      

    

     

    (A)           If
Tenant shall request that Building System HVAC Service be furnished to the
Leased Premises during times other than during Building Operating Hours (such
service, during such times, being herein called “OT Building System HVAC
Service”), then Landlord shall furnish OT Building System HVAC Service to
Leased Premises during such time or times, consistent with such request and the
foregoing specifications. Tenant shall request OT Building System HVAC Service
no later than 3:00 p.m. on the Business Day for which the same is requested, or
no later than 3:00 p.m. on the last preceding Business Day, in any case where OT
Building System HVAC Service is requested for any day that is not a Business
Day. Tenant, in respect of OT Building System HVAC Service requested and
furnished, shall pay to Landlord an hourly charge therefor, as Above Standard
Services Rent, for each hour that OT Building System HVAC Service was requested
and furnished, which hourly charge, during any calendar year, shall be at the
rate(s) therefor set forth in the Final Budget for such calendar year, and shall
not, in any event, exceed the hourly charge generally applicable in Comparable
Buildings for overtime HVAC service or other tenants or occupants of the
Property.

     

    (B)           If
Tenant shall request use of the Building’s Loading & Delivery Facilities
during times other than during Building Operating Hours, then Landlord shall
make the same available to Tenant to use the same during such times; subject to
availability, which shall be on a first-reserved, first served, basis as amongst
the tenants and other occupants of the Property. Tenant shall make such a
request no later than 3:00 p.m. on the Business Day for which such use is
requested, or no later than 3:00 p.m. on the last preceding Business Day, in any
case where such use is requested for any day that is not a Business Day.
Tenant’s use of the Building’s Loading & Delivery Facilities outside of
Building Operating Hours shall be without charge, except that Tenant shall
reimburse Landlord, as Above Standard Services Rent, for the actual, reasonable
out-of-pocket costs to third parties (without allowance for overhead or profit)
to furnish such service to Tenant.

     

    (C)           If
Tenant shall request chilled or condenser water from the Building’s CW System
during times other than the times that chilled or condenser water is furnished,
or made available, to Tenant on the Commencement Date, then Landlord shall
furnish same to Tenant during such other times; provided, however, that if
Landlord is not then generally furnishing, or making available, chilled or
condenser water during such other times without an additional charge, then
Tenant shall pay Landlord an hourly charge therefor, as Above Standard Services
Rent, for each hour that chilled or condenser water was requested and furnished
during such other times, which hourly charge, during any calendar year, shall be
at the reasonable rate(s) therefor set forth in the Final Budget for such
calendar year, but shall not, in any event, exceed either (x) the hourly charge
generally applicable in Comparable Buildings for overtime chilled or condenser
water service or (y) Landlord's hourly charge to other tenants or occupants of
the Property for overtime chilled or condenser water service from the Building's
CW System.

     

    (d)           Landlord
shall furnish Tenant at least five (5) Business Days prior written notice of any
non-emergency suspension or interruption in the Building Standard Services
scheduled by Landlord for routine repairs or maintenance; provided, however, that (i) no
such non-emergency suspension or interruption shall be during Building Operating
Hours, and (ii) if any such non-emergency suspension or interruption will render
the Common Areas or the Leased Premises inaccessible, without electric power,
without cold domestic water or sanitary sewer service or otherwise untenantable
in the ordinary course, then Landlord shall provide Tenant with not less than
sixty (60) days’ prior notice thereof.

    
      
         

      

      
        -56-

        
          

        

      

      
         

      

    

    (e)          To
the extent the services described in this Section 3.1
require electricity, water or other utility services supplied by public
utilities, Landlord shall not be deemed to be in breach of Landlord’s covenants
hereunder because of the failure of a public utility to supply the required
services so long as Landlord uses all commercially reasonable efforts to cause
the applicable public utility to furnish the same.  Except as
expressly provided in Section 3.1(f)
and Section 6.3, the
failure by Landlord to furnish the services described in this Section 3.1 (or
any cessation thereof), if caused solely by reason of Force Majeure Events,
shall not render Landlord liable for damages to Tenant, be construed as an
eviction of Tenant, give rise to an abatement of Rent, or relieve Tenant from
fulfillment of any covenant or agreement hereof.

     

    (f)           Notwithstanding
the foregoing, if (i) Landlord fails to provide any of the services Landlord is
obligated to provide under this Lease (for any reason other than the gross
negligence or willful misconduct of Tenant or any Tenant Party), (ii) such
failure adversely impacts Tenant’s use or enjoyment of the Leased Premises or
any portion thereof (and Tenant actually ceases to use the affected area for
business operations), and (iii) such failure continues for more than three (3)
consecutive days after notice from Tenant to Landlord (any such failure, a
“Service
Failure”), then all Rent due under this Lease for the affected portion of
the Leased Premises shall be abated for the entire duration of the Service
Failure.  In addition to Tenant’s foregoing rights, Tenant shall have
the right, but not the obligation, to cure any Services Failure if, and to the
extent, permitted under Section 13.1(b)
and, as provided therein, to recover the reasonable cost thereof from
Landlord.

     

    
      	
              3.2

            	
              Separate Charge
      Parking Areas

            

    

     

    (a)          If
there are any Separate Charge Parking Areas located upon the Property as of the
Commencement Date, Landlord may assess a separate charge(s) for the use thereof
(whether such use is by Tenant, any Tenant Parties and/or the customers,
invitees and guests of Tenant or any Tenant Parties), provided, that any such
separate charge(s) shall be uniformly applied to all users of the Separate
Charge Parking Areas (including other tenants and occupants of the Property, and
their customers, invitees and guests, as well as any others permitted to use the
Separate Charge Parking Areas), and (iii) shall not exceed, in any event, the
separate charge(s) generally applicable with respect to similar parking areas
appurtenant to, or operated by owners or operators of, Comparable
Buildings.

     

    (b)          Except
for the Separate Charge Parking Areas (if any), Landlord may not assess any
separate charge for use of any Parking Areas (whether Tenant Dedicated Parking
Areas or Non-Dedicated Parking Areas), or the use of any other Common
Areas.

     

    
      	
              3.3

            	
              Graphics and Building
      Directory

            

    

     

    (a)          On
each floor of the Building on which the Leased Premises are located, and at each
location within the Property where Tenant maintains such signage as of the
Commencement Date, Tenant may install and maintain signage using Tenant’s name,
identity, logos and/or graphics (as Tenant may change its name, identity, logo
and/or graphics from time to time), and/or the similar signage of any Tenant
Party or Affiliate of Tenant occupying the Leased Premises, and/or any directory
signage for the Leased Premises containing the name of Tenant and/or any Tenant
Parties or Affiliates of Tenant occupying the Leased Premises, suite or room
number references and/or businesses or departments references. Such signage
shall be located on or adjacent to entrances to the Leased Premises (or, as to
any such signage maintained as of the Commencement Date, it may be kept in its
current location). If, at any time after the installation of any such signage on
any particular floor of the Building on which the Leased Premises are located,
no portion of the Leased Premises shall any longer be located on such floor of
the Building, then Tenant, at its cost, shall remove such
signage.

    
      
         

      

      
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    (b)          If
the lobby of the Building contained a building directory on the Commencement
Date, or if Landlord elects to install or construct a building directory in the
lobby of the Building at any time, then any such building directory board shall
contain the listing of Tenant’s name and such other information as Tenant shall
reasonably require from time to time (including, at Tenant’s option, the names
of all of Tenant’s businesses, Tenant Parties and Affiliates as Tenant shall
designate), and Tenant shall be entitled to Tenant’s Occupancy Percentage, from
time-to-time, of the space contained in such directory. Any new listings
designated by Tenant from time to time shall be installed by Landlord at
Tenant’s expense.

     

    (c)          Nothing
contained in this Section 3.3 (or
otherwise in this Lease) shall be deemed to restrict, in any manner, Tenant’s
rights to maintain any signage, directories or other displays, within the Leased
Premises or any part thereof.

     

    
      	
              3.4

            	
              Building Signage;
      Exclusivity

            

    

     

    (a)          
(1)          For purposes
hereof, the following terms shall have the meanings hereinafter ascribed
thereto:

     

    (A)          "Building Signage"
shall mean, collectively, (i) exterior building signage (i.e., signage affixed
to the exterior of the Building), (ii) lobby signage (i.e., signage within
the Building's main or other multi-tenant lobby or lobbies, but distinguished
from any signage described in Section 3.3 hereof),
(iii) monuments which accommodate signage anywhere upon the Property, together
with any signage placed thereon, and (iv) any other signage upon the Property
located outside of the interior of the Building.

     

    (B)           “Building Identification
Signage” shall mean Building Signage which, due to its size, location and
other incidents of prominence, has the effect of naming or identifying the
Building, from the standpoint of the public.

     

    (C)           "Tenant's Building
Signage" shall mean any and all Building Signage (i) installed or
maintained by Tenant (or at its instance), and (ii) displaying the name,
identity, logo and/or graphics of (x) Tenant (and/or any of its Affiliates) or
(y) any Tenant Party (and/or any of its Affiliates).

     

    (D)          "Other Building
Signage" shall mean any and all Building Signage that is not Tenant's
Building Signage.

     

    (2)         Tenant,
throughout the Term, shall have the right to continue to maintain all Tenant's
Building Signage existing as of the Commencement Date.

    
      
         

      

      
        -58-

        
          

        

      

      
         

      

    

    (3)           In
addition, Tenant, throughout the Term, shall have the right to (i) erect,
install and maintain additional Tenant's Building Signage, (ii) make alterations
to any then existing Tenant's Building Signage which change the name, identity,
logo and/or graphics comprising the content thereof (so long as the same remains
Tenant Building Signage as hereinabove defined), and/or (ii) make any other
alterations to any then existing Tenant's Building Signage (it being understood
that alterations to any then existing Tenant's Building Signage may include the
removal and replacement thereof, or the mere removal thereof), but all such
additional Tenant's Building Signage and/or any such alterations shall be
subject to Landlord’s approval (but only as to construction means and methods,
size and location, and not as to content, style, shape, color or other
aesthetics), which approval shall not be unreasonably withheld or
delayed.

     

    (4)           Notwithstanding
the foregoing, Tenant may not make any alterations to any Building
Identification Signage which change the name comprising the content thereof
unless the new name is either (i) the name of a Wachovia Party, (ii) the name of
another financial institution (or one of its Affiliates), (iii) the name of a
Fortune 500 company (or one of its
Affiliates), or (iv) another name (not described in clauses (i) through (iii) of
this sentence) which Tenant shall propose, and Landlord shall approve (which
approval shall not be unreasonably withheld or delayed).

     

    (5)           In
connection with any initial installation of, or alterations to, any Tenant’s
Building Signage during the Term (as well as any repair or maintenance of
Tenant's Building Signage during the Term), Tenant, at Tenant’s sole cost and
expense, shall comply with all Legal Requirements. Tenant, in addition, shall
repair any damage to the interior or exterior of the Building caused by Tenant’s
initial installation of, alterations to, any Tenant's Building Signage; but the
foregoing shall not obligate Tenant to restore any portions of the Building’s
façade that are affected by Tenant's Building Signage being affixed thereto
(but, in the case of Tenant's removal thereof, Tenant, at its expense, shall
patch any holes in, and/or cover over, by sign blanks of similar size, shape and
appearance, the affected areas of Building’s façade, to the extent
visible).

     

    (b)           Throughout
the Term, Other Building Signage shall be restricted as follows:

     

    (1)           During
any period during the Term that either (i) Tenant’s Occupancy Percentage shall
be at least fifty percent (50%), or (ii) the Leased Premises shall include a
retail bank location (whether or not the same is then being operated) (any such
period being herein called a "Tenant Prominence
Period"), Landlord shall not erect, install or maintain, or permit any
person (other than Tenant) to erect, install or maintain, any Other Building
Signage, unless (x) there is then existing Tenant's Building Signage, and (y)
such Other Building Signage is of less prominence than such
then existing Tenant's Building Signage.

     

    (2)           During
any period during the Term other than a Tenant Prominence Period, Landlord shall
not erect, install or maintain, or permit any person (other than Tenant) to
erect, install or maintain, any Other Building Signage, unless (x) there is then
existing Tenant's Building Signage, and (y) such Other Building Signage is of equal or less prominence
than such then existing Tenant's Building Signage.

    
      
         

      

      
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    (3)           Without
limiting the foregoing in any respect, during any Tenant Prominence Period,
Tenant shall have (i) the sole and exclusive right to name the Building (or any
other part of the Property), and (ii) the sole and exclusive right to erect (or
permit to be erected) any Building Identification Signage.

     

    (c)           During
the Term, for so long as (i) Tenant’s Occupancy Percentage shall be at least
twenty-five percent (25%), or (ii) the Leased Premises shall include a retail
bank location (whether or not the same is then being operated), Landlord will
not allow any portion of the Property (other than the portion of the Property
then leased to Tenant) to be used as a retail financial services operation,
without Tenant’s prior written consent, which consent may be withheld in
Tenant’s sole and absolute discretion.  For purposes of this Lease,
the term “retail financial
services operation” shall include any retail banking, or other operation
constituting a banking use or purpose, including any operation involving
receiving deposits, making loans (commercial or consumer), sale of securities or
mutual funds or sale of insurance products to the general public, whether done
by a state bank, national bank, savings and loan association, trust company,
credit union, mortgage or securities broker or company, insurance company, or
other entity, whether by walk-up, drive-in teller facility or otherwise; provided, however, that (x) the
term retail financial services
operation shall not include general office use, and (y) in that regard,
the offices of an insurance company engaged primarily in underwriting activities
shall not be deemed a retail
financial services operation solely because insurance policies are sold
from such offices on an incidental basis.

     

    (d)           Tenant’s
exclusivity rights as described above at Section 3.4(c)
hereof also includes the exclusive right to place ATMs in the Building or
otherwise on the Property, including all exterior areas of the Building and the
Land. Tenant shall have the right, for no additional Rent, to place not more
than five (5) ATMs at locations outside of the Leased Premises in and about the
Common Areas. There is no restriction on the number of ATMs that Tenant can
maintain within the Leased Premises, including any Drive-Through Banking
Facilities. However, except for any ATMs existing as of the Commencement Date,
the plans and specifications, and specific locations, for any ATMs located
outside the Leased Premises are subject to Landlord’s prior written consent,
which consent will not be unreasonably withheld or delayed. Tenant, at its
expense, shall install, maintain, operate and repair such ATMs in compliance
with all Legal Requirements. At the expiration or earlier termination of this
Lease, Tenant, at its expense, shall remove the ATMs in accordance with Section 5.3
hereof. The restrictions set forth herein shall not apply to ATMs operated by
third parties as of the date of this Lease.

     

    (e)           Notwithstanding
anything to the contrary contained in this Lease, the rights granted to Tenant
pursuant to this Section 3.4
shall be subject and subordinate to the rights of any Building tenants whose
leases are in effect as of the Commencement Date (but if, and to the extent,
such rights are set forth in such leases as of the Commencement Date). For
example purposes only, and not as a means of limitation, if an existing tenant’s
lease (as in effect on the Commencement Date) requires such existing tenant’s
approval for a change in the name of the Building, then Tenant may not cause the
name of the Building to change without such existing tenant’s approval. As
another example, if an existing tenant’s lease (as in effect on the Commencement
Date) provides for such existing tenant to place its name on exterior and/or
monument signage, then any exercise of such existing tenant’s rights shall not
be deemed to be a violation of Tenant’s rights under this
Lease.

    
      
         

      

      
        -60-

        
          

        

      

      
         

      

    

    
      	
              3.5

            	
              Tenant’s Exterior
      Equipment

            

    

     

    (a)           Tenant,
throughout the Term, shall have the right to continue to maintain and operate
all of Tenant’s communications, service and other equipment (including any
satellite dishes, transmitters and/or antennas, Tenant’s Supplemental HVAC
Equipment, fuel tanks, generators, etc., as well as any other equipment required
to operate the foregoing or to connect the same to the Leased Premises, e.g., conduits and cables)
which, as of the Commencement Date, are located upon the roof of the Building or
otherwise in a portion(s) of the Property located outside of the Leased Premises
(collectively, “Tenant’s Existing Exterior
Equipment”).

     

    (b)           In
addition to Tenant’s Existing Exterior Equipment, Tenant, throughout the Term,
shall have the right to install (and, after such installation, maintain and
operate) additional communications, service and other equipment upon the roof of
the Building and/or any other portion(s) of the Property outside of Leasable
Areas, subject,
however, to obtaining Landlord’s consent thereto, which consent shall not
be unreasonably withheld or delayed, provided, that (i) such
additional communications, service and other equipment shall not materially
compromise the aesthetics or appearance of the Building, (ii) such additional
communications, service and other equipment shall not impose any additional
expense upon Landlord which Tenant is not willing to pay or reimburse Landlord
for, and (iii) such additional communications, service and other equipment shall
be designed and installed in compliance with all Legal Requirements, and
otherwise in a manner so as not to (1) adversely affect the Base Building,
including the operation of any of then existing Building Systems, (2) create an
unreasonable risk of injury to persons or property, or (3) in the case of
equipment to be located upon the roof of the Building, void or impair any
applicable roof warranty.

     

    (c)           The
following provisions shall apply to Tenant’s Existing Exterior Equipment, as
well as any additional communications, service and other equipment installed by
Tenant under Section 3.4(b)
above (herein collectively called “Tenant’s Exterior
Equipment”):

     

    (1)           All
Tenant’s Exterior Equipment shall be maintained and operated at Tenant’s sole
cost and expense and in accordance with all Legal Requirements.

     

    (2)           Any
material changes to any then existing Tenant’s Exterior Equipment (i.e., changes
regarding size, location, etc.) shall first be approved by Landlord, which
approval will not be unreasonably withheld or delayed.

     

    (3)           At
all times, Tenant and the pertinent Tenant Parties shall have unrestricted
access to all the areas of the Property upon, or within, which any of Tenant’s
Exterior Equipment is located for purposes of operating, servicing, repairing or
otherwise maintaining said equipment. In connection therewith, Tenant shall not
unreasonably disturb any other tenants of the Building.

     

    (d)           The
following provisions shall apply to Tenant’s Exterior Equipment located on the
roof of the Building (sometimes herein separately called “Tenant’s Rooftop
Equipment”):

    
      
         

      

      
        -61-

        
          

        

      

      
         

      

    

    (1)           In
order to maintain rooftop availability consistent with the needs of Tenant and
other tenants and occupants of the Building, Landlord shall not install, or
permit to be installed, any equipment on the roof of the Building other than
Tenant’s Rooftop Equipment and the Other Qualified Rooftop
Equipment.  “Other Qualified Rooftop
Equipment” shall mean (i) any rooftop equipment constituting a component
of the Building Systems, (ii) any communications or other rooftop equipment
belonging to any other tenant or occupant of the Building for use in connection
with its business operations in the Building, and (iii) if sufficient space on
the roof of the Building is available therefor (after taking into account both
the current and future needs of Tenant, and other tenants and occupants of the
Building, and after consultation with Tenant as to its current and future
needs), any communications equipment belonging to an area service
provider.

     

    (2)           In
the event that Landlord’s performance of any repair or maintenance to the Common
Areas, including the roofs of the Building, require the temporary relocation of
any Tenant’s Rooftop Equipment, then (i) Landlord shall provide Tenant with
sixty (60) days’ notice of the need therefor, (ii) Tenant, as soon thereafter as
is reasonably practicable, shall effect such temporary relocation of such
Tenant’s Rooftop Equipment (it being understood that Tenant shall have the right
to effect such temporary relocation in a manner that will prevent any
interruption in the service provided by Tenant’s Rooftop Equipment), (iii)
Landlord shall complete its repair or maintenance in question as soon as
reasonably practicable, and (iv) Tenant, as soon as reasonably practicable after
Landlord’s completion of such repair or maintenance, shall re-install such
Tenant’s Rooftop Equipment in its prior location; it being agreed that (x) the
temporary relocation and re-installation work to be done by Tenant shall be done
at Tenant’s expense; it being agreed that in no event shall Operating Expenses
ever include any amounts associated with the repair, maintenance or temporary
relocation of any rooftop equipment (other than Other Qualified Rooftop
Equipment constituting a component of the Building Systems, as opposed to any
Other Qualified Rooftop Equipment of any tenant or occupant of the Building or
any other person other than Landlord as to the Building Systems).

     

    (3)           If
Landlord shall install, or permit the installation, of any Other Qualified
Rooftop Equipment, then the same shall be located, designed and operated so as
not to interfere with the operation (including, as applicable, any signals to
and from) any of Tenant’s Rooftop Equipment, the installation of which, in
accordance with this Section 3.5,
predates the installation of such Other Qualified Rooftop Equipment. Similarly,
any Tenant’s Rooftop Equipment hereafter installed by Tenant shall be located
and designed so as not to interfere with the operation (including, as
applicable, any signals to and from) any Other Qualified Rooftop Equipment that
may have previously been installed. The party responsible for the equipment
which interferes with equipment previously installed by the other shall be
required, at its or their expense, to take all measures necessary to eliminate
the source of interference caused by such party’s equipment.

     

    
      	
              3.6

            	
              Building
      Management

            

    

     

    (a)           During
any period during the Term (each such period, a “Landlord Management
Period”) that is not a Tenant Management Period, Landlord, subject to and
in accordance with the provisions of Section 3.6(b)
hereof, shall appoint a property management company (each, a “Landlord Appointed Property
Manager”) to manage the Property.  During any period during the
Term that is a Tenant Management Period, Tenant, subject to and in accordance
with the provisions of Section 3.6(c)
hereof, shall itself be the property manager of the Property. The term "Property Manager"
shall mean (i) during any Landlord Management Period, the Landlord Appointed
Property Manager and (ii) during any Tenant Management Period,
Tenant.

    
      
         

      

      
        -62-

        
          

        

      

      
         

      

    

    (b)           During
any Landlord Management Period, Landlord shall appoint the Landlord Appointed
Property Manager (and Landlord shall have the right to change the Landlord
Appointed Property Manager at any time, or from time to time, during such
Landlord Management Period); provided, however, that (i)
prior to appointing a Landlord Appointed Property Manager, Landlord shall notify
Tenant of Landlord’s intention to do so, which notice shall provide the name,
address and profile of the property management company that Landlord intends to
appoint as Landlord Appointed Property Manager, and Landlord shall not appoint a
Landlord Appointed Property Manager as to which Tenant has a reasonable
objection (it being acknowledged by Tenant that, as of the date hereof, it has
no reasonable objection to an Affiliate of Landlord), and (ii) if any Landlord
Appointed Property Manager consistently fails to perform its property management
duties in a timely, complete and professional manner that is consistent with the
highest level of property management services provided at Comparable Buildings,
Tenant, by notice to Landlord, may require Landlord to replace such
non-performing Landlord Appointed Property Manager with a new Landlord Appointed
Property Manager appointed by Landlord, and reasonably approved by Tenant (in
which event, Landlord, promptly after receipt of such notice, shall propose, for
Tenant’s consideration, one or more other property management companies to act
as the new Landlord Appointed Property Manager, and upon Tenant’s approval of
any thereof, Landlord shall appoint such property management company as the new
Landlord Appointed Property Manager).

     

    (c)           Tenant,
from time to time during the Term, shall have the right, upon notice to Landlord
(each, a “Management
Designation Notice”), (i) to designate the Property as a “Tenant Managed
Property” and (ii) if the Property is then designated as a Tenant Managed
Property, to re-designate the Property as a “Non-Tenant Managed
Property”.  If, at any time, Tenant shall designate the
Property as a Tenant Managed Property, then each period that commences on the
date forty-five (45) days after the date on which Tenant gives Landlord a
Management Designation Notice so designating the Property and ending on the date
forty-five (45) days after the date on which Tenant gives Landlord a Management
Designation Notice re-designating the Property as a Non-Tenant Managed Property
is herein referred to as a “Tenant Management
Period”.  If Tenant shall give Landlord a Management
Designation Notice designating the Property as a Tenant Managed Property, then
the following provisions shall apply:

     

    (1)           Prior
to the first day of the Tenant Management Period in question, Landlord shall (i)
terminate its existing agreement(s) (if any) with the then current Landlord
Appointed Property Manager (and Landlord shall pay, without any obligation on
the part of Tenant to reimburse Landlord by way of Operating Expenses or
otherwise, any premium or penalty associated with such termination), and (ii)
enter into a property management agreement for the Property with Tenant (as the
property manager of the Property), which agreement shall be in form and
substance reasonably satisfactory to Landlord and Tenant, shall be consistent
with the rights afforded Tenant in this Section 3.6(c) and
shall set forth, among other things, the rights and obligations of the parties
delineated in Section
3.6(c)(2) and (3) below. Each such
property management agreement for the Property entered into by Landlord and
Tenant is herein called a “Tenant Management
Agreement”; the management services to be furnished by Tenant (as the
property manager) from time to time pursuant to a Tenant Management Agreement
are herein collectively referred to as the “Tenant Management
Services”.

    
      
         

      

      
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    (2)           During
any Tenant Management Period, Tenant, as reflected in the Tenant Management
Agreement, (i) shall be the Property Manager (and may, from time to time during
such Tenant Management Period, manage the Property using one or more groups of
its own employees or through a Tenant, and/or a Tenant Sub-Manager appointed
pursuant to the provisions of Section 3.6(c)(3)
below), (ii) shall receive an annual management fee equal to two and one-half
percent (2.5%) of Gross Revenues for the Property (and the amount of such
management fee actually paid to Tenant shall be included in Operating Expenses
pursuant to Section
2.2(c)(1)(viii) above), (iii) shall, without the need to obtain
Landlord’s prior approval, direct the day-to-day services, supervision of
contractors and service providers, maintenance and repairs and the performance
of work that is included in the Final Budget (capital or ordinary) for such
calendar year, (iv) shall without the need to obtain Landlord’s prior approval,
have the right to perform (or cause to be performed) work that is required to
address an emergency situation and that costs less than ten percent (10%) of the
Final Budget for such calendar year, (v) shall, with Landlord’s prior approval
(which approval shall not be unreasonably withheld, and with Landlord having the
obligation to respond within twenty-four (24) hours of Tenant’s request), have
the right to perform (or cause to be performed) other work that is required to
address an emergency situation (i.e., work costing ten percent (10%) or more of
the Final Budget for such calendar year), and (vi) shall, during any portion of
the Tenant Management Period during which Tenant’s Occupancy Percentage is
ninety percent (90%) or greater, have the right to elect to have the Tenant
Management Services include rent collection services, bill paying services or
accounting services (collectively, the “Financial
Services”).

     

    (3)           During
any Tenant Management Period, Tenant, at Tenant’ sole cost and expense (which
shall not be included in Operating Expenses), shall have the right to retain one
or more third party property management companies as a sub-manager(s) (each, a
“Tenant
Sub-Manager”) to perform some or all of the Tenant Management Services
(which right shall include the right, at any time and from time to time during
such Tenant Management Period, to change any Tenant Sub-Manager(s) and to
eliminate the use of any or all Tenant Sub-Managers); provided, however, that (I)
prior to appointing a Tenant Sub-Manager, Tenant shall notify Landlord of
Tenant’s intention to do so, which notice shall, in the case of qualified third
party property management company, provide the name, address and profile of the
property management company that Tenant intends to appoint as a Tenant
Sub-Manager, or, in the case of a designated group of Tenant’s own employees,
the qualifications of such designated employees, and Tenant shall not appoint,
as a Tenant Sub-Manager, any third party property management company to which
Landlord has a reasonable objection, and (II) if any property management company
then serving as a Tenant Sub-Manager consistently fails to perform its property
management duties in a timely, complete and professional manner that is
consistent with the highest level of property management services provided at
Comparable Buildings, Landlord, by notice to Tenant, may require Tenant to
replace such non-performing Tenant Sub-Manager with a new Tenant Sub-Manager
appointed by Tenant, and reasonably approved by Landlord (in which event,
Tenant, promptly after receipt of such notice, shall propose, for Landlord’s
consideration, one or more other property management companies or group of
Tenant’s own employees to act as the new Tenant Sub-Manager, and upon Landlord’s
approval of any thereof, Tenant shall appoint such property management company
or group of Tenant’s employees as the new Tenant Sub-Manager).

    
      
         

      

      
        -64-

        
          

        

      

      
         

      

    

    (4)           During
any portion of any Tenant Management Period during which the Tenant Management
Services include the Financial Services, there shall be included in the
Operating Expenses (notwithstanding anything to the contrary contained in Section 2.2(c)
above), and Landlord shall be entitled to receive, an asset management fee equal
to one-half percent (0.5%) of the Gross Revenues for the Property attributable
to such portion of Tenant Management Period.  During any portion of
any Tenant Management Period that the Tenant Management Services do not include
the Financial Services, there shall be included in the Operating Expenses
(notwithstanding anything to the contrary contained in Section 2.2(c)
above), and Landlord shall be entitled to receive, an asset management fee equal
to one percent (1.0%) of the Gross Revenues for the Property attributable to
such portion of Tenant Management Period.

     

    (d)           Any
disputes between Landlord and Tenant with respect to any matters arising under
this Section 3.6
shall be subject to resolution as provided in Article
XII.

     

    ARTICLE
IV

    CARE OF PREMISES; LAWS,
RULES AND REGULATIONS

     

    
      	
              4.1

            	
              Surrender of Leased
      Premises

            

    

     

    Upon the
expiration or any earlier termination of this Lease, Tenant shall surrender the
Leased Premises to Landlord subject to the provisions of Section 5.3
hereof, and otherwise in good condition and repair, reasonable wear and tear
excepted (subject, however, in addition, to such damage or destruction that
Tenant, as of such expiration or earlier termination, is not, pursuant to the
express provisions hereof, obligated to repair or restore). Upon such expiration
or termination of this Lease, Landlord shall have the right to re-enter and
resume possession of the Leased Premises immediately.

     

    
      	
              4.2

            	
              Access of Landlord to
      Leased Premises

            

    

     

    (a)           Subject
to the provisions of this Section 4.2,
Landlord (through its authorized contractors, agents or representatives) may
enter into and upon any part of the Leased Premises during reasonable hours and
upon reasonable notice (which shall mean (x) except cases of emergency, at least
24 hours prior notice to Tenant, and (y) in cases of emergency, such prior
notice, if any, or contemporaneous notice, as shall be reasonable under the
circumstances), for the following purposes: (i) to make such alterations or
repairs to the Property as Landlord is required, or expressly authorized, to
make pursuant to this Lease; (ii) to otherwise perform Landlord’s obligations
under this Lease; (iii) for the purpose of showing the same to existing or
prospective purchasers or lenders; (iv) at any time during the last twelve (12)
months of the Term (assuming no further Renewal Option is then available to
Tenant), to show the Leased Premises to prospective tenants; and (v) with
respect to any portion of the Leased Premises which then constitutes Surrender
Space, at any time after Landlord’s receipt of the notice from Tenant rendering
the same Surrender Space, to show the same to prospective tenants.
Notwithstanding the foregoing, for so long as Landlord shall be providing
routine janitorial services to the Leased Premises pursuant to Section 3.1(a)(iv)
hereof, Landlord, through it cleaning contractor, shall have access, without any
requirement of notice, to perform such routine janitorial
service.

    
      
         

      

      
        -65-

        
          

        

      

      
         

      

    

    (b)           With
respect to any of the aforementioned authorized entries by Landlord into and
upon any part of the Leased Premises (other than for routine janitorial
service), Tenant shall be entitled to have its representative accompany
Landlord.

     

    (c)           Tenant
shall not be entitled to any abatement or reduction of Rent by reason of any of
the aforementioned authorized entries by Landlord, so long as Landlord shall
comply with its obligations hereunder (including those set forth in Section 4.2(d)
below).

     

    (d)           Landlord
shall not interfere with the operation of Tenant’s business during any of the
aforementioned authorized entries. Without limiting the generality of the
foregoing, Landlord shall make any routine repairs requiring access to the
Leased Premises after Building Operating Hours.

     

    (e)           Notwithstanding
any of the foregoing, unless otherwise instructed by Tenant in writing, Landlord
shall not enter areas designated by Tenant as high security areas (the “Security Areas”)
unless an emergency situation exists. All access by Landlord shall be subject to
applicable federal banking regulations.

     

    (f)           
If the demarcation point of services for the Building, including but not
necessarily limited to telecommunications, electricity, water, fire suppression,
etc. (the “Service
Entrance”) is located within the Leased Premises, then Landlord may, at
Landlord’s option, at Landlord’s sole expense, relocate such Service Entrance to
a location outside of the Leased Premises, and make all necessary modifications
to maintain Tenant’s then existing services to the Leased Premises. If the
Service Entrance for the Building is located within the Leased Premises and if
such location of the Service Entrance for the Building at any time in the future
is deemed by Tenant to interfere with Tenant’s desired reconfiguration of its
use of or improvements in the Leased Premises, then Landlord shall, at
Landlord’s sole expense, relocate such Service Entrance to a location outside of
the Leased Premises, and make all necessary modifications to maintain Tenant’s
then existing services to the Leased Premises, within a reasonable time after
Tenant’s written request. If the Service Entrance for the Building is located
within the Leased Premises, then until Landlord relocates such Service Entrance
to a location outside of the Leased Premises, Tenant shall allow Landlord and
other tenants of the Building reasonable access to the Service Entrance as
required to connect services thereto, but each and any such access shall be
subject to reasonable advance notice (not less than one (1) full Business Day,
except in the case of emergencies), and shall be supervised by security or
technical personnel designated by Tenant (which may be Tenant’s own employees),
Landlord shall be solely responsible for the cost of such security or technical
personnel, and Landlord shall reimburse Tenant, upon demand, therefor, and for
any and all additional costs incurred by Tenant because of such access. In no
event shall Landlord or any tenant of the Building other than Tenant be entitled
to connect to, extend from, modify, alter, interrupt or otherwise use, or in any
way affect the operation of Tenant’s services.

    
      
         

      

      
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              4.3

            	
              Nuisance

            

    

     

    Tenant
shall conduct its business, and use reasonable efforts to cause all Tenant
Parties to conduct their activities upon the Leased Premises, in such a manner
as not to create any nuisance, or unreasonably interfere with, or unreasonably
annoy or disturb, any other tenant or occupant of the Property in its occupancy
of the Leasable Areas demised to it or Landlord in its operation of the
Property.  Landlord shall operate the Property, and use reasonable
efforts to cause all Landlord Parties to conduct their activities upon the
Property, in such a manner as not to create any nuisance, or unreasonably
interfere with, or unreasonably disturb Tenant or any Tenant Party in its
occupancy of the Leased Premises. Landlord shall use reasonable efforts to cause
all other tenants and occupants of the Property to conduct their businesses, and
use reasonable efforts to cause their employees, agents and contractors to
conduct their activities upon the Property, in such a manner as not to create
any nuisance, or unreasonably interfere with, or unreasonably disturb Tenant or
any Tenant Party in its occupancy of the Leased Premises.

     

    
      	
              4.4

            	
              Legal
      Compliance

            

    

     

    (a)           Tenant
shall comply with all Legal Requirements requiring compliance (including
compliance requiring the performance of any alterations or repairs) in, to or
upon, or with respect to, the Leased Premises (inclusive of the Leasehold
Improvements therein); provided, however, that Tenant
shall not be required to perform any alterations or repairs to the Base Building
in order to comply with Legal Requirements, except to extent that the
need for such compliance arises by reason of Tenant’s particular manner of use
of the Premises.

     

    (b)           Landlord
shall not enforce Tenant’s obligations to comply with Legal Requirements as set
forth in Section 4.4(a)
above unless (i) Landlord’s failure to do so constitutes a violation of Legal
Requirements by Landlord or makes Landlord liable for Tenant’s continuing
violation, (ii) Landlord is required to do so by any notice of violation, order,
decree, permit, rule or regulation issued by any Governmental Authority or (iii)
Landlord’s failure to do so would endanger the health, safety or welfare of any
person on or about the Leased Premises or the Property.

     

    (c)           Landlord
shall comply with all Legal Requirements requiring compliance (including
compliance requiring the performance of any alterations or repairs) in, to or
upon, or with respect to, the Base Building (except to the extent that Tenant,
pursuant to the express provisions contained in the proviso to Section 4.4(a)
above, is required to comply therewith) and/or the Common
Areas.

    
      
         

      

      
        -67-

        
          

        

      

      
         

      

    

    
      	
              4.5

            	
              Rules of
      Building

            

    

     

    Tenant
shall comply with, and use its reasonable efforts to cause all Tenant Parties to
comply with, the existing rules and regulations of the Building, which are set
forth in Exhibit
C hereto, and such reasonable changes therein as Landlord at any time or
times may hereafter make, and communicate in writing to Tenant, for the safety,
protection, care and cleanliness of the Leased Premises, the Building and the
Property, the operation thereof, the preservation of good order therein and the
comfort of the tenants of the Building and their agents, employees and invitees,
consistent with Comparable Buildings, which reasonable changes shall be binding
upon Tenant upon Tenant’s receipt of notice thereof (such existing rules and
regulations, as the same may be changed consistent herewith, being herein called
the “Building
Rules”). In the event of a conflict between the provisions of this Lease
and the Building Rules, the provisions of this Lease shall control. In no event
shall the Building Rules impose any monetary obligations upon Tenant. Landlord
shall use its reasonable efforts to cause all tenants of the Building to comply
with the Building Rules to the extent that failure to so comply will materially
affect Tenant’s use or enjoyment of the Leased Premises.  Landlord
shall not enforce the Building Rules with respect to Tenant in a manner that is
more restrictive than Landlord’s enforcement of the Building Rules as to any
other tenants of the Building.

     

    
      	
              4.6

            	
              Use and Violations of
      Insurance Coverage

            

    

     

    (a)           Tenant
shall not occupy or use the Leased Premises, or permit any portion of the Leased
Premises to be occupied or used, for any business or purpose that (i) is
unlawful, (ii) creates noxious or offensive odors emanating from the Leased
Premises into other Leasable Areas or the Common Areas, or (iii) increases the
rate of fire insurance coverage on the Property or its contents unless Tenant
pays for the cost of such increased insurance premium. Tenant shall have the
right to amend any then existing certificate of occupancy relating to the Leased
Premises, or pursue any separate license or permit, to permit additional lawful
uses consistent with the provisions of Section 1.5
hereof; and Landlord shall reasonably cooperate with Tenant’s efforts in that
regard, including promptly executing (and providing any information known by
Landlord for) any applications or similar documents with respect
thereto.

     

    (b)           Tenant
shall not cause or permit any Hazardous Materials to be used, generated,
treated, installed, stored or disposed of in, on, under or about the Leased
Premises, except for such quantities of the same which are included within items
used by Tenant (or any Tenant Party) in connection with its business at the
Leased Premises; provided,
that (i) the use of such Hazardous Materials is consistent with the
customary and reasonable business practice of entities conducting similar
business to that being conducted at the Leased Premises, and (ii) Tenant
complies with all Legal Requirements applicable to such Hazardous
Materials.  It is hereby agreed that possession and use of copy
machines and machines used to electronically accept or produce written data
which utilize small amounts of chemicals which may be included in the definition
of Hazardous Materials shall be considered a “customary and reasonable business
practice” within the meaning of the previous sentence.

     

    
      	
              4.7

            	
              Environmental
      Laws

            

    

     

    (a)           Tenant
has conveyed the Property to Landlord, and Landlord has accepted and acquired
ownership of the Property, pursuant to the Purchase Agreement.  As
used herein, the term “Environmental
Information”  shall mean all environmental reports and studies
delivered to Landlord by Tenant or obtained by Landlord in connection with the
acquisition of the Property, which reports and studies are listed on Exhibit C
hereto.  The term “Environmental
Matters” shall mean any matters reported in the Environmental
Information.

    
      
         

      

      
        -68-

        
          

        

      

      
         

      

    

    (b)           Landlord
shall be solely responsible for and shall undertake all Remedial Work required
by any Governmental Authority, or as necessary to comply with, and not violate,
Legal Requirements, arising from: (1) Hazardous Materials on or in the Property
as of the Commencement Date (including the Environmental Matters to the extent
thereon or therein), excluding, however, Hazardous
Materials on or in the Leased Premises (inclusive of the components of the Base
Building located within the Leased Premises) as of the Commencement Date
(including the Environmental Matters to the extent thereon or therein); or (2)
Hazardous Materials introduced on, in or under the Property solely by Landlord
or any Landlord Party after the Commencement Date.

     

    (c)           Landlord
hereby agrees to and does indemnify, defend, and hold harmless, Tenant and any
Tenant Party from and against any and all claims, demands, causes of action,
fines, penalties, costs, expenses (including attorneys’ fees and court costs),
liens, or liabilities, if, and to the extent, caused by, or arising out of
Landlord’s failure to comply with its obligations under Section 4.7(b)
above.

     

    (d)           Tenant
shall be solely responsible for and shall undertake all Remedial Work required
by any Governmental Authority, or as necessary to comply with, and not violate,
Legal Requirements, arising from: (1) Hazardous Materials on or in the Leased
Premises (inclusive of the components of the Base Building located within the
Leased Premises) as of the Commencement Date (including the Environmental
Matters to the extent thereon or therein); or (2) Hazardous Materials introduced
on, in or under the Property solely by Tenant or any Tenant Party after the
Commencement Date. Landlord shall not enforce Tenant’s performance of Remedial
Work unless (i) Landlord’s failure to do so constitutes a violation of Legal
Requirements by Landlord or makes Landlord liable for Tenant’s continuing
violation, (ii) Landlord is required to do so by any notice of violation, order,
decree, permit, rule or regulation issued by any Governmental Authority or (iii)
Landlord’s failure to do so would endanger the health, safety or welfare of any
person on or about the Leased Premises or the Property.

     

    (e)           Tenant
hereby agrees to and does indemnify, defend, and hold harmless, Landlord and all
Landlord Parties from and against any and all claims, demands, causes of action,
fines, penalties, costs, expenses (including attorneys fees and court costs),
liens, or liabilities, if, and to the extent, caused by, or arising out of
Tenant’s failure to comply with its obligations under Section 4.7(d)
above.

     

    
      	
              4.8

            	
              Prohibited
      Uses

            

    

     

    (a)           Throughout
the Term, Landlord shall not further develop the Property, other than consistent
with the provisions of this Lease, and, without limiting the generality thereof,
no such further development shall be permitted if (1) the same would cause a
violation of the provisions of Section 4.8(b) hereof
or Section
14.20 hereof, or (2) the same would otherwise result in (i) an increase
in the amount of any Additional Rent payable by Tenant hereunder, (ii) any other
cost or expense being imposed upon Tenant or any Tenant Party, (iii) any
reduction in the value of the Leased Premises to Tenant or any Tenant Party,
(iv) parking or traffic flow on the Property being adversely affected from the
perspective of Tenant or any Tenant Party, (v) any reduction in the function or
utility of the Common Areas (or any portion thereof) from the perspective of
Tenant or any Tenant Party.

    
      
         

      

      
        -69-

        
          

        

      

      
         

      

    

    (b)           Throughout
the Term, Landlord shall not use, or permit the use of, the Property (or any
part thereof) for any Prohibited Uses. The term “Prohibited Uses”
shall mean (i) any use that emits an obnoxious odor, noise or sound that can be
heard or smelled outside of the premises; (ii) any use in violation of zoning
regulations or any other governmental restrictions applicable to the Property;
(iii) any use that, by its nature, (even if such use is legally permissible)
would result in parking or traffic flow on the Property being materially
adversely affected from the perspective of Tenant or any Tenant Party; (iv) any
operation primarily used as a warehouse or storage facility, assembling or
manufacturing, distilling, refining, rendering, processing, smelting,
agricultural or mining operations; (v) any mobile home park or sales, trailer
court, labor camp, junk yard or stockyard; (vi) any central laundry, dry
cleaning plant or laundromat; provided, however, this prohibition shall not be
applicable to on-site services oriented only to pickup and delivery by
consumers; (vii) any automobile, truck, trailer or recreational vehicle sales,
leasing, display, repair or body shop; (viii) any living quarters, sleeping
apartments, hotel or lodging rooms; (xi) veterinary hospitals, animal raising or
breeding facilities, animal boarding facilities or pet shops; (x) mortuaries or
funeral homes; (xi) any establishment that sells, rents or exhibits pornographic
materials; (xii) massage parlors or any form of sexually oriented business
(including novelty merchandise sales); (xiii) bars, taverns or brew pubs; (xiv)
flea markets, amusement or video arcades, computer game rooms, pool or billiard
halls, bingo halls, dance halls, discos or night clubs; (xv) sales of
paraphernalia for use with illicit drugs; (xvi) carnivals, amusement parks or
circuses; (xvii) pawn shops, auction houses, second hand stores, consignment
shops, army/navy surplus stores or gun shops; (xviii) gambling facilities or
sports betting parlor; (xix) churches, synagogues or other places of worship;
(xx) assembly halls or meeting facilities; (xxi) technical or vocational schools
or any other operation primarily engaged in education or training activities;
(xxii) medical clinics, abortion clinics, medical laboratories or screening
facilities; (xxiii) any agency (public or private) providing health, welfare,
social or human services, or (xxiv) tattoo parlors, fortune telling or spiritual
readings; (xxv) facilities that collect donated goods and products; (xxvi)
bowling alleys, skating rinks, archery or gun ranges, (xxvii) postal facilities,
tax collectors, tag agencies, jails or detention centers, courthouses or any
other form of agency dealing with civil authority. Notwithstanding the
foregoing, the term "Prohibited Uses" shall not
include any use which is permitted under a third party tenant lease of space in
the Building which is in effect as of the Commencement Date.

     

    ARTICLE
V

    LEASEHOLD IMPROVEMENTS AND
REPAIRS

     

    
      	
              5.1

            	
              Leasehold
      Improvements

            

    

     

    Subject
to the provisions of this Lease, Tenant hereby accepts the Leased Premises,
including any and all existing Leasehold Improvements, in their “AS-IS”
condition, and acknowledges that Landlord has no obligation to construct
additional Leasehold Improvements or to provide any money, work, labor,
material, fixture, decoration or equipment toward the construction of any
Leasehold Improvements.

    
      
         

      

      
        -70-

        
          

        

      

      
         

      

    

     

    
      	
              5.2

            	
              Alterations

            

    

     

    (a)           Except
as provided below (as to Non-Consent Alterations), and as provided in Section 3.6
hereof as to Tenant Managed Properties, Tenant shall not make or allow to be
made any alterations in or to the Leased Premises (collectively, “Alterations”),
without first obtaining the written consent of Landlord to the plans and
specifications and contractors therefor, which consent shall not be unreasonably
withheld or delayed.

     

    (b)           All
Alterations shall be made in compliance with Legal Requirements.

     

    (c)           Notwithstanding
the foregoing, Tenant shall have the right to make Non-Consent Alterations
without Landlord’s consent. The term “Non-Consent
Alterations” shall mean any Alterations that (i) either (x) cost less
than Threshold Alteration Amount, or (y) regardless of cost, are of such a
nature as not to require a building permit, and (ii) do not materially,
adversely affect the Base Building. The term “Threshold Alteration
Amount” shall mean (1) during any Tenant Management Period or any period
that Tenant's Occupancy Percentage is greater than seventy-five percent (75%),
an amount equal to One Million Five Hundred Thousand Dollars ($1,500,000.00),
and (2) during any other period during the Term, Seven Hundred Fifty Thousand
Dollars ($750,000.00).

     

    (d)           Prior
to commencing any Alterations (other than Non-Consent Alterations for which no
building permit is required), Tenant shall (i) notify Landlord thereof, (ii)
furnish Landlord with plans and specifications therefor (unless, consistent with
Legal Requirements, no such plans and specifications were prepared), and (iii)
inform Landlord of the names of the contractors then retained with respect
thereto (all of which shall be of Tenant’s own choosing).

     

    (e)           Upon
the completion of any Alterations, Tenant shall provide Landlord with “as-built”
plans related thereto.

     

    (f)           
If any Alterations involve work to be performed in, or which otherwise impacts
operations in, areas of the Property located outside the Leased Premises, then
Tenant shall coordinate such work with the Property Manager.

     

    (g)           Landlord
shall reasonably cooperate with Tenant’s efforts to obtain any building permit,
or governmental approval, sign-off or certificate, in connection with the
performance or completion of any Alterations, including promptly executing (and
providing any information known by Landlord for) any applications or similar
documents with respect thereto.

     

    (h)           In
no event shall Tenant be obligated to pay any charge to Landlord or any Landlord
Party for (i) the supervision of any Alterations, (ii) obtaining Landlord’s
consent to any plans and specifications setting forth any Alterations (in cases
where such consent is required hereunder), (iii) Landlord’s cooperation pursuant
to Section 5.2(g)
above, or (iv) Landlord’s review of plans or specifications setting forth
proposed Alterations (other than the actual, out-of-pocket costs reasonably
incurred by Landlord to have Tenant’s plans and specifications reviewed to (x)
confirm that same do not materially, adversely affect the Base Building, and/or
(y) determine whether its consent thereto is required, and/or, if required,
whether to grant or reasonably withhold the same).

    
      
         

      

      
        -71-

        
          

        

      

      
         

      

    

    
      	
              5.3

            	
              Leasehold
      Improvements; Tenant
Property

            

    

     

    (a)           Upon
the expiration or any earlier termination of this Lease, Tenant shall surrender
the Leased Premises together with the then existing Leasehold
Improvements.

     

    (b)           Upon,
or prior to, the expiration or earlier termination of this Lease, Tenant shall
remove all Tenant Property from the Leased Premises; provided that Tenant shall
not be required to remove any cabling or wiring installed within the walls,
ceilings, ducts or chases of the Building (the “Tenant’s Cabling”).
Tenant shall repair any damage to the Property (including the Leased Premises)
resulting from any such removal of Tenant Property. Any items of Tenant Property
other than Tenant’s Cabling which shall remain in the Premises after the
expiration or earlier termination of this Lease, may, at the option of Landlord,
be deemed to have been abandoned, and in such case such items may be retained by
Landlord, as its property, or disposed of by Landlord (at Tenant’s expense) in
such manner as Landlord shall reasonably determine.  Any Tenant’s
Cabling which shall remain in the Premises after the expiration or earlier
termination of the Lease shall, upon the date this Lease expires or earlier
terminates, become the property of Landlord.

     

    
      	
              5.4

            	
              Mechanics
      Liens

            

    

     

    (a)           Tenant
shall have no authority or power, express or implied, to create or cause to be
created any mechanic’s, materialmen’s or other lien, charge or encumbrance of
any kind against any Leased Premises.

     

    (b)           If
any mechanic’s, materialmen’s or other lien, charge or encumbrance of any kind
be filed against the Leased Premises by reason of Tenant’s acts or because of a
claim against Tenant (each, a “Tenant Created
Lien”), then Tenant shall cause the same to be cancelled or discharged of
record by bond or otherwise within the Tenant Lien Cure Period as to such Tenant
Created Lien. The “Tenant Lien Cure
Period”, with respect to any Tenant Created Lien, shall mean the period
of sixty (60) days after Landlord shall have given notice to Tenant of such
Tenant Created Lien; provided, however, that Tenant,
after notice thereof to Landlord, shall have the right to contest, by
appropriate proceedings prosecuted diligently and in good faith, the validity or
applicability of any Tenant Created Lien, in which event the Tenant Lien Cure
Period shall be extended during the pendency of such contest, provided that (x) the Leased
Premises shall not thereby be placed in danger of being forfeited or lost, and
(y) Landlord would not thereby be subject to any criminal or civil penalty or
fine. If Tenant shall fail to cancel or discharge any Tenant Created Lien within
the Tenant Lien Cure Period, Landlord may, at its sole option, cancel or
discharge the same, and upon Landlord’s demand, Tenant shall promptly reimburse
Landlord for all reasonable costs incurred in canceling or discharging such
liens.  Except to the extent that such costs are caused by Landlord’s
actions.

     

    (c)           Tenant
shall indemnify and hold Landlord harmless from and against all costs (including
reasonable attorneys’ fees and costs of suit), losses, liabilities, or causes of
action if, and to the extent, arising out of the performance of any Alterations,
including any Tenant Created Lien asserted in connection
therewith.

    
      
         

      

      
        -72-

        
          

        

      

      
         

      

    

    (d)           Landlord
and Tenant expressly agree and acknowledge that no interest of Landlord in the
Leased Premises or the Property shall be subject to any lien for improvements
made by Tenant in or for the Leased Premises, and that Landlord shall not be
liable for any lien for any improvements made by Tenant, such liability being
expressly prohibited by the terms of this Lease. Landlord may file in the public
records of the county in which the Building is located, a public notice
containing a true and correct copy of this paragraph.

     

    
      	
              5.5

            	
              Repairs by
      Landlord

            

    

     

    (a)           Landlord
shall keep and maintain, and make all needed repairs to, the Base Building and
the Common Areas in good condition and repair in accordance with the standards
generally applicable with respect to Comparable Buildings (any such maintenance
and/or repairs for which Landlord is responsible being herein collectively
called “Landlord
Repairs”).

     

    (b)           If,
and to the extent that, the need for any Landlord Repair arises out of any
negligent or wrongful act or omission by Tenant or any Tenant Party, then
Tenant, within thirty (30) days after written demand, shall pay or reimburse
Landlord for all the reasonable out-of-pocket costs incurred by Landlord in
performing such repair (together with interest thereon, at the Applicable Rate,
from the date incurred to the date so paid or reimbursed).

     

    (c)           Landlord
shall promptly make all Landlord Repairs (considering the nature and urgency of
the repair), and perform the same in a good and workmanlike manner. Access to
the Leased Premises in connection with the making of any such repairs shall be
governed by the provisions of Section 4.2
above.

     

    (d)           If
Landlord should fail to make any Landlord Repair with reasonable promptness
after written notice from Tenant, then Tenant’s cure rights under Section 13.1(b)
hereof shall be applicable to the extent provided therein, and, as provided
therein, Tenant may (except to the extent that the provisions of Section 5.5(b)
hereof are applicable) recover the reasonable cost thereof from
Landlord.

     

    
      	
              5.6

            	
              Repairs by
      Tenant

            

    

     

    (a)           Tenant,
at its expense, shall keep and maintain, take good care of, and make all needed
repairs to, (i) the Leased Premises (inclusive of the Leasehold Improvements) ,
excluding,
however, the
components of the Base Building located within the Leased Premises, and (ii) any
Tenant Property located outside of the Leased Premises (any such maintenance
and/or repairs for which Tenant is responsible being herein collectively called
“Tenant
Repairs”).

     

    (b)           If,
and to the extent that, the need for any Tenant Repair arises out of any
negligent or wrongful act or omission by Landlord or any Landlord Party, then
Landlord, within thirty (30) days after written demand, shall pay or reimburse
Tenant for all the reasonable out-of-pocket costs incurred by Tenant in
performing such repair (together with interest thereon, at the Applicable Rate,
from the date incurred to the date so paid or reimbursed).

     

    (c)           Tenant
shall promptly make all Tenant Repairs (considering the nature and urgency of
the repair), and perform the same in a good and workmanlike
manner.

    
      
         

      

      
        -73-

        
          

        

      

      
         

      

    

    (d)           If
Tenant should fail to make any Tenant Repair with reasonable promptness after
written notice from Landlord, then Landlord’s cure rights under Section 7.1(f)
hereof shall be applicable to the extent provided therein, and, as provided
therein, Landlord may (except to the extent that the provisions of Section 5.6(b)
hereof are applicable) recover the reasonable cost thereof from
Tenant.

     

    (e)           Notwithstanding
the foregoing, if, and to the extent that, Tenant shall request that Landlord
perform any Tenant Repairs, then Landlord agrees to perform the same, as Above
Standard Services. In any such event, Tenant shall notify Landlord of the need
for any such Tenant Repair and its request that Landlord perform the same, and
Landlord shall endeavor to respond timely to each such request.

     

    
      	
              5.7

            	
              Demising
      Work

            

    

     

    (a)           For
purposes of this Agreement, the following terms shall have the following
meanings:

     

    (1)           “Demising Work”, with
respect to any Surrender Release Space (that is not then in Separately Leasable
Condition) or Vacate Space (that is not then in Separately Leasable Condition),
shall mean all the work in and to the Building (including in and to such space)
that is required to cause such space to be put in a Separately Leasable
Condition; provided, however, that in no
event shall the term “Demising
Work” ever be deemed to include (i) any work which internally sub-divides
such space, or any other work designed to permit such space to be occupied by
multiple tenants or occupants (as opposed to a single tenant or occupant), or
(ii) the construction of any leasehold improvements within such
space.

     

    (2)           “Primary Demising
Work”, with respect to any Surrender Release Space (that is not then in
Separately Leasable Condition) or Vacate Space (that is not then in Separately
Leasable Condition), shall mean the following portions of the Demising Work with
respect to such space (if, and to the extent, the same are part of such Demising
Work): (i) the construction of demising walls, and independent entrances, for
such Leasable Area; (ii) the construction of corridors and other passageways
required to provide an independent means of access (i.e., independent of any
other Leasable Area) for such space to, and from, the outside of the Building
and the Common Areas, and (iii) in the event access to existing Common Areas of
the Building is impractical or unachievable, the construction of additional
Common Areas which will serve such space.

     

    (3)           “Other Demising
Work”,  with respect to any Surrender Release Space (that is
not then in Separately Leasable Condition) or Vacate Space (that is not then in
Separately Leasable Condition), shall mean all the portions of the Demising Work
with respect to such space (if any) that are not Primary Demising Work, but may
be required to any pre-existing component of the Base Building and/or Common
Areas in order to obtain a building permit or other governmental approval with
respect to the Primary Demising Work.

     

    (4)           “Demising Work Costs”
shall mean all the costs of designing and prosecuting the Demising Work
(including architectural, space planning and engineering expenses, building
permit and other governmental fees and all construction costs.

    
      
         

      

      
        -74-

        
          

        

      

      
         

      

    

    (5)           “Primary Demising Work
Costs” shall mean the portion of the Demising Work Costs attributable to
the Primary Demising Work.

     

    (6)           “Other Demising Work
Costs” shall mean the portion of the Demising Work Costs attributable to
the Other Demising Work.

     

    (b)           Any
Demising Work required to be performed by Landlord (i) under Section 1.7(d)(4)
hereof with respect to any Surrender Release Space or (ii) under Section 11.2(b)(3)
hereof with respect to any Vacate Space, shall, in each instance, be performed
as follows:

     

    (1)           Landlord
shall retain a licensed architect, space planner or engineer, reasonably
acceptable to Tenant, to develop a space plan (the “SLC Space Plan”) in
connection with the Demising Work. The SLC Space Plan shall be subject to the
reasonable approval of both Landlord and Tenant, and Landlord shall cause the
same to be revised until the same has been approved by both parties (the SLC
Space Plan, as finally approved by both Landlord and Tenant, being herein called
the “Final SLC Space
Plan”). Any disputes with respect to either party’s approval of the SLC
Space Plan shall be resolved in accordance with Article XII hereof.
The SLC Space Plan shall (i) detail the functional layout of the affected areas
(including (x) the Surrender Release Space or the Vacate Space, as the case may
be, and (y) the balance of the Leased Premises), (ii) identify the need, if any,
to establish additional Common Areas, (iii) separately identify, and
sufficiently describe the scope of, each of the Primary Demising Work and the
Other Demising Work, (iv) provide measurements of the affected areas in
accordance with the Measurement Standard, and (v) include an estimate of each of
the Demising Work Costs, the Primary Demising Work Costs and the Other Demising
Work Costs.

     

    (2)           After
both parties have approved the SLC Space Plan, Landlord shall cause design
professionals reasonably acceptable to Tenant to prepare plans and
specifications setting forth the Demising Work (including, as applicable,
architectural, mechanical, electrical, lighting and plumbing plans), based on
the Final SLC Space Plan, and detailing all of the proposed improvements shown
on the SLC Space Plan (such plans and specifications being herein called the
“SLC Plans &
Specifications”). The SLC Plan & Specifications shall be subject to
the reasonable approval of both Landlord and Tenant, and Landlord shall cause
the same to be revised until the same has been approved by both parties (the SLC
Plan & Specifications, as finally approved by both Landlord and Tenant,
being herein called the “Final SLC Plans &
Specifications”). Any disputes with respect to either party’s approval of
the SLC Plans & Specifications shall be resolved in accordance with Article XII hereof.
The SLC Plans & Specifications shall reflect improvements of a type and
quality consistent with Building Standards.

     

    (3)           After
both parties have approved the SLC Plans & Specifications, Landlord will (i)
apply for, and obtain, all necessary governmental approvals and permits in
connection with the Demising Work as shown on the Final SLC Plans &
Specifications, and (ii) cause the Demising Work to be performed in substantial
accordance with the Final SLC Plans & Specifications, utilizing one or more
contractors reasonably approved by Tenant; it being agreed, in that
regard, that Landlord shall solicit bids from no less than three (3) contractors
for the Demising Work and review the same with Tenant prior to proposing a
contractor for Tenant's reasonable acceptance. Landlord shall cause all
contractors to allocate their price and/or costs between the Primary Demising
Work and the Other Demising Work. Landlord and Tenant shall cooperate with each
other, in good faith, to coordinate the scheduling of the Demising Work in an
effort to complete the same in as timely a manner as practicable, consistent
with (x) the requirements of Section 1.7(d)(4)
or Section 11.2(b)(3)
hereof, as the case may be, and (y) in all events, Tenant’s continued use and
occupancy of any adjoining portions of the Leased Premises.

    
      
         

      

      
        -75-

        
          

        

      

      
         

      

    

    (4)           All
Demising Work Costs shall be paid by Landlord; provided, however, that Tenant,
as hereinafter provided, shall be obligated to pay to Landlord, as Additional
Rent, an amount (“Tenant’s Reimbursement
Amount”) equal to the sum of (i) 100% of the
portion of the Primary Demising Work Costs, plus (ii) Tenant’s share of
the Other Demising Work Costs, determined by multiplying the Other Demising Work
Costs by the Tenant’s Occupancy Percentage (determined immediately following the
surrender of such Surrender Release Space or Vacate Space, as the case may be).
Within thirty (30) days after completion of the Demising Work (and finalization,
between the parties, of the Primary Demising Work Costs and the Other Demising
Work Costs), Tenant shall either (i) pay Tenant’s Reimbursement Amount to
Landlord in a lump-sum payment, or (ii) elect to pay the same to Landlord on an
amortized basis over the balance of the Initial Term, with an interest factor
using a rate equal to the Prime Rate (in effect as of the completion of the
Demising Work), in which event, Tenant shall pay such amount, as so amortized,
through equal monthly Additional Rent payments payable on the first day of each
month then remaining in Initial Term; provided, however, that if, for
any reason (other than any act of, or default by, Landlord), the Initial Term
shall end prior to the Expiration Date, then any unamortized portion of such
amount shall be paid by Tenant to Landlord within thirty (30) days after the end
of the Term. Notwithstanding the foregoing, during the Integration Period,
Tenant shall have the right to finance Tenant's Reimbursement Amount pursuant to
Section 10 of the Master Agreement.

     

    (5)           Landlord
and Tenant hereby acknowledge that, pursuant to the Purchase Agreement, Tenant,
as seller, agreed to a reduce the purchase price for certain Portfolio
Properties (i.e., those
defined in the Purchase Agreement as "Demising Work Properties") by
an amount defined in the Purchase Agreement as the "Estimated Tenant Reimbursement
Amount" with respect to such Portfolio Property. Notwithstanding the
foregoing provisions of this Section 5.7, if the
Property constitutes one of such Demising Work Properties
under the Purchase Agreement, then, in consideration of such reduction in such
purchase price, the following provisions shall apply: (A) Tenant shall not be
obligated to pay any Tenant Reimbursement Amounts that accrue hereunder prior to
the last day of the third Lease Year, except for the reconciliation payment that
may be required of Tenant under Section
5.7(b)(5)(C)(I) hereof; (B) within thirty (30) days after the last day of
the third Lease Year, Landlord and Tenant shall reconcile (i) all Tenant
Reimbursement Amounts that shall have accrued hereunder prior to the last day of
the third Lease Year (collectively, the "Accrued TRA"), with (ii) the Estimated Tenant Reimbursement
Amount which constituted a reduction in the purchase price for the
Property under the Purchase Agreement; and (C) within thirty (30) days after
such reconciliation shall become final between the parties, (I) Tenant shall pay
to Landlord the amount (if any) by which the Accrued TRA shall exceed such Estimated Tenant Reimbursement
Amount, which payment shall be in full satisfaction of all Tenant
Reimbursement Amounts that shall have accrued prior to the last day of the third
Lease Year, or (II) Landlord shall pay to Tenant the amount (if any) by which
such Estimated Tenant
Reimbursement Amount shall exceed the Accrued TRA.

    
      
         

      

      
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              5.8

            	
              Payment of Refund
      Amount Per Section 26 of Purchase
  Agreement

            

    

     

    Section
26 of the Purchase Agreement provides that, under certain circumstances set
forth in the Purchase Agreement, Landlord, as purchaser, may, have the
obligation to pay to Tenant, as seller, with respect to the Property, a certain
amount that is defined therein as the "Refund Amount". Landlord and
Tenant hereby agree that any such obligation to pay Tenant the Refund Amount
with respect to the Property is hereby incorporated into this Lease as an
obligation of Landlord (as Landlord hereunder), and, accordingly, in the event
that Landlord shall fail to pay to such amount as and when due, then Tenant
shall have all its rights and remedies hereunder on account thereof (including,
as applicable, its rights and remedies under Section 13.2
hereof).

     

    ARTICLE
VI

    CONDEMNATION, CASUALTY AND
INSURANCE

     

    
      	
              6.1

            	
              Condemnation

            

    

     

    (a)           If
all or a portion of the Property as would render the continuance of Tenant’s
business from the Leased Premises impracticable (as reasonably determined by
Tenant) is permanently taken or condemned for any public purpose, then Tenant
shall have the option of terminating this Lease upon the giving of notice to
Landlord within twenty (20) days from the date of such condemnation or
taking.

     

    (b)           If
all or substantially all of the Property, or so much thereof as to cause the
remainder not to be economically feasible to operate, as reasonably determined
by Landlord, is permanently taken or condemned for any public purpose, and
Landlord theretofore (or therewith) terminates all similarly affected leases in
the Building, then Landlord shall have the option of terminating this Lease upon
the giving of notice to Tenant within twenty (20) days from the date of such
condemnation or taking.

     

    (c)           If
this Lease is terminated as provided in Sections 6.1(a) or
(b) above, then
this Lease shall cease and expire as to such Leased Premises as of the date of
transfer of possession of the Leased Premises, the Property, or the applicable
portion thereof, as if such date was the expiration date of this
Lease.

     

    (d)           If,
upon any condemnation or taking of a portion of the Leased Premises, this Lease
is not terminated by either Landlord or Tenant as aforesaid, then Tenant shall
pay all Rent up to the date of transfer of possession of such portion of the
Leased Premises so taken or condemned and this Lease shall thereupon cease and
terminate with respect to such portion of the Leased Premises so taken or
condemned as if the date of transfer of possession of the Leased Premises was
the expiration date of the Term relating to such portion of the Leased
Premises.  Thereafter, the Annual Basic Rent, and Tenant’s Operating
Expense Share and Tenant’s Tax Share shall be calculated based on the Net
Rentable Area of the Leased Premises not so taken or condemned.  If
any such condemnation or taking of all or any part of the Property occurs and
this Lease is not so terminated, then Landlord shall, within sixty (60) days
after the date of such condemnation or taking, commence such restoration work to
the remaining portions Property (including the Building, the Common Areas, the
Leased Premises and the other Leasable Areas, but not including, in any event,
any Tenant Property or the trade fixtures or personal property of other tenants
or occupants) as shall be needed so that such remaining portion of the Property
shall constitute a complete architectural unit, reasonably fit for Tenant’s
occupancy and business as reasonably determined by Tenant and Landlord. If
Landlord fails to cause such restoration work to be substantially completed
within twelve (12) months after the date of such condemnation or taking, for any
reason other than a delay caused by an act or omission of Tenant, and such
failure materially interferes with Tenant’s use and occupancy of the Property,
then Tenant shall have the right to terminate this Lease by notifying Landlord
in writing of such termination within thirty (30) days after the expiration of
such 12-month period. The 12-month period described in the preceding sentence
shall be automatically extended for each day of delays caused by Force Majeure
Events; but such extensions, in the aggregate, shall not exceed a total of sixty
(60) days.

     

    
      
        
        

      

      
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    (e)           In
the event of any condemnation or taking of all or a portion of the Leased
Premises, and in the event of any condemnation or taking of all or a portion of
the Parking Areas or other Common Areas of the Property which materially
adversely affects the value of or Tenant’s use or enjoyment of the Leased
Premises, Tenant, at Tenant’s expense may, jointly appear with Landlord in
proceedings relative to such taking, and Tenant may claim, prove and recover, in
such proceedings, (i) the value of any Tenant Property taken, (ii) the loss of
Tenant’s business as the result of such condemnation or taking, and (iii) any
relocation and moving expenses.

     

    (f)           If
(i) any taking or condemnation for any public purpose is of a portion (but less
than all) of the Leased Premises or any portion thereof, (ii) the same occurs
for only a period of three (3) months or less, and (iii) during such period, the
portions of the Leased Premises not so taken, together with the portions of the
Common Areas not so taken, are in Tenant’s reasonable judgment sufficient to
allow the conduct of Tenant’s business in the portion of the Leased Premises not
so taken to substantially the same extent and quantity as before the taking (and
Tenant, in fact, ceases its use, for business purposes, only in the portions of
the Leased Premises so taken, but continues to operate in the portions of the
Leased Premises not so taken), then such taking or condemnation shall be deemed
a temporary taking and this Lease shall continue in full force and effect,
except that, throughout the period of such temporary taking, Annual Basic Rent,
Tenant’s Operating Expense Share and Tenant’s Tax Share shall be calculated
based on the Net Rentable Area of the Leased Premises not so taken.

     

    
      	
              6.2

            	
              Damages from Certain
      Causes

            

    

     

    Except as
provided in Section 3.1,
Section 6.3
and/or Section 6.6, and
subject to Landlord’s obligations to restore, repair and maintain as
specifically provided in this Lease, Landlord shall not be liable or responsible
to Tenant for any loss or damage to any property or person if, and to the
extent, occasioned by one or more Force Majeure Events.

     

    
      
        
        

      

      
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              6.3

            	
              Casualty
      Clause

            

    

     

    (a)           If,
at any time during the Term, the Property (including the Building, the Common
Areas, the Leased Premises, inclusive of the Leasehold Improvements, and the
other Leasable Areas and the leasehold improvements therein) or any part thereof
(collectively, the “Damaged Property”) is
damaged by fire, earthquake, flood or by any other casualty of any kind or
nature (a “Casualty”) then,
unless this Lease is terminated as hereinafter provided in this Section 6.3(a)
or Section 6.3(b)
below, Landlord shall proceed to rebuild or restore the Damaged Property at
Landlord’s sole cost and expense; provided, that, in no event
shall Damaged Property include, nor shall Landlord or Tenant have any obligation
to rebuild or restore, any of Tenant’s Property or the trade fixtures or
personal property of other tenants or occupants. Such rebuilding and restoration
work required of Landlord is herein collectively called “Landlord’s Restoration
Work”.  If any Casualty shall render the Leased Premises
completely or partially untenantable for any period (regardless of whether the
Damaged Property includes any part of the Leased Premises), then all Rent shall
be abated in the proportion that the untenantable area of the Leased Premises
bears to the total area of the Leased Premises for the period of such
untenantability. The term “untenantable”, when
used with respect to the Leased Premises, or any portion thereof, shall mean
that the Leased Premises, or such portion thereof, is not reasonably capable of
being used (and, in fact, is not used) by Tenant or any Tenant Party theretofore
occupying the same for the purposes demised hereunder. Within thirty (30) days
following any Casualty, Landlord shall cause to be prepared and delivered to
Tenant an estimate of the date by which the Landlord’s Restoration Work
necessitated by Casualty shall be completed (which estimate shall be prepared by
an independent reputable contractor, registered architect or licensed
professional engineer designated by Landlord, and reasonably approved by Tenant)
(such estimate being herein called the “LRW Estimate”). If
the LRW Estimate is a date later than the date that is eighteen (18) months
after the date of the Casualty, then Tenant may terminate this Lease by giving
Landlord notice to such effect within thirty (30) days after the LRW Estimate is
delivered to Tenant (and in the event of such termination, the Rent shall be
prorated and adjusted as of the date of such termination, subject to the
abatement provisions herein-above set forth).

     

    (b)           In
the case of a Casualty resulting in Qualified Damage, Landlord may elect to
terminate this Lease on account thereof by delivering written notice to Tenant
within forty-five (45) days after the date of the Casualty; provided, that Landlord
theretofore (or therewith) also terminates all other similarly affected leases
in the Building. As used herein, a “Qualified Damage”
shall mean any one or more of the following:

     

    (i)           Damage
to the Building to an extent greater than fifty percent (50%) of the replacement
cost of the Building, above the foundation, and such damage or destruction shall
be caused by a risk covered by insurance maintained or required to be maintained
(whether or not actually maintained) by Landlord pursuant to this Lease (i.e., an “insurable
risk”).

     

    (ii)           Damage
to the Building, resulting from a risk other than an insurable risk, to an
extent greater than twenty-five percent (25%) of the replacement cost of the
Building, above the foundation.

     

    (c)           Notwithstanding
any language herein to the contrary, if at the time of any substantial damage to
the Leased Premises from a Casualty, less than one (1) year remains in the Term
(and Tenant has no further outstanding Renewal Options), then (i) Landlord shall
have the right, in its sole option, to elect not to rebuild or restore the
Damaged Property, such right to be exercised, if at all, by written notice to
Tenant within thirty (30) days after the date of such Casualty, and (ii) Tenant
shall have the right, in its sole option, to terminate this Lease, such right to
be exercised, if at all, within thirty (30) days after the date of such Casualty
or within thirty (30) days after Tenant’s receipt of Landlord’s notice pursuant
to Section 6.3(c)(i)
above.

     

    
      
        
        

      

      
        -79-

        
          

        

      

      
        
        

      

    

     

    (d)           If  Landlord
is herein required to perform any Landlord’s Restoration Work (i.e., a Casualty shall occur
and this Lease shall not be terminated as herein-above provided), then the
following provisions shall apply:

     

    (1)           Landlord
shall commence Landlord’s Restoration Work as expeditiously as possible but not
later than sixty (60) days following the Casualty, and shall thereafter
diligently prosecute the same to completion. Landlord shall notify Tenant of the
date on which it commences Landlord’s Restoration Work, which notice shall be
accompanied by the written statement of Landlord’s architect supervising such
work certifying to such date.

     

    (2)           Notwithstanding
anything herein contained to the contrary, if Landlord fails to substantially
complete Landlord’s Restoration Work (it being understood that in no event shall
Landlord’s Restoration Work be deemed substantially completed
unless and until the Leased Premises are tenantable and the Common Areas
functional for all purposes hereunder) on or prior to the Outside Completion
Date, then Tenant may terminate this Lease by delivering written notice to
Landlord within thirty (30) days after the Outside Completion Date, but before
Landlord’s Restoration Work shall have been substantially
completed.  If Tenant fails to deliver such notice within such thirty
(30) day period, then Tenant shall have waived its right to terminate this Lease
under this Section 6.3(d)(2)
for a period of six (6) months; after which 6-month period, such right shall
again be available for a period of thirty (30) days, on the same terms, if the
Landlord’s Restoration Work is still not substantially completed. The provisions
of the two immediately preceding sentences shall implemented repeatedly until
the Landlord’s Restoration Work is substantially completed or this Lease is
terminated as therein provided. The “Outside Completion
Date” shall mean the date of the LRW Estimate; provided, however, that the
Outside Completion Date shall be automatically extended one day for each day by
which Landlord is delayed in substantially completing Landlord’s Restoration
Work by reason of Force Majeure Events (but in no event shall the Outside
Completion Date be extended, in the aggregate, for more than sixty (60) days by
Force Majeure Events).

     

    
      	
              6.4

            	
              Property
      Insurance

            

    

     

    Landlord
shall maintain standard fire and extended coverage insurance covering the
Property (including the Building, the Common Areas, the Leased Premises,
inclusive of the Leasehold Improvements, and the other Leasable Areas and the
leasehold improvements therein, but excluding Tenant Property and the personal
property and trade fixtures of other tenants and occupants of the Property)
against loss or damage by reason of fire and/or other risks and perils included
within a standard “all risk” insurance policy (or its equivalent, e.g., a “special causes of
loss” policy), containing a so-called “extended coverage endorsement” (or its
equivalent), and/or, to the extent not otherwise included therein, by reason of
acts of terrorism, in an amount not less than one hundred percent (100%) of the
full replacement cost thereof above the foundation. The policy of such insurance
shall include a waiver of the insurer’s right of subrogation against Tenant
consistent with release and waiver provisions of Section 6.7
below. Upon the request of Tenant, a copy of a duly executed certificate of
insurance reflecting Landlord’s maintenance of the insurance required under this
Section 6.4
(including the aforementioned waiver of subrogation) shall be delivered to
Tenant. Said insurance shall be maintained with a reputable insurance company
selected by Landlord and qualified and licensed to do business in the State and
having a current Best’s Rating of A or better (provided, that, during any period
that the required insurance coverage is not available on commercially reasonable
terms from insurers with such a rating, then Landlord may utilize a company with
a lower rating, so long as such company has a rating equal to the highest rating
as among the insurers then making available the required insurance coverage on
commercially reasonable terms). All payments for losses thereunder shall be made
solely to Landlord.

     

    
      
        
        

      

      
        -80-

        
          

        

      

      
        
        

      

    

     

    
      	
              6.5

            	
              Liability
      Insurance

            

    

     

    Landlord
and Tenant shall each maintain a policy or policies of commercial general
liability insurance, with the premiums thereon fully paid on or before the due
dates, issued by and binding upon a reputable insurance company qualified and
licensed to do business in the State, with a current Best’s Rating of A or
better (provided, that during any period that the required insurance coverage is
not available on commercially reasonable terms from insurers with such a rating,
then Landlord or Tenant may utilize a company with a lower rating, so long as
such company has a rating equal to the highest rating as among the insurers then
making available the required insurance coverage on commercially reasonable
terms). Such insurance shall be written on occurrence basis, and shall afford
minimum coverage (which may be effected by primary and/or excess coverage) of
not less than Three Million Dollars ($3,000,000.00) for bodily injury, death or
property damage in any one (1) accident or occurrence. Notwithstanding anything
to the contrary contained herein, so long as Tenant satisfies the Self-Insurance
Net Worth Test, Tenant may elect to self-insure in lieu of meeting Tenant's
liability insurance requirements under this Section 6.5. If, and
to the extent, Tenant does not, in whole or in part, carry insurance that
complies with the requirements of this Section 6.5,
then Tenant shall be deemed to have elected to self-insure to such extent.
Either Landlord or Tenant may, from time to time, request the consent of the
other party to increase the aforementioned level of minimum coverage, and such
other party shall not unreasonably withhold its consent thereto, so long as the
requested increased level of minimum coverage is not in excess of the limits
then generally maintained by similarly situated parties in Comparable Buildings.
Notwithstanding the foregoing provisions of this Section 6.5, if, and
for so long as, Tenant hereunder is a Wachovia Party, Tenant may elect to
maintain the liability insurance required of Tenant under this Section 6.5 though
policies issued by a captive insurance company that is wholly owned by Wachovia
Corporation (whether or not such insurance company is licensed or rated as
herein-above otherwise required).

     

    
      	
              6.6

            	
              Hold
      Harmless

            

    

     

    (a)           Landlord
shall not be liable to Tenant, or to any Tenant Party, for any damage to person
or property to the extent caused by any negligent act or omission of Tenant or
any Tenant Party; and Tenant agrees to and does hereby indemnify, defend and
hold harmless, Landlord and all Landlord Parties from and against any and all
claims, demands, causes of action, fines, penalties, costs, expenses (including
reasonable attorneys’ fees and court costs), liens or liabilities to the extent
caused by any willful misconduct, or negligent act or omission, of Tenant or any
Tenant Party.

     

    
      
        
        

      

      
        -81-

        
          

        

      

      
        
        

      

    

     

    (b)           Tenant
shall not be liable to Landlord, or to any Landlord Party, for any damage to
person or property to the extent caused by any negligent act or omission of
Landlord or any Landlord Party; and Landlord agrees to and does indemnify,
defend and hold harmless Tenant and all Tenant Parties from and against any and
all claims, demands, causes or action, fines, penalties, costs, expenses
(including reasonable attorneys fees and costs), liens or liabilities to the
extent caused by any willful misconduct, or negligent act or omission, of
Landlord or any Landlord Party.

     

    
      	
              6.7

            	
              WAIVER OF
      RECOVERY

            

    

     

    ANYTHING
IN THIS LEASE TO THE CONTRARY NOTWITHSTANDING, LANDLORD AND TENANT EACH HEREBY
WAIVES ANY AND ALL RIGHTS OF RECOVERY, CLAIM, ACTION OR CAUSE OF ACTION, AGAINST
THE OTHER, AND ITS AGENTS, SERVANTS, PARTNERS, SHAREHOLDERS, DIRECTORS, OFFICERS
OR EMPLOYEES, FOR ANY LOSS OR DAMAGE THAT MAY OCCUR TO THE LEASED PREMISES, THE
PROPERTY OR ANY IMPROVEMENTS THERETO OR THEREON, OR ANY PROPERTY OF SUCH PARTY
THEREIN OR THEREON, BY REASON OF FIRE, THE ELEMENTS, OR ANY OTHER CAUSE THAT IS
INSURED AGAINST (OR IS INSURABLE, WHETHER OR NOT ACTUALLY INSURED) UNDER THE
TERMS OF STANDARD FIRE AND EXTENDED COVERAGE INSURANCE POLICIES IN THE STATE,
REGARDLESS OF THE AMOUNT OF THE PROCEEDS, IF ANY, PAYABLE UNDER SUCH INSURANCE
POLICIES AND THE CAUSE OR ORIGIN, INCLUDING NEGLIGENCE OF THE OTHER PARTY
HERETO, OR ITS AGENTS, OFFICERS, PARTNERS, SHAREHOLDERS, SERVANTS OR EMPLOYEES,
AND COVENANTS THAT NO INSURER SHALL HOLD ANY RIGHT OF SUBROGATION AGAINST SUCH
OTHER PARTY ON ACCOUNT THEREOF.

     

    ARTICLE
VII

    DEFAULTS, REMEDIES,
BANKRUPTCY, SUBORDINATION

     

    
      	
              7.1

            	
              Default and
      Remedies

            

    

     

    (a)           The
occurrence of any of the following events shall constitute an event of default
(“Event of
Default”) under this Lease on the part of Tenant:

     

    (i)          
 Tenant shall default in the payment of any Rent when due (including Annual
Basic Rent, Tenant’s Operating Expense Share, Tenant’s Tax Share and Above
Standard Services Rent), and such default shall continue for a period of ten
(10) Business Days after written notice thereof from Landlord to Tenant;
or

     

    (ii)    
      At any time that Tenant does not satisfy the
Self-Insurance Net Worth Test, Tenant shall default in its obligation to
maintain any policy of insurance that Tenant is required to maintain under Section 6.5
hereof, and such default shall continue for a period of ten (10) Business Days
after written notice from Landlord to Tenant of such default, which notice shall
(A) specifically refer to Section 6.5
hereof, and the insurance policy which Tenant has failed to maintain, and (B)
state, in all capital letters and in a prominent place, that the continuance of
such failure to maintain insurance for five (5) Business Days after Tenant’s
receipt of such written notice will constitute an Event of Default under this
Section 7.1(a)(ii);
or

     

    
      
        
        

      

      
        -82-

        
          

        

      

      
        
        

      

    

     

    (iii)      
   Tenant shall default under any of its other obligations under
this Lease (other than any default described in Section 7.1(a)(i)
and (ii)
above), and such default shall continue for a period of thirty (30) days after
written notice from Landlord to Tenant thereof (or, if such default is curable
but reasonably cannot be cured within such thirty (30) day period, then Tenant
shall not commence the cure thereof within such thirty (30) day period or
thereafter shall not diligently pursue such cure until the same is
accomplished).

     

    (b)           Upon
the occurrence of an Event of Default, subject to Section 7.1(e)
below, Landlord, in addition to all other remedies available to it at law or in
equity, shall have the right to terminate this Lease, or terminate Tenant’s
right to possession hereunder, by written notice to Tenant, whereupon the
following provisions shall apply:

     

    (i)        
   Tenant shall immediately vacate the Leased Premises pursuant
to Section 4.1
hereof, whereupon Landlord shall have the right to re-enter and take possession
of the Leased Premises.

     

    (ii)     
     Landlord may immediately or at any time thereafter
re-enter the Leased Premises, and (x) repair any condition which shall
constitute a default on Tenant’s part hereunder, and (y) remove any Tenant
Property then located within the Leased Premises consistent with the provisions
of Section 5.3
hereof.

     

    (iii)      
   Landlord may immediately or at anytime thereafter relet the
Leased Premises or any part thereof, for such time or times, at such rental or
rentals and upon such other terms and conditions as Landlord deems reasonable,
and Landlord may make any alterations or repairs to the Leased Premises that are
necessary or proper to facilitate such reletting as office space. Landlord
hereby agrees to use its commercially reasonable efforts to relet the Leased
Premises to mitigate or otherwise reduce the damages for which Tenant may be
liable hereunder; provided that in no event shall Landlord’s leasing or
attempted leasing of other space in the Building instead of the Leased Premises,
in and of itself, violate the provisions of this sentence.  Any such
reletting may be for such rent, for such time, and upon such terms as the
Landlord, in the Landlord’s good faith discretion, shall determine, provided,
that the same shall, in all events, be commercially
reasonable.  Landlord shall be deemed to have exercised commercially
reasonable efforts to relet the Leased Premises so long as Landlord or
Landlord’s agents employ marketing methods and procedures substantially similar
to marketing methods and procedures used by Landlord or Landlord’s agents to
market and lease other vacant space in the Building or other buildings, which
are similar in nature and quality to the Building, owned by Landlord or an
Affiliate of Landlord.

     

    (iv)       
  Landlord shall have the right to recover from Tenant, as damages,
the sum of (1) the full
amount of all unpaid Annual Basic Rent and Additional Rent payable up to the
time of such termination of this Lease (or termination of Tenant’s right to
possession, as the case may be) (including, if applicable, any unpaid interest
payable by Tenant under Section 2.1(d)
hereof), plus (2) all
reasonable costs incurred by Landlord in connection with (x) evicting Tenant
from the Leased Premises, and (y) any repairs or removals made pursuant to Section 7.1(b)(ii)
above, plus (3) damages
pursuant to either “(A)” or “(B)” below, as Landlord shall elect:

     

    
      
        
        

      

      
        -83-

        
          

        

      

      
        
        

      

    

     

    (A)           damages,
payable monthly throughout the period (the “Damages Period”)
commencing on the day after the date of such termination and ending on the last
day of the Term (determined without regard to any theretofore unexercised
Renewal Options), in a monthly sum equal to the excess (if any) of (i) the
monthly Rent which would have been payable by Tenant under this Lease for such
month had this Lease remained in effect, over (ii) the monthly sums
payable to Landlord for such month under any lease(s) of the Leased Premises
then in effect (net of the reasonable costs incurred by Landlord to re-let the
Leased Premises pursuant to such lease(s)) (it being agreed that Tenant shall
not be entitled to receive any excess of the sums described in clause (ii) of
this sentence over the sums described in clause (i) of this sentence);
or

     

    (B)           damages,
payable in a one-time lump-sum, equal to the excess, if any, of (i) the
present value (discounted at the Prime Rate) of the total amount of all Rent
which would have been payable by Tenant under this Lease for the entire Damages
Period had this Lease remained in effect, over (ii) the present value
(discounted at the same rate) of the fair market rental value of the Leased
Premises for the entire Damages Period.

     

    (c)           If
Landlord re-enters the Leased Premises after terminating this Lease pursuant to
Section 7.1(b)
above, Tenant hereby waives all claims for damages that may be caused by such
re-entry by Landlord, other than claims based on Landlord’s willful misconduct
or negligence.

     

    (d)           The
exercise by Landlord of any one or more of the rights and remedies provided in
this Lease shall not prevent the subsequent exercise by Landlord of any one or
more of the other rights and remedies herein provided or otherwise permitted at
law or in equity.  Except as otherwise provided in this Lease,
remedies provided for in this Lease are cumulative and may, at the election of
Landlord, be exercised alternatively, successively, or in any other manner and
are in addition to any other rights provided for or allowed by law or in
equity.

     

    (e)           Notwithstanding
the provisions set forth in Section 7.1(b),
Landlord may not terminate this Lease pursuant thereto unless Tenant shall have
failed to pay, without the contractual right to abate or offset as herein
otherwise provided, Rent in an amount equal to or greater than the Threshold
Default Amount, and such failure to pay continues, beyond the point of becoming
an Event of Default, for an additional period of ten (10) Business Days
following Tenant’s receipt of second written notice thereof from Landlord, which
notice shall refer to this Section 7.1(e),
and state in all capital letters (or other prominent display) that this Lease
may be terminated if Tenant fails to promptly pay all overdue Rent. The "Threshold Default
Amount" shall mean an amount equal to two (2) months’ Annual Basic Rent
hereunder.

     

    
      
        
        

      

      
        -84-

        
          

        

      

      
        
        

      

    

     

    (f) 
          If (i) Tenant shall
default in the performance of any of Tenant’s obligations under this Lease, and
(ii) such default shall thereafter become an Event of Default hereunder (or, in
cases of emergency only, such default shall continue for 24 hours after notice
thereof from Landlord to Tenant), then Landlord, without thereby waiving such
default (and without limiting any other right or remedy it might have on account
thereof, in law or in equity), may (but shall not be obligated to) perform such
obligation for the account, and at the expense, of Tenant. In any such event,
Tenant, within thirty (30) days after Landlord’s delivery of an invoice therefor
(together with reasonable supporting documentation), shall reimburse Landlord
for any reasonable out-of-pocket expenses incurred by Landlord (including
reasonable attorneys’ fees) in connection with Landlord’s performance of any
such obligation for the account of Tenant pursuant to this Section 7.1(f),
together with interest thereon, at the Applicable Rate, from the date that such
expenses were incurred by Landlord to the date that the same are reimbursed to
Landlord by Tenant.

     

    
      	
              7.2

            	
              Insolvency or
      Bankruptcy

            

    

     

    The
appointment of a receiver to take possession of all or substantially all of the
assets of Tenant, or any general assignment by Tenant for the benefit of
creditors, or any action taken by Tenant under any insolvency, bankruptcy, or
reorganization act, or an involuntary proceeding against Tenant that is not
dismissed or bonded against within one hundred twenty (120) days after the
filing thereof, shall at Landlord’s option, constitute an Event of Default
hereunder (and the provisions of Section 7.1
hereof shall apply in respect thereof). In no event shall this Lease be assigned
or assignable by voluntary or involuntary bankruptcy or a proceeding in lieu
thereof, other than in accordance with Article VIII
hereof.

     

    
      	
              7.3

            	
              Negation of Lien for
      Rent

            

    

     

    (a)           Landlord
hereby expressly waives and negates any and all contractual liens and security
interests, statutory liens and security interests or constitutional liens and
security interests arising by operation of law (collectively, “Landlord’s Liens”) to
which Landlord might now or hereafter be entitled on all property of Tenant
(whether owned or Leased by Tenant) now or hereafter placed in or upon the
Leased Premises, except for judgment liens, if any.

     

    (b)           To
the extent that the aforesaid waiver and negation is not effective or
unenforceable, Landlord hereby subordinates all of Landlord Liens to any and all
liens placed on the property of Tenant (whether owned or leased by Tenant),
including all liens created as a result of any security interest granted in or
chattel mortgage placed upon such property of Tenant.

     

    (c)           Landlord
shall from time to time, upon request of Tenant, confirm the aforedescribed
waiver and negation or subordination, as applicable, in writing.  If
(x) Landlord shall fail to execute (and if requested by Tenant, acknowledge)
such confirmation within twelve (12) Business Days after Tenant’s request and
(y) such failure shall continue for five (5) Business Days after delivery of a
notice from Tenant indicating such failure, which notice shall refer to this
Section 7.3(c)
and recite, in all capital letters (or other prominent display), the provisions
of Section
7.3(c), then Tenant shall be appointed Landlord’s true and lawful
attorney-in-fact, coupled with an interest, for the purpose of executing and
delivering such confirmation.

     

    
      	
              7.4

            	
              Attorney’s
      Fees

            

    

     

    If either
party shall bring any legal action or proceeding in any court of competent
jurisdiction to enforce its rights or the other party’s obligations under this
Lease, or if the parties hereto shall otherwise become adverse parties in any
such action or proceeding, then the prevailing party in such action or
proceeding shall be entitled to be reimbursed by the non-prevailing party for
all reasonable attorneys’ fees and disbursements actually incurred by the
prevailing party (without regard to any statutory presumption) in connection
with such action or proceeding (at all levels, before, during and after trial,
and on appeal).

     

    
      
        
        

      

      
        -85-

        
          

        

      

      
        
        

      

    

     

    
      	
              7.5

            	
              No Waiver of
      Rights

            

    

     

    No
failure or delay of Landlord or Tenant in any one instance to exercise any
remedy or power given it herein or to insist upon strict compliance by Tenant or
Landlord of any obligation imposed on it herein in any other instance and no
custom or practice of either party hereto at variance with any term hereof shall
constitute a waiver or a modification of the terms hereof by such party in any
one instance or any right it has herein to demand strict compliance with the
terms hereof by the other party in any other instance.  No express
waiver shall affect any condition, covenant, rule, or regulation other than the
one specified in such waiver and then only for the time and in the manner
specified in such waiver.  No person has or shall have any authority
to waive any provision of this Lease unless such waiver is expressly made in
writing and signed by an authorized officer of Landlord or Tenant.  No
endorsement or statement on any check or 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 provided in this
Lease.

     

    
      	
              7.6

            	
              Holding
      Over

            

    

     

    (a)           Except
as provided in Section 7.6(b),
in the event of holding over by Tenant after expiration or termination of this
Lease without the written consent of Landlord, Tenant shall pay throughout the
entire holdover period (i.e., the period commencing
on such expiration or termination and continuing until Tenant shall no longer be
holdover in the Leased Premises), as liquidated damages, rent (or a charge in
respect of use and occupancy) at a per diem rate, (A) equal, for each day of the
first one hundred twenty (120) days of such holdover period, to one hundred
twenty-five (125%) percent of the average per diem rate of Rent payable by
Tenant during the last month of the Term, and (B) equal, for each day of the
holdover period thereafter, to one hundred fifty (150%) percent of the average
per diem rate of Rent payable by Tenant during the last month of the Term.
Nothing in this Section 7.6(a)
shall be construed as granting Tenant a right to retain possession of the Leased
Premises, or as limiting Landlord’s right to recover possession of the Leased
Premises, after the expiration or termination of this Lease.

     

    (b)           Notwithstanding
the provisions of Section 7.6(a),
Tenant shall be permitted to holdover in the Leased Premises, or a portion
thereof, for a period of time not to exceed sixty (60) days after the expiration
of the Term (whether the Initial Term or the Term as renewed) if and only if:
(1) Landlord has not already leased the portion of the Leased Premises in which
Tenant is holding over; and (2) Tenant gives Landlord written notice of such
intent to holdover within thirty (30) days prior to the expiration of the Term;
such written notice shall specify the length of time Tenant intends to holdover
and the portion of the Leased Premises in which Tenant intends to holdover. If
Tenant elects to holdover pursuant to the preceding sentence, such holdover will
be on an AS-IS basis except that the Annual Basic Rent shall be one-hundred ten
percent (110%) of the Annual Basic Rent applicable to such Leased Premises
immediately prior to such holdover.

     

    
      
        
        

      

      
        -86-

        
          

        

      

      
        
        

      

    

     

    
      	
              7.7

            	
              Subordination

            

    

     

    (a)           Landlord
represents to Tenant that, as of the date of this Lease, (i) except for the
Existing Mortgages (if any) identified in Section 15.1 hereof,
there are no Mortgages affecting the Property, and (ii) except for the Existing
Overleases (if any) identified in Section 15.2 hereof,
there are no Overleases affecting the Property.

     

    (b)           This
Lease shall be and remain superior to any and all Mortgages which may hereafter
take effect, unless and until, in the case of any such Mortgage, the Mortgagee
thereunder and Tenant shall execute, acknowledge and deliver a Mortgage SNDA (in
which event this Lease shall be subordinated to such Mortgage pursuant to such
Mortgage SNDA). If, in the case of any Mortgage that hereafter takes effect, (i)
Landlord shall deliver to Tenant a form of Mortgage SNDA (i.e., an agreement meeting
the definition thereof herein-above set forth) executed and acknowledged by the
Mortgagee thereunder, together with Landlord’s written request that Tenant
counter-execute, acknowledge and deliver the same, and (ii) such Mortgagee shall
be an institutional lender that is not an Affiliate of Landlord, then Tenant
shall counter-execute, acknowledge and deliver such Mortgage SNDA within the
period of twelve (12) Business Days thereafter. Furthermore, if (x) Tenant shall
fail to counter-execute, acknowledge and deliver such Mortgage SNDA within such
twelve (12) Business Day period, and (y) such failure shall continue for a
period of five (5) Business Days after delivery of a notice from Landlord
indicating such failure, which notice shall refer to this Section 7.7(b)
and recite, in all capital letters (or other prominent display), the provisions
of this Section 7.7(b),
then Tenant shall be deemed to have counter-executed, acknowledged and delivered
such Mortgage SNDA.

     

    (c)           This
Lease shall be and remain superior to any and all Overleases which may hereafter
take effect, unless and until, in the case of any such Overlease, the Overlessor
thereunder and Tenant shall execute, acknowledge and deliver an Overlease SNDA
(in which event this Lease shall be subordinated to such Overlease pursuant to
such Overlease SNDA). If, in the case of any Overlease hereafter entered into as
part of a Sale-Leaseback Transaction,, (i) Landlord shall deliver to Tenant a
form of Overlease SNDA (i.e., an agreement meeting
the definition thereof herein-above set forth) executed and acknowledged by the
Overlessor thereunder, together with Landlord’s written request that Tenant
counter-execute, acknowledge and deliver the same, and (ii) such Overlessor
shall be an institutional lender that is not an Affiliate of Landlord, then
Tenant shall counter-execute, acknowledge and deliver such Overlease SNDA within
the period of twelve (12) Business Days thereafter. Furthermore, if (x) Tenant
shall fail to counter-execute, acknowledge and deliver such Overlease SNDA
within such twelve (12) Business Day period, and (y) such failure shall continue
for a period of five (5) Business Days after delivery of a notice from Landlord
indicating such failure, which notice shall refer to this Section 7.7(c)
and recite, in all capital letters (or other prominent display), the provisions
of this Section 7.7(c),
then Tenant shall be deemed to have counter-executed, acknowledged and delivered
such Overlease SNDA.

     

    
      
        
        

      

      
        -87-

        
          

        

      

      
        
        

      

    

     

    
      	
              7.8

            	
              Estoppel
      Certificate

            

    

     

    At the
request of either Landlord or Tenant, the other party will execute within twelve
(12) Business Days from the date of receipt of the request, from time to time,
an estoppel certificate substantially in the form attached as Exhibit E hereto, or
in such other form as may be reasonably requested by the requesting party (so
long as such other form contains only those statements set forth on the form
attached as Exhibit
E hereto, and other statements confirmatory of reasonably ascertainable
matters regarding the express provisions of this Lease); provided that any request
submitted by Landlord requesting an estoppel certificate by Tenant shall be
accompanied by an estoppel certificate executed by Landlord indicating whether
or not there are any then existing defaults by Tenant under this Lease, and if
so, describing said defaults. Tenant and any third party certifying, to the best
of such party’s knowledge and belief, to the facts (if true) described in such
certificate.

     

    
      	
              7.9

            	
              Subsequent
      Documents

            

    

     

    Any
provision in this Lease expressly requiring that Tenant or Landlord execute any
estoppel certificate, SNDA or other document, is subject to the requirements
that, except as provided in this Lease or otherwise agreed to, no such estoppel
certificate, SNDA or other document shall (i) effect (or purport to effect)
either (x) any diminution of Tenant’s or Landlord’s rights provided for in this
Lease, or (y) any increase in Tenant’s or Landlord’s obligations provided for in
this Lease, or (ii) impose any additional liability or costs upon Tenant or
Landlord beyond that contemplated by this Lease; and any statements contained in
any estoppel certificate regarding Lease defaults or breaches shall be limited
to the actual knowledge of the signing representative.

     

    
      	
              7.10

            	
              Interest Holder
      Privileges

            

    

     

    If, as
and when Tenant shall give any Landlord Default Notice hereunder, Tenant shall
give a copy of such notice to any Interest Holder whose address shall have been
furnished to Tenant, such copy to be delivered to said Interest Holder at the
same time such notice is delivered to Landlord. Without limitation of the
requirements of any SNDA between Tenant and any such Interest Holder, Tenant
hereby agrees to accept a cure of any such default by Landlord hereunder from
any such Interest Holder (with the same force and effect as though cured by
Landlord), but only during the same period that Landlord is entitled to effect
such cure. Nothing contained herein shall require Tenant to forbear in the
exercise of any of its rights under Article XIII hereof
for any period after it becomes entitled to exercise its rights thereunder. The
term “Landlord Default
Notice” shall mean (x) any notice sent by Tenant to Landlord pursuant to
any of clauses (i), (ii) or (iii) of Section 13.1(a)
hereof indicating a default by Landlord hereunder, and (y) any 24-hour notice
sent by Tenant to Landlord pursuant to the parenthetical under Section 13.1(b)(ii)
hereof.

     

    ARTICLE
VIII

    ASSIGNMENT AND
SUBLETTING

     

    
      	
              8.1

            	
              General

            

    

     

    8.1.1        For
purposes of this Lease, the following terms shall have the following
meanings:

     

    (a)           “Assignment” shall
mean any assignment or other transfer of Tenant’s interest in this Lease
(whether voluntarily, by operation of law or otherwise); it being agreed that a
Change of Control Transaction with respect to Tenant shall also be deemed an
“Assignment” (and shall
be deemed entered into by Tenant), but only if a principal purpose or effect of
such Change in Control Transaction is the transfer of Tenant’s interest in this
Lease.

     

    
      
        
        

      

      
        -88-

        
          

        

      

      
        
        

      

    

     

    (b)           “Change in Control
Transaction,” with respect to a person, shall mean any transaction or
related series of transactions (including any transfer(s) of stock or
partnership, membership or other equity interests) which results, directly or
indirectly, in a change in the control of such person (except, that, as used in
this definition, the term “transaction” shall not
include sales or issuances of stock over a recognized stock exchange or
“over-the-counter” market or otherwise as part of a public
offering).

     

    (c)           “Retail Conversion
Transaction” shall mean either (1) an Assignment which (i) becomes
effective at a time when the Leased Premises include a portion of the Leased
Premises theretofore used as a retail bank branch, (ii) the Net Rentable Area of
such portion of the Leased Premises used as a retail bank branch comprises more
than fifty percent (50%) of the total Net Rentable Area of the Leased Premises,
and (iii) permits the assignee thereunder to use the same for a retail purpose
other than a retail bank branch, or (2) a Sublease which (x) demises a portion
of the Leased Premises theretofore used as a retail bank branch, (y) the Net
Rentable Area of such portion of the Leased Premises used as a retail bank
branch comprises more than fifty percent (50%) of the total Net Rentable Area
demised by such Sublease, and (z) permits the Subtenant thereunder to use the
same for a retail purpose other than a retail bank branch.

     

    8.1.2        Except
for Section 8.5 Transactions and Retail Conversion Transactions, Tenant
shall not enter into an Assignment or a Sublease, other than subject to, and in
accordance with, the provisions of Section 8.2
hereof. Except for Section 8.5 Transactions, Tenant shall not enter into a
Retail Conversion Transaction, other than subject to, and in accordance with,
the provisions of Section 8.3
hereof.

     

    
      	
              8.2

            	
              Landlord’s General
      Offer Rights

            

    

     

    The
following provisions shall apply with respect to (i) any Assignment, other than
an Assignment that is a Section 8.5 Transaction or a Retail Conversion
Transaction, or (ii) any Sublease, other than a Sublease that is either a
Section 8.5 Transaction or a Retail Conversion Transaction:

     

    8.2.1        Tenant,
prior to entering into such an Assignment or Sublease, shall give Landlord
notice of its desire or intention to do so under this Section 8.2
(herein called “Tenant’s Offer
Notice”), which notice shall indicate whether Tenant contemplates an
Assignment, a Sublease or either an Assignment or Sublease, and, as applicable,
shall set forth (i) the earliest possible effective date of such contemplated
Assignment, and/or the earliest possible commencement date under the
contemplated Sublease, and (ii) in the case of a contemplated Sublease demising
less than the entire Leased Premises, set forth a description of the portion(s)
of the Leased Premises to be demised thereunder (the “Contemplated Sublease
Area”).

     

    
      
        
        

      

      
        -89-

        
          

        

      

      
        
        

      

    

     

    8.2.2        Each
Tenant’s Offer Notice shall be deemed an offer from Tenant to Landlord, whereby
Landlord, at any time within the period of thirty (30) days after the delivery
of such Tenant’s Offer Notice (which period is herein called “Landlord’s Recapture
Period”), may, at Landlord’s option (such option of Landlord, as
described in either clause (i) or clause (ii) of this sentence, as applicable,
being herein called “Landlord’s Recapture
Option”), either (i) in the case of any Tenant’s Offer Notice that sets
forth either (x) a contemplated Assignment or (y) a contemplated Sublease of the
entire Leased Premises, terminate this Lease (in its entirety), or (ii) in the
case of any other Tenant’s Offer Notice, terminate this Lease as to the
Contemplated Sublease Area. Landlord’s Recapture Option may be exercised only by
notice to Tenant (“Landlord’s Recapture
Notice”) given within Landlord’s Recapture Period.

     

    8.2.3        If,
in any instance that Tenant shall deliver a Tenant’s Offer Notice to Landlord,
Landlord shall exercise Landlord’s Recapture Option, then the following
provisions shall apply:

     

    (a)           Effective
as of the date that is sixty (60) days after the last day of Landlord’s
Recapture Period (or, if later, the date that Tenant included in Tenant’s Offer
Notice as either the earliest possible effective date of the contemplated
Assignment set forth therein, or the earliest possible commencement date of the
contemplated Sublease set forth therein) (such date being herein called the
“Recapture Effective
Date”), this Lease (i) in the case of any Tenant’s Offer Notice that sets
forth either (x) a contemplated Assignment or (y) a contemplated Sublease of the
entire Leased Premises, shall automatically terminate (in its entirety), or (ii)
in the case of any other Tenant’s Offer Notice, shall automatically terminate as
to the Contemplated Sublease Area.

     

    (b)           In
any case described in Section 8.2.3(a)(ii)
that this Lease shall automatically terminate as to the Contemplated Sublease
Area (as opposed to the entirety of the Leased Premises), Landlord, at its
expense, shall perform all the work (if any) required to cause all portions of
the Contemplated Sublease Area to be put in a Separately Leasable
Condition.

     

    (c)           If
there is an NPV Profit Amount with respect to the Leased Premises (in any case
that this Lease shall terminate in its entirety) or the Contemplated Sublease
Area (in any case that this Lease shall terminate as to the Contemplated
Sublease Area), then Landlord, within thirty (30) days after the Recapture
Effective Date (or, if later, within thirty (30) days after the final
determination of the applicable Fair Market Rental Value Per RSF as between
Landlord and Tenant), shall pay to Tenant an amount equal to fifty percent (50%)
of such NPV Profit Amount. In that regard:

     

    (1)           The
term “NPV Profit
Amount” shall mean, with respect to the Leased Premises or any portion
thereof, an amount, determined as of the Recapture Effective Date, equal to the
excess
(if any) of
(1) the net present value of all fixed rent that would have been payable to
Tenant by a Subtenant under a hypothetical Sublease that (i) demises the Leased
Premises (or the applicable portion thereof) for a hypothetical term commencing
on the Recapture Effective Date and ending on the last day of the Term
(determined without regard to any unexercised Renewal Options), (ii) provides
for fixed rent to be payable at a rate equal to the Fair Market Rental Value Per
RSF of the Leased Premises (or the applicable portion thereof) multiplied by the Net
Rentable Area thereof, and (iii) is otherwise consistent with the assumptions
and criteria set forth in the definition of Fair Market Rental Value Per RSF
hereunder (i.e., the
same, inter alia, (x)
provides for additional rent to paid by the Subtenant upon all the same terms
and conditions of this Lease, i.e., a direct pass-through
of all additional rent payable hereunder with respect to the space demised by
such hypothetical Sublease, and (y) does not provide for any workletter,
improvement or other allowance or contribution, or period of free rent or rent
abatement) (which net present value shall be determined using a discount rate
equal the Prime Rate, and discounting the same from the dates that such fixed
rent amounts would be payable to Tenant by such Subtenant under such
hypothetical Sublease to the Recapture Effective Date), over
(2) the sum of (A) the
net present value of all Annual Basic Rent which shall would have accrued under
this Lease with respect to the Leased Premises (or the applicable portion
thereof) during such hypothetical term (which net present value shall be
determined using a discount rate equal the Prime Rate, and discounting the same
from the dates that such Annual Basic Rent amounts would be payable by Tenant
hereunder to the Recapture Effective Date) plus (B) the estimated cost,
if any, that Tenant would have incurred in connection with such hypothetical
Sublease to perform the work required to cause all portions of the Contemplated
Sublease Area to be put in Separately Leasable Condition (which estimate shall
be determined by agreement of the parties, acting reasonably, and, failing such
an agreement, by an arbitration pursuant to the provisions of Article XII
hereof).

     

    
      
        
        

      

      
        -90-

        
          

        

      

      
        
        

      

    

     

    (2)           For
a period of thirty (30) days after the delivery of Landlord’s Recapture Notice,
Landlord and Tenant shall endeavor to reach agreement as to such Fair Market
Rental Value Per RSF for the Leased Premises (in any case that this Lease shall
terminate in its entirety) or the Contemplated Sublease Area (in any case that
this Lease shall terminate as to the Contemplated Sublease Area). If Landlord
and Tenant are unable to reach a definitive agreement as to such Fair Market
Rental Value Per RSF within such 30-day period, then either Landlord or Tenant,
by written notice thereof to the other party, may cause such Fair Market Rental
Value Per RSF to be submitted for determination in accordance the provisions of
subsections (1)
through (3) of
Section 1.4(e)
hereof, which subsections shall be applied, mutatis mutandis, to the
determination of such Fair Market Rental Value Per RSF, and the rights and
obligations of the parties in respect thereof.

     

    8.2.4    
   If, in any instance that Tenant shall deliver a Tenant’s Offer
Notice to Landlord, Landlord shall not exercise Landlord’s Recapture Option,
then Tenant, within the period of two hundred seventy (270) days after the
expiration of Landlord’s Recapture Period (which period is herein called the
“Tenant’s Transfer
Period”), shall have the right (without any need to obtain Landlord’s
consent) to enter into any Assignment or one or more Subleases of the Leased
Premises (or any portion thereof), or, if applicable, the Contemplated Sublease
Area (or any portion thereof), provided, that, in each case,
at least ten (10) Business Days prior to the effective date of any such
Assignment, or the commencement date of any such Sublease, Tenant shall deliver
to Landlord a notice (each, a “Tenant’s Transfer
Notice”) describing the same, which notice shall (i) in case of an
Assignment, set forth the identity of the prospective assignee, and be
accompanied by a true and complete copy of the instrument of Assignment (which
instrument shall be fully executed and delivered between Tenant and the
assignee), and (ii) in case of a Sublease, set forth the identity of the
prospective Subtenant, and be accompanied by a true and complete copy of the
Sublease (which Sublease shall be fully executed and delivered between Tenant
and the Subtenant).  Notwithstanding anything to the contrary in this
Section 8.2.4, Tenant shall not have the right to enter into a Retail Conversion
Transaction without first complying with Section 8.3 hereof.

     

    8.2.5        Upon
the expiration of the Tenant’s Transfer Period with respect to a particular
Tenant’s Offer Notice, Tenant shall no longer have the right to enter into any
Assignment or one or more Subleases of the Leased Premises (or any portion
thereof), or, if applicable, the Contemplated Sublease Area (or any portion
thereof) as herein-above provided in this Section 8.2,
unless and until (i) Tenant shall deliver another Tenant’s Offer Notice, and
(ii) another Tenant’s Transfer Period shall thereafter become applicable as
herein-above provided in this Section 8.2.

     

    
      
        
        

      

      
        -91-

        
          

        

      

      
        
        

      

    

     

    
      	
              8.3

            	
              Landlord’s Offer
      Rights For Retail Conversion
Transactions

            

    

     

    The
following provisions shall apply with respect to any Retail Conversion
Transaction, other than a Section 8.5 Transaction:

     

    8.3.1        Tenant
shall not enter into a prospective Retail Conversion Transaction unless Tenant,
at least thirty (30) days prior to the proposed effective date or commencement
date thereof, gives Landlord a notice under this Section 8.3
describing the prospective Retail Conversion Transaction (herein called “Tenant’s RCT
Notice”), which notice shall (i) state that the proposed transaction
would be a Retail Conversion Transaction under this Article VIII, (ii) set forth
the identity of the prospective assignee or Subtenant, and (iii) be accompanied
by either (A) a true and complete copy of the instrument of Assignment or the
Sublease in question  (fully executed and delivered between Tenant and
the assignee or Subtenant, as the case may be, but expressly providing that it
shall not become effective or commence unless and until Landlord’s RCT
Termination Option shall have lapsed as herein-below described), or (B) a letter
of intent (fully executed and delivered between Tenant and the assignee or
Subtenant, as the case may be) setting forth the material terms and conditions
of the prospective Retail Conversion Transaction, including (x) the earliest
possible effective date of such prospective Assignment, and/or the earliest
possible commencement date under such prospective Sublease, and (y) in the case
of a contemplated Sublease demising less than the entire Leased Premises, set
forth a description of the portion(s) of the Leased Premises to be demised
thereunder.

     

    8.3.2        Each
Tenant’s RCT Notice shall be deemed an offer from Tenant to Landlord, whereby
Landlord, at any time within the period of thirty (30) days after the delivery
of such Tenant’s RCT Notice (which period is herein called “Landlord’s RCT
Period”), may, at Landlord’s option (such option of Landlord being herein
called “Landlord’s RCT
Termination Option”), either (i) in the case of a prospective Assignment,
or a prospective Sublease of the entire Leased Premises, terminate this Lease
(in its entirety), or (ii) in the case of a prospective Sublease of less than
the entire Leased Premises, terminate this Lease as to the portion of the Leased
Premises to be demised thereby. Landlord’s RCT Termination Option may be
exercised only by notice to Tenant (“Landlord’s RCT Termination
Notice”) given within Landlord’s RCT Period.

     

    8.3.3        If,
in any instance that Tenant shall deliver a Tenant’s RCT Notice to Landlord,
Landlord shall exercise Landlord’s RCT Termination Option, then the following
provisions shall apply:

     

    (a)           Effective
as of the last day of the Landlord’s RCT Period (or, if later, the date that
Tenant included in Tenant’s RCT Notice as either the earliest possible effective
date of the prospective Assignment set forth therein, or the earliest possible
commencement date of the prospective Sublease set forth therein) (herein called
the “RCT Termination
Date”), this Lease shall (i) in the case of a prospective Assignment or a
prospective Sublease of the entire Leased Premises, automatically terminate (in
its entirety), or (ii) in the case of a prospective Sublease of less than the
entire Leased Premises, automatically terminate as to the portion of the Leased
Premises to be demised thereby.

     

    
      
        
        

      

      
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    (b)           In
the case of a prospective Sublease of less than the entire Leased Premises,
Landlord, at its expense, shall perform all the work (if any) required to cause
such area(s) to be put in a Separately Leasable Condition.

     

    (c)           If
there is an NPV Profit Amount with respect to the Leased Premises (in any case
that this Lease shall terminate in its entirety) or the portion the Leased
Premises as to which this Lease is terminated (in any case that this Lease shall
terminate as to less than the entire Leased Premises), then Landlord, within
thirty (30) days after the RCT Termination Date (or, if later, within thirty
(30) days after the final determination of the applicable Fair Market Rental
Value Per RSF as between Landlord and Tenant), shall pay to Tenant an amount
equal to fifty percent (50%) of such NPV Profit Amount. In that
regard:

     

    (1)           The
definition of NPV Profit Amount shall be applied using the RCT Termination Date
(as opposed to the Recapture Effective Date).

     

    (2)           For
a period of thirty (30) days after the delivery of Landlord’s RCT Termination
Notice, Landlord and Tenant shall endeavor to reach agreement as to such Fair
Market Rental Value Per RSF for the Leased Premises (in any case that this Lease
shall terminate in its entirety) or the portion the Leased Premises as to which
this Lease is terminated (in any case that this Lease shall terminate as to less
than the entire Leased Premises). If Landlord and Tenant are unable to reach a
definitive agreement as to such Fair Market Rental Value Per RSF within such
30-day period, then either Landlord or Tenant, by written notice thereof to the
other party, may cause such Fair Market Rental Value Per RSF to be submitted for
determination in accordance the provisions of subsections (1) through (3) of Section 1.4(e)
hereof, which subsections shall be applied, mutatis mutandis, to the
determination of such Fair Market Rental Value Per RSF, and the rights and
obligations of the parties in respect thereof.

     

    8.3.4     
  In any instance that Tenant shall deliver a Tenant’s RCT Notice to
Landlord, if Landlord shall not exercise Landlord’s RCT Termination Option, then
(i) in any case that an instrument of Assignment or Sublease accompanied such
Tenant’s RCT Notice, the same may become effective or commence in accordance
with its terms (without any need to obtain Landlord’s consent thereto), or (ii)
in any case that a letter of intent describing a Retail Conversion Transaction
accompanied such Tenant’s RCT Notice, Tenant (without any need to obtain
Landlord’s consent thereto) shall have the right, for a period of two hundred
seventy (270) days after the expiration of Landlord’s RCT Period, to enter into
the Retail Conversion Transaction so described, substantially upon all the terms
and conditions set forth in such letter of intent (and with no change in the
permitted use set forth in such letter of intent), whereupon Tenant shall
deliver to Landlord a true and compete copy of the instrument of Assignment or
Sublease in question. In the latter case, if the instrument of Assignment or
Sublease is not fully entered into within such 270-day period, then Tenant shall
no longer have the right to enter into the same unless and until it again
complies with the foregoing provisions of this Section 8.3.

     

    
      
        
        

      

      
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              8.4

            	
              Profit Payments Re:
      Certain Assignments and
Subleases

            

    

     

    With
respect to any Assignment or Sublease entered into pursuant to Section 8.2 or
8.3 hereof, the
following shall apply:

     

    8.4.1        In
the case of an Assignment, Tenant, within thirty (30) days after it shall
receive any consideration from the assignee for such Assignment, shall pay to
Landlord an amount equal to fifty percent (50%) of the amount thereof, but only
to if, and to the extent that, such consideration exceeds the sum of (i) any inducements
provided or paid by Tenant to the assignee in respect of such Assignment, plus (ii) the cost of any
other work performed by Tenant in respect of such Assignment, plus (iii) any and all
out-of-pocket advertising expenses, brokerage commissions and legal expenses
paid or incurred by Tenant in connection with such Assignment.

     

    8.4.2        In
the case of a Sublease, Tenant, within thirty (30) days after the close of each
calendar year during the Term in which such Sublease shall be in effect, shall
pay to Landlord an amount equal to fifty percent (50%) of the Net Sublease
Consideration with respect to such Sublease for such calendar year, but only to
if, and to the extent that, such Net Sublease Consideration exceeds the sum of (i) any inducements
provided or paid by Tenant to the Subtenant pursuant to such Sublease, plus (ii) the cost of any
other work performed by Tenant in respect of such Sublease (including demising
work), plus (iii) any
and all out-of-pocket advertising expenses, brokerage commissions and legal
expenses paid or incurred by Tenant in connection with such Sublease. The term
“Net Sublease
Consideration”, with respect to any Sublease, shall, for any calendar
year, mean the positive excess (if any) of (x) all rents, additional
charges or other consideration paid to Tenant by the Subtenant under such
Sublease during such calendar year, over (y) the Annual Basic
Rent and Additional Rent accruing under this Lease with respect to the space
demised by such Sublease (determined on a pro-rated rentable square foot basis)
during such calendar year (or the portion thereof for which such Sublease was in
effect).

     

    
      	
              8.5

            	
              Transactions Exempt
      From Section 8.2, 8.3 and
8.4

            

    

     

    8.5.1        Notwithstanding
anything to the contrary contained herein, Tenant, from time to time, and at any
time, during the Term, shall have the absolute right (without any need to obtain
Landlord’s consent, and without any need to comply with the provisions of Sections 8.2, 8.3 or 8.4 hereof, but
subject, as applicable, to the provisions of Sections 8.5.2 and
8.6 hereof) to
enter into one or more of the following transactions (each, a “Section 8.5
Transaction”):

     

    (a)           An
Assignment to any person with which, or into which, Tenant is merged or
consolidated, or to which all or substantially all of Tenant’s assets are
transferred, so long as the transfer of Tenant’s interest in this Lease is not a
principal purpose or effect of such merger, consolidation or asset
transfer.

     

    (b)           An
Assignment or Sublease that constitutes a part of, or is incident to, a Bank
Divestiture Transaction. The term “Bank Divestiture
Transaction” shall mean a transaction whereby Tenant sells, conveys or
otherwise divests itself of certain loans and/or deposits derived from any
retail banking operations located within the Leased Premises the terms of which
include the transfer of all or any portion of the Leased Premises from which the
respective loans and/or deposits originate.

     

    
      
        
        

      

      
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    (c)           An
Assignment or Sublease to any person that acquires any separate division of, or
operational group within, Tenant (each, a “Tenant Business
Group”), but only if, immediately prior to such acquisition, (i) in the
case of an Assignment, such Tenant Business Group occupied a part of the Leased
Premises, or (ii) in the case of a Sublease, such Tenant Business Group occupied
a part of the portion(s) of the Leased Premises demised by such
Sublease.

     

    (d)           An
Assignment or Sublease to any Affiliate of Tenant.

     

    (e)           A
Sublease to any person if the term of such Sublease (assuming all options to
extend or renew the term thereof are exercised) is equal to, or less than, five
(5) years.

     

    8.5.2        Within
ten (10) days after entering into any Section 8.5 Transaction, Tenant shall
notify Landlord thereof, and furnish Landlord with a duplicate original of
either (i) the instrument effecting the Assignment, which shall be duly executed
by assignor and assignee, or (ii) the Sublease, which shall be duly executed by
Tenant and the Subtenant.

     

    8.5.3        Notwithstanding
anything contained in this Article VIII, Tenant
shall have the absolute right, from time to time, and at any time, during the
Term, to permit its Affiliates to utilize any portion(s) of the Leased Premises
without the necessity of a Sublease (in which event, the provisions of this
Article VIII,
including the provisions of Section 8.5.2
above, shall not apply).

     

    
      	
              8.6

            	
              Miscellaneous

            

    

     

    8.6.1        No
termination of this Lease pursuant to either Section 8.2.3(a) or
Section
8.3.3(a) shall release Landlord or Tenant from any obligations accruing
under the Lease prior to the date of such termination unless (and to the extent)
agreed by the parties hereto in writing.

     

    8.6.2        Except
as provided in Section 8.8
hereof, no Assignment or Sublease (whether a Section 8.5 Transaction or
effected pursuant to Section 8.2 or
8.3 hereof)
shall have the effect of releasing Tenant from any of its obligations under this
Lease (including its obligation to pay Rent).

     

    8.6.3        All
Subleases shall be subject and subordinate to this Lease and the terms and
conditions hereof; and each Sublease shall expressly so provide. No Sublease
shall be for a term ending later than one (1) day prior to the then expiration
date of this Lease.

     

    8.6.4        If
an Event of Default shall occur, then Landlord, thereafter, at its option, and
without waiving the same, may collect from any then existing Subtenant, the rent
and additional rent due under its Sublease (in which event, Landlord shall apply
the same against the Rent).

     

    8.6.5        Tenant
shall not have the right to enter into an Assignment or Sublease to any person
enjoying sovereign or diplomatic immunity. In addition, no Assignment or
Sublease shall permit the Leased Premises, or any portion thereof, to be used
(i) for any Prohibited Uses, or (ii) for any other use not permitted under Section 1.5
hereof. No Assignment or Sublease shall be effective to enlarge Landlord’s
obligations under this Lease, which shall remain solely as set forth
herein.

     

    
      
        
        

      

      
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    8.6.6        No
Subtenant shall assign its interest under its Sublease, or sub-sublease the
whole or any part of the space demised by its Sublease, without first obtaining
the consent of Landlord thereto (which consent shall not be unreasonably
withheld); provided, however, that
Landlord’s consent shall not be required to any such assignment or sub-sublease
if the same would have constituted a Section 8.5 Transaction (other than a
transaction described in Section 8.5(e)) if
entered into by Tenant hereunder (as opposed to such Subtenant).

     

    
      	
              8.7

            	
              Sublease
      SNDAs

            

    

     

    8.7.1        Landlord
hereby agrees to enter into a Sublease SNDA with each Subtenant under an
Eligible Sublease, subject to, and in accordance with, the provisions of this
Section 8.7. As
used herein, the term “Eligible Sublease”
shall mean a Sublease entered into by and between Tenant and a Subtenant
consistent with the terms of this Article VIII, and
which (i) demises a portion(s) of the Leased Premises containing either (x) a
full floor of the Building (i.e., all the Leasable Area
on a floor of the Building), or (y) not less than 5,000 RSF of Net Rentable Area
(in the aggregate), and (ii) has a term of at least five (5) years.

     

    8.7.2   
    If, in the case of any Eligible Sublease, Tenant shall
deliver to Landlord a form of Sublease SNDA (i.e., an agreement meeting
the definition thereof herein-above set forth) executed and acknowledged by the
Subtenant thereunder, together with Tenant’s written request that Landlord
counter-execute, acknowledge and deliver the same, then Landlord shall
counter-execute, acknowledge and deliver such Sublease SNDA within the period of
twelve (12) Business Days thereafter. Furthermore, if (x) Landlord shall fail to
counter-execute, acknowledge and deliver such Sublease SNDA within such twelve
(12) Business Day period, and (y) such failure shall continue for a period of
five (5) Business Days after delivery of a notice from Tenant indicating such
failure, which notice shall refer to this Section 8.7.2
and recite, in all capital letters (or other prominent display), the provisions
of this Section 8.7.2,
then Landlord shall be deemed to have counter-executed, acknowledged and
delivered such Sublease SNDA.

     

    ARTICLE
IX

    TRANSFERS OF LANDLORD'S
ESTATE11

     

    ARTICLE
X

    EXPANSION
RIGHTS

     

    
      	
              10.1

            	
              Tenant Expansion
      Notices

            

    

     

    If Tenant
desires to Lease additional Leasable Areas hereunder, Tenant shall have the
right, from time to time during the Term (but not more frequently than one time
every six (6) months), to request that Landlord advise Tenant (any such request,
a “Tenant Expansion
Notice”) of all the Leasable Areas that are then available for leasing or
which are scheduled to become available for leasing within the next eighteen
(18) months (all such Leasable Areas, at any time, being herein called “Available Leasable
Areas”).

     

      
        

      

    

    
      	
              11

            	
              Insert
      appropriate version of Article IX into each Lease at Closing, per the
      provisions of Section 25 of the Purchase
  Agreement.

            

    

     

    
      
        
        

      

      
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              10.2

            	
              Landlord Expansion
      Response

            

    

     

    Landlord
shall, within fifteen (15) days following Landlord’s receipt of a Tenant
Expansion Notice, respond to Tenant’s inquiry (any such response, a “Landlord Expansion
Response”) by advising Tenant of (a) all the Available Leasable Areas,
including the approximate Net Rentable Area, location and configuration thereof,
(b) the date(s) by which Landlord anticipates that the Available Leasable Areas
will become available for leasing (such date with respect to any Available
Leasable Area being herein called the “Availability Date”),
and (c) Landlord’s opinion of the Fair Market Rental Value Per RSF of the
Available Leasable Areas. If there are then no Available Leasable Areas, then
Landlord Expansion Response shall so state.

     

    
      	
              10.3

            	
              Expansion Space
      Leases

            

    

     

    Tenant,
from and after its receipt of any Landlord Expansion Response, shall have the
right (each, an “Expansion Right”) to
lease hereunder all, or one or more portions, of the Available Leasable Areas
identified in such Landlord Expansion Response (the portions of the Available
Leasable Areas as to which Tenant exercises its Expansion Right being herein
called “Expansion
Space”), either, at Tenant’s election, (A) on a coterminous basis as
herein-after provided (any such Expansion Space being herein called “Coterminous Expansion
Space”) (provided, that Tenant may not elect to lease Expansion Space on
coterminous basis under this clause (A) after the expiration of the fifteenth
(15th) Lease Year), or (B) on a short term basis as herein-after provided (any
such Expansion Space being herein called “Short-Term Expansion
Space”). Tenant shall exercise an Expansion Right by written reply to a
Landlord Expansion Response (each, an “Expansion Space
Acceptance”), which shall specify, with particularity, (i) the Expansion
Space, including the location, approximate Net Rentable Area and configuration
of the same, (ii) whether Tenant is electing to lease such Expansion Space as
Coterminous Expansion Space or Short-Term Expansion Space, and (iii) in any case
that Tenant elects to lease such Expansion Space as Short-Term Expansion Space,
whether or not Tenant agrees with Landlord’s opinion of the Fair Market Value
Per RSF of such Expansion Space. Tenant’s right to specify Expansion Space
comprising less than all of the Available Leasable Areas identified in the
Landlord Expansion Response shall be qualified by the requirement that Tenant
may only specify Expansion Space comprised of less than all the Available
Leasable Areas on a particular floor of the Building if the portion of the
Available Leasable Areas on such floor that is not so specified is of a size and
configuration that makes it separately leasable to third party
tenants.

     

    For a
period of seven (7) Business Days after its receipt of the Landlord Expansion
Response (“Tenant’s
Exclusive Period”), Tenant's Expansion Right shall be an exclusive right
or option (i.e., not
subject to any Third Party Leasing Rights, except as provided in Section 10.4(a)
hereof); after Tenant's Exclusive Period, Tenant's Expansion Right shall be a
non-exclusive right or option (i.e., subject to any Third
Party Leasing Rights granted after the end of Tenant's Exclusive Period and
prior to the delivery of the Expansion Acceptance).

    

    
      
        
           

        

        
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      All
Expansion Space shall be added to the Leased Premises, upon, subject to, and in
accordance with, the provisions:

         

    

    (a)           Landlord
shall deliver to Tenant, and Tenant shall accept, the Expansion Space in its “AS
- IS” condition (as of the date of the Expansion Space Acceptance), except that
Landlord, at its expense, shall cause the same to be placed in Separately
Leasable Condition. Tenant shall be solely responsible for all the costs of
Tenant’s moving into and making the Expansion Space ready for Tenant’s initial
use and occupancy, including the making of any Alterations, which shall be
performed by Tenant in conformity with the provisions of Section 5.2
hereof.

     

    (b)           Landlord
shall deliver exclusive vacant possession of the Expansion Space to Tenant (in
such required condition) on, or prior to, the date (the “Scheduled Delivery
Date”) that is later of (i) the Availability Date with respect to such
Expansion Space, and (ii) the date that is thirty (30) days after Tenant’s
delivery of the Expansion Space Acceptance (the term “Actual Delivery Date”
shall mean the date, if any, that Landlord actually delivers exclusive vacant
possession of the Expansion Space to Tenant (in the required condition)). If, by
reason of one or more Force Majeure Events, Landlord is unable to cause the
Actual Delivery Date to occur on or prior to the Scheduled Delivery Date, then
Landlord shall use all commercially reasonable efforts to cause the Actual
Delivery Date to occur as soon as possible thereafter (such obligation to use
reasonable efforts to include, in cases of the holdover of a prior tenant or
occupant, the institution and prosecution of holdover or other appropriate
proceedings against such prior tenant or occupant). If, for any reason, the
Actual Delivery Date does not occur on or prior to the date that is sixty (60)
days after the Scheduled Delivery Date, then, at any time thereafter until the
Actual Delivery Date shall occur, Tenant shall have the right (at its option) to
rescind its delivery of the Expansion Space Acceptance with respect to such
Expansion Space (it being agreed that such rescission right shall be Tenant’s
sole remedy if Landlord’s inability to cause the Actual Delivery Date to occur
on or prior to the Scheduled Delivery Date was the result of Force Majeure
Events and Landlord complied with its aforesaid obligation to use reasonable
efforts).

     

    (c)           The
Expansion Space shall be added to the Leased Premises effective as of the later
to occur of (i) the Scheduled Delivery Date, and (ii) the Actual Delivery
Date.

     

    (d)           In
the case of Coterminous Expansion Space:

     

    (1)           (i)
the initial term of this Lease with respect to Coterminous Expansion Space shall
be the balance of the Initial Term (i.e., the period commencing
on the date such Coterminous Expansion Space is added to the Leased Premises and
ending on the Expiration Date), and (ii) the provisions of Section 1.4
hereof shall apply to such Coterminous Expansion Space with respect to all
Renewal Options and/or Renewal Terms, as fully and completely as the same apply
to the balance of the Leased Premises; and

     

    (2)           except
as provided in Section
10.3(g) below, the Annual Basic Rent for the Coterminous Expansion Space
shall be payable at the same rate as that applicable to the balance of the Base
Leased Premises (i.e.,
at a rate, per RSF, equal to the Annual Basic Rent Factor from time to time in
effect), and, accordingly, upon the date that the Coterminous Expansion Space is
added to the Leased Premises, the Annual Basic Rent hereunder shall be adjusted
based on the addition of the Net Rentable Area of the Coterminous Expansion
Space to the Net Rentable Area of the Leased Premises.

    

    
      
        
           

        

        
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    (e)           In
the case of Short-Term Expansion Space:

     

    (1)           (i)
with respect to Short-Term Expansion Space added during the Initial Term, (A)
the initial term of this Lease with respect to the Short-Term Expansion Space
shall be a period equal to the shorter of (x) five (5) years (i.e., the period commencing
on the date such Short-Term Expansion Space is added to the Leased Premises and
ending on the day immediately prior to the fifth (5th)
anniversary of such date) or (y) the then remaining balance of the Initial Term
(i.e., the period
commencing on the date such Short-Term Expansion Space is added to the Leased
Premises and ending on the Expiration Date), and (B) from and after such initial
term (and until the end of the Initial Term), Tenant shall have the right(s) to
renew the term of this Lease with respect to such Short-Term Expansion Space for
one or more special renewal periods, as Tenant may elect, each equal to the
lesser of (x) five (5) years or (y) the then remaining balance of the Initial
Term, each such right to be exercisable, by written notice to Landlord, given
not less than nine (9) months prior to the expiration of the then current term
of this Lease with respect to the Short-Term Expansion Space, (ii) with respect
to Short-Term Expansion Space added during a Renewal Term, the initial term of
this Lease with respect to the Short-Term Expansion Space shall be a period
equal to the balance of such Renewal Term (i.e., the period commencing
on the date such Short-Term Expansion Space is added to the Leased Premises and
ending on the last day of such Renewal Term), and (iii) in either case, the
provisions of Section 1.4
hereof shall apply to Short-Term Expansion Space with respect to all outstanding
Renewal Options and/or Renewal Terms (as of the date such Short-Term Expansion
Space is added to the Leased Premises), as fully and completely as the same
apply to the balance of the Leased Premises; and

     

    (2)           except
as provided in Section 10.3(g)
below, the Annual Basic Rent for such Short-Term Expansion Space, for the
initial term of this Lease with respect to such Short-Term Expansion Space, and,
if applicable, for each of the special renewal periods described in Section 10.3(e)(1)(i)(B)
above, shall be payable based on a STAS Basic Rental Factor equal to the Fair
Market Rental Value Per RSF for such Short-Term Expansion Space; it being agreed
that the Fair Market Rental Value Per RSF for such Short-Term Expansion Space
shall be determined separately for each of the initial term of this Lease and
each of such special renewal periods in accordance with the
following:

     

    (A)           in
the case of such initial term, until the date that is sixty (60) days following
the delivery of the Expansion Space Acceptance, Landlord and Tenant shall
endeavor to reach agreement as to such Fair Market Rental Value Per
RSF;

     

    (B)           in
the case of each such special renewal period, within thirty (30) days following
the date of Tenant’s exercise of such renewal right(s), Landlord shall deliver
to Tenant, a proposal setting forth Landlord’s determination of the Fair Market
Rental Value Per RSF for such Short-Term Expansion Space for such special
renewal period, and, thereafter, and until the date that is sixty (60) days
following the date of Tenant’s exercise of such renewal right(s), Landlord and
Tenant shall endeavor to reach agreement as to such Fair Market Rental Value Per
RSF; and

    

    
      
        
           

        

        
          -99-

          
            

          

        

        
           

        

      

    

    

    (C)           in
either case, if Landlord and Tenant are unable to reach a definitive agreement
as to such Fair Market Rental Value Per RSF within sixty (60) days following the
delivery of the Expansion Space Acceptance (in the case of such initial term),
or the date of Tenant’s exercise of such renewal right(s) (in the case of each
such special renewal period), then either Landlord or Tenant, by written notice
thereof to the other party, may cause such Fair Market Rental Value Per RSF to
be submitted for determination in accordance the provisions of subsections (1) through (5) of Section 1.4(e)
hereof, which subsections shall be applied, mutatis mutandis, to the
determination of such Fair Market Rental Value Per RSF, and the rights and
obligations of the parties in respect thereof.

     

    (f)           Except
as provided in Section 10.3(g)
below, Additional Rent shall be payable with respect to any Expansion Space on
the same basis as the same is payable with respect to the balance of the Leased
Premises, and, accordingly, upon the date that the Expansion Space is added to
the Leased Premises, Tenant’s Occupancy Percentage shall be adjusted based on
the addition of the Net Rentable Area of the Expansion Space to the Net Rentable
Area of the Leased Premises.

     

    (g)           Notwithstanding
the foregoing provisions of this Section 10.3,
all Rent (including all Annual Basic Rent and Additional Rent) otherwise payable
with respect to any Expansion Space shall be fully abated until the earlier of
(i) the date Tenant commences its normal business operation in such Expansion
Space, and (ii) the date that is ninety (90) days following the date that such
Expansion Space is added to the Leased Premises pursuant to Section 10.3(c)
above.

     

    (h)           Subject
to the foregoing provisions of this Section 10.3,
and except as otherwise expressly provided herein, all the other then executory
terms and conditions of this Lease shall apply to any Expansion Space as fully
and completely as the same apply to the balance of the Leased
Premises.

     

    
      	
              10.4

            	
              Subordination of
      Expansion Space Rights

            

    

     

    (a)           Anything
herein contained to the contrary notwithstanding, Tenant’s Expansion Rights as
provided in this Article X with
respect to any Leasable Area are and shall be subordinate to any Third Party
Leasing Rights with respect to such Leasable Area that are outstanding as of the
date of Tenant’s Expansion Notice. The term “Third Party Leasing
Rights”, with respect to any Leasable Area, shall mean any rights granted
to any third party to lease such Leasable Area (including any such rights
granted to other tenants of the Property pursuant to their leases, and any
rights granted to other third parties pursuant to a letter of intent executed by
Landlord).

     

    (b)           For
purposes of this Article X, no
Leasable Areas shall be considered “available for leasing” if,
and for so long as, any Third Party Leasing Rights with respect to such Leasable
Area are then outstanding. Nevertheless, if Tenant, in any Tenant Expansion
Notice, shall so request, then Landlord, in its Landlord Expansion Notice, shall
(i) identify any Leasable Areas that would then constitute Available Leasable
Areas, but for the existence of outstanding Third Party Leasing Rights with
respect thereto, and (ii) briefly describe such Third Party Leasing
Rights.

    

    
      
        
           

        

        
          -100-

          
            

          

        

        
           

        

      

    

    

    (c)           Following
the delivery of any Tenant's Expansion Notice, Landlord, during the period
commencing on the date of such Tenant's Expansion Notice and ending on the last
day of Tenant’s Exclusive Period, shall not (i) lease any Leasable Area which
was available for
leasing on the date of Tenant's Expansion Notice, or (ii) grant any Third
Party Leasing Rights.

     

    (d)           Nothing
contained in this Article X is
intended, nor may anything herein be relied upon by Tenant, as a representation
by Landlord or any other person as to the nature and extent of the Available
Leasable Areas that may exist from time to time. Without limiting the foregoing,
Landlord, subject to the provisions of Section 14.20
hereof, may convert any Leasable Area to offices for marketing or property
management purposes, without notifying or offering such space to Tenant, or
otherwise implicating Tenant’s Expansion Rights.

     

    
      	
              10.5

            	
              Duration

            

    

     

    Tenant’s
Expansion Rights under this Article X shall
continue until there are fewer than twelve (12) months then remaining in the
Term, and Tenant shall no longer have any outstanding Renewal
Options.

     

    
      	
              10.6

            	
              Disputes

            

    

     

    Landlord
and Tenant shall endeavor to resolve, in good faith, any disagreement arising as
a result of Tenant’s exercise of Expansion Rights under this Article X, failing
which such disagreement shall be resolved in accordance with Article XII; provided
that no disagreement between Landlord and Tenant regarding the contents of any
Expansion Space Acceptance shall render any otherwise effective Expansion Space
Acceptance ineffective.

     

    ARTICLE
XI

    TERMINATION
RIGHTS

     

    
      	
              11.1

            	
              Wachovia’s Termination
      Right

            

    

     

    (a)           Subject
to the terms and conditions of this Article XI, during
the Initial Term of this Lease (but not during any Renewal Term), Wachovia shall
have the right (herein called “Wachovia’s Termination
Right”), exercisable from time to time, to terminate this Lease with
respect to all or any portion(s) of the then Leased Premises (other than the
whole or any portion(s) of any Short-Term Additional Space then constituting a
part of the Leased Premises). Wachovia may exercise Wachovia’s Termination Right
only by written notice to Landlord (each, a “Termination Rights Exercise
Notice”), which shall (i) indicate whether Wachovia is exercising
Wachovia’s Termination Right with respect to the entirety of the then Leased
Premises (which may be done only if no Short-Term Additional Space then
constitutes a part of the Leased Premises), or less than the entirety of the
then Leased Premises, (ii) in any case that Wachovia is exercising Wachovia’s
Termination Right with respect to less than the entirety of the then Leased
Premises, specify, with particularity, the portion(s) of the Leased Premises
with respect to which Wachovia’s Termination Right is being exercised (such
portion(s) of the Leased Premises being herein separately referred to as the
“Vacate
Space”), and be accompanied by a floor plan showing the location and
configuration of the Vacate Space, (iii) the date upon which Wachovia is
electing to terminate this Lease with respect to the entirety of the Leased
Premises or the Vacate Space, as the case may be, which date shall not be
earlier than the date that is nine (9) months after the date of Wachovia’s
Termination Rights Exercise Notice (such date being herein called the “Early Termination
Date”). Notwithstanding the foregoing, Wachovia’s right to specify Vacate
Space comprising less than all of the then Base Leased Premises located on any
floor of the Building, shall be contingent upon such Vacate Space being of a
size and configuration that makes it separately leasable to third party
tenants.

    

    
      
        
           

        

        
          -101-

          
            

          

        

        
           

        

      

    

    

    (b)           Notwithstanding
the provisions of Section 11.1(a)
above, during the Integration Period, Wachovia’s Termination Right shall be
limited by the provisions of [Section 3.3 of the Master Agreement].

     

    (c)           Notwithstanding
anything to contrary contained herein, it is understood and agreed that
Wachovia’s Termination Right shall belong solely to Wachovia, and,
notwithstanding any Assignment, shall survive as a right belonging solely to
Wachovia for the balance of the Initial Term. Accordingly, Wachovia’s
Termination Right may be exercised, at anytime during the Initial Term, by, and
only by, Wachovia (whether or not Wachovia is then the Tenant hereunder). Upon
request of Wachovia made, from time to time, during any period that Wachovia is
not the Tenant hereunder, Landlord shall acknowledge the foregoing in
writing.

     

    
      	
              11.2

            	
              Effect of
      Termination

            

    

     

    (a)           If
Wachovia, consistent with the provisions of Section 11.1 above,
shall have exercised Wachovia’s Termination Right with respect to the entirety
of the then Leased Premises, then, as of the Early Termination Date, this Lease
shall terminate and end as fully and completely as if the Early Termination Date
was the Expiration Date.

     

    (b)           If,
and in each case that, Wachovia, consistent with the provisions of Section 11.1 above,
shall have exercised Wachovia’s Termination Right with respect to less than the
entirety of the then Leased Premises (i.e., with respect to Vacate
Space), then the following provisions shall apply:

     

    (1)           As
of the Early Termination Date, this Lease shall terminate with respect to the
Vacate Space only.

     

    (2)           Tenant
shall surrender the Vacate Space on or prior to the Early Termination Date,
which surrender shall be consistent with the provisions of Section 4.1 hereof
(as applied to Vacate Space), subject, however, to the
following provisions of this Section 11.2(b)(3)
below. If Tenant shall fail to surrender the Vacate Space on or prior to the
Early Termination Date, then, for the period commencing on the date immediately
following the Early Termination Date and ending on the date that the Vacate
Space shall be surrendered, Tenant shall continue to pay Annual Basic Rent and
Additional Rent with respect to the Vacate Space on the same basis as prior to
the Early Termination Date. Notwithstanding the foregoing, either Landlord or
Wachovia may terminate Tenant’s right to possess and occupy the Vacate Space at
any time following the Early Termination Date upon thirty (30) days’ prior
written notice to the other party.

    

    
      
        
           

        

        
          -102-

          
            

          

        

        
           

        

      

    

    

    (3)           If
the Vacate Space is not (as of the date of the applicable Termination Rights
Exercise Notice) in a Separately Leasable Condition, then, and only in such
events, Landlord, promptly following the date of such Termination Rights
Exercise Notice, shall proceed to cause the Demising Work with respect to such
Vacate Space to be performed in accordance with the provisions of Section 5.7 hereof;
provided, however, that any
Demising Work performed by Landlord prior to the Early Termination Date shall be
performed subject to, and in a manner that is consistent with, Tenant’s
continued use and occupancy of the Vacate Space until the Early Termination
Date.

     

    ARTICLE
XII

    DISPUTE
RESOLUTION

     

    
      	
              12.1

            	
              Approvals and
      Consents

            

    

     

    (a)           Whenever,
pursuant to any express provision of this Lease, one party hereto is required to
obtain the consent or approval of the other party (either as a condition to the
exercise of a right hereunder or otherwise), then the party from whom such
consent or approval is required shall not unreasonably withhold, condition or
delay such consent or approval, unless, pursuant to such
express provision of this Lease, such party is granted the right to withhold
such consent or approval in its sole or absolute discretion (in which event such
party may withhold the same in its sole or absolute discretion). Nothing in this
Section 12.1(a)
shall be deemed to limit or extend any time period expressly set forth in this
Lease for a party to respond to a request for its consent or
approval.

     

    (b)           With
respect any such express provision of this Lease that requires one party hereto
to obtain the consent or approval of the other party, if the party from whom
such consent or approval is required, pursuant to the provisions of this Lease
(including Section 12.1(a) above), not to unreasonably withhold, condition
or delay such consent or approval, then such consent or approval shall be
requested, and granted or denied, in accordance with the following
provisions:

     

    (i)           The
party requesting the approval or consent (the “Requesting Party”)
shall submit to the other party (the “Responding Party”) a
written request for approval or consent, together with (x) such information and
supporting documentation specifically required under in the pertinent provision
of this Lease or (y) if the pertinent provision of this Lease does not
specifically require any information or supporting documentation, then such
information and supporting documentation (if any) as is reasonably required to
evaluate the request.

     

    (ii)           Unless
a specific time period for the Responding Party’s response is provided for in
the pertinent provision of this Lease (in which case, such specific time period
shall control), the Responding Party shall have ten (10) Business Days to (A)
approve in writing the request, (B) deny in writing the request, or (C) if, and
to the extent, the Requesting Party failed to submit, with its request, the
information and/or documentation required to be submitted under Section 12.1(i)(x)
or (y) above,
as applicable, then, and only in such event, respond with a written demand for
such information and/or documentation.  If (x) the Responding Party
fails to properly provide any of the above responses, and (y) such failure shall
continue for a period of five (5) Business Days after delivery of a notice from
the Requesting Party indicating such failure, which notice shall refer to this
Section 12.1(b)(ii)
and recite, in all capital letters (or other prominent display), the provisions
of this Section 12.1(b)(ii),
then the requested approval or consent shall be deemed granted.

    

    
      
        
           

        

        
          -103-

          
            

          

        

        
           

        

      

    

    

    (iii)           If
the Responding Party properly requests information and/or documentation pursuant
to Section 12.1(b)(ii)(C)
above, then within five (5) Business Days after the Requesting Party delivers
same to the Responding Party, the Responding Party shall, in all events, respond
as set forth in Section 12.1(b)(ii)(A)
above or Section 12.1(b)(ii)(B)
above. If (x) the Responding Party fails to timely so respond, and (y) such
failure shall continue for a period of three (3) Business Days after delivery of
a notice from the Requesting Party indicating such failure, which notice shall
refer to this Section 12.1(b)(iii)
and recite, in all capital letters (or other prominent display), the provisions
of this Section 12.1(b)(iii),
then the requested approval or consent shall be deemed granted.

     

    (iv)           All
approvals, denials, and requests for additional documentation or information,
when given, shall be in writing.

     

    
      	
              12.2

            	
              Dispute
      Resolution

            

    

     

    Whenever,
pursuant to any express provision of this Lease, a dispute is to be resolved
pursuant to this Article XII, the
following provisions shall apply:

     

    (a)           Any
dispute to be resolved pursuant to this Article XII, shall be resolved by
arbitration conducted under the auspices of JAMS or its successor in the State
and in the county where the Property is located.  Either party may
initiate such arbitration by sending notice (an “Arbitration Notice”)
of a demand to arbitrate to the other party and to JAMS.  The
Arbitration Notice shall contain a description of the subject matter of the
arbitration, the dispute with respect thereto, the amount involved, if any, and
the remedy or determination sought.

     

    (b)           JAMS
shall provide a list of three (3) available arbitrators from which each party
may strike one.  The remaining arbitrator shall serve as the
arbitrator for the dispute.  JAMS shall select arbitrators based on
the nature of the dispute, which arbitrators shall be independent third parties
who have not acted for or been employed by either party (or its Affiliate)
within the five (5) years preceding initiation of the arbitration with
appropriate skills, background and experience (and such persons shall have at
least ten (10) years of applicable experience) to be able to effectively and
professionally resolve the particular dispute.

     

    (c)           The
arbitrator, so selected, shall schedule the arbitration within thirty (30) days
after its appointment, and shall render its decision within thirty (30) days
after the arbitration is concluded.  The parties agree to arbitrate
pursuant to JAMS’ Streamlined Arbitration Rules as amended from time to time,
and as modified to the extent practicable to give effect to the agreement of the
parties as set forth in this Section 12.2 or in
Section 12.3
below.   Arbitration shall not be conducted in person unless
either Landlord or Tenant shall request an in-person arbitration.  The
decision of the arbitrator shall be final and shall be binding upon the parties,
and judgment on the award rendered by the arbitrator may be entered in any court
having jurisdiction thereof.

     

    (d)           Landlord
and Tenant agree to sign all documents and to take all other actions necessary
to submit such dispute to arbitration and hereby waive any or all rights that it
may at any time have to revoke the agreement to submit such disputes to
arbitration and to abide by the decision rendered thereunder.

    

    
      
        
           

        

        
          -104-

          
            

          

        

        
           

        

      

    

     

    
      (e)           This
Article XII
shall not apply to any disputes, except to the extent expressly provided
herein.

    

    

    
      	
              12.3

            	
              Conduct of the
      Arbitration

            

    

     

    Arbitration
proceedings hereunder shall be subject to the following additional
provisions:

     

    (a)           The
hearing shall be conducted on a confidential basis without continuance or
adjournment.

     

    (b)           Any
offer made or the details of any negotiation of the dispute subject to
arbitration prior to arbitration shall not be admissible.

     

    (c)           Each
party shall be entitled to all rights and privileges granted by the arbitrator
to the other party.

     

    (d)           The
arbitrators shall have the power to impose on any party such terms, conditions,
consequences, liabilities, sanctions and penalties as they deem necessary or
appropriate (which shall be conclusive, final and enforceable as the award on
the merits) to compel or induce compliance with discovery and the appearance of,
or production of documents in the custody or, any officer, director, agent or
employee of a party any Affiliate of such party.

     

    (e)           Arbitrators
may not award indirect, consequential or punitive damages or issue injunctive
relief.

     

    (f)           Arbitrators
shall be bound by the provisions of this Lease and shall not have the power to
add to, subtract from, or otherwise deviate from such provisions.

     

    (g)           Landlord
or Tenant’s failure to perform any obligation hereunder shall not constitute a
default under this Lease if such party’s duty to perform such obligation is the
subject of any arbitration or any dispute that would be submitted to arbitration
if unresolved during such arbitration or until such dispute is otherwise
resolved.

     

    
      	
              12.4

            	
              Alternative Means of
      Arbitration with AAA.

            

    

     

    In the
event that JAMS or any successor shall no longer exist or if JAMS or any
successor fails to refuses to, or is legally precluded from, accepting
submission of such dispute, then the dispute shall be resolved by binding
arbitration before the AAA under the AAA’s commercial arbitration rules then in
effect.

    

    
      
        
           

        

        
          -105-

          
            

          

        

        
           

        

      

    

    

    ARTICLE
XIII

    TENANT
REMEDIES

     

    
      	
              13.1

            	
              Generally

            

    

     

    (a)           The
term “Landlord Event
of Default” shall mean any one of the following events: (i) Landlord
shall default in the payment of any monetary sum to Tenant when due, and such
default shall continue for a period of ten (10) Business Days after written
notice thereof from Tenant to Landlord; or (ii) Landlord shall default in its
obligation to maintain any policy of insurance that Landlord is required to
maintain under Section 6.4 or
6.5 hereof, and
such default shall continue for a period of ten (10) Business Days after written
notice from Tenant to Landlord of such default, which notice shall (x)
specifically refer to Section 6.4 or
6.5 hereof, as
applicable, and the insurance policy which Landlord has failed to maintain, and
(y) state, in all capital letters and in a prominent place, that the continuance
of such failure to maintain insurance for ten (10) Business Days after
Landlord’s receipt of such written notice will constitute a Landlord Event of
Default under this Section 13.1(a)(ii);
or (iii) Landlord shall default under any of its other obligations under this
Lease (other than any default described in Section 13.1(a)(i)
and (ii) above), and such default shall continue for a period of thirty (30)
days after written notice from Tenant to Landlord thereof (or, if such default
is curable but reasonably cannot be cured within such thirty (30) day period,
then Landlord shall not commence the cure thereof within such thirty (30) day
period or thereafter shall not diligently pursue such cure until the same is
accomplished).

     

    (b)           If
(i) Landlord shall default in the performance of any of Landlord’s obligations
under this Lease, and (ii) such default shall thereafter become a Landlord Event
of Default hereunder (or, in cases of emergency only, such default shall
continue for 24 hours after notice thereof from Tenant to Landlord), then
Tenant, without thereby waiving such default (and without limiting any other
right or remedy it might have on account thereof, in law or in equity), may (but
shall not be obligated to) perform such obligation for the account, and at the
expense, of Landlord. In any such event, Landlord, within thirty (30) days after
Tenant’s delivery of an invoice therefor (together with reasonable supporting
documentation), shall reimburse Tenant for any reasonable out-of-pocket expenses
incurred by Tenant (including reasonable attorneys’ fees) in connection with
Tenant’s performance of any such obligation for the account of Landlord pursuant
to this Section 13.1(b), together with interest thereon, at the Applicable
Rate, from the date that such expenses were incurred by Tenant to the date that
the same are reimbursed to Tenant by Landlord.

     

    (c)           The
exercise by Tenant of any one or more of the rights and remedies provided in
this Lease shall not prevent the subsequent exercise by Tenant of any one or
more of the other rights and remedies herein provided or otherwise permitted at
law or in equity.  Except as otherwise provided in this Lease,
remedies provided for in this Lease are cumulative and may, at the election of
Tenant, be exercised alternatively, successively, or in any other manner, and
are in addition to any other rights provided for or allowed by law or in equity,
including the right to claim that Tenant has been constructively
evicted.

     

    
      	
              13.2

            	
              Offset
      Rights

            

    

     

    If (i)
Landlord shall default in the payment of any monetary sum to Tenant when due
(including any sums due and owing to Tenant pursuant to the provisions of Section 13.1(b)
hereof), and (ii) such default shall thereafter become a Landlord Event of
Default hereunder, then Tenant, without thereby waiving such default (and
without limiting any other right or remedy it might have on account thereof, in
law or in equity), may, at any time thereafter (if, and to the extent that, such
sums remain unpaid), set-off the amount of such sums against any installments of
Rent thereafter becoming due and payable to Landlord pursuant to the provisions
of this Lease.

    

    
      
        
           

        

        
          -106-

          
            

          

        

        
           

        

      

    

    

    ARTICLE
XIV

    MISCELLANEOUS

     

    
      	
              14.1

            	
              Notices

            

    

     

    Any
notice or other communications required or permitted to be given under this
Lease (each, a “notice”) must be in
writing and shall be sent to all Notice Parties (i.e., notices sent by
Landlord shall be sent to all Tenant’s Notice Parties, and notices sent by
Tenant shall be sent to all Landlord’s Notice Parties), and sent (i) by
certified United States Mail, return receipt requested, or (ii) by Federal
Express or other nationally recognized overnight courier service.  Any
notice shall be deemed given upon receipt or refusal thereof. Either party shall
have the right to change its Notice Parties (by addition and/or subtraction),
and/or the addresses thereof, and/or the party to whose attention a notice
thereto shall be directed, by giving the other party notice thereof in
accordance with the provisions of this Section 14.1;
provided that (x) such
notice of any such change shall become effective only upon the other party’s
receipt or refusal thereof, and (y) neither Landlord or Tenant may designate
more than five (5) Notice Parties, in total, as its Notice
Parties.  Additionally, Tenant agrees that copies of all notices of a
Landlord Default Notices hereunder shall also be sent to each Interest Holder
that notifies Tenant in writing of the address to which copies of such notices
are to be sent. Any notice sent by either party pursuant to this Section 14.1
shall set forth the address of the Property.

     

    
      	
              14.2

            	
              Brokers

            

    

     

    (a)           Tenant
represents that it has not engaged any broker, agent or similar party with
respect to the transactions contemplated by this Lease, nor has it dealt with
any broker, agent or similar party with respect to the transactions contemplated
by this Lease. Tenant agrees to indemnify and hold harmless Landlord from and
with respect to any claims for a brokerage fee, finder’s fee or similar payment
with respect to this Lease which is made by any broker, agent or similar party
with which Tenant has dealt and Landlord has not dealt.

     

    (b)           Landlord
represents that it has not engaged any broker, agent or similar party with
respect to the transactions contemplated by this Lease, nor has it dealt with
any broker, agent or similar party with respect to the transactions contemplated
by this Lease.  Landlord agrees to indemnify and hold harmless Tenant
from and with respect to any claims for a brokerage fee, finder’s fee or similar
payment with respect to this Lease which is made by any broker, agent or similar
party with which Landlord has dealt and Tenant has not dealt.

     

    
      	
              14.3

            	
              Binding on
      Successors

            

    

     

    This
Lease shall be binding upon and inure to the benefit of Landlord and its
permitted successors and assigns, and shall be binding upon and inure to the
benefit of Tenant and its permitted successors and assigns.  Where
appropriate the pronouns of any gender shall include the other gender, and
either the singular or the plural shall include the other.

    

    
      
        
           

        

        
          -107-

          
            

          

        

        
           

        

      

    

    

    
      	
              14.4

            	
              Rights and Remedies
      Cumulative

            

    

     

    Except as
otherwise provided herein, all rights and remedies of Landlord and Tenant under
this Lease shall be cumulative and none shall exclude any other rights or
remedies allowed by law.

     

    
      	
              14.5

            	
              Governing
      Law

            

    

     

    This
Lease shall in all respects be governed by, and construed in accordance with,
the laws of the State, including all matters of construction, validity and
performance, except laws governing conflicts of law; provided that to the extent
the law of the jurisdiction where the Property is located requires that the laws
of such jurisdiction apply to any aspect of this Lease, then, to that extent,
such laws of such jurisdiction will also apply to the Property.

     

    
      	
              14.6

            	
              Rules of
      Construction

            

    

     

    The terms
and provisions of this Lease shall not be construed against or in favor of a
party hereto merely because such party is the “Landlord” or the “Tenant”
hereunder or such party or its counsel is the draftsman of this
Lease.

     

    
      	
              14.7

            	
              Authority and
      Qualification

            

    

     

    Tenant
warrants that all consents or approvals required of third parties (including its
Board of Directors) for the execution, delivery and performance of this Lease
have been obtained and that Tenant has the right and authority to enter into and
perform its covenants contained in this Lease.  Landlord warrants that
all consent or approvals required of third parties (including its Board of
Trustees) for the execution, delivery and performance of this Lease have been
obtained and that Landlord has the right and authority to enter into and perform
its covenants contained in this Lease.  Landlord and Tenant each also
represents and warrants that it is lawfully doing business in the
State.

     

    
      	
              14.8

            	
              Severability

            

    

     

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

     

    
      	
              14.9

            	
              Quiet
      Enjoyment

            

    

     

    Landlord
covenants that Tenant shall and may peacefully and quietly have, hold and enjoy
the Leased Premises, subject to the other terms hereof; provided that no Event
of Default shall then be outstanding.

    

    
      
        
           

        

        
          -108-

          
            

          

        

        
           

        

      

    

    

    
      	
              14.10

            	
              Limitation of Personal
      Liability

            

    

     

    Tenant
specifically agrees to look solely to Landlord’s interest in the Property and,
during the Integration Period, Landlord’s interest in the other Integrated
Properties (which interest, in either case, shall be deemed to include the rent
and other income or proceeds derived from such Property and/or, if applicable,
the other Integrated Properties) for the recovery of any monetary judgment
against Landlord, it being agreed that neither Landlord nor any Landlord Party
shall ever be personally liable for any such judgment or for any other liability
or obligation of Landlord under this Lease beyond such interest in the Property
(and, if applicable, the other Integrated Properties). The provision contained
in the foregoing sentence is not intended to, and shall not, limit any right
that Tenant might otherwise have (i) to obtain injunctive relief (or other
equitable relief) against Landlord or any other person, (ii) to offset sums due
and owing to Tenant against the Rent hereunder, or (iii) to prosecute any suit
or action in connection with enforcement of Tenant’s rights hereunder or
Landlord’s obligations hereunder.

     

    
      	
              14.11

            	
              Memorandum of
      Lease

            

    

     

    Upon the
written request of Tenant, Landlord and Tenant shall enter into a short form of
this Lease for the purpose of recording the same, and Tenant shall, at Tenant’s
expense, have the right to record the same.12

     

    
      	
              14.12

            	
              Master
      Agreement

            

    

     

    The
Master Agreement has been executed and delivered by the parties thereto
contemporaneous with the execution and delivery of this Lease. Throughout the
Integration Period, (i) the Master Agreement shall be deemed integrated into,
and shall form a material part of, this Lease, and (ii) this Lease shall be
deemed integrated into, and shall form a material part of, the Master Agreement.
Throughout the Integration Period, to the extent any provisions of this Master
Agreement are expressly referenced in one or more provisions of this Lease, such
referenced provisions of this Master Agreement shall be deemed incorporated into
such provisions of this Lease, as fully as if expressly set forth herein, and
shall be controlling in the case of any conflicts.

     

    
      	
              14.13

            	
              Amendments

            

    

     

    This
Lease may not be altered, changed or amended, except by an instrument in writing
signed by Landlord and Tenant.

     

    
      
        

      

      
        	
                12

              	
                Memorandum
      of Lease to be executed on the Commencement Date in the form required by
      State law. Memorandum of Lease to refer to the Master Agreement and
      highlight certain of Tenant’s rights (e.g. exclusivity, renewal,
      expansion, contraction and
termination).

              

      

    

    

    
      
        
           

        

        
          -109-

          
            

          

        

        
           

        

      

    

     

    
      	
              14.14

            	
              Entirety

            

    

     

    This
Lease, together with the Master Agreement, embodies the entire agreement between
Landlord and Tenant relative to the subject matter of this Lease and all
summaries, proposals, letters and agreements with respect to the subject matter
of this Lease that were entered into prior to the date of this Lease shall be of
no further force and effect after the date hereof.

     

    
      	
              14.15

            	
              References

            

    

     

    All
references in this Lease to days shall refer to calendar days unless
specifically provided to the contrary.

     

    
      	
              14.16

            	
              Counterpart
      Execution

            

    

     

    This
Lease may be executed in any number of counterparts, each of which shall be an
original, but such counterparts together shall constitute one and the same
instrument.

     

    
      	
              14.17

            	
              No
      Partnership

            

    

     

    Nothing
in this Lease creates any relationship between the parties other than that of
lessor and lessee and nothing in this Lease, whether the computation of rentals
or otherwise, constitutes the Landlord a partner of the Tenant or a joint
venturer or member of a common enterprise with the Tenant.

     

    
      	
              14.18

            	
              Captions

            

    

     

    The
captions and headings used in this Lease are for convenience and reference only
and in no way add to or detract from the interpretation of the provisions of
this Lease.

     

    
      	
              14.19

            	
              Required Radon
      Notice

            

    

     

    RADON IS
A NATURALLY OCCURRING RADIOACTIVE GAS THAT, WHEN IT HAS ACCUMULATED IN A
BUILDING IN SUFFICIENT QUANTITIES, MAY PRESENT A HEALTH RISK TO PERSONS WHO ARE
EXPOSED TO IT OVER TIME.  LEVELS OF RADON THAT EXCEED FEDERAL AND
STATE GUIDELINES HAVE BEEN FOUND IN BUILDINGS IN THE
STATE.  ADDITIONAL INFORMATION REGARDING RADON TESTING MAY BE OBTAINED
FROM YOUR COUNTY PUBLIC HEALTH UNIT.

     

    
      	
              14.20

            	
              Changes by
      Landlord

            

    

     

    (a)           Landlord
shall have the right at any time, without the same constituting an actual or
constructive eviction and without incurring liability to Tenant therefor, to
make reasonable alterations to the Common Areas (including the arrangement or
location of entrances or passageways, doors and doorways, corridors, elevators,
stairs, and bathrooms in the Common Areas), so long as:

    

    
      
        
           

        

        
          -110-

          
            

          

        

        
           

        

      

    

    

    (1)           (x)
the number of parking spaces located within the Parking Areas shall not be
reduced, and (y) access to and from the Parking Areas (i.e., the ingress and egress
between Parking Areas and the street, and ingress and egress between the Parking
Areas and the Leased Premises) shall remain equivalent to, or become better
than, the access to and from the Parking Areas available on the Commencement
Date;

     

    (2)           access
to and from the Leased Premises (i.e., the ingress and egress
between the Leased Premises and the street) shall remain equivalent to, or
become better than, the access to and from the Leased Premises available on the
Commencement Date, and

     

    (3)           neither
(i) the visibility of the ground floor portion(s) of the Leased Premises, nor
(ii) the visibility or prominence of any Tenant’s Building Signage shall be
adversely affected.

     

    (b)           Landlord
shall have the right to close, from time to time, portions of the Common Areas
for such temporary periods as Landlord reasonably deems legally necessary and
sufficient to evidence Landlord’s ownership and control thereof so as to prevent
any claim of adverse possession by, or any implied or actual dedication to, the
public or any party other than Landlord, so long as a reasonable means of
ingress and egress to and from the Leased Premises is maintained at all
times.

     

    (c)           Landlord
may make alterations to the Leasable Areas other than the Leased Premises; provided, however, that no
reduction made to the aggregate amount of Leasable Areas shall reduce the
denominator used in computing Tenant’s Occupancy Percentage.

     

    
      	
              14.21

            	
              Waiver of Jury
      Trial

            

    

     

    LANDLORD
AND TENANT EACH HEREBY WAIVES ITS RIGHT TO A JURY TRIAL OF ANY ISSUE OR
CONTROVERSY ARISING UNDER THIS LEASE.

     

    
      	
              14.22

            	
              Termination of
      Lease

            

    

     

    If, as of
any date occurring after the Commencement Date and prior to the Expiration Date,
no space is demised under this Lease (i.e., (i) no Leased
Premises shall be demised hereunder, and (ii) no Release Premises shall be
demised hereunder), then, effective as of such date, this Lease (if, for any
reason, not already terminated) shall automatically terminate and be of no
further force or effect, and, accordingly, neither Landlord nor Tenant shall
have any further rights or obligations hereunder (or under the Master Agreement
with respect to this Lease).

    

    
      
        
           

        

        
          -111-

          
            

          

        

        
           

        

      

    

    

    ARTICLE
XV

    ADDITIONAL
PROVISIONS13/

     

    IN
WITNESS WHEREOF, the parties hereto have executed this Lease as of the date
aforesaid.14

     

    
      
        
          
            
              
                
                  
                    
                      
                        
                          
                            
                              
                                	
                                        LANDLORD:

                                      	 
      	 
      
	 
      	 
      	 
      
	
                                        Witness15:

                                      	 
      	
                                        FIRST
      STATES INVESTORS 3300,

                                        LLC,
      a Delaware limited liability

                                        company

                                      
	 
      	 
      	 
      	 
      
	 
      	 
      	
                                        By:

                                      	 
      
	
                                        Name:

                                      	 
      	
                                        Name:

                                      	 
      
	 
      	 
      	
                                        Title:

                                      	 
      
	 	 	 	 
	
                                        TENANT:

                                      	 
      	 
      	 
      
	 
      	 
      	 
      	 
      
	
                                        Witness:

                                      	 
      	
                                        WACHOVIA
      BANK, NATIONAL

                                        ASSOCIATION,
      a national banking

                                        association

                                      
	 
      	 
      	 
      	 
      
	 
      	 
      	
                                        By:

                                      	 
      
	
                                        Name:

                                      	 
      	
                                        Name:

                                      	[                                                                         ]
	 
      	 
      	
                                        Title:

                                      	[                                                                         ]

                              

                            

                          

                        

                      

                    

                  

                

              

            

          

        

      

    

     

    
      
        

      

    

    
      	
              13/

            	
              Insert
      appropriate version of Article XV into each Lease at Closing, per the
      provisions of Section 25 of the Purchase
  Agreement.

            

    

    
      
        	
                14

              	
                Add
      Acknowledgments as required by State
law.

              

    

    
      
        	
                15

              	
                In
      Florida, 2 witnesses to Landlord’s signature are
  required.

              

      

    

    

    
      
        
           

        

        
          -112-

          
            

          

        

        
           

        

      

    

    CT-1
Jefferson Square -  PID #055200

    Record
Legal Description

    

    All that
certain piece of parcel of realty shown as “PARCEL AREA 62,334.75 SQUARE FT.
1.431 ACRES” and containing a “5 STORY OFFICE BUILDING” as shown on that certain
map entitled ‘BOUNDARY SURVEY PREPARED FOR BANK OF BOSTON CONNECTICUT SOUTH MAIN
STREET – 1 JFFERSON SQUARE WATERSBURY, CONNECTICUT” dated December 13, 1991;
prepared by Tarbell, Heintz & Associates, Inc. 290 Roberts St., Suite 200,
East Hartford, Connecticut; cetified as an A2 Survey b Russell H. Heintz, L.S.
15464; and recorded on the Waterbury Land Records as Document 18382 at 3:56 p.m.
on September 29, 1992.

     

    Said
parcel is bounded:

    

    
      
        	
                NORTHERLY:

              	
                By
      Scovill Street;

              
	 
      	 
      
	
                EASTERLY:

              	
                By
      land now or formerly of St. Mary’s Hospital Corporation and land now or
      formerly of Gulf Oil Corporation;

              
	 
      	 
      
	
                SOUTHERLY:

              	
                By
      Union Street; and

              
	 
      	 
      
	
                WESTERLY:

              	
                By
      South Main Street

              

      

    

    

    LESS AND
EXCEPTING THREFROM all that certain piece or parcel of land described in
Quit-Claim Deed from Wachovia Bank, N.A. to the City of Waterbury dated June 30,
2003 and record in Volume 4714, Page 130 of the Waterbury Land
Records.

    

    TOGETHER
WITH an easement contained in Mutual Easement Agreement by and between
Centerbank and St. Mary’s Hospital Corporation dated March 29, 1993 and recorded
in Volume 2953, Page 29 of the Waterbury Land Record.

    
      
         

      

      
         

        
          

        

      

      
         

      

    

     

    

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

     

     

    

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

     

    

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

     

    

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

     

    

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

     

    

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

     

    

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

     

    

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

     

    

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

     

    

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

     

    

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

     

    

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

     

     

    

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

     

    

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

     

    

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

     

    

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

     

    

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

     

    

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

     

    

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

     

    

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

     

    

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

     

    

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

     

    

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

     

    

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

     

    

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

     

    

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

     

    

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

     

    

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

     

    

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

     

    EXHIBIT
D-1

     

    Form Of
Mortgage

    Subordination,
Non-Disturbance And Attornment Agreement

     

    [SUBJECT
TO LENDER’S FINAL REVIEW AND COMMENT]

     

    RECORD AND RETURN
TO:

     

    [Insert
Name and Address of Tenant’s Attorneys]

     

    MORTGAGE
SUBORDINATION, NON-DISTURBANCE

    AND
ATTORNMENT AGREEMENT

     

    This
Mortgage Subordination, Non-Disturbance Agreement and Attornment (“Agreement”)
made this     
day of ________, ____ by and among ____________________, having an address of
________________, ________________, Attention: _________ (“Mortgagee”),
___________, __________,
having an office at           ,  ________________________,
______, __________,  Attention: __________________________ (“Tenant”)
and _______________, ______________, having an office at ______________,
_______________, _______________, ______________, Attention:
_______________________ (“Landlord”).

     

    WITNESSETH:

     

    WHEREAS, Landlord is the owner
in fee simple of that certain parcel or tract of land lying and being in the
County of _________, City of ____________ and State of _____________, more
particularly described in Schedule 1 annexed
hereto (the “Land”;
and together with the buildings and other improvements erected thereon, the
“Mortgaged
Property”); and

     

    [OR]

     

    [WHEREAS, Landlord is the sole
owner of the lessee’s interest under that certain [________ (Insert Name of Agreement of
Overlease)], dated as of ______________, between ________________ and
Landlord, (as the same heretofore has been or may hereafter be amended the
“Mortgaged
Property”); and

     

    WHEREAS, Mortgagee is the
owner and holder of that certain mortgage dated as of _________, 20__ and made
by Landlord that encumbers the Mortgaged Property (which mortgage, together with
all increases, renewals, supplements, consolidations, reinstatements,
amendments, modifications, substitutions and extensions thereof, all advances
and re-advances made thereunder and all sums secured thereby now or hereafter
made are hereinafter referred to as the “Mortgage”);
and

     

    
      Exhibit
D-1- Page 1

    

    
       

      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

     

    WHEREAS, Tenant has entered
into a lease with Landlord, dated                 ,
20__ (such lease, as amended, modified or supplemented prior to the date hereof,
the “Lease”)
for all or a portion of the Mortgaged Property (“Leased
Premises”), and a true, correct and complete copy of the Lease has been
delivered by Landlord to Mortgagee; and

     

    WHEREAS, subject to the
provisions hereof, Mortgagee has agreed to recognize the status of Tenant in the
event Mortgagee shall acquire the Mortgaged Property and Tenant has agreed to
attorn to Mortgagee in any such event.

     

    NOW, THEREFORE, in
consideration of ten dollars and other good, valuable, sufficient and received
consideration and intending to be legally bound hereby, Mortgagee and Tenant
covenant and agree as follows:

     

    1.           Subject
to the provisions hereof, the Lease and Tenant’s interest thereunder is, and
shall at all times continue to be, subject and subordinate in each and every
respect to the lien, terms, covenants, provisions and conditions of the
Mortgage.  The provisions of this Section 1 shall be self-operative
and no further instrument shall be required; however, Tenant, upon request,
shall execute and deliver any certificate or other instrument which the
Mortgagee may reasonably request to confirm said subordination by
Tenant.

     

    2.           As
long as no default then exists under the Lease or this Agreement that has
continued beyond the expiration of any applicable notice and/or grace period and
that would permit the Landlord to terminate the Lease and as long as the Lease
is in full force and effect, (i) Tenant shall not be named or joined in any
action or proceeding to foreclosure or otherwise enforce the Mortgage (unless
Tenant is a necessary party thereto under applicable law, in which event such
naming or joinder of Tenant shall be subject to the provisions of this
Agreement), (ii) the Lease shall not be terminated nor shall any of the rights
of Tenant under the Lease be diminished or interfered with by Mortgagee, or by
anyone claiming by, through or under Mortgagee, and (iii) Tenant’s occupancy of
the Leased Premises shall not be disturbed by Mortgagee, or by anyone claiming
by, through or under Mortgagee.  Upon the transfer of the Landlord’s
interest in the Mortgaged Property by foreclosure or other enforcement of the
Mortgage or by deed in lieu of foreclosure, the Lease shall continue as a direct
lease between Successor Landlord (hereinafter defined), as landlord, and Tenant,
as tenant; provided, however, that
Successor Landlord shall not be:

     

    
      	
               
      

            	
              (a)

            	
              liable
      for any previous act or omission of Landlord that occurred prior to the
      earliest date that Successor Landlord acquires title to or possession of
      the Mortgaged Property, except that Successor Landlord shall be obligated
      to cure any continuing default under the Lease within a reasonable time
      (not to exceed the period provided under the Lease for Landlord to cure
      such default, which period shall commence on the earliest date that
      Successor Landlord acquires title to or possession of the Mortgaged
      Property);

            

    

     

    
      	
               
      

            	
              (b)

            	
              subject
      to any claims, counterclaims. abatements, offsets or credits provided for
      in the Lease occurring prior to the date that Successor Landlord acquires
      title to or possession of the Mortgaged
  Property;

            

    

     

    
      	
               
      

            	
              (c)

            	
              bound
      by any payments of rent which Tenant might have made more than thirty (30)
      days in advance to Landlord, the parties hereto acknowledging that
      operating expense payments and tax payments made in the manner provided in
      Article II of the Lease shall not be or be deemed advance payments of
      rent;

            

    

     

    
      Exhibit
D-1- Page 2

       

    

    
      
         

      

      
        
        

        
          

        

      

      
         

      

    

     

    
      	
               
      

            	
              (d)

            	
              required
      to account for any security deposit other than any security deposit
      actually delivered to the Successor
Landlord;

            

    

     

    
      	
               
      

            	
              (e)

            	
              bound
      by any modification of the Lease which is made after the date hereof
      without Mortgagee’s written consent (which consent, Mortgagee agrees shall
      not be unreasonably withheld); and

            

    

     

    
      
        	
              	
                (f)

              	
                liable
      or obligated to comply with or fulfill any obligations of Landlord under
      the Lease or any agreement relating thereto with respect to the
      construction of, or payment for, improvements on or above the Leased
      Premises (or any portion thereof), leasehold improvements, tenant work
      letters and/or similar items.

              

      

    

     

    Notwithstanding
anything contained within the foregoing provisions of this Section 2, if it
would be procedurally disadvantageous for Mortgagee not to name or join Tenant
as a party in any foreclosure proceeding with respect to the Mortgage, Mortgagee
may so name or join Tenant without in any way diminishing or otherwise affecting
the rights and privileges granted to, or inuring to the benefit of Tenant under
this Agreement.

     

    3.           In
the event that Mortgagee (or its nominee or designee), acquires or succeeds to
Landlord’s interest in the Mortgaged Property by foreclosure or other proceeding
to enforce the Mortgage or by taking a deed in lieu of foreclosure (such person,
herein called “Successor
Landlord”), (i) Tenant shall be bound to Successor Landlord and Successor
Landlord shall be bound to Tenant under all of the then executory terms,
covenants and conditions of the Lease, except as provided in this Agreement,
with the same force and effect as if Successor Landlord were the landlord under
the Lease, (ii) Tenant shall attorn to Successor Landlord as Tenant’s landlord
and recognize Successor Landlord as its landlord under the Lease upon such
terms, covenants and conditions as set forth therein, and (iii) Successor
Landlord shall recognize and accept such attornment.  The foregoing
attornment and recognition shall be effective and self-operative, without the
execution of any further instruments, upon Successor Landlord succeeding to the
interest of Landlord under the Lease, provided that, except
as set forth in Section 5 below, Tenant shall not be obligated to pay any rent
to Successor Landlord until Tenant has received notice from Successor Landlord
that Successor Landlord has succeeded to such interest.  Each party
hereto shall execute and deliver any certificate or other instrument which the
other party hereto may reasonably request to confirm such attornment and
recognition. If the Lease shall have terminated by operation of law or otherwise
as a result of or in connection with a bankruptcy case commenced by or against
Landlord or a foreclosure action or proceeding or delivery of a deed in lieu of
foreclosure, upon request of Successor Landlord, Tenant shall promptly execute
and deliver a direct lease with Successor Landlord which direct lease shall be
on substantially the same terms and conditions as the Lease (subject, however,
to the provisions of clauses (i)-(iii) of this Section 3) and shall be effective
as of the day the Lease shall have terminated as aforeseaid.

     

    
      Exhibit
D-1- Page 3

       

    

    
      
         

      

      
        
        

        
          

        

      

      
         

      

    

    4.           Tenant
shall promptly notify Mortgagee of any default by Landlord under the Lease and
of any act or omission of Landlord which would give Tenant the right to cancel
or terminate the Lease or to claim a partial or total eviction.  If
any act or omission of Landlord would give Tenant the right, immediately or
after lapse of a period of time, to cancel or terminate the Lease, Tenant shall
not exercise such right until (a) Tenant shall have given Mortgagee written
notice of Landlord’s act or omission, and (b) thirty (30) days has elapsed after
the giving of such notice to Mortgagee without cure of such act or omission;
provided, however, that if such
act or omission cannot with due diligence be cured within a period of thirty
(30) days, and if Mortgagee commences to cure such act or omission within such
thirty (30) days and thereafter prosecutes such cure with reasonable diligence,
then the period of time after the giving of such notice by Tenant within which
such act or omission may be cured shall be extended for so long as Mortgagee
prosecutes the cure of such act or omission with reasonable diligence (it being
agreed that the fact that Mortgagee does not have possession of the Mortgaged
Property shall not constitute a reason why an act or omission cannot be cured
within a period of thirty (30) days). If Mortgagee cannot reasonably remedy a
default, act or omission of Landlord until after Mortgagee obtains possession of
the Mortgaged Property, Tenant may not terminate or cancel the Lease or claim a
partial or total eviction by reason of such default, act or omission until the
expiration of a reasonable period necessary for the remedy after Mortgagee
secures possession of the Mortgaged Property.  The notice and cure
rights of Mortgagee set forth in this paragraph shall not apply to any rights of
Tenant (or Wachovia Bank, National Association to cancel or terminate the Lease
(or surrender all or any portion of the Leased Premises) that are expressly set
forth in Article XI of the Lease.  Nothing in this Section 4 shall
obligate Mortgagee to cure any act, omission or default by Landlord under the
Lease. To the extent Mortgagee incurs any expenses or other costs in
curing or remedying such default, act or omission, including, without
limitation, attorneys’ fees and disbursements, Mortgagee shall be subrogated to
Tenant’s rights against Landlord.

     

    5.           Landlord
and Mortgagee each represent to Tenant that[, as additional security for the
loan made by Mortgagee to Landlord and secured by the Mortgage, Landlord has
assigned to Mortgagee the Lease and all rent payable thereunder, subject to a
license to Landlord from Mortgagee to collect same unless and until such license
is revoked by Mortgagee].  If Tenant hereafter receives a notice (a
“Mortgagee Payment
Notice”) from Mortgagee that such license has been revoked and directing
Tenant to pay to Mortgagee all rent payable after the date that is ten (10)
business days after the date of such notice, then Tenant shall attorn to
Mortgagee and thereafter pay same to Mortgagee, regardless of any right of
set-off, counterclaim, or other defense which Tenant may have against Landlord,
whether as the tenant under the Lease or otherwise, until Tenant receives a
notice (a “Mortgagee
Payment Revocation Notice”) from Mortgagee directing Tenant to resume
payments to Landlord.  Landlord agrees that: (i) Tenant shall have the
right to rely on any Mortgagee Payment Notice; and (ii) any payments made to
Mortgagee after the date of a Mortgagee Payment Notice and, if Tenant thereafter
receives a Mortgagee Payment Revocation Notice, any payments made to Mortgagee
prior to the date that is ten (10) business days after Tenant shall receive such
notice, shall be deemed received by Landlord.

     

    6.           To
the extent that the Lease shall entitle Tenant to notice of the existence of any
mortgage and the identity of any mortgagee, this Agreement shall constitute such
notice to Tenant with respect to the Mortgage and Mortgagee.

     

    7.           Upon
and after the occurrence of a default under the Mortgage, which is not cured
after any applicable notice and/or cure periods, Mortgagee shall be entitled,
but not obligated, to exercise the claims, rights, powers, privileges and
remedies of Landlord under the Lease and shall be further entitled to the
benefits of, and to receive and enforce performance of, all of the covenants to
be performed by Tenant under the Lease as though Mortgagee were named therein as
landlord.

     

    8.           Anything
herein or in the Lease to the contrary notwithstanding, in the event that a
Successor Landlord shall acquire title to the Mortgaged Property or to the
portion thereof containing the Leased Premises, Successor Landlord shall have no
obligation, nor incur any liability, beyond Successor Landlord’s then interest,
if any, in the Mortgaged Property and Tenant shall look exclusively to such
interest, if any, of Successor Landlord in the Mortgaged Property for the
payment and discharge of any obligations imposed upon Successor Landlord
hereunder or under the Lease and Successor Landlord is hereby released or
relieved of any other liability hereunder and under the Lease.  Tenant
agrees that, with respect to any money judgment which may be obtained or secured
by Tenant against Successor Landlord, Tenant shall look solely to the estate or
interest owned by Successor Landlord in the Mortgaged Property and Tenant will
not collect or attempt to collect any such judgment out of any other assets of
Successor Landlord.

     

    
      Exhibit
D-1- Page 4

    

    
      
         

      

      
        
        

        
          

        

      

      
         

      

    

     

    9.      
  Notwithstanding anything to the contrary in the Lease, Tenant agrees
for the benefit of Landlord and Mortgagee that, except as permitted by, and
fully in accordance with, applicable law, Tenant shall not generate, store,
handle, discharge or maintain in, on or about any portion of the Mortgaged
Property, any friable asbestos, polychlorinated biphenyls, or any other
hazardous or toxic materials, wastes and substances which are defined,
determined or identified as such (including, but not limited to, pesticides and
petroleum products if they are defined, determine or identified as such) in any
federal, state or local laws, rules or regulations (whether now existing or
hereafter enacted or promulgated) or any judicial or administrative
interpretation of any thereof, including any judicial or administrative
interpretation of any thereof, including any judicial or administrative orders
or judgments.

     

    10.       If
the Lease provides that Tenant is entitled to expansion space, Successor
Landlord shall have no obligation nor any liability for failure to provide such
expansion space if a prior landlord (including, without limitation, Landlord),
by reason of a lease or leases entered into by such prior landlord with other
tenants of the Mortgaged Property, has precluded the availability of such
expansion space.

     

    11.       Except
as specifically provided in this Agreement, Mortgagee shall not, by virtue of
this Agreement, the Mortgage or any other instrument to which Mortgagee may be a
party, be or become subject to any liability or obligation to Tenant under the
Lease or otherwise.

     

    12.       (A)          Tenant
acknowledges and agrees that this Agreement satisfies and complies in all
respects with the provisions of [Article VII] of Lease and that this Agreement
supersedes (but only to the extent inconsistent with) the provisions of such
Article and any other provision of the Lease relating to the priority or
subordination of the Lease and the interest or estates created thereby to the
Mortgage.

     

    (B)           Tenant
agrees to enter into a subordination, non-disturbance and attornment agreement
with any lender which shall succeed Mortgagee as lender with respect to the
Mortgaged Property, or any portion thereof, provided such agreement is
substantially similar to this Agreement.

     

    13.    
  This Agreement may not be modified except by an agreement in writing
signed by Tenant and Mortgagee or their respective successors in
interest.  This Agreement shall inure to the benefit of and be binding
upon the parties hereto, their respective heirs, representatives, successors and
assigns.  The term “person” shall mean an individual, joint venture,
corporation, partnership, trust, limited liability company, unincorporated
association or other entity. All references herein to the Lease shall mean the
Lease as modified by this Agreement and any amendments or modifications to the
Lease which are consented to in writing by Mortgagee.  Any
inconsistency between the Lease and the provisions of this Agreement shall be
resolved, to the extent of such inconsistency, in favor of this
Agreement.

     

    14.       Tenant
acknowledges that Mortgagee is an “Interest Holder” (as such term is defined in
the Lease) and that Mortgagee shall be entitled to all rights and privileges of
an Interest Holder, as set forth in Section 7.10 of the Lease.  Tenant
hereby represents to Mortgagee as follows:

     

    
      Exhibit
D-1- Page 5

    

    
      
         

      

      
        
        

        
          

        

      

      
         

      

    

     

    
      	
               
      

            	
              (a)

            	
              The
      Lease is in full force and effect and has not been further amended[,
      except as follows
___________________].

            

    

     

    
      	
               
      

            	
              (b)

            	
              There
      has been no assignment of the Lease or subletting of any portion of the
      Leased Premises[, except as follows
  ___________________].

            

    

     

    
      	
               
      

            	
              (c)

            	
              The
      execution of the Lease was duly authorized and the Lease is in full force
      and effect and, to the best of Tenant’s knowledge, there exists no default
      (beyond any applicable grace period) on the part of either Tenant or
      Landlord under the Lease.

            

    

     

    
      	
               
      

            	
              (d)

            	
              There
      has not been filed by or against, nor to the best of the knowledge and
      belief of Tenant, is there threatened against Tenant, any petition under
      the bankruptcy laws of the United
States.

            

    

     

    
      	
               
      

            	
              (e)

            	
              To
      the best of Tenant’s knowledge, there is no present assignment,
      hypothecation or pledge of the Lease or rents accruing under the Lease by
      Landlord, other than pursuant to the Mortgage and the Assignment of Lease
      and Rents dated as of the date hereof from Landlord to Mortgagee (the
      “Assignment”).

            

    

     

    
      	
               
      

            	
              (f)

            	
              Tenant hereby consents to the
      Assignment and agrees to the terms
  thereof.

            

    

     

    15.         All
notices, demands, consents, approvals, advices, waivers or other communications
(each, a “Notice”)
which may or are required to be given by either party to the other under this
Agreement shall be in writing and, unless otherwise required by law, shall be
sent (a) by  hand, (b) by United States Mail, certified or registered,
postage prepaid, return receipt requested or (c) by a nationally-recognized
overnight carrier, in each case addressed to the party to be notified at the
address for such party specified in the first paragraph of this Agreement, or to
such other place in the continental United States as the party to be notified
may from time to time designate by at least ten (10) days’ notice to the
notifying party.  Each Notice shall be deemed to have been given on
the date such Notice is actually received as evidenced by a written receipt
therefor, and in the event of failure to deliver by reason of changed address of
which no Notice was given or refusal to accept delivery, as of the date of such
failure.

     

    16.         THE
PARTIES HERETO EACH HEREBY WAIVE ITS RIGHT TO A JURY TRIAL OF ANY ISSUE OR
CONTROVERSY ARISING UNDER THIS AGREEMENT.

     

    17.         This
Agreement shall be governed by the laws of the state in which the Mortgaged
Property is located.  If any term of this Agreement or the application
thereof to any person or circumstances shall to any extent be invalid or
unenforceable, the remainder of this Agreement or the application of such term
to any person or circumstances other than those as to which it is invalid or
unenforceable shall not be affected thereby, and each term of this Agreement
shall be valid and enforceable to the fullest extent permitted by
law.  This Agreement may be executed in any number of counterparts,
each of which when executed and delivered will be deemed to be an original and
all of which taken together, will deemed to be one and the same
instrument.

     

    
      Exhibit
D-1- Page 6

    

    
      
         

      

      
        
        

        
          

        

      

      
         

      

    

     

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

    

     

    
      
        
          
            	
                    MORTGAGEE:

                  	 	
                    TENANT:

                  
	 
      	 	 
      
	
                    By:

                  	 
      	 	
                    By:

                  	 
      
	 
      	
                    Name:

                  	 	 
      	
                    Name:

                  
	 
      	
                    Its:

                  	 	 
      	
                    Its:

                  

          

        

      

    

    

    
      
        
          	
                  LANDLORD:

                	 
      
	 
      	 
      
	
                  By:

                	 
      	 
      
	 
      	
                  Name:

                	 
      
	 
      	
                  Its:

                	 
      

        

      

    

    

    
      [Add
Acknowledgments]

    

     

    
      Exhibit
D-1- Page 7

       

    

    
      
         

      

      
        
        

        
          

        

      

      
         

      

    

    Exhibit
D-1

    Schedule
1

     

    Description of the Mortgaged
Property

     

    
      Exhibit
D-1— Schedule 1 - Page 1

       

      
        
          
             

          

          
            
            

            
              

            

          

          
             

          

        

      

      

    

    EXHIBIT
D-2

     

    Form Of
Overlease

    Subordination,
Non-Disturbance And Attornment Agreement

     

    RECORD AND RETURN
TO:

     

    [Insert
Name and Address of Tenant’s Attorneys]

     

    OVERLEASE
SUBORDINATION, NON-DISTURBANCE

    AND
ATTORNMENT AGREEMENT

     

    This
Overlease Non-Disturbance Agreement (“Agreement”)
made this     
day of ________, ____ by and among  ____________________, having an
address of ________________, ________________, Attention: _________ (“Overlessor”),
___________, __________,
having an office at           ,  ________________________,
______, __________,  Attention: __________________________ (“Landlord”),
and ___________,
__________, having an office at           ,  ________________________,
______, __________,  Attention: __________________________ (“Tenant”).

     

    WITNESSETH:

     

    WHEREAS, Overlessor is the
sole owner in fee simple of (x) that certain piece, parcel or tract of land that
is lying and being in the County of _________, City of ____________ and State of
_____________, and that is more particularly described in Schedule 1 annexed
hereto (the “Land”
and together with the buildings and other improvements erected thereon, the
“Property”);
and

     

    WHEREAS, Overlessor, as lessor
Landlord, as tenant, are parties to a lease dated ________ __, ____ (said lease,
as the same may hereafter be amended and/or restated from time to time, is
hereinafter referred to as the “Overlease”),
pursuant to which, Overlessor has leased to Landlord the Property;

     

    WHEREAS, Tenant has entered
into a lease (“Lease”)
with Landlord, dated as of                 ,
20__ for [a portion or portions of] the Property (the “Leased
Premises”), and a true, correct and complete copy of the Lease, as
executed, has been delivered by Landlord to Overlessor; and

     

    WHEREAS, subject to the
provisions hereof Overlessor has agreed to recognize the status of Tenant in the
event of a termination of the Overlease and Tenant has agreed to attorn to
Overlessor in any such event.

     

    NOW, THEREFORE, in
consideration of ten dollars and other good, valuable, sufficient and received
consideration and intending to be legally bound hereby, Overlessor and Tenant
covenant and agree as follows:

     

    
      Exhibit
D-2 - Page 1

       

    

    
      
         

      

      
        
        

        
          

        

      

      
         

      

    

    1.           Subject
to the provisions hereof, the Lease and Tenant’s interest thereunder is, and
shall at all times continue to be, subject and subordinate in each and every
respect to the Overlease.  The provisions of this Section 1 shall be
self-operative and no further instrument shall be required; however, Tenant,
upon request, shall execute and deliver any certificate or other instrument
which the Overlessor may reasonably request to confirm said subordination by
Tenant.

     

    2.           As
long as no default then exists under the Lease that has continued beyond the
expiration of any applicable notice and/or grace period and that would permit
Landlord to terminate the Lease and as long as the Lease has not been terminated
pursuant to Landlord’s or Tenant’s exercise of any termination right under the
Lease and/or pursuant to any action or proceeding commenced by Tenant, (i)
Tenant shall not be named or joined in any action or proceeding to terminate the
Overlease (unless Tenant is a necessary party thereto under applicable law, in
which event such naming or joinder of Tenant shall be subject to the provisions
of this Agreement), (ii) the Lease shall not be terminated nor shall any of the
rights of Tenant under the Lease be diminished or interfered with by Overlessor,
or by anyone claiming by, through or under Overlessor, and (iii) Tenant’s
occupancy of the Leased Premises shall not be disturbed by Overlessor or by
anyone claiming by, through or under Overlessor.  Upon the termination
of the Overlease in any such action or proceeding or otherwise, the Lease shall
continue as a direct lease between Overlessor, as landlord (Overlessor, in its
capacity as landlord under the Lease, “Successor
Landlord”), and Tenant, as tenant; provided, however, that
Successor Landlord shall not be:

     

    
      	
               
      

            	
              (a)

            	
              liable
      for any previous act or omission of Landlord that occurred prior to the
      earliest date that Successor Landlord acquires possession of the Leased
      Premises, except that Successor Landlord shall be obligated to cure any
      continuing default under the Lease within a reasonable time (not to exceed
      the period provided under the Lease for Landlord to cure such default,
      which period shall commence on the date the Overlease
      terminates);

            

    

     

    
      	
               
      

            	
              (b)

            	
              subject
      to any claims or counterclaims which Tenant may have against Landlord,
      except that Successor Landlord shall be liable for any abatements, offsets
      or credits provided for in the Lease, even if the act or omission giving
      rise thereto occurred prior to the date the Overlease
      terminates;

            

    

     

    
      	
               
      

            	
              (c)

            	
              bound
      by any payments of rent which Tenant might have made more than thirty (30)
      days in advance to Landlord, the parties hereto acknowledging that
      operating expense payments and tax payments made in the manner provided in
      Article II of the Lease shall not be or be deemed advance payments of
      rent;

            

    

     

    
      	
               
      

            	
              (d)

            	
              required
      to account for any security deposit other than any security deposit
      actually delivered to the Successor Landlord;
  and

            

    

     

    
      	
               
      

            	
              (e)

            	
              bound
      by any modification of the Lease which is made after the date hereof
      without Overlessor’s written consent (which consent, Overlessor agrees
      shall not be unreasonably withheld) that (x) decreases the rent payable
      under the Lease or shortens the term of the Lease, except, in each
      instance, pursuant to rights set forth in the Lease on the date hereof, or
      (y) materially diminishes the rights or materially increases the
      obligations of Landlord under the
Lease.

            

    

     

    
      Exhibit
D-2 - Page 2

       

    

    
      
         

      

      
        
        

        
          

        

      

      
         

      

    

    3.           If
the Overlease terminates and the Lease continues as a direct lease between
Successor Landlord and Tenant as provided above, (i) Tenant shall be bound to
Successor Landlord and Successor Landlord shall be bound to Tenant under all of
the then executory terms, covenants and conditions of the Lease, except as
provided in this Agreement, with the same force and effect as if Successor
Landlord were the landlord under the Lease, (ii) Tenant shall attorn to
Successor Landlord and recognize Successor Landlord as its landlord under the
Lease upon such terms, covenants and conditions and (iii) Successor Landlord
shall recognize and accept such attornment.  The foregoing attornment
and recognition shall be effective and self-operative without the execution of
any further instruments upon the termination of the Overlease, provided that
Tenant shall not be obligated to pay any rent to Successor Landlord until Tenant
has received notice from Successor Landlord that the Overlease has terminated
and the Lease is now a direct lease between Successor Landlord and
Tenant.  Each party hereto shall execute and deliver any certificate
or other instrument which the other party hereto may reasonably request to
confirm such attornment and recognition.

     

    4.           If
any act or omission of Landlord would give Tenant the right, immediately or
after lapse of a period of time, to cancel or terminate the Lease, Tenant shall
not exercise such right until (a) Tenant shall have given Overlessor written
notice of Landlord’s act or omission, and (b) thirty (30) days has elapsed after
the giving of such notice to Overlessor without cure of such act or omission;
provided, however, that if such
act or omission cannot with due diligence be cured within a period of thirty
(30) days, and if Overlessor commences to cure such act or omission within such
thirty (30) days and thereafter prosecutes such cure with reasonable diligence,
then the period of time after the giving of such notice by Tenant within which
such act or omission may be cured shall be extended for so long as Overlessor
prosecutes the cure of such act or omission with reasonable diligence (it being
agreed that the fact that Overlessor does not have possession of the Property
shall not constitute a reason why an act or omission cannot be cured within a
period of thirty (30) days).  The notice and cure rights of Overlessor
set forth in this paragraph shall not apply to any rights of Tenant [(or
Wachovia Bank, National Association] to cancel or terminate the Lease (or
surrender all or any portion of the Leased Premises) that are expressly set
forth in one or more provisions of the Lease (including, without limitation, the
termination rights of [Tenant] [Wachovia Bank, National Association] expressly
set forth in Article XI of the Lease.  Nothing in this Section 4 shall
obligate Overlessor to cure any act, omission or default by Landlord under the
Lease.

     

    5.           To
the extent that the Lease shall entitle Tenant to notice of the existence of any
ground lease and the identity of any ground lessor, this Agreement shall
constitute such notice to Tenant with respect to the Overlease and
Overlessor.

     

    6.           This
Agreement may not be modified except by an agreement in writing signed by Tenant
and Overlessor or their respective successors in interest.  This
Agreement shall inure to the benefit of and be binding upon the parties hereto,
their respective heirs, representatives, successors and assigns.  The
term “person” shall mean an individual, joint venture, corporation, partnership,
trust, limited liability company, unincorporated association or other
entity.

     

    7.           Tenant
acknowledges that Overlessor is an “Interest Holder” (as such term is defined in
the Lease) and that Overlessor shall be entitled to all rights and privileges of
an Interest Holder, as set forth in Section 7.10 of the
Lease.

     

    8.           [If
Landlord shall have any rights or options to renew or extend the term of the
Lease, that it shall any renewal term, (a) Landlord agrees that if such right or
option shall not be exercised at least ____ (__) months prior to the latest date
on which same may be exercised, then, provided that no default then
exists under the Lease that would permit Landlord to terminate the Lease and
which has continued beyond the expiration of any applicable notice and/or grace
period, Tenant shall have the right to exercise such rights or options in
accordance with all applicable provisions of the Overlease, and (ii) Overlessor
agrees that Tenant shall have the right to exercise, on Landlord’s behalf, any
right or option of Landlord to extend or renew the term of the Lease.]1

     

    
      

    

      
      
        1 For
existing Overleases expiring prior to _________, 2054, but that have renewal
options.

         

        
          Exhibit
D-2 - Page 3

        

      

    

    
      
         

      

      
        
        

        
          

        

      

      
         

      

    

     

    9.           All
notices, demands, consents, approvals, advices, waivers or other communications
(each, a “Notice”) which may or are required to be given by either party to the
other under this Agreement shall be in writing and, unless otherwise required by
law, shall be sent (a) by hand, (b) by United States Mail, certified or
registered, postage prepaid, return receipt requested or (c) by a
nationally-recognized overnight carrier, in each case addressed to the party to
be notified at the address for such party specified in the first paragraph of
this Agreement, or to such other place in the continental United States as the
party to be notified may from time to time designate by at least ten (10) days’
notice to the notifying party.  Each Notice shall be deemed to have
been given on the date such Notice is actually received as evidenced by a
written receipt therefor, and in the event of failure to deliver by reason of
changed address of which no Notice was given or refusal to accept delivery, as
of the date of such failure.

     

    10.         TENANT
AND OVERLESSOR EACH HEREBY WAIVE ITS RIGHT TO A JURY TRIAL OF ANY ISSUE OR
CONTROVERSY ARISING UNDER THIS AGREEMENT.

     

    11.         In
the event of the termination of the Overlease other than by reason of Landlord’s
default thereunder (e.g. by reason of a casualty pursuant to Section [__] of the
Overlease) this Agreement shall, automatically and without further act of the
parties, terminate and be of no further force or effect from and after the
applicable termination date.

     

    12.         This
Agreement shall be governed by the laws of the state in which the Property is
located.  If any term of this Agreement or the application thereof to
any person or circumstances shall to any extent be invalid or unenforceable, the
remainder of this Agreement or the application of such term to any person or
circumstances other than those as to which it is invalid or unenforceable shall
not be affected thereby, and each term of this Agreement shall be valid and
enforceable to the fullest extent permitted by law.  This Agreement
may be executed in any number of counterparts, each of which when executed and
delivered will be deemed to be an original and all of which taken together, will
deemed to be one and the same instrument.

     

    
      Exhibit
D-2 - Page 4

    

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

     

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

    

     

    
      
        	
                OVERLESSOR:

              	 	
                TENANT:

              
	 
      	 	 
      
	
                By:

              	
                   

              	 	
                By:

              	
                   

              
	 
      	
                Name:

              	 	 
      	
                Name:

              
	 
      	
                Its:

              	 	 
      	
                Its:

              

      

    

    

    LANDLORD:

    

    
      
        
          	
                  By:

                	
                     

                	 
      
	 
      	 
      
	 
      	
                  Name:

                	 
      
	 
      	 
      
	 
      	
                  Its:

                	 
      

        

      

    

     

    
      [Add
Acknowledgments]

    

     

    
      Exhibit
D-2 - Page 5

       

    

    
      
         

      

      
        
        

        
          

        

      

      
         

      

    

    Exhibit
D-2

    Schedule
1

     

    Description of the
Property

     

    
      Exhibit
D-2— Schedule 1 - Page 1

       

      
        
          
             

          

          
            
            

            
              

            

          

          
             

          

        

      

    

     

    EXHIBIT
D-3

     

    Form Of
Subtenant

    Subordination,
Non-Disturbance And Attornment Agreement

     

    RECORD AND RETURN
TO:

     

    [Insert
Name and Address of Subtenant’s Attorneys]

     

    SUBTENANT
SUBORDINATION, NON-DISTURBANCE

    AND
ATTORNMENT AGREEMENT

     

    This
Subtenant Non-Disturbance and Attornment Agreement (“Agreement”)
made this     
day of ________, ____ by and between ___________________________, having an
address of __________________, ________________, Attention: _________ (“Landlord”)
and ___________________, __________, having an office at           ,  ________________________,
______, __________,  Attention: __________________________ (“Subtenant”).

     

     

    W
I T N E S S E T H :

     

    WHEREAS, Landlord is the
landlord under that certain Lease, dated ___________, made by Landlord and
___________________, as tenant (the “Sublandlord”)
(said lease, as the same may hereafter be renewed, amended, modified,
supplemented, extended, replaced and/or restated from time to time, is
hereinafter referred to as the “Lease”),
which Lease covers certain space (the “Premises”)
in the building located at _______________________________ (the “Property”)
and more particularly described on Schedule 1 annexed
hereto; and

     

    WHEREAS, Sublandlord and
Subtenant have entered into a certain agreement of sublease, dated as of
_____________, as amended by ___________ (none if left blank) (the “Sublease”)
initially covering [a portion of] the Premises (the “Subleased
Premises”).

     

    WHEREAS, subject to the
provisions hereof, Landlord has agreed to recognize the status of Subtenant in
the event Landlord terminates the Lease pursuant to an Event of Default as
defined in Article 7 thereof or otherwise as a result of a default by
Sublandlord, as tenant, under the Lease (but not otherwise), and Subtenant has
agreed to attorn to Landlord in any such event.

     

    NOW, THEREFORE, in
consideration of ten dollars and other good, valuable, sufficient and received
consideration and intending to be legally bound hereby, Landlord and Subtenant
covenant and agree as follows:

     

    1.           Subject
to the provisions hereof, the Sublease and Subtenant’s interest thereunder is,
and shall at all times continue to be, subject and subordinate, in each and
every respect, to the terms, covenants, provisions and conditions of the
Lease.  The provisions of this Section 1 shall be self-operative and
no further instrument shall be required; however, Subtenant, upon request, shall
execute and deliver any certificate or other instrument which the Landlord may
reasonably request to confirm said subordination by Subtenant.

     

    
      
        Exhibit
D-3 - Page 1

      

    

    
      
         

      

      
        
        

        
          

        

      

      
         

      

    

    2.           If
the Lease is terminated pursuant to an Event of Default as defined in Article 7
thereof or otherwise as a result of a default by Sublandlord, as tenant, under
the Lease (but not otherwise), and provided that no default then
exists under the Sublease or this Agreement that has continued beyond the
expiration of any applicable notice and/or grace period and as long as the
Sublease is in full force and effect, (i) Subtenant shall not be named or joined
in any action or proceeding to terminate the Lease (unless Subtenant is a
necessary party thereto under applicable law, in which event such naming or
joinder of Subtenant shall be subject to the provisions of this Agreement), (ii)
the Sublease shall not be terminated nor shall any of  the rights of
Subtenant under the Sublease be diminished or interfered with by Landlord, or by
anyone claiming by, through or under Landlord, and (iii) Subtenant’s occupancy
of the Subleased Premises shall not be disturbed by Landlord or by anyone
claiming by, through or under Landlord.  Upon the termination of the
Lease in any such action or proceeding or otherwise, the Sublease shall continue
as a direct lease between Landlord, as landlord (Landlord in its capacity as
landlord under the such direct lease, “Successor
Landlord”), and Subtenant, as tenant provided, however, that
Successor Landlord shall not be:

     

    
      	
               
      

            	
              (a)

            	
              liable
      for any previous act or omission of Sublandlord that occurred prior to the
      earliest date that Successor Landlord acquires possession of the Subleased
      Premises, except that Successor Landlord shall be obligated to cure any
      continuing default under the Sublease within a reasonable time (not to
      exceed the period provided under the Sublease for Sublandlord to cure such
      default, which period shall commence on the date the Lease
      terminates);

            

    

     

    
      	
               
      

            	
              (b)

            	
              subject
      to any claims, counterclaims. abatements, offsets or credits provided for
      in the Lease occurring prior to the date that Successor Landlord acquires
      title to or possession of the Mortgaged
  Property;

            

    

     

    
      	
               
      

            	
              (c)

            	
              bound
      by any payments of rent which Subtenant might have made more than thirty
      (30) days in advance to Sublandlord, the parties hereto acknowledging that
      operating expense payments and tax payments made in the manner provided in
      Article __ of the Sublease shall not be or be deemed advance payments of
      rent;

            

    

     

    
      	
               
      

            	
              (d)

            	
              required
      to account for any security deposit other than any security deposit
      actually delivered to the Successor
Landlord;

            

    

     

    
      	
               
      

            	
              (e)

            	
              bound
      by any modification of the Sublease which is made after the date hereof
      without Landlord’s written consent (which consent, Landlord agrees shall
      not be unreasonably withheld); and

            

    

     

    
      	
               
      

            	
              (f)

            	
              liable
      or obligated to comply with or fulfill any obligations of Sublandlord
      under the Sublease or any agreement relating thereto with respect to the
      construction of, or payment for, improvements on or above the Subleased
      Premises (or any portion thereof), leasehold improvements, tenant work
      letters and/or similar items.

            

    

     

    Exhibit
D-3 - Page 2

     

    
      
         

      

      
         

        
          

        

      

      
         

      

    

    Notwithstanding anything contained
within the foregoing provisions of this Section 2, (i) if it would be
procedurally disadvantageous for Landlord not to name or join Subtenant as a
party in an action or a proceeding with respect to the Lease, Landlord may so
name or join Subtenant without in any way diminishing or otherwise affecting the
rights and privileges granted to, or inuring to the benefit of Subtenant under
this Agreement, and (ii) this Agreement shall only become operative and in force
and effect if Landlord terminates the Lease following the occurrence of an event
of default by Sublandlord, as tenant, under the Lease, and for no other reason
and under no other circumstance.

     

    3.           After
notice is given by Landlord that the Lease is in default and that rentals under
the Sublease should be paid to Landlord, Subtenant shall attorn to Landlord and
pay to Landlord, or pay in accordance with the directions of Landlord, all
rentals and other monies due and to become due under the Sublease or otherwise
in respect of the Subleased Premises.  If the Lease terminates and the
Sublease continues as a direct lease between Successor Landlord and Subtenant as
provided above, (i) subject to Section 5 below and
except as otherwise provided in this Agreement, Subtenant shall be bound to
Successor Landlord and Successor Landlord shall be bound to Subtenant under all
of the then executory terms, covenants and conditions of the Sublease, with the
same force and effect as if Successor Landlord were the sublandlord under the
Sublease, (ii) Subtenant shall attorn to Successor Landlord and recognize
Successor Landlord as its sublandlord under the Sublease upon such terms,
covenants and conditions as set forth therein and (iii) Successor Landlord shall
recognize and accept such attornment.  The foregoing attornment and
recognition shall be effective and self-operative without the execution of any
further instruments upon the termination of the Lease (the date the Lease
terminates, herein referred to as the “Lease
Termination Date”), provided that, except
as set forth herein, Subtenant shall not be obligated to pay any rent to
Successor Landlord until Subtenant has received notice from Successor Landlord
that the Lease has terminated and the Sublease is now a direct lease between
Successor Landlord and Subtenant.  Each party hereto shall execute and
deliver any certificate or other instrument which the other party hereto may
reasonably request to confirm such attornment and recognition. If the Lease
shall have terminated by operation of law or otherwise as a result of or in
connection with a bankruptcy case commenced by or against Sublandlord, upon
request of Successor Landlord, Tenant shall promptly execute and deliver a
direct lease with Successor Landlord which direct lease shall be on
substantially the same terms and conditions as the Sublease (subject, however,
to the provisions of Section 5 and clauses (i)-(iii) of this Section 3) and
shall be effective as of the day the Lease shall have terminated as
aforeseaid.

     

    4.           Subtenant
shall promptly notify Landlord of any default by Sublandlord under the Sublease
and of any act or omission of Sublandlord which would give Subtenant the right
to cancel or terminate the Lease or to claim a partial or total
eviction.  If any act or omission of Sublandlord would give Subtenant
the right, immediately or after lapse of a period of time, to cancel or
terminate the Sublease, Subtenant shall not exercise such right until (a)
Subtenant shall have given Landlord written notice of Sublandlord’s act or
omission, and (b) thirty (30) days has elapsed after the giving of such notice
to Landlord without cure of such act or omission; provided, however, that if such
act or omission cannot with due diligence be cured within a period of thirty
(30) days, and if Landlord commences to cure such act or omission within such
thirty (30) days and thereafter prosecutes such cure with reasonable diligence,
then the period of time after the giving of such notice by Subtenant within
which such act or omission may be cured shall be extended for so long as
Landlord prosecutes the cure of such act or omission with reasonable diligence.
If Landlord cannot reasonably remedy a default, act or omission of Sublandlord
until after the Landlord obtains possession of the Premises, Subtenant may not
terminate or cancel the Sublease or claim a partial or total eviction by reason
of such default, act or omission until the expiration of a reasonable period
necessary for the remedy after Landlord secures possession of the
Premises.  The notice and cure rights of Landlord set forth in this
paragraph shall not apply to Subtenant’s rights, if any, under the Sublease to
cancel or terminate the Sublease or surrender all or any portion of the
Subleased Premises.  Nothing in this Section 4 shall obligate Landlord
to cure any act, omission or default by Sublandlord under the Sublease. To the
extent Landlord incurs any expenses or other costs in curing or remedying such
default, act or omission, including, without limitation, attorneys’ fees and
disbursements, Landlord shall be subrogated to Subtenant’s rights against
Sublandlord.

     

    Exhibit
D-3 - Page 3

     

    
      
         

      

      
         

        
          

        

      

      
         

      

    

    5.           (a)           As
used herein, the following terms shall have the following meanings:

     

    
      	
               
      

            	
              (i)

            	
              “Sublease
      Rent”, for any period, shall mean all rent, additional rent (but
      excluding all additional rent attributable to overtime or premium services
      furnished to Subtenant upon request) and other consideration to be paid by
      the Subtenant to Sublandlord under the Sublease for such
      period.

            

    

     

    
      	
               
      

            	
              (ii)

            	
              “Underlying
      Lease Rent”, for any period, shall mean all Annual Basic Rent and
      Additional Rent (but excluding all additional rent attributable to
      overtime or premium services furnished to Sublandlord upon request) which
      shall accrue under the Lease (or that would have accrued under the Lease
      but for the termination thereof) with respect to the space demised by the
      Sublease during such period.

            

    

     

    (b)           Anything
in this Agreement contained to the contrary notwithstanding if, in any case that
Landlord shall succeed to the interest of Sublandlord under the Sublease, (i)
the net present value of the Underlying Lease Rent for the period from the Lease
Termination Date until the end of the term of such Sublease (determined without
regard to any extension or renewal terms), exceeds (ii) the net present
value of the Sublease Rent for the period from the Lease Termination Date until
the end of the term of such Sublease (determined without regard to any extension
or renewal terms), then Subtenant, in lieu of paying the Sublease Rent as and
when due under the Sublease for such period, shall pay to Landlord the
Underlying Lease Rent for such period.  Similarly, if the additional
rent payable under the Sublease with respect to overtime or premium services
furnished to Subtenant upon request is less than the corresponding rates under
the Lease, then the Lease rates for such services shall apply.  Upon
the Lease Termination Date, the Sublease shall automatically and without further
act of either of the parties hereto be deemed amended to accomplish the
foregoing provisions of this Section 5, any
contrary provisions in this Agreement notwithstanding.

     

    (c)           For
purposes of determining: (i) the net present value of the Sublease Rent and
Underlying Lease Rent, the applicable discount rate shall equal the Prime Rate
(as defined in the Lease) and all amounts shall be discounted from the dates
that such amounts are to be paid to the Lease Termination Date; and (ii) any
portion of the Sublease Rent and Underlying Lease Rent attributable to operating
expenses or real estate taxes on any date, the parties hereto shall assume that
real estate taxes and operating expenses will continue to escalate, from and
after such date, at the average annual percentage rate that same escalated for
the three (3) years immediately preceding such date.

     

    (d) If
Subtenant exercises any extension or renewal option contained in the Sublease
(as in effect on the Lease Termination Date), then the provisions of Section 5(b) shall
apply separately to such extension or renewal term mutatis mutandis, and thus,
Subtenant shall pay the greater of the Sublease Rent and the Underlying Lease
Rent for such extension or renewal term.  This Agreement may not be
modified except by an agreement in writing signed by Subtenant and Landlord or
their respective successors in interest.  This Agreement shall inure
to the benefit of and be binding upon the parties hereto, their respective
heirs, representatives, successors and assigns.

     

    Exhibit
D-3 - Page 4

     

    
      
         

      

      
         

        
          

        

      

      
         

      

    

    6.           Upon
and after the occurrence of a default under the Lease, which is not cured after
any applicable notice and/or cure periods, Landlord shall be entitled, but not
obligated, to exercise the claims, rights, powers, privileges and remedies of
Sublandlord under the Sublease and shall be further entitled to the benefits of,
and to receive and enforce performance of, all of the covenants to be performed
by Subtenant under the Sublease as though Landlord were named therein as
sublandlord.

     

    7.           Anything
herein or in the Sublease to the contrary notwithstanding, in the event that a
Successor Landlord shall acquire title to the Property or to the portion thereof
containing the Subleased Premises, Successor Landlord shall have no obligation,
nor incur any liability, beyond Successor Landlord’s then interest, if any, in
the Property and Subtenant shall look exclusively to such interest, if any, of
Successor Landlord in the Property for the payment and discharge of any
obligations imposed upon Successor Landlord hereunder or under the Sublease and
Successor Landlord is hereby released or relieved of any other liability
hereunder and under the Sublease.  Subtenant agrees that, with respect
to any money judgment which may be obtained or secured by Subtenant against
Successor Landlord, Subtenant shall look solely to the estate or interest owned
by Successor Landlord in the Property and Subtenant will not collect or attempt
to collect any such judgment out of any other assets of Successor
Landlord.

     

    8.           Notwithstanding
anything to the contrary in the Sublease, Subtenant agrees for the benefit of
Sublandlord and Landlord that, except as permitted by, and fully in accordance
with, applicable law, Subtenant shall not generate, store, handle, discharge or
maintain in, on or about any portion of the Property, any friable asbestos,
polychlorinated biphenyls, or any other hazardous or toxic materials, wastes and
substances which are defined, determined or identified as such (including, but
not limited to, pesticides and petroleum products if they are defined, determine
or identified as such) in any federal, state or local laws, rules or regulations
(whether now existing or hereafter enacted or promulgated) or any judicial or
administrative interpretation of any thereof, including any judicial or
administrative interpretation of any thereof, including any judicial or
administrative orders or judgments.

     

    9.           If
the Sublease provides that Subtenant is entitled to expansion space, Successor
Landlord shall have no obligation nor any liability for failure to provide such
expansion space if a prior landlord (including, without limitation,
Sublandlord), by reason of a lease or leases entered into by such prior landlord
with other tenants of the Property, has precluded the availability of such
expansion space.

     

    10.         Except
as specifically provided in this Agreement, Landlord shall not, by virtue of
this Agreement, the Lease or any other instrument to which Landlord may be a
party, be or become subject to any liability or obligation to Subtenant under
the Sublease or otherwise.

     

    11.         This Agreement may not be modified
except by an agreement in writing signed by Landlord and Subtenant or their
respective successors in interest.  This Agreement shall inure to the
benefit of and be binding upon the parties hereto, their respective heirs,
representatives, successors and assigns.  The term “person” shall mean
an individual, join venture, corporation, partnership, trust, limited liability
company, unincorporated association or other entity.  All
references herein to the Sublease shall mean the Sublease as modified by this
Agreement and to the any amendments or modifications to the Sublease which are
consented to in writing by Landlord.  Any inconsistency between the
Sublease and the provisions of this Agreement shall be resolved, to the extent
of such inconsistency, in favor of this Agreement.

     

    12.         Subtenant
hereby represents to Landlord as follows:

     

    Exhibit
D-3 - Page 5

     

    
      
         

      

      
         

        
          

        

      

      
         

      

    

    
      	
               
      

            	
              (a)

            	
              The
      Sublease is in full force and effect and has not been further
      amended.

            

    

     

    
      	
               
      

            	
              (b)

            	
              There
      has been no assignment of the Sublease or further subletting of any
      portion of the Subleased Premises.

            

    

     

    
      	
               
      

            	
              (c)

            	
              The
      execution of the Sublease was duly authorized and the Sublease is in full
      force and effect and, to the best of Subtenant’s knowledge, there exists
      no default (beyond any applicable grace period) on the part of either
      Subtenant or Sublandlord under the
Sublease.

            

    

     

    
      	
               
      

            	
              (d)

            	
              There has not been filed by or
      against, nor to the best of the knowledge and belief of Subtenant, is
      there threatened against Subtenant, any petition under the bankruptcy laws
      of the United States.

            

    

     

    13.           All
notices, demands, consents, approvals, advices, waivers or other communications
(each, a “Notice”)
which may or are required to be given by either party to the other under this
Agreement shall be in writing and, unless otherwise required by law, shall be
sent (a) by hand, (b) by United States Mail, certified or registered, postage
prepaid, return receipt requested or (c) by a nationally-recognized overnight
carrier, in each case addressed to the party to be notified at the address for
such party specified in the first paragraph of this Agreement, or to such other
place in the continental United States as the party to be notified may from time
to time designate by at least ten (10) days’ notice to the notifying
party.  Each Notice shall be deemed to have been given on the date
such Notice is actually received as evidenced by a written receipt therefor, and
in the event of failure to deliver by reason of changed address of which no
Notice was given or refusal to accept delivery, as of the date of such
failure.

     

    14.           LANDLORD
AND SUBTENANT EACH HEREBY WAIVE ITS RIGHT TO A JURY TRIAL OF ANY ISSUE OR
CONTROVERSY ARISING UNDER THIS AGREEMENT.

     

    15.           In
the event of the termination of the Lease other than by reason of Sublandlord’s
default thereunder (e.g. by reason of a casualty pursuant to Section 6.3 of the
Lease) this Agreement shall, automatically and without further act of the
parties, terminate and be of no further force or effect from and after the
applicable termination date.

     

    16.           This
Agreement shall be governed by the laws of the state in which the Property is
located.  If any term of this Agreement or the application thereof to
any person or circumstances shall to any extent be invalid or unenforceable, the
remainder of this Agreement or the application of such term to any person or
circumstances other than those as to which it is invalid or unenforceable shall
not be affected thereby, and each term of this Agreement shall be valid and
enforceable to the fullest extent permitted by law.  This Agreement
may be executed in any number of counterparts, each of which when executed and
delivered will be deemed to be an original and all of which taken together, will
deemed to be one and the same instrument.

     

    Exhibit
D-3 - Page 6

     

    
      
         

      

      
         

        
          

        

      

      
         

      

    

     

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

    

     

    
      
        	
                LANDLORD:

              	 
      	
                SUBTENANT:

              
	 
      	 
      	 
      
	
                By:

              	 
      	 
      	
                By:

              	 
      
	 
      	
                Name:

              	 
      	 
      	
                Name:

              
	 
      	
                Its:

              	
                  

              	 
      	
                Its:

              

      

    

     

    [Add
Acknowledgments]

    

    Exhibit
D-3 - Page 7

    
      
         

      

      
         

        
          

        

      

      
         

      

    

    Exhibit
D-3

    Schedule
1

     

    Description of the
Property

     

    Exhibit
D-3— Schedule 1 - Page 1

    
      
         

      

      
         

        
          

        

      

      
         

      

    

    EXHIBIT
E-1

     

    Form Of Estoppel
(Tenant)

     

    [SUBJECT
TO LENDER’S FINAL REVIEW AND COMMENT]

     

    [Insert
Name of Purchaser]

    c/o First
States Group, L.P.

    1725 The
Fairway

    Jenkintown,
Pennsylvania 19046

    Attention:
___________________

     

    [Insert
Name of Additional Party to Whom Certification Is Made]

    __________________________

    __________________________

    __________________________

    Attention:
__________________

     

    Re:  Premises at
_____________________

    

    Ladies
and Gentlemen:

    

    The
undersigned (“Tenant”) is the
tenant under that certain lease (the “Original Lease”)
dated as of _______, 2004 between First States Investors [_____], LLC, as
landlord, and Wachovia Bank, National Association, as tenant.  Tenant
hereby certifies to you that, to the best knowledge and belief of the individual
executing this certificate on behalf of Tenant, as of the date
hereof:

    

    
      	
               
      

            	
              1.

            	
              The
      Original Lease has not been modified or amended except as follows (none if
      left blank):
      _________________________________________________________________
      (the Original Lease, as so amended and modified, the “Lease”).  The
      Lease is in full force and effect and constitutes a complete statement of
      the agreements, covenants, terms and conditions of the landlord under the
      Lease (“Landlord”)
      and  Tenant with respect to the letting of the premises leased
      thereunder (the “Leased
      Premises”).

            

    

     

    
      	
               
      

            	
              2.

            	
              Tenant
      has accepted, is conducting business in, and is in full possession of,
      said Leased Premises, including all improvements, additions and
      alterations thereto required to be made by Landlord under the
      Lease.

            

    

     

    
      	
               
      

            	
              3.

            	
              The
      Commencement Date occurred on: __________________ and the Expiration Date
      is currently scheduled to occur on
  ___________________.

            

    

     

    
      	
               
      

            	
              4.

            	
              Tenant’s
      current monthly payments on account of Annual Basic Rent and the Monthly
      Estimated OE Payment and the dates through which each have been paid, are
      described below.

            

    

     

    
      	
               
      

            	
              Annual  Basic
      Rent (monthly amount): __________ ; Date paid through:
      __________

            

    

     

    
      	
               
      

            	
              Monthly
      Estimated OE Payment: __________; Date paid through:
      __________

            

    

     

    Exhibit
E-1- Page 1

    
      
         

      

      
         

        
          

        

      

      
         

      

    

    
      	
               
      

            	
              5.

            	
              Except
      as set forth in the Lease, Tenant is entitled to no allowances, rent
      abatements, or other concessions.

            

    

     

    
      	
               
      

            	
              6.

            	
              Tenant
      has [_____] unexercised options to renew the Lease for up to ____
      successive periods of _____ years each.  Except as expressly set
      forth in the Lease, Tenant does not have any right to lease additional
      space, reduce the size of the Leased Premises, extend the term of the
      Lease, terminate the Lease, purchase the Leased Premises or any other
      rights or options with respect to the Leased
  Premises.

            

    

     

    
      	
               
      

            	
              7.

            	
              Tenant
      has not received any notice of any default by Tenant under the Lease that
      has not been cured other than (none, if left blank):
      _____________________________________.

            

    

     

    
      	
               
      

            	
              8.

            	
              Tenant
      has not delivered any notice of any default by Landlord under the Lease
      that has not been cured other than (none, if left blank):
      __________________________________.

            

    

     

    
      	
               
      

            	
              9.

            	
              Tenant
      does not currently set-off any amount of Rent other than (none, if left
      blank): $___________.

            

    

     

    
      	
            	
              10.

            	
              Tenant
      has not assigned, sublet, transferred or hypothecated its interest under
      the Lease except as follows: _______________________ (none if left
      blank).

            

    

     

    
      	
            	
              11.

            	
              Except
      as set forth in Paragraph 7, Landlord is not presently in default under
      any of the terms, covenants or provisions of the Lease, nor has any event
      occurred which with the passage of time and/or the giving of notice (if
      required by the Lease) would constitute an event of default under the
      Lease.

            

    

     

    
      	
            	
              12.

            	
              Landlord
      has satisfactorily complied with all of the requirements and conditions
      precedent to the commencement of the term of the Lease as specified in the
      Lease.   Landlord is not required to make any tenant
      improvements and there are no unfunded tenant obligations of Landlord
      under the Lease

            

    

     

    
      	
            	
              13.

            	
              Tenant
      has not deposited any monies or instruments to secure any of its
      agreements and obligations under the Lease and has not paid any Rent more
      than thirty (30) days in advance of the due date, other than (none, if
      left blank):
__________________________.

            

    

     

    
      	
            	
              14.

            	
              The
      party executing this certificate on behalf of Tenant is fully authorized
      and empowered to do so, and no consent, vote or approval is required which
      has not been given or taken.

            

    

     

    
      	
            	
              15.

            	
              This
      certificate may not be changed, waived or discharged orally, but only by
      an instrument in writing.

            

    

     

    
      	
            	
              16.

            	
              This
      certificate shall not have the effect of modifying any provision of the
      Lease.

            

    

     

    Capitalized
terms used herein and not otherwise defined shall have the meanings ascribed
thereto in the Lease.  The certifications herein made shall be binding
upon Tenant, and shall inure to your benefit and the benefit of your respective
successors and assigns.  Tenant acknowledges that you may rely on this
certificate in conjunction with your purchase and/or loan and thereafter
ownership and operation of the Leased Premises and/or your extension of one or
more loans secured by the Leased Premises.

     

    Dated:  this
___ day of _______, 20__.

     

    Exhibit
E-1- Page 2

    
      
         

      

      
         

        
          

        

      

      
         

      

    

     

    
      
        
          
            
              	 
      	
                      Wachovia
      Bank, National Association

                    
	 	 	 
	 
      	
                      By:

                    	 
      
	 
      	 
      	
                      Name:

                    
	 
      	 
      	
                      Its:

                    

            

          

        

      

    

    

    Exhibit
E-1- Page 3

     

    
      
         

      

      
         

        
          

        

      

      
         

      

    

    EXHIBIT
E-2

     

    Form Of Estoppel
(Landlord)

     

    _________________________

    __________________________

    __________________________

    Attention:
__________________

     

    Re:  Premises at
_____________________

    

    Ladies
and Gentlemen:

    

    The
undersigned (“Landlord”) is the
landlord under that certain lease (the “Original Lease”)
dated as of _______, 2004 between First States Investors [_____], LLC, as
landlord, and Wachovia Bank, National Association, as
tenant.  Landlord hereby certifies to you that, to the best knowledge
and belief of the individual executing this certificate on behalf of Landlord,
as of the date hereof:

    

    
      	
               
      

            	
              1.

            	
              The
      Original Lease has not been modified or amended except as follows (none if
      left blank):
      _________________________________________________________________
      (the Original Lease, as so amended and modified, the “Lease”).  The
      Lease is in full force and effect and constitutes a complete statement of
      the agreements, covenants, terms and conditions of the Landlord and the
      tenant under the Lease (the “Tenant”) with
      respect to the letting of the premises leased thereunder (the “Leased
      Premises”).

            

    

     

    
      	
               
      

            	
              2.

            	
              The
      Commencement Date occurred on: __________________ and the Expiration Date
      is currently scheduled to occur on
  ___________________.

            

    

     

    
      	
               
      

            	
              3.

            	
              Tenant’s
      current monthly payments on account of Annual Basic Rent and the Monthly
      Estimated OE Payment and the dates through which each have been paid, are
      described below.

            

    

     

    
      	
               
      

            	
              Annual  Basic
      Rent (monthly amount): __________ ; Date paid through:
      __________

            

    

     

    
      	
               
      

            	
              Monthly
      Estimated OE Payment: __________; Date paid through:
      __________

            

    

     

    
      	
               
      

            	
              4.

            	
              Tenant
      has [_____] unexercised options to renew the Lease for up to ____
      successive periods of _____ years
each.

            

    

     

    
      	
               
      

            	
              5.

            	
              Landlord
      has not delivered any notice of any default by Tenant that has not been
      cured other than (none, if left blank):
      _____________________________________.

            

    

     

    
      	
               
      

            	
              6.

            	
              Landlord
      has not received any notice of any default by Landlord under the Lease
      that has not been cured other than (none, if left blank):
      __________________________________.

            

    

     

    
      	
               
      

            	
              7.

            	
              Except
      as set forth in Paragraph 5, Tenant is not presently in default under any
      of the terms, covenants or provisions of the Lease, nor has any event
      occurred which with the passage of time and/or the giving of notice (if
      required by the Lease) would constitute an event of default under the
      Lease.

            

    

     

    Exhibit
E-2- Page 1

    
      
         

      

      
         

        
          

        

      

      
         

      

    

    
      	
               
      

            	
              8.

            	
              Tenant
      has not deposited any monies or instruments to secure any of its
      agreements and obligations under the Lease, other than (none, if left
      blank): __________________________.

            

    

     

    
      	
               
      

            	
              9.

            	
              The
      party executing this certificate on behalf of Landlord is fully authorized
      and empowered to do so, and no consent, vote or approval is required which
      has not been given or taken.

            

    

     

    
      	
            	
              10.

            	
              This
      certificate may not be changed, waived or discharged orally, but only by
      an instrument in writing.

            

    

     

    
      	
            	
              11.

            	
              This
      certificate shall not have the effect of modifying any provision of the
      Lease.

            

    

     

    Capitalized
terms used herein and not otherwise defined shall have the meanings ascribed
thereto in the Lease.  The certifications herein made shall be binding
upon Landlord, and shall inure to your benefit.

     

    Dated:  this
___ day of _______, 20__.

     

    
      
        
          
            
              	 
      	
                      Landlord
      Name:

                    	 
      
	 
      	 
      	 
      
	 
      	
                      By:

                    	
                       

                    
	 
      	 
      	
                      Name:

                    
	 
      	 
      	
                      Its:

                    

            

          

        

      

    

    

    Exhibit
E-2- Page 2

     

    
      
         

      

      
         

        
          

        

      

      
         

      

    

    EXHIBIT
F2

     

    Additional Lease
Provisions

     

    1.           Definitions.     Capitalized
terms used herein and not otherwise defined shall have the meanings ascribed
thereto in the lease to which this Exhibit F is annexed (the “Lease”).

     

    2.           Mortgages.

     

    (a)           Landlord
represents to Tenant that, as of the date of the Lease, there are no Mortgages
affecting the Property other than:
__________________________________________.  Simultaneous herewith, Tenant and each
holder of any Mortgage identified in the preceding sentence has executed and
delivered a Mortgage SNDA with respect to such Mortgage.

     

    3.           Overleases.

     

    (a)           Landlord
represents to Tenant that, as of the date of the Lease there are no Overleases
affecting the Property other than: __________________________________________
([each an] the “Existing
Overlease”).

     

    (b)           Landlord
shall assist Tenant in obtaining an Overlease SNDA from the Overlessor under any
Existing Overlease identified in the preceding paragraph.

     

    (c)           Landlord covenants and agrees that,
throughout the Term: (i) it shall not cause or permit a default to occur by the
tenant under any Existing Overlease, (ii) it shall not amend, modify or
supplement any Existing Overlease in any manner that would shorten the term
thereof (unless the term as shortened shall expire [after
___________3 (the “Outside
Expiration Date”))]4, increase Tenant’s obligations or
otherwise adversely affect Tenant’s rights hereunder; (iii) it shall not
terminate, cancel or surrender any Existing Overlease (including, without
limitation, following any default of Overlessor thereunder or any casualty or
condemnation, or pursuant to any termination right) prior to the Outside
Expiration Date or such earlier date as this Lease shall expire or terminate;
and (iv) it shall exercise any rights under any Existing Overlease to cure or
remedy any default by Landlord as lessee under any ground lease and/or as
mortgagor under any mortgage to which such Existing Overlease is
subordinate.

     

    
      
        

      

    

     

    
      2 Exhibit
F to be prepared in accordance with the Contract.

    

    
      3 Insert
last day of month in which 50th
anniversary of the Closing Date occurs

    

    
      4 Replace
with “Outside Expiration Date” if term has previously been used
herein.

    

    

    Exhibit
F— Schedule 1 - Page 1

    
      
         

      

      
         

        
          

        

      

      
         

      

    

    (d)           If
the term of any Existing Overlease shall expire prior to the Outside Expiration
Date then, either: (i) if such Existing Overlease demises the portion of the
Property that includes the Leased Premises, [this Lease shall expire
simultaneously therewith and such date shall be deemed the “Expiration Date” for
all purposes of this Lease]5 or (ii)
if such Existing Overlease demises portions of the Property that do not include
the Leased Premises (e.g. the Parking Areas or other Common Areas), (x) this
Lease shall expire with respect to only those portions of the Property demised
by such Existing Overlease [on the date that the Existing Overlease expires and
such date shall be deemed the “Expiration Date” with respect to such portions of
the Property for all purposes of this Lease] and (y) Tenant shall have the right
to terminate this Lease in its entirety by notice delivered to Landlord within
thirty (30) days after the date such Existing Overlease expires (in which event
this Lease shall expire on, and the “Expiration Date” set forth in this Lease
shall be, the date set forth for such expiration in Tenant’s notice, which date
shall be no more than thirty (30) days after the date of such notice). Landlord
shall not be liable for the expiration of any Existing Overlease unless same (I)
shall have arisen out of a default under any Existing Overlease by the tenant
thereunder or (II) shall have been effected by Landlord in violation of
paragraph (c) of this Section
3.

     

    (e)           Landlord agrees that, throughout the
Term and to the extent not inconsistent with the Lease, Landlord shall, at
Tenant’s expense, take any actions and/or request any consent or approval of
Overlessor, if and to the extent required under any Existing Overlease, as may
be necessary to give full effect to Tenant’s rights under this
Lease.

     

    4.           (Properties Subject to Easements and
Other Beneficial Agreements Only)  Agreements Benefiting the
Property.  Landlord covenants and agrees that: (i) throughout
the Term, it shall not amend, modify or supplement any easement or other
agreement benefiting the Property (each a “Beneficial
Agreement”) in any manner that would shorten the term thereof (unless the
term as shortened shall expire after [the Outside Expiration Date/
___________6 (the
“Outside Expiration
Date”))], increase Tenant’s obligations or otherwise adversely affect
Tenant’s rights hereunder; and (ii) it shall not terminate or cancel and/or take
any action or fail to take any action that would result in the termination of
any Beneficial Agreement prior to the Outside Expiration Date or such earlier
date as this Lease shall expire or terminate.

     

    5.           (Seminole, FL - Parking Lot - Tract
III Only)  Easement
Agreement.  Tenant agrees that for so long as the Leased
Premises and Tenant’s occupancy thereof are subject to the Easement Agreement,
it shall not use or occupy or permit any subtenant or assignee of Tenant to use
or occupy the Leased Premises in any manner that would constitute a violation or
breach thereof.  As used herein, the “Easement Agreement”
shall mean: that certain Grant of Easement and Reciprocal Easement and Joint Use
Agreement dated August 27, 1981 among Lake Seminole Shopping Center, Inc.,
Seminole Nurseries, Inc., Campbell Land Corp., Community Bank of Pinellas,
Jessie W. Johnson and Marjorie C. Johnson, Richard C. Johnson and Betty K.
Johnson, Eugene B. Mohney and Marilyn J. Mohney, Robert Sebring and Christine J.
Sebring, Scott Whitaker and Linda J. Whitaker, as amended prior to the date of
the Lease.

     

      
        

      

       

    

    
      5 To be
revised, as necessary, to comport with the requirements of the applicable
Existing Overlease.

    

    
      6 Insert
last day of month in which 50th
anniversary of the Closing Date occurs

    

    

    Exhibit
F— Schedule 1 - Page 2

    
      
         

      

      
         

        
          

        

      

      
         

      

    

    6.           (Georgia Properties
Only)  Usufruct.  This
Lease and contract shall create the relationship of landlord and tenant between
Landlord and Tenant and an estate for years shall have passed to Tenant for the
Term, so that this Lease shall not constitute a usufruct.

    

    Exhibit
F— Schedule 1 - Page 3Unassociated Document

    MASTER
LEASE AGREEMENT

     

    BETWEEN

     

    FIRST
STATES INVESTORS 5200, LLC,

    a
Delaware limited liability company (“LANDLORD”)

     

    AND

     

    BANK
OF AMERICA, N.A. (“TENANT”)

    

    Dated:
October 1, 2004

    
      
         

      

      
         

        
          

        

      

      
         

      

    

     

    TABLE
OF CONTENTS

    

    
      
        
          
            
              
                	 
      	 
      	
                        Page

                      
	 
      	 
      	 
      
	
                        ARTICLE
      I

                      	
                        BASIC
      LEASE INFORMATION, LEASED PREMISES, TERM, AND USE

                      	
                        1

                      
	 
      	 
      	 
      
	
                        1.1

                      	
                        Basic
      Lease Information; Definitions

                      	
                        1

                      
	 
      	 
      	 
      
	
                        1.2

                      	
                        Leased
      Premises

                      	
                        17

                      
	 
      	 
      	 
      
	
                        1.3

                      	
                        Term

                      	
                        18

                      
	 
      	 
      	 
      
	
                        1.4

                      	
                        Options
      to Renew; Special Notice of Non-Renewal

                      	
                        18

                      
	 
      	 
      	 
      
	
                        1.5

                      	
                        Use

                      	
                        21

                      
	 
      	 
      	 
      
	
                        1.6

                      	
                        Survival

                      	
                        21

                      
	 
      	 
      	 
      
	
                        ARTICLE
      II

                      	
                        RENTAL
      AND OPERATING EXPENSES

                      	
                        21

                      
	 
      	 
      	 
      
	
                        2.1

                      	
                        Rental
      Payments

                      	
                        21

                      
	 
      	 
      	 
      
	
                        2.2

                      	
                        Operating
      Expenses

                      	
                        24

                      
	 
      	 
      	 
      
	
                        2.3

                      	
                        Real
      Estate Taxes

                      	
                        29

                      
	 
      	 
      	 
      
	
                        2.4

                      	
                        Budget;
      Audit Rights

                      	
                        31

                      
	 
      	 
      	 
      
	
                        ARTICLE
      III

                      	
                        BUILDING
      SERVICES, IDENTITY, SIGNAGE, AND MANAGEMENT

                      	
                        33

                      
	 
      	 
      	 
      
	
                        3.1

                      	
                        Building
      Standard and Above Standard Services

                      	
                        33

                      
	 
      	 
      	 
      
	
                        3.2

                      	
                        Keys
      and Locks

                      	
                        37

                      
	 
      	 
      	 
      
	
                        3.3

                      	
                        Graphics
      and Building Directory

                      	
                        37

                      
	 
      	 
      	 
      
	
                        3.4

                      	
                        Building
      Identity; Signage; Exclusivity

                      	
                        38

                      
	 
      	 
      	 
      
	
                        3.5

                      	
                        Communications
      Equipment

                      	
                        40

                      
	 
      	 
      	 
      
	
                        3.6

                      	
                        Building
      Management

                      	
                        42

                      
	 
      	 
      	 
      
	
                        ARTICLE
      IV

                      	
                        CARE
      OF PREMISES; LAWS, RULES AND REGULATIONS

                      	
                        42

                      
	 
      	 
      	 
      
	
                        4.1

                      	
                        Care
      of Leased Premises

                      	
                        42

                      
	 
      	 
      	 
      
	
                        4.2

                      	
                        Access
      of Landlord to Leased Premises

                      	
                        43

                      
	 
      	 
      	 
      
	
                        4.3

                      	
                        Nuisance

                      	
                        43

                      
	 
      	 
      	 
      
	
                        4.4

                      	
                        Laws
      and Regulations; Rules of Building

                      	
                        44

                      
	 
      	 
      	 
      
	
                        4.5

                      	
                        Legal
      Use and Violations of Insurance Coverage

                      	
                        44

                      
	 
      	 
      	 
      
	
                        4.6

                      	
                        Environmental
      Laws

                      	
                        45

                      
	 
      	 
      	 
      
	
                        4.7

                      	
                        Prohibited
      Uses

                      	
                        46

                      
	 
      	 
      	 
      
	
                        ARTICLE
      V

                      	
                        LEASEHOLD
      IMPROVEMENTS AND REPAIRS

                      	
                        47

                      
	 
      	 
      	 
      
	
                        5.1

                      	
                        Leasehold
      Improvements

                      	
                        47

                      

              

            

          

        

      

    

     

    
      
         

      

      
        i

        
          

        

      

      
         

      

    

     

    TABLE
OF CONTENTS

    (continued)

    

    
      
        
          
            
              	 
      	 
      	
                      Page

                    
	 
      	 
      	 
      
	
                      5.2

                    	
                      Alterations

                    	
                      47

                    
	 
      	 
      	 
      
	
                      5.3

                    	
                      Non-Removable
      Improvements

                    	
                      47

                    
	 
      	 
      	 
      
	
                      5.4

                    	
                      Mechanics
      Liens

                    	
                      48

                    
	 
      	 
      	 
      
	
                      5.5

                    	
                      Repairs
      by Landlord

                    	
                      49

                    
	 
      	 
      	 
      
	
                      5.6

                    	
                      Repairs
      by Tenant

                    	
                      49

                    
	 
      	 
      	 
      
	
                      5.7

                    	
                      Demising
      Work

                    	
                      49

                    
	 
      	 
      	 
      
	
                      5.8

                    	
                      Art

                    	
                      51

                    
	 
      	 
      	 
      
	
                      ARTICLE
      VI

                    	
                      CONDEMNATION,
      CASUALTY AND INSURANCE

                    	
                      52

                    
	 
      	 
      	 
      
	
                      6.1

                    	
                      Condemnation

                    	
                      52

                    
	 
      	 
      	 
      
	
                      6.2

                    	
                      Damages
      from Certain Causes

                    	
                      53

                    
	 
      	 
      	 
      
	
                      6.3

                    	
                      Casualty
      Clause

                    	
                      54

                    
	 
      	 
      	 
      
	
                      6.4

                    	
                      Property
      Insurance

                    	
                      55

                    
	 
      	 
      	 
      
	
                      6.5

                    	
                      Liability
      Insurance

                    	
                      55

                    
	 
      	 
      	 
      
	
                      6.6

                    	
                      Hold
      Harmless

                    	
                      56

                    
	 
      	 
      	 
      
	
                      6.7

                    	
                      WAIVER
      OF RECOVERY

                    	
                      56

                    
	 
      	 
      	 
      
	
                      ARTICLE
      VII

                    	
                      DEFAULTS,
      REMEDIES, BANKRUPTCY, SUBORDINATION

                    	
                      56

                    
	 
      	 
      	 
      
	
                      7.1

                    	
                      Default
      and Remedies

                    	
                      56

                    
	 
      	 
      	 
      
	
                      7.2

                    	
                      Insolvency
      or Bankruptcy

                    	
                      60

                    
	 
      	 
      	 
      
	
                      7.3

                    	
                      Negation
      of Lien for Rent

                    	
                      60

                    
	 
      	 
      	 
      
	
                      7.4

                    	
                      Attorney’s
      Fees

                    	
                      61

                    
	 
      	 
      	 
      
	
                      7.5

                    	
                      No
      Waiver of Rights

                    	
                      61

                    
	 
      	 
      	 
      
	
                      7.6

                    	
                      Holding
      Over

                    	
                      61

                    
	 
      	 
      	 
      
	
                      7.7

                    	
                      Subordination

                    	
                      62

                    
	 
      	 
      	 
      
	
                      7.8

                    	
                      Estoppel
      Certificate

                    	
                      63

                    
	 
      	 
      	 
      
	
                      7.9

                    	
                      Subsequent
      Documents

                    	
                      63

                    
	 
      	 
      	 
      
	
                      7.10

                    	
                      Interest
      Holder Privileges

                    	
                      63

                    
	 
      	 
      	 
      
	
                      ARTICLE
      VIII

                    	
                      SUBLEASING,
      ASSIGNMENT, LIABILITY, AND CONSENTS

                    	
                      63

                    
	 
      	 
      	 
      
	
                      8.1

                    	
                      Sublease
      or Assignment by Tenant

                    	
                      63

                    
	 
      	 
      	 
      
	
                      8.2

                    	
                      Assignment
      by Landlord

                    	
                      66

                    
	 
      	 
      	 
      
	
                      ARTICLE
      IX

                    	
                      PURCHASE
      AND SALE

                    	
                      67

                    

            

          

        

      

    

    
      
         

      

      
        ii

        
          

        

      

      
         

      

    

    TABLE
OF CONTENTS

    (continued)

    

    
      
        
          
            
              	 
      	 
      	
                      Page

                    
	 
      	 
      	 
      
	
                      9.1

                    	
                      Tenant’s
      Right of First Refusal to Purchase

                    	
                      67

                    
	 
      	 
      	 
      
	
                      9.2

                    	
                      Right
      of First Offer on Sale

                    	
                      67

                    
	 
      	 
      	 
      
	
                      9.3

                    	
                      Separate
      Lease

                    	
                      68

                    
	 
      	 
      	 
      
	
                      ARTICLE
      X

                    	
                      EXPANSION
      RIGHTS

                    	
                      68

                    
	 
      	 
      	 
      
	
                      10.1

                    	
                      Quarterly
      Availability Reports

                    	
                      68

                    
	 
      	 
      	 
      
	
                      10.2

                    	
                      Tenant’s
      Expansion Notice

                    	
                      69

                    
	 
      	 
      	 
      
	
                      10.3

                    	
                      Landlord
      Expansion Response

                    	
                      69

                    
	 
      	 
      	 
      
	
                      10.4

                    	
                      Expansion
      Space Leases

                    	
                      70

                    
	 
      	 
      	 
      
	
                      10.5

                    	
                      Excess
      Basic Rent; Recalculation of Termination Rights

                    	
                      72

                    
	 
      	 
      	 
      
	
                      10.6

                    	
                      Subordination
      of Expansion Space Rights

                    	
                      72

                    
	 
      	 
      	 
      
	
                      10.7

                    	
                      Duration

                    	
                      73

                    
	 
      	 
      	 
      
	
                      10.8

                    	
                      Disputes

                    	
                      73

                    
	 
      	 
      	 
      
	
                      ARTICLE
      XI

                    	
                      CONTRACTION
      RIGHTS

                    	
                      73

                    
	 
      	 
      	 
      
	
                      11.1

                    	
                      Contraction
      Rights

                    	
                      73

                    
	 
      	 
      	 
      
	
                      11.2

                    	
                      Contraction
      Rights Exercise Notice

                    	
                      74

                    
	 
      	 
      	 
      
	
                      11.3

                    	
                      Relocation
      Rights

                    	
                      74

                    
	 
      	 
      	 
      
	
                      11.4

                    	
                      Early
      Termination Rights

                    	
                      75

                    
	 
      	 
      	 
      
	
                      11.5

                    	
                      Termination
      Rights

                    	
                      75

                    
	 
      	 
      	 
      
	
                      11.6

                    	
                      Contraction
      Premises Rent

                    	
                      75

                    
	 
      	 
      	 
      
	
                      11.7

                    	
                      Surrender;
      Contraction Premises Demising Work

                    	
                      76

                    
	 
      	 
      	 
      
	
                      11.8

                    	
                      Duration

                    	
                      76

                    
	 
      	 
      	 
      
	
                      11.9

                    	
                      Disputes

                    	
                      76

                    
	 
      	 
      	 
      
	
                      ARTICLE
      XII

                    	
                      DISPUTE
      RESOLUTION

                    	
                      76

                    
	 
      	 
      	 
      
	
                      12.1

                    	
                      Approval
      Procedure; Dispute Resolution

                    	
                      76

                    
	 
      	 
      	 
      
	
                      12.2

                    	
                      Dispute
      Resolution

                    	
                      77

                    
	 
      	 
      	 
      
	
                      12.3

                    	
                      Conduct
      of the Arbitration

                    	
                      78

                    
	 
      	 
      	 
      
	
                      12.4

                    	
                      Alternative
      Means of Arbitration with AAA

                    	
                      79

                    
	 
      	 
      	 
      
	
                      12.5

                    	
                      Mediation;
      Litigation

                    	
                      80

                    
	 
      	 
      	 
      
	
                      ARTICLE
      XIII

                    	
                      TENANT
      REMEDIES

                    	
                      80

                    
	 
      	 
      	 
      
	
                      13.1

                    	
                      Limited
      Offset

                    	
                      80

                    

            

          

        

      

    

    
      
         

      

      
        iii

        
          

        

      

      
         

      

    

     

    TABLE
OF CONTENTS

    (continued)

    

    
      
        
          
            
              	 
      	 
      	
                      Page

                    
	 
      	 
      	 
      
	
                      13.2

                    	
                      Landlord
      Letter of Credit

                    	
                      80

                    
	 
      	 
      	 
      
	
                      ARTICLE
      XIV

                    	
                      MISCELLANEOUS

                    	
                      81

                    
	 
      	 
      	 
      
	
                      14.1

                    	
                      Notices

                    	
                      81

                    
	 
      	 
      	 
      
	
                      14.2

                    	
                      Brokers

                    	
                      81

                    
	 
      	 
      	 
      
	
                      14.3

                    	
                      Binding
      on Successors

                    	
                      81

                    
	 
      	 
      	 
      
	
                      14.4

                    	
                      Rights
      and Remedies Cumulative

                    	
                      81

                    
	 
      	 
      	 
      
	
                      14.5

                    	
                      Governing
      Law

                    	
                      81

                    
	 
      	 
      	 
      
	
                      14.6

                    	
                      Rules
      of Construction

                    	
                      82

                    
	 
      	 
      	 
      
	
                      14.7

                    	
                      Authority
      and Qualification

                    	
                      82

                    
	 
      	 
      	 
      
	
                      14.8

                    	
                      Severability

                    	
                      82

                    
	 
      	 
      	 
      
	
                      14.9

                    	
                      Quiet
      Enjoyment

                    	
                      82

                    
	 
      	 
      	 
      
	
                      14.10

                    	
                      Limitation
      of Personal Liability

                    	
                      82

                    
	 
      	 
      	 
      
	
                      14.11

                    	
                      Memorandum
      of Lease

                    	
                      82

                    
	 
      	 
      	 
      
	
                      14.12

                    	
                      Consents

                    	
                      82

                    
	 
      	 
      	 
      
	
                      14.13

                    	
                      Time
      of the Essence

                    	
                      83

                    
	 
      	 
      	 
      
	
                      14.14

                    	
                      Amendments

                    	
                      83

                    
	 
      	 
      	 
      
	
                      14.15

                    	
                      Entirety

                    	
                      83

                    
	 
      	 
      	 
      
	
                      14.16

                    	
                      References

                    	
                      83

                    
	 
      	 
      	 
      
	
                      14.17

                    	
                      Counterpart
      Execution

                    	
                      83

                    
	 
      	 
      	 
      
	
                      14.18

                    	
                      No
      Partnership

                    	
                      83

                    
	 
      	 
      	 
      
	
                      14.19

                    	
                      Captions

                    	
                      83

                    
	 
      	 
      	 
      
	
                      14.20

                    	
                      Required
      Radon Notice

                    	
                      83

                    
	 
      	 
      	 
      
	
                      14.21

                    	
                      Changes
      to Properties by Landlord

                    	
                      83

                    
	 
      	 
      	 
      
	
                      14.22

                    	
                      Storage
      Space

                    	
                      84

                    
	 
      	 
      	 
      
	
                      14.23

                    	
                      WAIVER
      OF JURY TRIAL

                    	
                      84

                    
	 
      	 
      	 
      
	
                      14.24

                    	
                      Confidential
      Information

                    	
                      84

                    

            

          

        

      

    

    
      
         

      

      
        iv

        
          

        

      

      
         

      

    

    EXHIBITS
AND SCHEDULES

     

    
      
        
          	
                  Exhibit
      A

                	
                  Leased
      Premises, Building NRA, Leased Premises NRA and Tenant Occupancy
      Percentages

                
	
                  Exhibit
      B-1

                	
                  Form
      of Lease Supplement

                
	
                  Exhibit
      B-2

                	
                  Form
      of Amendment to Lease Supplement and Exhibit
      A

                
	
                  Exhibit
      C

                	
                  Form
      of Confidentiality Agreement

                
	
                  Exhibit
      D

                	
                  Form
      of Subordination, Attornment and Non-Disturbance
  Agreement

                
	
                  Exhibit
      E

                	
                  Form
      of Estoppel Certificate

                
	
                  Exhibit
      F

                	
                  Form
      of Subtenant Non-Disturbance Agreement

                
	
                  Exhibit
      G

                	
                  Form
      of Separate Lease

                
	
                  Exhibit
      H

                	
                  Form
      of Contraction Assignment

                
	
                  Exhibit
      I

                	
                  Form
      of Contraction Sublease

                
	
                  Exhibit
      J

                	
                  Form
      of Landlord Letter of Credit

                
	 
      	 
      
	
                  Schedule
      1

                	
                  Annual
      Basic Rent Factor Table

                
	
                  Schedule
      2

                	
                  [Intentionally
      Omitted]

                
	
                  Schedule
      3

                	
                  Description
      of Environmental Information

                
	
                  Schedule
      4

                	
                  Description
      of Tenant’s Art

                
	
                  Schedule
      5

                	
                  Renewal
      Term Annual Basic Rent
Illustration

                

        

      

    

    
      
         

      

      
        v

        
          

        

      

      
         

      

    

    MASTER
LEASE AGREEMENT

     

    THIS
MASTER LEASE AGREEMENT (this “Lease”) is made and
entered into on October 1, 2004, by and between FIRST STATES INVESTORS 5200,
LLC, a Delaware limited liability company (hereinafter called “Landlord”), and BANK
OF AMERICA, N.A., a national banking association (hereinafter called “Tenant”), with the
limited joinder of FIRST STATES GROUP, L.P., a Delaware limited partnership
(“FSG”).  Any
other provision of this Lease to the contrary notwithstanding, this Lease shall
automatically and without further action of Landlord or Tenant commence and
become effective upon and immediately following the Closing.  Terms
with initial capital letters used in this Lease shall have the meanings assigned
for such terms in Section
1.1(b).

     

    BACKGROUND

     

    A.           Tenant
and FSG are parties to the Purchase Agreement, pursuant to which Tenant agreed
to sell and convey to Landlord, and Landlord agreed to purchase from Tenant, the
Properties and certain other properties not covered by this Lease.

    

    B.           FSG
has assigned to Landlord FSG’s entire right, title and interest in and to the
Properties.

    

    C.           Closing
under the Purchase Agreement has occurred immediately prior to Landlord’s and
Tenant’s execution of this Lease.

    

    ARTICLE
I

    BASIC LEASE INFORMATION,
LEASED PREMISES, TERM, AND USE

     

    1.1           Basic Lease Information;
Definitions.

     

    (a)           The
following Basic Lease Information is hereby incorporated into and made a part of
this Lease.  Each reference in this Lease to any information and
definitions contained in the Basic Lease Information shall mean and refer to the
information and definitions hereinbelow set forth.

     

    
      
        
          
            	
                    Commencement
      Date:

                  	 	
                    October
      1, 2004.

                  
	 
      	 	 
      
	
                    Expiration
      Date:

                  	 	
                    September
      30, 2019.

                  
	 
      	 	 
      
	
                    Initial
      Term:

                  	 	
                    Commencing
      on the Commencement Date, and, unless sooner terminated as herein
      provided, ending on the Expiration Date.

                  
	 
      	 	 
      
	
                    Leased
      Premises:

                  	 	
                    All
      those portions of the Properties identified in the Lease Supplements, as
      the same are amended from time to time, as being demised and leased to
      Tenant hereunder, including the identified Net Rentable Areas within the
      Buildings and, where applicable, the Drive-Through Banking
      Facilities.  Each time there is an addition to, subtraction from
      or other change in the configuration of the Leased Premises as herein
      provided, including pursuant to Section 6.1
      (Condemnation), Section 6.3
      (Casualty), Article IX
      (Purchase and Sale), Article X
      (Expansion Rights) and Article XI
      (Contraction Rights), Landlord and Tenant, within thirty (30) days
      following the effective date of the change, shall execute amendments to
      the applicable Lease Supplements (based upon the form attached as Exhibit B-1
      hereto) and to Exhibit A
      hereto to confirm the configuration and Net Rentable Area of the Leased
      Premises, Tenant’s Occupancy Percentage in each Building and the Annual
      Basic Rent for each Leased Premises and, to the extent applicable, any
      adjustment in Parking Areas and be accompanied by a revised Exhibit A
      hereto.

                  

          

        

      

    

     

    
      
         

      

      
         

        
          

        

      

      
         

      

    

    

    
      
        
          
            
              
                
                  	
                          Landlord’s
      Address for

                          Notices:

                        	 	
                          First
      States Investors 5200, LLC

                          c/o
      First States Group, L.P.

                          1725
      The Fairway

                          Jenkintown,
      PA 19046

                          Attention:  Nicholas
      S. Schorsch, President and CEO

                          Fax
      Number:  (215) 887-2585

                        
	 
      	 	 
      
	
                          with a copy to:

                        	 	
                          First
      States Group, L.P.

                          1725
      The Fairway

                          Jenkintown,
      PA 19046

                          Attention:  Edward
      J. Matey Jr., General Counsel

                          Fax:  (215)
      887-9856

                        
	 
      	 	 
      
	
                          Tenant’s
      Address for Notices:

                        	 	
                          Bank
      of America, N.A.

                          525
      North Tryon

                          3rd
      Floor – Corporate Real Estate Department

                          NC1-023-03-03

                          Charlotte,
      NC 28255

                          Attention:  Property
      Services

                          Fax:  (704)
      386-7339

                        
	 
      	 	 
      
	
                          with a copy to:

                        	 	
                          Bank
      of America, N.A.

                          901
      Main Street, 68th Floor

                          Dallas,
      TX  75202-3714

                          Attention:  Michael
      F. Hord, Associate General Counsel

                          Fax:  (214)
      209-0871

                        
	 
      	 	 
      
	
                          and to:

                        	 	
                          Trammell
      Crow Corporate Services, Inc.

                          2850
      North Federal Highway

                          Lighthouse
      Point, Florida  33064

                          Attention:  Chuck
      Dunn, Senior Vice President

                          Fax:  (954)
      786-4405

                        

                

              

            

          

        

      

    

    
      
         

      

      
        2

        
          

        

      

      
         

      

    

    

    
      
        
          
            	
                    and to:

                  	 	
                    Jones
      Lang LaSalle Americas, Inc.

                    355
      South Grand Avenue

                    Suite
      4280

                    Los
      Angeles, CA  90071

                    Attention:  John
      L. Vinnicombe, Executive Vice President

                    Fax:  (213)
      680-4933

                  
	 
      	 	 
      
	
                    Interest
      Holder’s Address for Notices:

                  	 	
                    Deutsche
      Bank AG, Cayman Islands Branch

                    60
      Wall Street, 10th Floor

                    New
      York, New York

                    Attention:
      Chris Tognola/Tom Traynor

                    Fax:   N/A

                  
	 
      	 	 
      
	
                    with a copy to:

                  	 	
                    LaSalle
      Bank National Association

                    135
      South LaSalle Street, Suite 1625

                    Chicago,
      Illinois 60603

                    Attention:
      Tom Quinlan

                    Fax:   N/A

                  
	 
      	 	 
      

          

        

      

    

    (b)           As
used in this Lease, the following terms shall have the respective meanings
indicated below, and such meanings are incorporated in each such provision where
used as if fully set forth therein:

     

    “AAA” shall mean the
American Arbitration Association.

     

    “Above Standard
Services” shall have the meaning assigned to such term in Section
3.1(c).

     

    “Above Standard Services
Rent” shall mean any and all charges required to be paid by Tenant for
Above Standard Services as expressed in Section
3.1(c).

     

    “Additional Equipment”
shall have the meaning assigned to such term in Section
3.5.

     

    “Additional Rent”
shall mean Tenant’s Operating Expense Share, Tenant’s Tax Share, Above Standard
Services Rent and all other sums (other than Annual Basic Rent and Excess Basic
Rent, if any) that Tenant is obligated to pay or reimburse to Landlord as
required by the terms of this Lease.

     

    “Affiliate” or “Affiliates” shall
mean any person or entity controlling, controlled by, or under common control
with another such person or entity.  “Control” as used
herein shall mean the possession, direct or indirect, or the power to direct or
cause the direction, of the management and policies of such controlled person or
entity.  The ownership, directly or indirectly, of more than fifty
percent (50%) of the voting securities of, or possession of the right to vote
in, the ordinary direction of its affairs, more than fifty percent (50%) of the
voting interest in, any person or entity shall be presumed to constitute such
control.  In the case of Landlord (if Landlord is a partnership), the
term Affiliate shall also include any person or entity controlling or controlled
by or under common control with any general partner of Landlord or any general
partner of Landlord’s general partner.

    
      
         

      

      
        3

        
          

        

      

      
         

      

    

     

    “Affiliate Owned
Property” shall have the meaning assigned to such term in Section
10.1.

     

    “Aggregate FMRV Rent”
shall have the meaning assigned to such term in Section
1.4(c).

     

    “Aggregate Occupancy
Percentage” shall mean a fraction, expressed as a percentage, the
numerator of which is the aggregate Net Rentable Area of the Leased Premises in
all of the Properties at the time the determination is made and the denominator
of which is the Net Rentable Area of all of the Closing Properties acquired by
Landlord (or its Affiliates) from Tenant (or its Affiliates) under the Purchase
Agreement, whether or not such Closing Properties are occupied, in whole or in
part, by Tenant.

     

    “Agreed Upon
Percentage” shall have the meaning assigned to such term in the Purchase
Agreement.

     

    “Agreed Upon Purchase
Price” shall mean, for a Property, the amount calculated as the product
of (i) the Purchase Price for all of the Closing Properties under the Purchase
Agreement multiplied by (ii) the Agreed Upon Percentage for the Property for
which the Agreed Upon Purchase Price is being calculated.

     

    “Alteration Threshold
Amount” shall mean, as to each Property, Five Hundred Thousand Dollars
($500,000.00) in aggregate alteration costs ongoing at any time, provided that
(a) so long as Tenant’s Occupancy Percentage at a Major Property is at least
fifty percent (50%), the Alteration Threshold Amount for such Major Property
shall equal One Million Dollars ($1,000,000.00) in aggregate alterations costs
and (ii) the aggregate Alterations Threshold Amount for alteration costs ongoing
at all Properties at any time shall not exceed Ten Million Dollars
($10,000,000.00).

     

    “Annual Basic Rent”
shall mean the annual basic rent payable by Tenant for the Leased Premises that
are subject, from time to time, to this Lease.  During the Initial
Term of this Lease, the Annual Basic Rent for each Property shall equal the Net
Rentable Area of the Leased Premises for such Property multiplied by the
applicable Annual Basic Rent Factor, except that the Annual Basic Rent for any
Short Term Expansion Space shall equal the Fair Market Rental Value of such
Short Term Expansion Space as provided in Article
X.  During the Renewal Terms of this Lease, the Annual Basic
Rent for each Property shall equal the Fair Market Rental Value of the Leased
Premises within such Property, subject, if applicable, to the limitations set
forth in Section
1.4(c).  The Annual Basic Rent due under this Lease shall equal
the sum of all Annual Basic Rents due with respect to each
Property.  Annual Basic Rent shall be re-calculated each time there is
a change in the Annual Basic Rent Factor or in Tenant’s Occupancy Percentage for
a Property or a required conversion to, or adjustment in, the Fair Market Rental
Value of a Property.

     

    “Annual Basic Rent
Factor” shall mean the annual rate per square foot of Net Rentable Area
used to calculate the Annual Basic Rent.  A table of Annual Basic Rent
Factors, together with scheduled increases and decreases thereto, are set forth
on Schedule 1
hereto.

    
      
         

      

      
        4

        
          

        

      

      
         

      

    

    “Applicable Rate”
shall mean an annual rate of interest equal to the lesser of (i) the Prime Rate
plus two percent (2%) and (ii) the maximum contract interest rate per annum
allowed by North Carolina law.

     

    “Appraiser” shall mean
an independent professional real estate appraiser, MAI or equivalent, with at
least ten (10) years’ experience appraising commercial real estate comparable to
the subject Property or Leased Premises, who shall be associated with a
nationally-recognized real estate services firm offering appraisal services,
with local offices in the region where the subject Property is located, and
which firm is not under contract with or otherwise so associated with either
Landlord or Tenant as to reasonably impair its or their ability to render
impartial judgments (it being agreed that an Appraiser that performs residential
or commercial property appraisals for Tenant in Tenant’s capacity as a mortgage
lender shall not be disqualified from serving as an Appraiser solely as a result
of such other relationship with Tenant).

     

    “Approval Matters”
shall have the meaning assigned to such term in Section
12.2(b).

     

    “Arbitration Notice”
shall have the meaning assigned to such term in Section
12.2(a).

     

    “Art” shall have the
meaning assigned to such term in Section
5.8.

     

    “ATM” shall mean
automated teller machine.

     

    “Average Operating
Expenses” shall mean the amount determined by dividing the aggregate
Operating Expenses for all of the Properties by the aggregate Net Rentable Area
of all of the Buildings.  The Average Operating Expenses between the
Commencement Date and December 31, 2004, shall equal $8.56 per square foot of
Net Rentable Area, inclusive of management fees.  Beginning on January
1, 2005, the Average Operating Expenses shall be increased by three percent
(3%), subject to adjustment in the final Budget for such calendar
year.

     

    “Average Real Estate
Taxes” shall mean the amount determined by dividing the aggregate Real
Estate Taxes for all of the Properties by the aggregate Net Rentable Area of all
of the Buildings.  The Average Real Estate Taxes between the
Commencement Date and December 31, 2004, shall equal $2.12 per square foot of
Net Rentable Area.  Beginning on January 1, 2005, the Average Real
Estate Taxes shall be increased by three percent (3%), subject to adjustment in
the final Budget for such calendar year.

     

    “Award” shall have the
meaning assigned to such term in Section
13.2(c).

     

    “Banking Center
Properties” shall mean those Properties identified as such on Exhibit A hereto as
“Banking Centers,” whether or not such Properties also include a “Motor
Bank.”

     

    “Banking” shall have
the meaning assigned to such term in Section
1.5.

     

    “Binding ADR Dispute”
shall have the meaning assigned to such term in Section
12.2(b).

     

    “BOMA” shall mean the
Building Owners and Managers Association.

     

    “Budget” shall have
the meaning assigned to such term in Section
2.4(a).

    
      
         

      

      
        5

        
          

        

      

      
         

      

    

    “Building” shall mean
any and each of the buildings identified on Exhibit A in which
the Leased Premises are located.

     

    “Building Common
Areas” shall have the meaning assigned to such term in the Measurement
Standard.

     

    “Building Operating
Hours” shall mean, for each Building, from 7:00 a.m. to 7:00 p.m. on
Mondays through Fridays and from 8:00 a.m. to 2:00 p.m. on Saturdays, excepting
Holidays; provided that Building Operating Hours for Banking Center Properties
where Tenant’s Occupancy Percentage equals one hundred percent (100%) shall mean
the standard hours of operations for such Property as established, from time to
time, by Tenant.

     

    “Building Rules” shall
have the meaning assigned to such term in Section
4.4.

     

    “Building Standard
Services” shall have the meaning assigned to such term in Section
3.1(a).

     

    “Building Standards”
shall mean, for each Building, materials of the type, quality and quantity
generally used throughout such Building and in Comparable
Buildings.

     

    “Bureau of Labor
Statistics” shall mean the U.S. Department of Labor, Bureau of Labor
Statistics.

     

    “Buildings” shall mean
all of the buildings identified on Exhibit A in which
the Leased Premises are located.

     

    “Casualty” shall have
the meaning assigned to such term in Section
6.3(a).

     

    “Closing” shall mean
the closing and transfer of title to the Properties to Landlord pursuant to the
Purchase Agreement.

     

    “Closing Date” shall
mean the date of Closing under the Purchase Agreement.

     

    “Closing Properties”
shall mean all properties that Landlord (or its Affiliates) acquires from Tenant
(or its Affiliates) under the Purchase Agreement.

     

    “Commencement Date”
shall have the meaning assigned to such term in Section
1.1(a).

     

    “Common Areas” shall
mean all portions of the Project that are not intended to be rented to a tenant,
including interior corridors, elevators, mechanical rooms, stairs, lobbies,
lavatories, washrooms, exterior roadways, Parking Areas, sidewalks, plazas,
traffic lights, storm drainage facilities, rooftops, landscaped areas, exterior
walks and ramps, sanitary sewer, domestic and fire water systems, fire
protection installations, electric power and telephone cables and lines and
other utility connections, facilities and other improvements (above and below
ground) that are owned by Landlord and are now or hereafter constructed on the
Project for use in common by Landlord, Tenant and other tenants located in the
Building or for the common benefit of the foregoing, including all such areas,
facilities and systems denominated as “Building Common Areas” and “Floor Common
Areas” in the Measurement Standard.

     

    
      
         

      

      
        6

        
          

        

      

      
         

      

    

    “Communications
Equipment” shall have the meaning assigned to such term in Section
3.5(a).

     

    “Comparable Buildings”
shall mean, for each Building, a quality, age, location and construction that is
comparable to that of other buildings within the metropolitan area within which
such Building is located.

     

    “Continuing Term Separate
Lease” shall have the meaning assigned to such term in Section
9.3.

     

    “Contraction
Assignment” shall mean a lease assignment and assumption agreement
substantially in the form attached as Exhibit H hereto
entered into by Tenant, as assignor, and FSG or, at FSG’s election, an Affiliate
of FSG, as assignee, for all of Tenant’s right, title and interest in and to a
Continuing Term Separate Lease at a Property for which Tenant has properly
exercised Contraction Rights for the entire Leased Premises within such Property
pursuant to Article
XI.  If FSG elects to cause an Affiliate of FSG to enter into a
Contraction Assignment, FSG shall join in the execution of the Contraction
Assignment for the purpose of unconditionally guarantying to Tenant the payment
and performance by such Affiliate of all of such Affiliate’s obligations to
Tenant under the Contraction Assignment.  Tenant shall be released
from all obligations under the Separate Lease to which the Contraction
Assignment relates arising on and after the date of execution of the Contraction
Assignment.

     

    “Contraction Premises”
shall have the meaning assigned to such term in Section
11.2.

     

    “Contraction Premises
Surrender Date” shall have the meaning assigned to such term in Section
11.6.

     

    “Contraction Rights”
shall have the meaning assigned to such term in Section
11.1.

     

    “Contraction Rights Exercise
Notice” shall have the meaning assigned to such term in Section
11.2.

     

    “Contraction Sublease”
shall mean a separate, stand alone sublease substantially in the form attached
as Exhibit I
hereto entered into by Tenant, as sublandlord, and FSG or, at FSG’s election, an
Affiliate of FSG, as subtenant, for such portion of the Leased Premises at a
Property that is leased by Tenant under a Continuing Term Separate Lease as
Tenant has properly exercised Contraction Rights pursuant to Article
XI.  If FSG elects to cause an Affiliate of FSG to enter into a
Contraction Sublease, FSG shall join in the execution of the Contraction
Sublease for the purpose of unconditionally guarantying to Tenant the payment
and performance by such Affiliate of all of such Affiliate’s obligations to
Tenant under the Contraction Sublease.

     

    “Cost Approved
Sublease” shall have the meaning assigned to such term in Section
8.1(h).

     

    “Coterminous Expansion
Space” shall have the meaning assigned to such term in Section
10.4(b).

     

    “Damaged Property”
shall have the meaning assigned to such term in Section
6.3(a).

    
      
         

      

      
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    “Demising Work” shall
mean the construction by Tenant, if and to the extent required as a result of
Tenant’s vacation and surrender of Surrendered Premises to Landlord, of (i) all
walls and other work required to demise, separate and secure the Leased Premises
from any portion of the Building that is not included within the Leased
Premises, (ii) all work, if and to the extent required as a result of such
demise, for (a) the creation of multi-tenant access to Building Common Areas,
facilities and systems necessary for the general office use of the Surrendered
Premises, including multi-tenant access to the mechanical, electrical, plumbing
and other utility facilities and systems serving the Surrendered Premises or (b)
at Tenant’s sole option, in lieu of creating multi-tenant access to existing
Building Common Areas, facilities or systems, Tenant may construct replacements
for Building Common Areas, facilities or systems necessary for the general
office use of the Surrendered Premises and (iii) to provide proper and lawful
means of ingress and egress to the Surrendered
Premises.  Notwithstanding the foregoing, Tenant will not be obligated
to (i) make any alterations or improvements to demise the Leased Premises on
floors of any Buildings that are and shall continue to be leased by Tenant as
full floors, (ii) make any alterations or improvements to floors that do not
contain any Leased Premises or (iii) bring the Properties into compliance with
building codes or other Legal Requirements, except to the extent required by any
Governmental Authority as being necessary to perform the Demising
Work.  All Demising Work shall be performed in conformity with the
requirements of Section
5.7.

     

    “Drive-Through Banking
Facility” shall mean, for each Property, the portion of the Leased
Premises, if any, identified as a Drive-Through Banking Facility in Lease
Supplement for such Property.

     

    “Early Termination
Fee” shall mean the amount required to be paid by Tenant to Landlord upon
Tenant’s exercise of Early Termination Rights under Section 11.4
calculated as the product of (w) the Agreed Upon Purchase Price for the Property
at which the Early Termination Rights are being exercised multiplied by (x)
16.6667 basis points (0.00166667) multiplied by (y) the number of whole or
partial months that elapse between the Commencement Date and the Contraction
Premises Surrender Date for the Contraction Premises for which the Early
Termination Fee is being calculated multiplied by (z) a fraction, the numerator
of which is the Net Rentable Area of the Contraction Premises created by
Tenant’s exercise of the Early Termination Rights for which the Early
Termination Fee is being calculated and the denominator of which is the Net
Rentable Area of the Building at which the Early Termination Rights are being
exercised.  For purposes of determining the Early Termination Fee
required to be paid by Tenant with the Contraction Rights Exercise Notice for
any Contraction Premises, Tenant shall assume that the Contraction Premises
Surrender Date for such Contraction Premises shall be the date on which Tenant
identifies in the Contraction Rights Exercise Notice that Tenant desires to
vacate and surrender possession of such Contraction Premises to
Landlord.  After the actual Contraction Premises Surrender Date for
the Contraction Premises becomes known, the Early Termination Fee shall be
recalculated as provided in Section
11.4.  No Early Termination Fee shall ever become due or
payable by Tenant as a result of, or with respect to the Contraction Premises
created by, Tenant’s exercise of Relocation Rights under Section 11.3 or
Termination Rights under Section
11.5.

     

    “Early Termination
Right” shall have the meaning assigned to such term in Section
11.4.

    
      
         

      

      
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    “Enforcement” shall
have the meaning assigned to such term in Section
7.7.

     

    “Environmental
Information” shall have the meaning assigned to such term in Section
4.6(a).

     

    “Environmental
Matters” shall have the meaning assigned to such term in Section
4.6(b).

     

    “Excess Basic Rent”
shall have the meaning assigned to such term in Section
10.5.

     

    “Exchange Space” shall
mean the number of square feet, if any, by which the Net Rentable Area of the
Minimum Leased Premises exceeds the Net Rentable Area of the Lease
Premises.  On the Commencement Date, the Exchange Space shall equal
Thirty-Four Thousand Eight Hundred Ninety-One (34,891) square
feet.  The Exchange Space shall be recalculated, as of the
Commencement Date, following the re-measurement of the Buildings in conformity
with the Measurement Standard.  The Exchange Space shall be reduced,
from time to time, by the Net Rentable Area of all Expansion Space added to
Leased Premises pursuant to Article X (effective,
in each such case, as of the date the Expansion Space becomes Leased Premises)
and increased, from time to time, by the Net Rentable Area of any Contraction
Premises removed from the Leased Premises by Tenant’s exercise of Relocation
Rights, but not Early Termination Rights or Termination Rights (effective, in
each such case, as of the date the Contraction Premises is no longer Leased
Premises).

     

    “Exchange Space Rent”
shall mean the annual Rent payable by Tenant with respect to the Exchange Space
calculated as Net Rentable Area of the Exchange Space multiplied by the sum of
(i) Annual Basic Rent Factor plus (ii) the Average Operating Expenses plus (iii)
the Average Real Estate Taxes.  If the Exchange Space is less than or
equal to zero, no Exchange Space Rent shall be due or payable.

     

    “Expansion Rights”
shall have the meaning assigned to such term in Section
10.4.

     

    “Expansion Space”
shall have the meaning assigned to such term in Section
10.4.

     

    “Expansion Space
Acceptance” shall have the meaning assigned to such term in Section
10.4.

     

    “Expiration Date”
shall have the meaning assigned to such term in Section
1.1(a).

     

    “Event of Default”
shall have the meaning assigned to such term in Section
7.1(a).

     

    “Fair Market Purchase
Value” shall mean the fair market purchase value, as of the date the
determination is made, that would be obtained in an arm’s-length purchase and
sale agreement between an informed and willing seller and an informed and
willing purchaser, neither of whom is under any compulsion to enter into such
transaction.

    
      
         

      

      
        9

        
          

        

      

      
         

      

    

    “Fair Market Rental
Value” shall mean the fair market rental value, as of the date the
determination is made, that would be obtained in an arm’s-length net lease
(i.e., net of all operating expenses, real estate taxes, utilities and other
pass-throughs) between an informed and willing tenant (other than a tenant in
possession) and an informed and willing landlord, neither of whom is under any
compulsion to enter into such transaction, for space in Comparable Buildings
that is comparable in size, location and quality to the Leased Premises, for a
comparable term.  Such Fair Market Rental Value shall be calculated
assuming that (i) the Leased Premises are in the condition and state of repair
required under the Lease, (ii) Tenant is in compliance with the requirements of
the Lease and (iii) Tenant will accept the Leased Premises in “AS-IS”
condition.  In determining the Fair Market Rental Value for Property,
the Appraiser shall give due consideration, to and make any necessary
adjustments to the rentals paid at Comparable Buildings in light of, the
following factors: (i) Tenant will not receive, and Landlord will not pay, any
tenant improvement, relocation, moving or other allowance, rent abatement or
other reduced or free rent period or any other allowance or concession in
connection with Tenant’s leasing of the Leased Premises, (ii) except as
expressly provided herein with respect to Expansion Space, Tenant’s obligation
to pay Rent commences on the date possession of the Leased Premises are
delivered to Tenant, (iii) Landlord will not pay any brokers’ fee or commission
in connection with Tenant’s leasing of the Leased Premises, (iv) the Landlord’s
inclusion, and Tenant’s payment, of amortized capital expenditures in Operating
Expenses to the extent provided in this Lease and (v) the creditworthiness of
Tenant and the tenants at Comparable Buildings.  For Short Term
Expansion Space only, the Fair Market Rental Value shall be determined without
regard to the value added by any alterations or improvements made to such space
by Tenant after it was added to the Lease Premises as provided in Article
X.

     

    “Final Drawings” shall
have the meaning assigned to such term in Section
5.7(b).

     

    “Final Space Plan”
shall have the meaning assigned to such term in Section
5.7(a).

     

    “Five Year Term Separate
Lease” shall have the meaning assigned to such term in Section
9.3.

     

    “Floor Common Area”
shall have the meaning assigned to such term in the Measurement
Standard.

     

    “FMRV Increment” shall
have the meaning assigned to such term in Section
10.5.

     

    “FMRV Space” shall
mean space added to the Leased Premises as Expansion Space, but shall not
include any Coterminous Expansion Space added to the Leased Premises during the
Initial Term.

     

    “Force Majeure Events”
shall mean events beyond Landlord’s or Tenant’s (as the case may be) control,
which shall include all labor disputes, governmental regulations or controls,
war, fire or other casualty, inability to obtain any material or services, acts
of God, or any other cause not within the reasonable control of Landlord or
Tenant (as the case may be).  The times for performance set forth in
this Lease (other than for monetary obligations of a party) shall be extended to
the extent performance is delayed by Force Majeure Events.

     

    “FSG” shall have the
meaning assigned to such term in the parties paragraph.

     

    “GAAP” shall mean
generally accepted accounting principles, consistently applied.

    
      
         

      

      
        10

        
          

        

      

      
         

      

    

     

    “Governmental
Authority” shall mean the United States, the state, county, city and
political subdivision in which a Property is located or that exercises
jurisdiction over the Property, Landlord or Tenant, and any agency, department,
commission, board, bureau or instrumentality of any of the foregoing that
exercises jurisdiction over the Property, Landlord or Tenant.

     

    “Gross Revenue” shall
mean, for each Property, all gross income generated in connection with such
Property, including basic rents, additional rents and other charges collected
from Tenant and other tenants or occupants of the Property and income from
services, coin operated vending machines and telephones, parking facilities, but
excluding (i) security deposits, unless and not until such deposits are applied
as rental income, (ii) interest on bank accounts for the operation of the
Property, (iii) proceeds from the sale or refinancing of the Property, (iv)
insurance proceeds or dividends received from any insurance policies pertaining
to physical loss or damage to the Property, (v) condemnation awards or payments
received in lieu of condemnation of the Property and (vi) any trade discounts
and rebates received in connection with the purchase of personal property or
services in connection with the operation of the Property.

     

    “Hazardous Materials”
shall mean any flammable materials, explosive materials, radioactive materials,
asbestos-containing materials, the group of organic compounds known as
polychlorinated biphenyls and any other hazardous, toxic or dangerous waste,
substance or materials defined as such in (or for purposes of) the federal
Comprehensive Environmental Response Compensation and Liability Act of 1980, as
amended, 42 U.S.C. §§
9601 to 9675,  the federal Hazardous Materials Transportation
Act, 42 U.S.C. §§ 5101
to 5127, the federal Solid Waste Disposal Act as amended by the Resources
Conservation and Recovery Act of 1976, 42 U.S.C. §§ 6901 to
6992k, the federal Toxic Substance Control Act, 15 U.S.C. §§ 2601 to
2692 or any other Legal Requirement from time to time in effect
regulating, relating to or imposing liability or standards of conduct concerning
any hazardous, toxic or dangerous waste, substance or material.

     

    “Holidays” shall mean
New Year’s Day, Martin Luther King Day, Presidents’ Day, Memorial Day,
Independence Day, Labor Day, Columbus Day, Thanksgiving Day, Christmas Day and
any and all other dates observed as bank holidays by national
banks.  If, in the case of any holiday described above, a different
day shall be observed than the respective day described above, then that day
that constitutes the day observed by national banks in the state in which the
Property is located on account of such holiday shall constitute the Holiday
under this Lease.

     

    “HVAC” shall mean
heating, ventilating and air conditioning.

     

    “Initial Term” shall
have the meaning assigned to such term in Section
1.1(a).

     

    “Interest Holder”
shall have the meaning assigned to such term in Section
7.7.

     

    “JAMS” shall mean
Judicial Arbitration & Mediation Services, Inc.

     

    “JLL” shall mean Jones
Lang LaSalle Americas, Inc.

    
      
         

      

      
        11

        
          

        

      

      
         

      

    

    “Land” shall mean all
of the parcels of land identified on Exhibit A on which
the Buildings, Common Areas, Drive-Through Banking Facilities, Parking Areas and
other elements of the Properties are located.

     

    “Landlord” shall have
the meaning assigned to such term in the parties paragraph.

     

    “Landlord Default”
shall have the meaning assigned to such term in Section
7.1(f).

     

    “Landlord Designated
Submanager” shall have the meaning assigned to such term in Section
3.6.

     

    “Landlord Expansion
Response” shall have the meaning assigned to such term in Section
10.2.

     

    “Landlord Letter of
Credit” shall have the meaning assigned to such term in Section
13.2.

     

    “Lease” shall have the
meaning assigned to such term in the parties paragraph.

     

    “Leased Premises”
shall have the meaning assigned to such term in Section
1.1(a).

     

    “Lease Supplement”
shall mean, for each Property, a supplement to this Lease based upon the form
attached as Exhibit
B hereto that describes and depicts, in detail, the Leased Premises for
such Property and any Landlord or Tenant right or obligations that are specific
to that Property, including any emergency generators, uninterrupted power
systems, supplemental HVAC systems and other specialty items of whose capacities
are dedicated for Tenant’s sole use and that Tenant desires Landlord to
maintain, repair and replace, at Tenant’s election, as an Above Standard
Service.

     

    “Lease Year” shall
mean a period of one (1) year; provided that the first Lease Year shall commence
on the Commencement Date and shall end on September 30, 2005; the second Lease
Year commences upon the expiration of first Lease Year and ends one (1) year
later, and all subsequent Lease Years commence upon the expiration of the prior
Lease Year, except that the last Lease Year during the Term ends on the last day
of the Term.  The Lease Year for all Properties covered by this Lease
shall be the same.

     

    “Legal Requirements”
shall mean any law, statute, ordinance, order, rule, regulation or requirement
of a Governmental Authority.

     

    “MAI” shall mean
Member of the Appraisal Institute.

     

    “Major Dispute” shall
have the meaning assigned to such term in Section
12.2(c).

     

    “Major Property” shall
mean any Property in which the Building shall contain 50,000 or more square feet
of Net Rentable Area.

     

    “Maximum Renewal Term Basic
Rent” shall have the meaning assigned to such term in Section
1.4(c).

    
      
         

      

      
        12

        
          

        

      

      
         

      

    

    “Measurement Standard”
shall mean the Standard Method for Measuring Floor Area in Office Buildings,
ANSI/BOMA Z65.1-1996, as promulgated by BOMA.

     

    “Minimum Leased
Premises” shall mean the number of square feet determined by multiplying
the Net Rentable Area of all of the Closing Properties acquired by Landlord (or
its Affiliates) from Tenant (or its Affiliates) under the Purchase Agreement,
whether or not such Closing Properties are occupied, in whole or in part, by
Tenant, by 0.618.  The Minimum Leased Premises shall be calculated by
Landlord and Tenant on the Commencement Date and recalculated, as of the
Commencement Date, following the re-measurement of the Buildings in conformity
with the Measurement Standard.

     

    “Net Rentable Area”
shall mean, as applicable, the net rentable areas of the Leased Premises and the
Buildings, determined in conformity with the Measurement
Standard.  The approximate Net Rentable Areas of the Leased Premises
and the Buildings are as specified in Exhibit A; provided
that the final and stipulated Net Rentable Areas of the Leased Premises and each
of the Buildings shall be re-measured by Landlord on or before December 31,
2004, in conformity with the Measurement Standard.  Once such
re-measurement is completed, Landlord and Tenant shall (i) amend the Lease
Supplements and Exhibit A to confirm,
effective as of the Commencement Date, the correct Net Rentable Areas, Occupancy
Percentages and Annual Basic Rents, (ii) recalculate and confirm in writing the
Net Rentable Area subject to Termination Rights under Section 11.5 below,
(iii) recalculate the Minimum Leased Premises and (iv) recalculate the Annual
Basic Rent Factor.

     

    “Non-FMRV Renewal
Space” shall mean, as to each Property during each Renewal Term, the
portion of the Renewal Premises at such Property, if any, that is not FMRV
Space.

     

    “Non-Removable
Improvements” shall have the meaning assigned to such term in Section
5.3.

     

    “Notice Parties” shall
mean the parties identified in Section 1.1(a), and
any successor or additional party as a Notice Party may from time to time
designate, as parties entitled to receive written notices under this
Lease.

     

    “Occupancy Percentage”
shall mean, as to each Building, a fraction, expressed as a percentage, the
numerator of which is the Net Rentable Area of the Leased Premises in the
Building at the time the determination is made, and the denominator of which is
Net Rentable Area of the Building, all as set forth on Exhibit A hereto, as
amended from time to time.  The Occupancy Percentage for a Property
shall be re re-calculated each time there is a change in the Net Rentable Area
of the Leased Premises or the Building at such Property.

     

    “Operating Expenses”
shall have the meaning assigned to such term in Section
2.2(b).

     

    “Operating Expense
Statement” shall have the meaning assigned to such term in Section
2.2(f).

     

    “Outside Completion
Date” shall have the meaning assigned to such term in Section
6.3(d).

    
      
         

      

      
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    “Owner” shall have the
meaning assigned to such term in Section
7.7.

     

    “Parking Areas” shall
mean, as to each Property, the exclusive and non-exclusive parking areas and
facilities for the Property as indicated on the Lease Supplement for the
Property, together with any connecting walkways, covered walkways, tunnels, or
other means of access to the Building, and any additional minor improvements now
or hereafter located on the Land related to the foregoing
facilities.

     

    “PAVS Contraction
Premises” shall have the meaning assigned to such term in Section
5.7(h).

     

    “PAVS Expansion
Premises” shall have the meaning assigned to such term in Section
5.7(h).

     

    “Pre-Committed Space”
shall have the meaning assigned to such term in Section
10.2(a).

     

    “Preliminary Drawings”
shall have the meaning assigned to such term in Section
5.7(b).

     

    “Preliminary Space
Plan” shall have the meaning assigned to such term in Section
5.7(a).

     

    “Prime Rate” shall
mean the “prime rate” announced by Bank of America, N.A., or its successor, from
time to time (or if the Prime Rate is discontinued, the rate announced as that
being charged to said bank’s most credit-worthy commercial
borrowers).

     

    “Prior Lease” shall
mean that certain Master Lease Agreement dated June 30, 2003, by and between
First States Investors 5000A LLC, as landlord, and Tenant, as tenant, as
amended,

     

    “Prohibited Uses”
shall have the meaning assigned to such term in Section
4.7.

     

    “Property” shall mean
the Land, the Buildings, the Common Areas, including the Parking Areas, any
Drive-Through Banking Facilities, and any and all additional improvements now or
hereafter located on the Land that serve the Buildings, the Common Areas,
including the Parking Areas, any Drive-Through Banking Facilities or the tenants
of the Building generally.

     

    “Purchase Agreement”
shall mean that certain Agreement of Sale and Purchase dated September 27, 2004,
by and between Tenant, as seller, and FSG, as purchaser, as
amended.  Immediately prior to the Closing, FSG shall assign to
Landlord, and Landlord shall assume, all of FSG’s rights, titles and interests
under the Purchase Agreement, it being understood that FSG shall not be released
from its obligations under the Purchase Agreement as a result of such
assignment.

     

    “Purchase Agreement Vacate
Space” shall mean the “Vacate Space” as such term is defined in the
Purchase Agreement.

     

    “Purchase Price” shall
have the meaning assigned to such term in the Purchase Agreement.

     

    “Qualified Damage”
shall have the meaning assigned to such term in Section
6.3(b).

    
      
         

      

      
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    “Quarterly Availability
Report” shall have the meaning assigned to such term in Section
10.1.

     

    “Real Estate Taxes”
shall have the meaning assigned to such term in Section
2.3(b).

     

    “Relocation Rights”
shall have the meaning assigned to such term in Section
11.3.

     

    “Relocation Rights Exercise
Period” shall have the meaning assigned to such term in Section
10.4(a).

     

    “Remedial Work” shall
mean the removal, relocation, elimination, remediation or encapsulation of
Hazardous Materials from all or any portion of the Leased Premises or the Common
Areas and, to the extent thereby required, the reconstruction and rehabilitation
of the Leased Premises or the Common Areas pursuant to, and in compliance with
this Lease.

     

    “Renewal Option(s)”
shall have the meaning assigned to such term in Section
1.4(a).

     

    “Renewal Option Notice
Date” shall mean, with respect to a Renewal Option, the date on which
Tenant sends written notice of exercise of such Renewal Option to Landlord as
provided in Section
1.4(d).

     

    “Renewal Premises”
shall have the meaning assigned to such term in Section
1.4(c).

     

    “Renewal Terms” shall
have the meaning assigned to such term in Section
1.4(a).

     

    “Rent” shall mean
Annual Basic Rent, Excess Basic Rent, if any, Exchange Space Rent, if any, and
Additional Rent.

     

    “Requesting Party”
shall have the meaning assigned to such term in Section
12.1(a)(i).

     

    “Responding Party”
shall have the meaning assigned to such term in Section
12.1(a)(i).

     

    “ROFO Eligible
Conditions” shall have the meaning assigned to such term in Section
9.2(a).

     

    “ROFO Eligible
Property” shall have the meaning assigned to such term in Section
9.2(a).

     

    “SAR” shall mean
Strategic Alliance Realty.

     

    “SEC” shall have the
meaning assigned to such term in Section
14.24.

     

    “Security Areas” shall
have the meaning assigned to such term in Section
4.2.

     

    “Self-Insurance Net Worth
Test” shall mean, as of any date, that (i) Tenant has a net worth of at
least One Billion Dollars ($1,000,000,000.00) and (ii) Tenant’s long-term senior
unsecured debt obligations are rated at least BBB (or its equivalent) by S&P
and Baa2 (or its equivalent) by Moody’s at of that date; provided that if Tenant
is rated by only one of S&P or Moody’s, such obligations shall have such
rating from S&P or Moody’s, as the case may be, and a comparable rating from
another nationally-recognized rating agency.

    
      
         

      

      
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    “Separate Lease” shall
mean a separate, stand alone lease for a Property substantially in the form
attached as Exhibit
G hereto entered into by the purchaser of such Property, as landlord, and
Tenant, as tenant, as provided in Section 9.3, which
may be either Continuing Term Separate Leases or Five Year Term Separate
Leases.

     

    “Service Failure”
shall have the meaning assigned to such term in Section
3.1(f).

     

    “Short Term Expansion
Space” shall have the meaning assigned to such term in Section
10.4.

     

    “Sublet Space” shall
have the meaning assigned to such term is Section
8.1(b).

     

    “Subtenant Non-Disturbance
Agreement” shall mean a written agreement substantially in the form
attached as Exhibit
F hereto among Landlord, Tenant, the subtenant under a Cost Approved
Sublease and any Interest Holders pursuant to which Landlord and such Interest
Holders agree not to disturb such subtenant’s possessory and other rights under
the Cost Approved Sublease, and such subtenant agrees to attorn to and recognize
Landlord, notwithstanding any expiration or earlier termination of the Term of
this Lease prior to the expiration or earlier termination of the term of the
Cost Approved Sublease, except to the extent that such possessory or other
rights can be disturbed or terminated as provided in the Cost Approved
Sublease.

     

    “Surrendered Premises”
shall mean, as applicable, any Purchase Agreement Vacate Space or Contraction
Premises for which Tenant is required to perform Demising Work.

     

    “Tax Statement” shall
have the meaning assigned to such term in Section
2.3(a).

     

    “TCCS” shall mean
Trammell Crow Corporate Services, Inc.

     

    “Tenant” shall have
the meaning assigned to such term in the parties paragraph.

     

    “Tenant’s Business
Equipment” shall have the meaning assigned to such term in Section
5.3.

     

    “Tenant Designated
Submanager” shall have the meaning assigned to such term in Section
3.6.

     

    “Tenant Expansion
Notice” shall have the meaning assigned to such term in Section
10.2.

     

    “Tenant Managed
Property” shall have the meaning assigned to such term in Section
3.6.

     

    “Tenant’s Operating Expense
Share” shall have the meaning assigned to such term in Section
2.2(a).

     

    “Tenant’s Tax Share”
shall have the meaning assigned to such term in Section
2.3(a).

    
      
         

      

      
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    “Term” shall have the
meaning assigned to such term in Section
1.3.

     

    “Termination Rights”
shall have the meaning assigned to such term in Section
11.5.

     

    “Third Party Offer”
shall have the meaning assigned to such term in Section
9.1.

     

    “Transfer Notice”
shall have the meaning assigned to such term in Section
8.1(b).

     

    “Unused Relocation Rights
Area” shall have the meaning assigned to such term in Section
10.5.

     

    “URR Agreement” shall
mean that certain Master Agreement Regarding Leases dated as of October 1, 2004, between FSG and Tenant
pursuant to which FSG granted to Tenant certain “Universal Relocation Rights” as
more fully therein provided.

     

    “VARA” shall mean the
Visual Artists Rights Act of 1990, as amended.

     

    As used in this Lease, (i) the phrase
“and/or” when applied to one or more matters or things shall be construed to
apply to any one or more or all thereof as the circumstances warrant at the time
in question, (ii) the terms “herein,” “hereof,” “hereunder” and words of similar
import, shall be construed to refer to this Lease as a whole, and not to any
particular Article or Section, unless expressly so stated, (iii) the terms
“include” and “including”, whenever used herein, shall mean “including without
limitation” or “including but not limited to,” except in those instances where
it is expressly provided otherwise, (iv) the term “person” shall mean a natural
person, a partnership, a corporation, a limited liability company, and/or any
other form of business or legal association or entity, and (v) the term
“alterations” shall mean any alterations, additions, removals and/or any other
changes.

     

    1.2           Leased
Premises.  Subject to and upon the terms hereinafter set forth,
Landlord does hereby lease and demise to Tenant, and Tenant does hereby lease
and take from Landlord, the Leased Premises.  The initial Leased
Premises are described in Exhibit A hereto and
in the Lease Supplements.  Tenant shall be entitled to the following
as appurtenances to the Leased Premises, all at no cost to Tenant, other than as
provided in Section
2.2 or Section
3.1 below: (a) the right to use, and to permit Tenant’s employees and
invitees to use (i) on an exclusive basis, the dedicated Parking Areas, if any,
identified on the Lease Supplements and the elevator lobbies, corridors,
restrooms, telephone, electric and other utility closets on floors leased
entirely by Tenant and (ii) on a non-exclusive basis (in common with Landlord
and other tenants or occupants of the Property, and their respective employees
and invitees), the balance of the Parking Areas and all the other Common Areas
(excluding Floor Common Areas, systems and facilities on and/or serving floors
that do not include Leased Premises, but including risers wherever located
throughout the Buildings); (b) all rights and benefits appurtenant to, or
necessary or incidental to, the use and enjoyment of the Leased Premises by
Tenant for the purposes permitted by Section 1.5,
including the right of Tenant, its employees and invitees, in common with
Landlord and other persons, to use any non-exclusive easements and/or licenses
in, about or appurtenant to the Project, including the non-exclusive right to
use any walkways, tunnels, and skywalks connected to the Project; and (c) all
other rights and benefits provided to Tenant with respect to the Project
pursuant to this Lease (including the rights granted to Tenant to use the roof
of the Building, and other portions of the Project located outside of the Leased
Premises, pursuant to Section 3.5
hereof).

    
      
         

      

      
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    1.3           Term.  The
Initial term of this Lease shall be as described in Section 1.1(a), which
Initial Term may be renewed and extended as provided in Section 1.4 (the
Initial Term and, to the extent renewed and extended, any such Renewal Terms are
hereinafter collectively called the “Term”).  Tenant
is in possession of the Leased Premises as of the date of this Lease and shall
accept the Leased Premises in its “AS-IS” condition on the Commencement Date,
subject to all applicable Legal Requirements, covenants and
restrictions.  Landlord has made no representation or warranty
regarding the suitability of the Leased Premises or the Buildings for the
conduct of Tenant’s business, and Tenant waives (a) any implied warranty that
the Leased Premises or the Buildings are suitable for Tenant’s intended
purposes, (b) any right of Tenant to claim that the Leased Premises are not now
or in the future in compliance with Legal Requirements (except to the extent
that any such future non-compliance with Legal Requirements within the Leased
Premises was caused by any act or omission of Landlord, or its agents, servants
or employees) and (c) any right of Tenant to claim that the Buildings are not in
compliance with Legal Requirements in effect on the Commencement
Date.  Except as otherwise expressly set forth in this Lease to the
contrary, in no event shall Landlord have any obligation for any defects in
effect on the Commencement Date in the Leased Premises or the Buildings or any
limitation on their respective uses.

     

    1.4           Options to Renew; Special
Notice of Non-Renewal.

     

    (a)           Subject
to the conditions hereinafter set forth, Tenant is hereby granted options
(individually, a “Renewal Option” and,
collectively, the “Renewal Options”) to
renew the Term with respect to any or all of the Leased Premises then demised to
Tenant (including any Expansion Space) for up to seventeen (17) successive
periods of five (5) years each with respect to the Banking Center Properties and
for up to seven (7) successive periods of five (5) years each with respect to
all other Properties (individually, a “Renewal Term” and
collectively the “Renewal Terms”);
provided that the Term of this Lease shall not extend for any portion of the
Leased Premises within the Banking Center Properties, wherever added to this
Lease, beyond September 30, 2104, or for any portion of the Leased Premises
within any other Property, whenever added to this Lease, beyond September 30,
2054.

     

    (b)           The
first Renewal Term shall commence at the expiration of the Initial Term, and
each subsequent Renewal Term shall commence at the expiration of the prior
Renewal Term.  Tenant shall exercise its options to renew, if at all,
by delivering notice of such election to Landlord not later than twelve (12)
months prior to the expiration of the Initial Term or the expiration of the then
`current Renewal Term, as the case may be.  IN ORDER TO PREVENT
TENANT’S INADVERTENT FORFEITURE OF ANY THEN REMAINING RENEWAL OPTION, IF TENANT
SHALL FAIL TO TIMELY EXERCISE ANY AVAILABLE RENEWAL OPTION, TENANT’S RIGHT TO
EXERCISE SUCH RENEWAL OPTION SHALL NOT LAPSE UNTIL LANDLORD SHALL DELIVER TO
TENANT WRITTEN NOTICE THAT SUCH NOTICE OF EXERCISE HAS NOT BEEN DELIVERED AND
TENANT SHALL THEREAFTER FAIL TO EXERCISE SUCH RENEWAL OPTION WITHIN TEN (10)
DAYS FOLLOWING THE DELIVERY OF SUCH NOTICE.

    
      
         

      

      
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    (c)           The
Annual Basic Rent to be paid by Tenant for the Leased Premises at a Property
during a Renewal Term (any such premises, the “Renewal Premises”)
shall equal the Fair Market Rental Value of such Renewal Premises during such
Renewal Term as determined by the parties or, in the absence of their agreement,
determined by appraisal as expressed below; provided that the Annual Basic Rent
payable during a Renewal Term for Non-FMRV Renewal Space at all Properties that
contain Renewal Premises, computed on an aggregate basis, shall not be greater
than the amount determined by multiplying (i) the aggregate Net Rentable Area of
the Non-FMRV Renewal Space by (ii) the Annual Basic Rent Factor for the
applicable Renewal Term as set forth on Schedule 1 hereto
(the amount so determined, the “Maximum Renewal Term Basic
Rent”).  If the aggregate Fair Market Rental Values of the
Non-FMRV Renewal Space at all Properties (collectively, the “Aggregate FMRV Rent”)
exceeds the Maximum Renewal Term Basic Rent, the Fair Market Rental Values of
the Non-FMRV Renewal Space at each Property shall be proportionately reduced by
multiplying each such Fair Market Rental Values by a fraction, expressed as a
decimal, the numerator of which is the Maximum Renewal Term Basic Rent and the
denominator of which is the Aggregate FMRV Rent, so that the Annual Basic Rent
for the Non-FMRV Renewal Space shall, in the aggregate, equal the Maximum
Renewal Term Basic Rent.  With respect to FMRV Space that is part of
Renewal Premises, the Annual Basic Rent shall always be the Fair Market Rental
Value of such FMRV Space.  An illustration of how Annual Basic Rent is
determined during a Renewal Term is attached as Schedule 5
hereto.

     

    (d)           Within
thirty (30) days following the Renewal Option Notice Date, Landlord shall
deliver to Tenant, a proposal setting forth Landlord’s determination of the Fair
Market Rental Value for the Renewal Premises during the applicable Renewal
Term.  For thirty (30) days thereafter, Landlord and Tenant shall
negotiate in good faith to reach agreement as to the Fair Market Rental Value
for the Renewal Premises.  Tenant’s leasing of the Renewal Premises
shall be upon the same terms and conditions as set forth in this Lease, except
(i) the Annual Basic Rent during the Renewal Term shall be determined as
specified in Sections
1.4(c) and (e) and (ii) the
leasehold improvements for the space in question will be provided in their
existing condition, on an “AS-IS” basis at the time the Renewal Term
commences.  Once established, the Annual Basic Rent for the applicable
Renewal Term will remain fixed for each five (5) year Renewal Term, and be paid
monthly in advance.

    
      
         

      

      
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    (e)           If
Landlord and Tenant are unable to reach a definitive agreement as to the Fair
Market Rental Value applicable to Renewal Premises within sixty (60) days
following the Renewal Option Notice Date, the Fair Market Rental Value will be
submitted for resolution in accordance with the provisions of this Section
1.4(e).  Within seventy-five (75) days following the Renewal
Option Notice Date (or, if later, within fifteen (15) days following the date on
which either Landlord or Tenant notifies the other party in writing that such
notifying party desires to have the Annual Basic Rent for a Renewal Term
determined by appraisal), Landlord and Tenant shall each select and engage an
Appraiser to determine the Fair Market Rental Value of the Renewal
Premises.  If either party fails to select and engage an Appraiser
within such time, if such failure continues for more than five (5) business days
following such party’s receipt of written notice that states in all capital
letters (or other prominent display) that such party has failed to select an
Arbitrator as required under the Lease and will be deemed to have waived certain
rights granted to it under the Lease unless it selects an Arbitrator within five
(5) business days, the Fair Market Rental Value will be determined by the
Appraiser engaged by the other party.  Each Appraiser shall prepare an
appraisal report and submit it to both Landlord and Tenant within thirty (30)
days following the date on which the last Appraiser was selected.  If
the higher of the two appraisals of Fair Market Rental Value does not exceed one
hundred five percent (105%) of the lower of the two appraisals of Fair Market
Rental Value, then the average of the two (2) appraisals shall be the Fair
Market Rental Value for the Renewal Premises.  If the higher of the
two appraisals of Fair Market Rental Value exceeds 105% of the lower of the two
appraisals of Fair Market Rental Value, then within seven (7) days after receipt
by Landlord and Tenant of both appraisal reports, the Appraisers selected by
Landlord and Tenant shall agree on a third Appraiser to determine Fair Market
Rental Value.  The third Appraiser shall not perform a third
appraisal, but shall, within ten (10) days after his or her designation, select
one (1) of the two (2) appraisals already performed, whichever of the two
appraisals the third Appraiser determines to be closest to Fair Market Rental
Value, as the controlling determination of the Fair Market Rental
Value.  The decision of the third Appraiser shall be conclusive, and,
subject to the limitations expressed in Section 1.4(c), shall
be the Fair Market Rental Value for the Renewal Premises for the Renewal
Term.  Each party shall pay the costs of its Appraiser and one-half of
the cost of the third Appraiser.  The instructions to the Appraisers
with respect to the determination of the Fair Market Rental Value applicable to
such space will be to determine the Fair Market Rental Value for such space as
of the relevant Renewal Term, assuming that such space will be leased on an
“AS-IS” basis.  Within thirty (30) days following the determination of
the Fair Market Rental Value, Tenant shall elect one (1) of the following
options:  (A) to revoke the exercise of the subject Renewal Option, in
which event, the Term of this Lease for the Leased Premises to which the notice
of revocation applies shall automatically, and without further action of
Landlord or Tenant, expire on the later of (1) the expiration of the then
existing Term or (2) the last day of the calendar month that is six (6) months
following the month in which Tenant’s notice of revocation was given to Landlord
or (B) to renew the Lease at the rate to be determined in accordance with this
Section 1.4(e)
after the Fair Market Rental Value has been determined by
appraisal.  If Tenant fails to exercise any of the foregoing options
within the thirty (30) day period, Tenant shall be deemed to have elected option
(A).  If Tenant has elected option (B), Tenant thereby shall have
irrevocably exercised its right to renew the Term and Tenant may not thereafter
withdraw the exercise of the Renewal Option; in such event the renewal of this
Lease (as to the Renewal Premises) shall be upon the same terms and conditions
of this Lease, except (i) the Annual Basic Rent during the Renewal Term shall be
determined in accordance with the foregoing provisions and (ii) the leasehold
improvements for the space in question will be provided in their existing
condition, on an “AS-IS” basis at the time the Renewal Term
commences.  If the Annual Basic Rent for a Renewal Term has not been
determined prior to the commencement of such Renewal Term, Tenant shall pay to
Landlord as of the commencement of the Renewal Term the same Annual Basic Rent
as Tenant was paying immediately prior to the commencement of the Renewal Term,
subject to adjustment upon final determination.  Once established, the
Annual Basic Rent for the Renewal Term will remain fixed for each five (5) year
Renewal Term, and be paid monthly in advance.

     

    (f)           Notwithstanding
anything to the contrary contained in this Section 1.4, subject
to the provisions of Section 1.4(a) above,
Tenant’s failure to give the required renewal notice with respect to the Leased
Premises within a Property in conformity with the requirements of Section 1.4(b) shall
render the upcoming and all subsequent Renewal Options for such Leased Premises,
if there be any, null and void.

    
      
         

      

      
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    1.5           Use.  Each
of the Leased Premises may be used and occupied by Tenant (and its permitted
assignees and subtenants) only for banking and related uses and general business
office purposes and such other lawful purposes as are consistent with banking
and general office uses being made from time to time by tenants of the
Building.  In addition and without limitation of the foregoing, Tenant
may maintain (for use by Tenant and its employees, customers, and
invitees):  (a) conference and/or meeting facilities, (b) libraries,
(c) non-retail coffee bars, (d) support staff facilities (including word
processing and copy facilities), (e) lunchrooms and kitchen facilities for use
by Tenant and its employees and invitees, including vending machines and
microwave ovens for use by Tenant and its employees and invitees, subject,
however, to Legal Requirements, (f) storage space incidental to banking and
general business office purposes only, (g) bank and storage vaults, (h) cash
vault, (i) telephone call centers, (j) retail banking facilities and (k) as to
each Property, any lawful purpose for which such Property was used on the
Commencement Date.  Notwithstanding the foregoing, throughout the
Term, Tenant shall not use, or permit the use of, the Leased Premises (or any
part thereof) for any Prohibited Uses.  Tenant is not obligated to
maintain occupancy in all or any portion of the Leased Premises.  For
purposes of this Section 1.5, the term
“banking” shall be deemed to include all traditional banking activities as well
as the sale of insurance and annuities of all types, trust services, investment
and financial advice, and the sale of securities.  If Tenant receives
notice of any material directive, order, citation or of any violation of any
Legal Requirement or any insurance requirement, Tenant shall endeavor to
promptly notify Landlord in writing of such alleged violation and furnish
Landlord with a copy of such notice.

     

    1.6           Survival.  Any
claim, cause of action, liability or obligation arising during the Term of this
Lease in favor of a party hereto and against or obligating the other party
hereto shall (to the extent not theretofore fully performed) survive the
expiration or any earlier termination of this Lease.

     

    ARTICLE
II

    RENTAL AND OPERATING
EXPENSES

     

    2.1           Rental
Payments.

     

    (a)           Beginning
on the Commencement Date, Tenant shall pay Annual Basic Rent, Excess Basic Rent,
if any, Exchange Space Rent, if any, and Additional Rent with respect to the
Leased Premises, all as applicable and as required by and in conformity with the
provisions of this Lease.  Annual Basic Rent and Exchange Space Rent,
if any, shall be due and payable in equal monthly installments on the first day
of each calendar month during the Term, in advance.  Tenant’s
Operating Expense Share and Tenant’s Tax Share shall be due and payable in
accordance with Sections 2.2 and
2.3.  Unless
otherwise specified herein, Excess Basic Rent and Above Standard Services Rent
shall be payable twenty (20) days following Landlord’s submission to Tenant of
an invoice therefor.

     

    (b)           Beginning
on the Commencement Date, and continuing throughout the Term of this Lease,
Tenant shall pay Annual Basic Rent and Exchange Space Rent, if any, to
Landlord.  The Annual Basic Rent payment made by Tenant on the
Commencement Date shall equal Five Hundred Fifty-Eight Thousand & 00/100
Dollars ($558,000) plus the amount set forth on Schedule 1
hereto.  Thereafter, Annual Basic Rent shall be as set forth on Schedule 1
hereto.  Annual Basic Rent shall be adjusted from time to time each
time there is a change in the Annual Basic Rent Factor or in Tenant’s Occupancy
Percentage for a Property.  From and after the expiration of the
Initial Term through the expiration of the Renewal Term(s) (to the extent Tenant
renews and extends this Lease pursuant to Section 1.4 hereof),
Tenant shall pay Annual Basic Rent at the rate determined in accordance with the
provisions of Section
1.4.

    
      
         

      

      
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    (c)           Intentionally
Omitted.

     

    (d)           Throughout
the Initial Term of this Lease, but not thereafter, Tenant shall pay Excess
Basic Rent, if any, to Landlord to the extent that the same is due and payable
pursuant to Section
10.5.  Excess Basic Rent, if any, shall be paid annually, in
arrears, for each Lease Year during the Initial Term.  Within ninety
(90) days following the expiration of each Lease Year during the Initial Term,
Landlord shall advise Tenant in writing of the Excess Basic Rent, if any,
payable by Tenant for the prior Lease Year and provide Tenant with a detailed
calculation of the same.

     

    (e)           If
the Term commences for any portion of the Leased Premises on a day other than
the first day of a calendar month, or if the Term for any portion of the Leased
Premises expires on other than the last day of a calendar month, then all
installments of Rent that are payable on a monthly basis with respect to such
portion of the Leased Premises shall be prorated for the month in which such
Term commences or terminates, as the case may be, and the installment or
installments so prorated for the month in which such Term commences or
terminates, as the case may be, shall be paid in advance.  Said
installments for such prorated month or months shall be calculated by
multiplying the monthly installment for the affected portion of the Leased
Premises by a fraction, the numerator of which shall be the number of days such
Rent accrues during said commencement or expiration month, as the case may be,
and the denominator of which shall be the actual number of days in the
month.  If the Term commences for any portion of the Leased Premises,
or if the Term expires on other than the first day of a calendar year, then all
Rent payable on an annual basis shall be prorated for such commencement or
expiration year, as the case may be, by multiplying such Rent by a fraction, the
numerator of which shall be the number of days of the Term during the
commencement or expiration year, as the case may be, and the denominator of
which shall be the actual number of days in such commencement or expiration
year.  In such event, the foregoing calculation shall be made as soon
as is reasonably possible.  Landlord and Tenant hereby agree that the
provisions of this Section 2.1(e) shall
survive the expiration or termination of this Lease.

     

    (f)           Tenant
agrees to pay all Rent as shall become due from and payable by Tenant to
Landlord under this Lease at the times and in the manner provided in this Lease,
without abatement (except as specifically provided in this Lease), demand,
offset (except as specifically provided in this Lease) or counterclaim, at
Landlord’s address as provided herein (or such other address in the continental
United States as may be designated in writing by Landlord from time to
time).  Tenant shall have the right, at its option, to pay Rent by
means of electronic funds transfer to such account and depository institution as
Landlord shall specify from time to time upon Tenant’s request.  All
Rent owed by Tenant to Landlord under this Lease shall bear interest from the
date due thereof until payment is received by Landlord at the Applicable Rate;
provided that Landlord shall not be entitled to receive interest during the
first thirty (30) days following the payment due date on any overdue amount for
which Landlord receives a late charge as provided in Section
2.1(g).  All sums owed by Landlord to Tenant pursuant to this
Lease shall bear interest from the date due thereof until payment is received by
Tenant at the Applicable Rate.  Any payments made by Landlord or
Tenant to the other hereunder shall not be deemed a waiver by such party of any
rights against the other party.

    
      
         

      

      
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    (g)           Tenant
recognizes that late payment of any Rent will result in administrative and other
expense to Landlord.  Therefore, other remedies for nonpayment of Rent
notwithstanding, (i) in the event any installment of Annual Basic Rent is not
received by Landlord on or before the fifth (5th) day of the month for which it
is due, and such amount shall remain unpaid for more than five (5) days after
Tenant’s receipt of written notice that such amount is past due, then Tenant
shall pay to Landlord a late charge equal to two and one half (21⁄2%) percent of
the past due installment of Annual Basic Rent, and (ii) in the event any payment
of Excess Basic Rent, if any, or Additional Rent is not received by Landlord
within five (5) days after Tenant’s receipt of written notice that such amount
is past due, then Tenant shall pay to Landlord an additional charge in an amount
equal to the lesser of Two Thousand Five Hundred Dollars ($2,500.00) or one
percent (1%) of the overdue amount.  Any notice of overdue payment for
which Tenant shall be subject to a late charge shall state, in all capital
letters (or other prominent display), that Tenant’s failure to remit payment by
the appointed date shall result in the imposition of a late
charge.  Landlord may not send any such notice of overdue payment to
Tenant prior to the fifth (5th) day following the date such payment is due, and
if any such premature notice is sent, it shall be deemed to have been sent on
the fifth (5th) day following the date such payment was due. Notwithstanding the
foregoing, Tenant shall not be obligated to pay a late charge on installments of
Rent to the extent properly abated or set-off by Tenant pursuant to an express
right to do so as set forth in this Lease or to the extent that Tenant’s payment
is deficient by an amount that is less than or equal to one (1%) percent of the
total amount due; provided that Tenant shall remit the amount of the deficiency
promptly upon and, in any extent, within five (5) business days following
Tenant’s receipt of written notice from Landlord that the same is past
due.  All additional charges described herein are not intended as a
penalty, but are intended to liquidate the damages so occasioned to Landlord and
to reimburse Landlord for Landlord’s additional costs in processing such late
payment, which amounts shall be added to the Rent then due.

     

    (h)           Rent
received by Landlord shall be applied by Landlord in the following
order:  (i) Annual Basic Rent, (ii) Tenant’s Operating Expense Share,
(iii) Tenant’s Tax Share, (iv) Excess Basic Rent, if any, (v) Above Standard
Services Rent and (vi) to any remaining items of Rent that are due and
unpaid.  Subject to the foregoing limitations, Tenant may, by written
notice to Landlord with any Rent payment, direct how Rent is to be allocated
among one or more Properties.

     

    (i)           In
those instances for which the right of offset is expressly provided, Tenant
shall be entitled to offset against Rent next coming due any amounts that are
owed or payable by Landlord to Tenant under or pursuant to the terms of this
Lease as expressed in Article
XIII.

    
      
         

      

      
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    2.2           Operating
Expenses.

     

    (a)           During
each month of the Term of this Lease, on the same date that Annual Basic Rent is
due, Tenant shall pay to Landlord, as Additional Rent, an amount equal to
one-twelfth (1/12) of the annual cost of Tenant’s Occupancy Percentage of the
Operating Expenses for the Properties as hereinafter provided (the amount so
payable by Tenant, “Tenant’s Operating Expense
Share”).  Tenant agrees the amount of Operating Expenses may be
estimated by Landlord for the upcoming calendar year.  Landlord
reserves the right to reasonably re-estimate Operating Expenses (and Tenant’s
monthly installments of Tenant’s Operating Expense Share on account thereof) up
to one (1) time each calendar year; provided that any re-estimation made during
the course of any calendar year for purposes of adjusting Tenant’s monthly
installments falling due during the same calendar year shall be made on not less
than ninety (90) days’ prior notice to Tenant, which notice shall include
documentation that evidences and supports, in reasonable detail, the basis and
need for Landlord’s re-estimation of Operating Expenses.  Any
overpayment or underpayment of Tenant’s Operating Expense Share shall be
reconciled after the period for which estimated payments have been made by
Tenant as expressed in Section
2.2(f).

     

    (b)           “Operating Expenses,”
for each calendar year, shall mean all expenses and costs of every kind and
nature (other than as set forth in Section 2.2(c)) that
have accrued for a particular calendar year, as reasonably allocated by Landlord
and, except as otherwise expressly provided herein, computed in accordance with
GAAP, on an accrual basis and incurred in connection with the servicing,
repairing, maintenance and operation of the Properties during each calendar
year, including the expenses and costs set forth in items (i) through (xiii)
below:

     

    (i)           wages
and salaries, including taxes, insurance and benefits, of all persons engaged in
operations, on-site property management, maintenance or access control, as
reasonably allocated by Landlord (excluding, however, executive personnel of
Landlord, senior to the property manager, and personnel to the extent engaged in
the development and/or leasing of the Properties);

     

    (ii)           replacement
costs, whether acquired or leased, of tools and equipment and all costs of
materials and supplies, to the extent used in operations, maintenance and access
control, as reasonably allocated by Landlord;

     

    (iii)         cost
of all utilities, including electricity, water, gas, steam and sewer charges,
except to the extent, if any, that the cost thereof is separately metered and
billed to Tenant or any other occupants of the Properties or recovered by
Landlord (or for which Landlord is entitled to reimbursement, even if not
actually collected by Landlord) from Tenant or any other occupants of the
Properties as Above Standard Services Rent or otherwise;

     

    (iv)         cost
of repairing, maintaining and cleaning the Common Areas of the Properties and
the furniture and furnishings therein;

     

    (v)          cost
of all maintenance and service agreements and the equipment therein, including
access control service, window cleaning, mechanical, electrical and plumbing
service contracts, including elevator maintenance, janitorial service, security,
landscaping maintenance, garbage and waste disposal;

     

    (vi)         cost
of repairs and general maintenance (excluding repairs, alterations and general
maintenance to the extent covered by proceeds of condemnation or
insurance);

     

    
      
         

      

      
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    (vii)        the
cost, amortized over the useful life of the asset in accordance with GAAP, with
interest at Landlord’s then prevailing borrowing rate, of all repairs and
replacements of a capital nature, structural and non-structural, ordinary and
extraordinary, foreseen and unforeseen, made by Landlord to any Building or the
Common Areas (excluding Floor Common Area on floors not leased in whole or in
part by Tenant), all to the extent necessary to operate, repair and maintain the
Properties in conformity with the requirements of this Lease and in accordance
with the accepted principles of sound management practices (and in conformance
with GAAP) as applied to the operation, repair and maintenance of Comparable
Buildings, but excluding (aa) costs to expand the Net Rentable Area of any
Property, (bb) except as otherwise expressly required by this Lease, costs to
upgrade or improve the general character or quality of any Property or (cc) for
any Property when Tenant’s Occupancy Percentage is greater than thirty-five
percent (35%), costs to replace (and not repair or maintain) any major equipment
or system unless approved by Tenant in a final Budget;

     

    (viii)       the
cost of all insurance premiums (a) required to be obtained by Landlord pursuant
to this Lease or (b) customarily obtained by the owners of Comparable Buildings,
including the cost of casualty and liability insurance, rental loss insurance
for the Property, insurance on Landlord’s personal property located in and used
in connection with the operation of the Property and insurance covering losses
resulting from perils and acts of terrorism on terms specified in Article VI or as
otherwise specified from time to time by Landlord;

     

    (ix)          fair
market management fees to the property manager for the Property and fair market
rentals for a reasonably sized management office (if located in the Property);
provided that in no event shall Operating Expenses include any costs
attributable to a Building leasing office, and any space used for leasing and
management functions shall be reasonably allocated between leasing and
management functions for purposes of the pass-through of rental of the on-site
management office;

     

    (x)           costs
of Remedial Work to the Common Areas (excluding Floor Common Areas on floors not
leased in whole or in part by Tenant); provided that Landlord shall not be
permitted to include any such costs as Operating Expenses unless (A) Landlord’s
failure to perform the Remedial Work constitutes a violation of Legal
Requirements, (B) Landlord is required to perform the Remedial Work by any
notice of violation, order, decree, permit, rule or regulation issued by any
Governmental Authority or (C) Landlord’s failure to perform the Remedial Work
would, in Landlord’s reasonable opinion, endanger the health, safety or welfare
of any person on or about the Properties;

     

    (xi)          HVAC
service for the Common Areas (excluding Floor Common Areas on floors not leased
in whole or in part by Tenant) as reasonably determined by Landlord using a
consistently applied method of allocation;

     

    (xii)         the
cost of operating, repairing, maintaining and cleaning the Parking Areas;
and

     

    
      
         

      

      
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    (xiii)       the
cost of rental (a) under any ground or underlying lease or leases existing on
the Commencement Date for all or any portion of any Property and (b) under any
ground or other underlying lease or leases hereafter entered into by Landlord
for Parking Areas and other Common Area facilities that are made available for
Tenant’s use and are, in fact, used by Tenant, but only for so long as Tenant
continues such use.

     

    For
purposes of this Section 2.2(b), the
phrase “as reasonably allocated by Landlord” shall mean as allocated by Landlord
on a reasonable and consistent basis based upon time, square footage or other
comparative measure that fairly reflects the Property’s appropriate share of
such costs and in a manner that does not result in a profit to Landlord or
result in a disproportionate burden to Tenant.

     

    (c)           Anything
in the foregoing provisions hereof to the contrary notwithstanding, Operating
Expenses shall not include the following:

     

    (i)           repairs
or other work occasioned by fire, windstorm or other casualty, the costs of
which are reimbursed to Landlord by insurers (or would have been so reimbursed
to Landlord if Landlord had been in full compliance with the insurance
provisions of this Lease) or by Governmental Authorities in eminent domain or by
others; provided that in the event of a loss, the amount of the loss not
reimbursed (including the amount of applicable deductibles) shall be includable
in Operating Expenses;

     

    (ii)           marketing
costs, leasing commissions, broker fees, legal fees, costs and disbursements and
other expenses incurred in connection with negotiations or disputes with tenants
and prospective tenants, or other occupants of the Properties and all other
legal fees, whether or not in connection with the foregoing;

     

    (iii)         costs
incurred in renovating or otherwise improving or decorating or redecorating
space for tenants or other occupants of the Properties or vacant space in the
Buildings (including any allowances or inducements made to the tenants and
prospective tenants or other occupants or any costs for Remedial Work or
compliance with Legal Requirements for such tenants or such space);

     

    (iv)         except
to the extent that the same are expressly provided in Section 2.2(b), costs
incurred by Landlord for alterations and replacements and other costs incurred
of a capital nature, including capital improvements, capital repairs, capital
equipment and capital tools that are considered capital expenditures under
GAAP;

     

    (v)          amortization
(except as set forth in Section 2.2(b)(vii))
and depreciation;

     

    (vi)         expenses
in connection with providing Above Standard Services or similar services or
benefits that are not Building Standard Services to Tenant or to any other
occupants of the Properties;

     

    (vii)        costs
incurred due to the violation by Landlord or any tenant or other person (other
than Tenant, its agents, employees or contractors) of the terms and conditions
of any lease or other agreement pertaining to the Properties or of any Legal
Requirement;

     

    
      
         

      

      
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    (viii)       fines
or penalties incurred due to the Properties being in violation of Legal
Requirements;

     

    (ix)         costs
incurred due to acts of any tenant causing an increase in the rate of insurance
on the Building or its contents;

     

    (x)          overhead
and profit increment and other fees (including management fees or rental for a
management office) paid to Landlord or subsidiaries or affiliates of Landlord or
its partners for services on or to the Property, to the extent that the costs of
such services exceed competitive costs for such services rendered by persons or
entities of similar skill, competence and experience, other than Affiliates of
Landlord;

     

    (xi)         property
management fees at any Property in excess of two and one-half percent (2.5%) of
Gross Revenues for such Property; except that for all Tenant Managed Properties,
all property management fees shall be excluded from Operating Expenses, and, in
lieu thereof, (A) Tenant shall be solely responsible for paying the property
management fees due the Tenant Designated Submanager and (B) Tenant shall pay
Landlord a property management fee equal to one percent (1%) of Gross Revenue
for such Tenant Managed Property that is paid by Tenant minus one and one-half
percent (1.5%) of Gross Revenue, if any, for such Tenant Managed Property that
is paid by non-Tenant sources;

     

    (xii)        principal,
points, fees and interest on any debt;

     

    (xiii)       rental
under any ground or underlying lease or leases hereafter entered into by
Landlord, except for rentals under leases for Parking Areas or other Common Area
facilities that are made available for Tenant’s use and are, in fact, used by
Tenant;

     

    (xiv)       Landlord’s
general overhead and administration expenses;

     

    (xv)        any
compensation paid to clerks, attendants or other persons in commercial
concessions operated for profit by Landlord;

     

    (xvi)       any
cost or expense to the extent Landlord is entitled to payment or reimbursement
from any tenant (including Tenant), insurer or other person (other than through
payment of its proportionate share of Operating Expenses) or for which any
tenant (including Tenant) pays third persons;

     

    (xvii)      costs
incurred in installing, operating and maintaining any specialty facility such as
an observatory, broadcasting facilities (other than the Building’s music system,
life support and security system), and to the extent not available to Tenant
(or, if available to Tenant, Tenant nevertheless elects not to (and does not)
utilize the same), the costs of any luncheon club, athletic or recreational club
or facility, net of revenues generated thereby;

     

    (xviii)     Intentionally
Omitted;

     

    
      
         

      

      
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    (xix)       any
fines, penalties, legal judgments or settlements or causes of action by or
against Landlord; and

     

    (xx)        Real
Estate Taxes and any fines, penalties or interest payable in connection
therewith.

     

    (d)           Landlord
shall use its reasonable efforts to make payments on account of Operating
Expenses in a time and manner to obtain the appropriate discounts or rebates
available.  Landlord shall operate the Properties in an efficient
manner and exercise reasonable efforts to minimize Operating Expenses consistent
with maintaining services at a level consistent with Comparable
Buildings.  In addition, with respect to janitorial services for the
Leased Premises only, Tenant shall have the right, upon sixty (60) days written
notice to Landlord, to separately contract for such services.  If
Tenant makes such election, Operating Expenses shall exclude the cost of
providing janitorial services to other tenants and occupants of the Building and
all other portions of the Property (except for Common Areas) during the period
of time that Tenant separately contracts for its own janitorial services, and
the calculation of Tenant’s Operating Expense Share shall be adjusted so that
Tenant receives the benefit of an appropriate credit for its payment of
janitorial expenses allocable to its Leased Premises.

     

    (e)           In
the event any Property is not one hundred percent (100%) occupied during any
year, appropriate adjustments shall be made (on a consistent basis from Lease
Year to Lease Year) to those components of Operating Expenses which vary with
Building occupancy, so as to calculate Operating Expenses as though the Building
had been one hundred percent (100%) occupied in such year.  The
average percentage of Building occupancy during any Lease Year shall be
determined (on a Property by Property basis) as a fraction, the numerator of
which is the sum of the Net Rentable Area of total leased space in the Building
at the Property on the first day of each month during such year divided by
twelve (12) and the denominator of which is the Net Rentable Area of the
Building at the Property.  The foregoing notwithstanding, Landlord
shall not (i) recover from Tenant more than Tenant’s Occupancy Percentage of the
grossed-up Operating Expenses for a Property or (ii) recover from Tenant and
other tenants of any Property an amount in excess of one hundred percent (100%)
of the total Operating Expenses paid or incurred by Landlord with respect to
such Property.

     

    (f)           Within
one hundred twenty (120) days after the end of each calendar year during the
Term or as soon thereafter as possible in the exercise of reasonable diligence,
Landlord shall provide Tenant a statement (the “Operating Expense
Statement”) prepared by Landlord showing Operating Expenses for such
calendar year broken down by component expenses, in reasonable detail, and
calculating Tenant’s Operating Expense Share for the applicable year and the
prior year.  The Operating Expense Statement shall be certified by
Landlord’s group controller or other officer knowledgeable of the facts
certified to therein that, to the best of his or her knowledge, the Operating
Expense Statement has been prepared in accordance with the definitions and
provisions pertaining to Operating Expenses contained in this
Lease.  In the event that an Operating Expense Statement indicates
that Tenant owes Landlord additional amounts on account of Tenant’s Operating
Expense Share for said calendar year, Tenant shall pay the amount due within
thirty (30) days after delivery of the Operating Expense
Statement.  Notwithstanding any other provision of this Lease,
Landlord shall be estopped from amending, and hereby waives the right to amend,
any Operating Expense Statement not amended by Landlord within three (3) years
after the end of the calendar year to which said Operating Expense Statement
applies, nor shall Landlord have the right through any other procedures or
mechanism to collect any Operating Expense not included on the pertinent
Operating Expense Statement after the third anniversary of the last day of the
calendar year to which said Operating Expense Statement applies, unless before
said third anniversary Landlord has delivered to Tenant a
revised  Operating Expense Statement reflecting such revised Operating
Expense (with a reasonably detailed explanation of the reasons for any such
revision) and made a written demand for payment of said Operating
Expense.

     

    
      
         

      

      
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    (g)           Any
Operating Expense Statement or other notice from Landlord pursuant to this Section 2.2 shall be
subject to Tenant’s rights of review and audit set forth in Section
2.4.  Pending the resolution of any dispute, however, Tenant
shall make payments in accordance with said Operating Expense Statement or other
notice.

     

    2.3           Real Estate
Taxes.

     

    (a)           Tenant
shall pay to Landlord, as Additional Rent, an amount equal to Tenant’s Occupancy
Percentage of Real Estate Taxes for each Property that become due and payable
during the Term of this Lease as hereinafter provided.  Landlord shall
deliver to Tenant a copy of each Real Estate Tax invoice received by Landlord,
together with a written statement (“Tax Statement”)
setting forth (i) the amount of the Real Estate Taxes set forth on the invoice,
(ii) the Property for which such Real Estate Taxes relate and (iii) Tenant’s
Occupancy Percentage of such Real Estate Taxes, prorated on a per diem basis if
only a part of the period for which such Real Estate Taxes relate falls within
the Term of this Lease and, with respect to Real Estate Taxes for which a
discount is available for early payment, discounted to reflect the greatest
possible discount available to Landlord for such early payment, regardless of
when such taxes are actually paid and regardless of whether Landlord actually
obtains a discount for early payment (the amount so payable by Tenant with
respect to each such invoice and in the aggregate, as applicable, “Tenant’s Tax
Share”).  Tenant shall pay Tenant’s Tax Share to Landlord
within thirty (30) days following Tenant’s receipt of the Tax Statement
evidencing same.

     

    (b)           “Real Estate Taxes”
shall mean all real estate taxes, assessments and other governmental levies and
charges, general and special, ordinary or extraordinary, of any kind and nature
(including any interest on such assessments whenever the same are permitted to
be paid in installments) which may presently or hereafter be imposed, levied,
assessed or confirmed by any lawful taxing authorities which may become due and
payable out of or for, or which may become a lien or charge upon or against the
whole, or any part, of the Properties, including taxes imposed on (i) the gross
rents or gross receipts (but not the net income) of the Properties and (ii)
personal property in the Properties owned by Landlord and used in connection
with the Properties, but only to the extent that the same would be payable if
the Properties were the only property of Landlord.  If at any time
during the Term the present system of ad valorem taxation of real property is
changed or supplemented so that in lieu of or in addition to the ad valorem tax
on real property there shall be assessed on Landlord or the Properties any tax
of any nature that is imposed in whole or in part, in substitution for, addition
to, or in lieu of any tax that would otherwise constitute a Real Estate Tax,
such tax shall be included within the term “Real Estate Taxes,” but only to the
extent that the same would be payable if the Properties were the only property
of Landlord.  Such taxes may include a capital levy or other tax on
the gross rents or gross receipts (but not the net income) of the Properties or
similar tax, assessment, levy or charge measured by or based, in whole or in
part, upon any such gross rents or gross receipts.  There shall be
excluded from Real Estate Taxes (i) any realty transfer or similar taxes imposed
on Landlord, (ii) taxes and assessments attributable to the personal property of
other tenants, (iii) federal, state and local taxes on income, (iv) death taxes,
(v) franchise taxes and (vi) any taxes (but not including ad valorem property
taxes) imposed or measured on or by the net income of Landlord from the
operation of the Property or imposed in connection with any change of ownership
of the Property.  In no event shall Real Estate Taxes be included on
the amount, if any, by which the value of leasehold improvements of any other
tenant of the Building hereafter made (or leasehold improvements already
existing and separately charged as an expense to be paid by such tenant) exceed
the value of leasehold improvements generally found in the
Building.  In the case of Real Estate Taxes that may be paid in
installments, only the amount of each installment accruing during a calendar
year shall be included in Real Estate Taxes during each calendar
year.

     

    
      
         

      

      
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    (c)           At
Tenant’s request so long as Tenant’s Occupancy Percentage at a Property is at
least thirty-five percent (35%), Landlord shall contest or appeal the validity
or amount of Real Estate Taxes for such Property by appropriate
proceedings.  Landlord may also contest or appeal the validity or
amount of Real Estate Taxes for any Property on Landlord’s own
initiative.  Tenant shall pay as Additional Rent Tenant’s Occupancy
Percentage of Landlord’s reasonable, out of pocket expenses incurred in any such
appeal.  Real Estate Taxes with respect to a Property that is the
subject of an appeal filed by or on behalf of Landlord shall be paid on the
basis of the amount reflected in the tax bill and shall not be adjusted until
the final determination of the appeal.  Within thirty (30) days
following such final determination, Landlord will refund to Tenant, or Tenant
shall pay to Landlord, as applicable, the difference, if any, between Tenant’s
Tax Share payments previously made by Tenant and the finally determined amount
of Tenant’s Tax Share.

     

    (d)           Any
Tax Statement or other notice from Landlord pursuant to this Section 2.3 shall be
subject to Tenant’s rights of review and audit set forth in Section
2.4.  Pending the resolution of any dispute, however, Tenant
shall make payments in accordance with said Tax Statement or other
notice.

    
      
         

      

      
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    2.4           Budget; Audit
Rights.

     

    (a)           On
or before June 1 of each calendar year during the Term of this Lease, Landlord
shall deliver to Tenant for Tenant’s review and comment, a written estimate in
reasonable detail of the projected budget for Operating Expenses and Real Estate
Taxes for each Property for the next succeeding calendar year (the “Budget”).  The
Budget shall show (i) the estimated amount of Operating Expenses, Tenant’s
Operating Expense Share, Real Estate Taxes and Tenant’s Tax Share for each
Property, for the next succeeding calendar year, (ii) the estimated amount for
each major category of expense that is expected to be included in Operating
Expenses for each Property during the next succeeding calendar year, including
on a Property by Property basis, any items that constitute capital expenditures
in accordance with this Lease and the amount thereof to be amortized during such
calendar year, (iii) the estimated rates to be charged by Landlord for Above
Standard Services for each Property for which Tenant has requested the same
during the next succeeding calendar year and (iv) the actual amounts for all
such items for the prior calendar year.  It is understood and agreed
by Landlord and Tenant that the Operating Expenses and Real Estate Taxes in the
Budget shall be estimated on a reasonable good faith basis taking into
consideration, among other things, the actual Operating Expenses and Real Estate
Taxes for the then current calendar year, a good faith estimate of the rate of
cost increases during the then current calendar year, the actual known
prospective increases to each item in the Budget and a good faith estimate for
contingencies for the next succeeding calendar year.  Tenant may
disapprove a portion of a proposed Budget only if such portion of the Budget
fails to reflect the reasonable and necessary Operating Expenses and Real Estate
Taxes to operate, repair and maintain the Properties in conformity with the
requirements of this Lease and in accordance with the accepted principles of
sound management practices as applied to the operation, repair and maintenance
of Comparable Buildings; provided that for any Property when Tenant’s Occupancy
Percentage is greater than thirty-five percent (35%), (i) Tenant may disapprove
Landlord’s decision to replace (and not repair or maintain) any major equipment
or system unless Landlord establishes, by certification of a qualified engineer
for whom Tenant has no reasonable objection, that the equipment or system in
question is beyond its useful life and that continued repair or maintenance (and
not replacement) is not commercially practicable and (ii) Tenant may require
Landlord to replace (and not repair or maintain) any major equipment or system
if Tenant establishes, by certification of a qualified engineer for whom
Landlord has no reasonable objection, that the equipment or system in question
is beyond its useful life and that continued repair or maintenance (and not
replacement) is not commercially practicable.  If Tenant disapproves a
portion of a proposed Budget, Tenant shall so notify Landlord in writing, which
notification shall state, in reasonable detail, the item or items of the
proposed Budget disapproved by Tenant and the basis for such
disapproval.  Landlord and Tenant shall negotiate in good faith to
resolve any differences concerning any proposed Budget.  Landlord
shall deliver to Tenant the proposed final Budget for the next succeeding
calendar year and the calculation of Tenant’s Occupancy Percentage thereof on or
before July 15 of each calendar year; provided that if Tenant fails to approve a
proposed Budget on or before July 1 of a preceding calendar year, and if the
parties have been unsuccessful in their efforts to resolve any disagreements,
either Landlord or Tenant may at any time thereafter submit the Budget for the
next calendar year (or any portion thereof) to dispute resolution in accordance
with the provisions of Article XII of this
Lease, and, in such event, Landlord shall deliver the final Budget to Tenant
within thirty (30) days following the completion of the dispute resolution
process.  Notwithstanding the foregoing, (i) if the dispute resolution
process regarding the Budget is not completed by January 1 of the calendar year
to which such proposed Budget relates, then (A) the costs set forth on the
proposed Budget shall be used for all items not the subject of a dispute, and
(B) to the extent applicable, the prior year’s budgeted costs shall be used for
all items of a proposed Budget that are the subject of a dispute and (ii) in the
event that the actual Operating Expenses or Real Estate Taxes incurred by
Landlord during a calendar year exceed Landlord’s estimated Operating Expenses
and Real Estate Taxes (including contingencies) for such year as set forth on an
approved Budget, Landlord may prepare and submit a revised Budget to Tenant for
Tenant’s review and approval (but not more frequently than once during any
calendar year).  Upon completion of the dispute resolution process,
the new year’s Budget shall be correspondingly adjusted and Tenant’s monthly
payment of Tenant’s Operating Expense Share shall likewise be
adjusted.  If Landlord determines during the course of a calendar year
that a Building is in need of capital repairs, replacements or improvements that
are not included in the approved Budget for such Building for such calendar
year, Landlord shall so advise Tenant, and Tenant shall review and approve or
disapprove the proposed capital repair, replacement or improvement in conformity
with the procedures outlined in this Section 2.4(a) as if
such repair, replacement or improvement were originally included by Landlord as
part of the budget process described above.

    
      
         

      

      
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    (b)           Tenant,
at Tenant’s sole cost and expense, shall have the right, to be exercised by
notice given to Landlord within three (3) years after receipt of an Operating
Expense Statement, Tax Statement or other invoice, to audit and/or inspect that
portion of Landlord’s books and records pertaining to such Operating Expenses,
Real Estate Taxes or other components of Additional Rent, as applicable, for
such calendar year; provided such audit and/or inspection commences within
ninety (90) days after Tenant’s notice to Landlord and thereafter proceeds
reasonably to conclusion, and further provided that Tenant may audit any single
year only once unless Landlord has subsequently made revisions to any Operating
Expense Statement, Tax Statement or other components of Additional Rent that
impact Tenant’s Operating Expense Share, Tenant’s Tax Share or other Additional
Rent payment.  Tenant may conduct such audit and/or inspection of
Landlord’s books with Tenant’s own employees, or through an accountant or other
agent selected by Tenant, or both in combination.  Tenant shall
require any accountant or agent selected by Tenant to conduct or assist in such
audit and/or inspection to execute and deliver to Landlord a confidentiality
agreement substantially in the form attached hereto as Exhibit
C.  Landlord agrees to cooperate in good faith with Tenant in
the conduct of any such audit and/or inspection, and to make Landlord’s books
and records of and relating to Operating Expenses, Real Estate Taxes or other
components of Additional Rent, as applicable, available to Tenant or Tenant’s
agents at one (1) single location.  If Tenant’s audit and/or
inspection shows that Landlord’s calculation of Tenant’s Operating Expense
Share, Tenant’s Tax Share or other components of Additional Rent for the
audited/inspected calendar year or years (which shall in no event be prior to
the two (2) calendar years immediately preceding the most recently completed
calendar year) was overstated by more than four percent (4%) with respect to any
Property, then Landlord shall pay, within thirty (30) days after Tenant’s
request, Tenant’s actual reasonable audit/inspection out-of-pocket fees
applicable to the audit/inspection of said calendar year statements for such
Property.  Upon completion of the audit and/or inspection, if the
calculation of Tenant’s Operating Expense Share, Tenant’s Tax Share or other
components of Additional Rent indicates that Tenant overpaid Rent for any
audited calendar year, Landlord shall pay Tenant (in the form of a credit
against Rent next due or, upon expiration of this Lease, in the form of
Landlord’s check within thirty (30) days after the completion of such audit
and/or inspection) an amount equal to such overpayment.  In the event
of any such audit or inspection, Landlord shall cause the books and records to
be made available during such normal business hours as are prescribed by
Landlord at Landlord’s headquarters or main office, which shall be located in
the continental United States.  In any case, should Landlord disagree
with the results of Tenant’s audit, Landlord and Tenant shall refer the matter
to a mutually acceptable independent certified public accountant, who shall work
in good faith with Landlord and Tenant to resolve the
discrepancy.  The fees and costs of such independent accountant to
which such dispute is referred shall be borne by the unsuccessful party and
shall be shared pro rata to the extent each party is unsuccessful as determined
by such independent certified public accountant, whose decision shall be final
and binding.

     

    
      
         

      

      
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    ARTICLE
III

    BUILDING SERVICES, IDENTITY,
SIGNAGE, AND MANAGEMENT

     

    3.1           Building Standard and Above
Standard Services.  During the Term, Landlord shall furnish the
following services to Tenant:

     

    (a)           Building Standard
Services.  Landlord shall furnish the following services to
Tenant during the Term (“Building Standard
Services”), all of which shall comply with and shall be subject to Legal
Requirements and, except as expressly provided to the contrary in this Section 3.1(a) or in
any Lease Supplement, shall be equal to or exceed services customarily provided
for Comparable Buildings:

     

    (i)           At
all times, hot (i.e., thermostat set in the range of 105° to 110° Fahrenheit for
comfort and energy conservation purposes but with the capability to produce hot
water for specified purposes at 140° Fahrenheit if requested by Tenant) and cold
domestic water in all restrooms, drinking fountains, kitchen and pantry areas
within the Leased Premises and all common use restrooms, kitchen and pantry
areas at locations provided for general use;

     

    (ii)           During
Building Operating Hours, HVAC sufficient to maintain temperatures that are
reasonably required for comfortable use and occupancy of all portions of the
Leased Premises designed for occupancy by persons; provided that Landlord shall
have the right, but not the obligation, at Landlord’s sole cost and expense, to
install and operate such utility submeters as Landlord deems necessary to
measure utility demand and usage within and outside the Leased Premises (and, in
such event, (A) Tenant shall pay Tenant’s allocable share of any such submetered
costs as Additional Rent at Landlord’s actual cost of providing the same,
without mark-up and reflecting the largest possible bulk-purchase or other
discounts available to Landlord from the utility provider and (B) all such
submetered utility costs shall be excluded from Operating Expenses as provided
in Section
2.2(b)(iii));

     

    (iii)         Electric
lighting service for all Common Areas, including the Parking Areas, in
conformity with the practices for each Property on the Commencement Date as set
forth in the applicable Lease Supplement;

     

    (iv)         Janitorial
service to the Leased Premises in conformity with the janitorial specifications
for each Property as set forth in the applicable Lease Supplement;

     

    (v)          Access
control services for the Properties and the Buildings providing Tenant and its
employees access to the Leased Premises and the Common Areas at all times;
provided that Tenant shall have the right, at Tenant’s sole cost and expense, to
install and operate such additional access control systems as it shall determine
desirable for the purpose of limiting access to or within the Leased Premises,
so long as any additional access control systems installed by Tenant are
monitored and maintained by Tenant at Tenant’s sole expense;

    
      
         

      

      
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    (vi)         At
all times, dedicated electrical capacity, transformed to a panel box located in
the core of each floor of the Leased Premises or to the location of the panel
boxes servicing the Leased Premises on the Commencement Date, in an amount not
less than the dedicated capacity available to the Leased Premises on the
Commencement Date; provided that Landlord shall have the right, but not the
obligation, at Landlord’s sole cost and expense, to install and operate such
utility submeters as Landlord deems necessary to measure utility demand and
usage within and outside the Leased Premises (and, in such event, (A) Tenant
shall pay Tenant’s allocable share of any such submetered costs as Additional
Rent at Landlord’s actual cost of providing the same, without mark-up and
reflecting the largest possible bulk-purchase or other discounts available to
Landlord from the utility provider and (B) all such submetered utility costs
shall be excluded from Operating Expenses as provided in Section
2.2(b)(iii));

     

    (vii)        Security
for the Projects, Buildings and Common Areas, including any Parking Areas,
substantially similar to the security services existing immediately prior to the
Commencement Date; provided that Tenant is solely responsible for compliance
with all Legal Requirements in effect from time to time pertaining to banking
security systems, devices, services, equipment and procedures for the Leased
Premises and that Landlord shall have no responsibility or liability therefor;
further provided that at Major Properties, for so long as Tenant’s Occupancy
Percentage at such Major Property is fifty percent (50%) or greater, Tenant
shall have the right, at Tenant’s election, to assume responsibility for and
provide security for such Major Properties and the Buildings and Common Areas
thereat, including any Parking Areas.  The security services provided
by Tenant shall be at a level substantially similar to the level of security
services existing at the Major Property immediately prior to the Commencement
Date or, if greater, at a level then commensurate with Comparable
Buildings.  The cost of providing security at such Major Properties
shall be paid (or reimbursed to Tenant) by Landlord as an Operating Expense,
except that if Tenant desires security services in excess of those commensurate
with the prevailing standard as provided above, Tenant shall bear the cost for
such additional security as Above Standard Services Rent.

     

    (viii)       All
bulb replacement in all Common Areas and Building Standard bulb replacement in
the Leased Premises, it being understood that replacement of all fluorescent,
incandescent, halogen and other types of bulbs in all fixtures existing in the
Leased Premises as of the Commencement Date shall be deemed to be Building
Standard and that Landlord shall not be obligated to replace any bulbs in
Tenant’s furniture or furnishings in the Leased Premises;

     

    (ix)          At
all times, elevator cab passenger service to the Leased Premises, subject to
temporary cessation for ordinary repair and maintenance (but as to each floor of
the Leased Premises, such temporary cessation for ordinary repair and
maintenance shall not occur simultaneously for all passenger cabs serving such
floor), and to security measures or other means of controlling access imposed by
Landlord after Building Operating Hours, on Holidays and during times when life
safety systems override normal building operating systems;

     

    (x)           Maintenance
and cleaning of the Properties, Building and Common Areas, including the Common
Areas on each floor of the Building on which any part of the Leased Premises are
situated, the Parking Areas and all exterior landscaped areas in and around the
Property;

    
      
         

      

      
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    (xi)         During
Building Operating Hours, shared access to and use of, in common with Landlord
and other tenants of the Building, a loading dock facility for the Building (if
and to the extent that such facility exists on the Commencement Date), subject
to such reasonable rules and regulations as are promulgated by Landlord from
time to time pursuant to Section
4.4;

     

    (xii)        At
all times, sanitary sewer service to the Leased Premises and Common Areas
facilities; and

     

    (xiii)       Trash
removal from the Property at designated locations.

     

    All costs
incurred by Landlord in connection with providing Building Standard Services
shall be included in Operating Expenses.

     

    The
foregoing provisions of this Section 3.1(a)
notwithstanding, the enumeration of particular building services is not a
representation or agreement by Landlord that each Building Standard Service is
available in specific quantities or amounts, or to particular standards or
specifications at each Property.  Landlord and Tenant acknowledge that
Tenant owned and operated each of the Properties prior to the Commencement Date
and Tenant is fully aware of the capabilities and limitations of the Building
systems.  Nothing herein shall be deemed to be a covenant or agreement
of Landlord, or a representation or warranty of Landlord, express or implied,
that Landlord shall improve the level of service provided by existing Property
systems.  With respect to the Building Standard Services referenced in
Section 3.1(a)(i),
(ii), (v) and (ix), Landlord shall furnish such services in such
quantities and at such levels that are at least equal to the quantities and
levels being furnished at each Property immediately prior to the Commencement
Date, with Tenant acknowledging and agreeing that Landlord shall not be required
to provide during the Term greater quantities or higher levels of service than
is capable of being provided with the machinery, equipment and systems that
existed immediately prior to the Commencement Date and that Landlord has no
obligation to replace or improve such machinery, equipment or systems other than
in the ordinary course as may be consistent with sound building management
practices or as required by Section
5.5.

     

    (b)           If
Tenant requires electrical energy for use in the Leased Premises in excess of
the capacities described in Section 3.1(a)(vi),
and if electric energy for such additional requirements is available to
Landlord, Landlord shall, upon Tenant’s request and at Tenant’s sole cost and
expense, furnish and install such additional wires, risers, conduits, feeders,
switchboards and circuit panels as reasonably may be required to supply such
additional requirements of Tenant.  If any portions of the Leased
Premises or any of Tenant’s electrical equipment requires HVAC service in excess
of Building Standard HVAC service, the same shall be installed, or the
installation supervised by Landlord, on Tenant’s behalf, and Tenant shall pay
all design, installation, submetering, repair, maintenance, replacement and
operating costs relating thereto, unless such HVAC service is used in common
with other tenants of the Building, in which event such costs shall be
reasonably allocated by Landlord among Tenant and such other
tenants.  The location and specifications of any such supplemental
HVAC units shall be subject to Landlord’s prior written approval, which approval
may not be unreasonably withheld or delayed.  In connection with the
operation of any supplemental HVAC units serving the Leased Premises, to the
extent a particular Property shall have available chilled water capacity, during
Building Operating Hours Tenant may use such available chilled water for said
supplemental HVAC units, and Landlord shall not charge Tenant for such
service.  If Tenant shall require chilled water service in amounts not
otherwise available or during other than Building Operating Hours, Tenant shall
pay Landlord for the cost of providing such services as Above Standard Services
Rent.

     

    
      
         

      

      
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    (c)           If
and to the extent requested by Tenant from time to time and to the extent the
same are reasonably available, Landlord shall provide Tenant with services in
excess of Building Standard Services as described in Section 3.1(a)
(“Above Standard
Services”).  All of the costs incurred by Landlord in
connection with providing any special Tenant services shall be paid by Tenant as
Above Standard Services Rent, including costs that would not have been incurred
but for Tenant’s request for Above Standard Services.  Landlord’s
charges for Above Standard Services shall be established and revised from time
to time by Landlord on a Property by Property basis; provided that at no time
shall Landlord’s charges for Above Standard Services exceed Landlord’s actual
out-of-pocket costs, nor shall Landlord (i) include any overhead or profit in
the calculation of Above Standard Services costs or (ii) charge Tenant at a
higher rate for Above Standard Services than Landlord charges any other tenant
of a Building for comparable services.  All amounts collected by
Landlord from Tenant and any other party to provide Above Standard Services or
similar services shall be used to reduce Operating Expenses to the extent that
the cost of providing the same were included in the calculation of Operating
Expenses.

     

    (d)           Landlord
shall furnish Tenant at least twenty four (24) hours prior written notice of any
non-emergency suspension or interruption in the Building Standard Services
scheduled by Landlord for routine repairs or maintenance; provided that if such
suspension or interruption will render the Building Common Areas or the Leased
Premises inaccessible, without electric power, without cold domestic water or
sanitary sewer service or otherwise untenantable in the ordinary course,
Landlord shall endeavor to provide Tenant with not less than ninety (90) days’
prior notice thereof.

     

    (e)           To
the extent the services described in this Section 3.1 require
electricity, water or other utility services supplied by public utilities,
Landlord shall not be deemed to be in breach of Landlord’s covenants hereunder
because of the failure of a public utility to supply the required services so
long as Landlord uses reasonable efforts to cause the applicable public
utilities to furnish the same.  Except as expressly provided in Section 3.1, failure
by Landlord to furnish the services described in this Section 3.1, or any
cessation thereof for reasons beyond Landlord’s control, shall not render
Landlord liable for damages to either person or property, nor be construed as an
eviction of Tenant, nor work an abatement of Rent, nor relieve Tenant from
fulfillment of any covenant or agreement hereof.  In addition to the
foregoing and except as otherwise provided below, should any of the equipment or
machinery, for any cause, fail to operate or function properly, Tenant shall
have no claim for a rebate of Rent or for damages on account of any interruption
in services occasioned thereby or resulting therefrom so long as Landlord uses
reasonable efforts to promptly repair said equipment or machinery and to restore
said services.

    
      
         

      

      
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    (f)           Notwithstanding
the foregoing, in the event Landlord fails to provide any of the services
Landlord is obligated to provide under this Lease, and if such failure adversely
impacts Tenant’s use or enjoyment of the Leased Premises or any portion thereof
(and Tenant actually ceases to use the affected area for business operations),
and if such failure of Landlord to provide services continues for more than
three (3) consecutive business days after written notice from Tenant to Landlord
and all Notice Parties for any reason (except due to Force Majeure Events or
gross negligence or willful misconduct of Tenant or Tenant’s agents, employees
or contractors) (any such failure, a “Service Failure”),
then all Rent due under this Lease for the affected portion of the Leased
Premises at the affected Property or Properties shall be abated for the entire
duration of the Service Failure.  In addition to Tenant’s foregoing
rights, Tenant shall have the right, but not the obligation, to cure Services
Failure in the manner expressed in Section 7.1(f) and to
recover the reasonable cost thereof from Landlord as expressed in Article
XIII.

     

    3.2           Keys and
Locks.  Tenant currently possesses keys and/or access cards, as
applicable, for each lockset on doors entering the Leased Premises from public
areas for use by its current employees maintaining offices in the Leased
Premises.  Additional keys and/or access cards, including keys and/or
access cards for new employees of Tenant and replacement keys and/or access
cards for lost or damaged keys and/or access cards will be furnished by Landlord
upon an order signed by Tenant and at Tenant’s sole cost and
expense.  Tenant shall be permitted to install additional locks or
other access control devices in the Leased Premises provided Tenant furnishes
Landlord with a duplicate set of keys or a master key and/or access cards to all
such locks other than those locks securing Security Areas.  Upon
termination of this Lease, Tenant shall surrender to Landlord all keys and/or
access cards to any locks on doors entering or within the Leased Premises, and
shall provide Landlord with the combination of all locks for safes, safe
cabinets and vault doors, if any, within the Leased Premises; provided that if
Tenant terminates this Lease with respect to less than all of the Leased
Premises at a Property and, at the time of such termination, the Leased Premises
was served by an access control or other security system installed by Tenant in
lieu of or in addition to the access control or security systems serving the
Building generally, Tenant shall have no obligation to cause the terminated
portion of the Leased Premises to continue to be served by any such supplemental
access control or security systems.

     

    3.3           Graphics and Building
Directory.

     

    (a)           On
any full floor of the Leased Premises, and at each location within any Property
where Tenant maintains such signage as of the Commencement Date, Tenant may,
using Tenant’s standard corporate signage and graphics (as Tenant may change its
standard corporate signage and graphics from time to time) install and maintain
on or adjacent to entrances to the Leased Premises Tenant’s name, numerals
and/or logo designating the appropriate suite numbers and departments occupying
such floor.

     

    (b)           If
the lobby of any Building contained a building directory on the Commencement
Date, or if Landlord elects to install or construct a building directory in the
lobby of the Building at any time, then such building directory board shall
contain a listing of Tenant’s name and such other information as Tenant shall
reasonably require (including, at Tenant’s option, the names of all of Tenant’s
businesses, related entities, assignees, sublessees, and senior management), and
Tenant shall be entitled to Tenant’s Occupancy Percentage, from time-to-time, of
the space contained in such directory, which listings shall be installed by
Landlord at Tenant’s expense.

     

    
      
         

      

      
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    3.4           Building Identity; Signage;
Exclusivity.

     

    (a)           During
the Term of this Lease, for so long as the herein named Tenant, or its
Affiliates, shall remain in possession of at least five percent (5%) of the Net
Rentable Area of a Property, or shall continue to operate a retail bank at such
location, neither the Building name (if such Building is named for the herein
named Tenant as of the Commencement Date), nor Tenant’s exterior building
signage (at all Properties) may be changed by Landlord without Tenant’s consent,
which consent may be withheld in Tenant’s sole and absolute
discretion.  If a Property is named for the herein named Tenant as of
the Commencement Date and during the Term hereof Tenant’s corporate name,
identity or logo is changed; provided that the herein named Tenant, or its
Affiliates, shall remain in possession of not less than five percent (5%) of the
net Rentable Area of a Property, or shall continue to operate a retail bank at
such location, Tenant shall have the right, upon ninety (90) days prior written
notice to Landlord, to change the name of the Building (and/or any Building
signage containing such prior name or logo) to include the herein named Tenant’s
new corporate name, identity, or logo; provided that Tenant shall pay for all
signage costs and all of Landlord’s other out-of-pocket costs associated with
the removal of the old, and installation of the new, signage, and further
provided that such new signage shall satisfy all applicable Legal Requirements
and shall have been approved in advance by Landlord, such approval not to be
unreasonably withheld or delayed.  In addition, at any time during or
after the Term of this Lease Tenant shall have the right, in its sole and
absolute discretion, upon ninety (90) days prior written notice to Landlord, to
require Landlord to change the name of any Property so as to remove Tenant’s
identity therefrom; provided that Tenant shall pay for the cost of removing
Tenant’s name from all Building signage.  Tenant shall repair any
damage to the interior or exterior of the Buildings caused by Tenant’s
installation, maintenance, use, relocation or removal of signage; provided that
Tenant shall not be obligated to repair any damage to the interior or exterior
of the Building caused by the removal of signage so long as Tenant, at Tenant’s
sole cost and expense, patches any holes or covers over (by sign blanks of
similar size, shape and general appearance) such signage areas on the facades of
the Buildings and on and in the other interior and exterior Common
Areas.

     

    (b)           During
the Term of this Lease, for so long as the herein named Tenant, or its
Affiliates, shall remain in possession of office space or shall continue to
operate a retail bank at such location (i) Landlord may not remove or alter any
Tenant signage or graphics existent on the Commencement Date (other than
interior signage or graphics on floors no longer leased, in whole or in part, by
Tenant), (ii) the Project shall not be named for any other Building tenant,
(iii) no other Building tenant shall have the right, without Tenant’s consent,
which Tenant may grant or withhold in Tenant’s sole discretion, to erect signage
on the roof of the Building or at or around the top level of the exterior of the
Building, (iv) no other Building tenant, other than retail tenants and tenants
occupying one or more whole floors within the Building, shall be permitted any
exterior monument, pole or building-mounted signage and (v) all “For Sale” and
“For Lease” signage and advertising shall indicate, if such be the case, that
Tenant is not vacating and will remain an occupant at the Building or, if Tenant
is vacating the Building, such signage and advertising shall identify the date
on which Tenant is anticipated to vacate the Building; provided that Landlord
shall not post any signage or make any advertisement indicating that Tenant
intends to cease retail banking operations at a Property unless and until Tenant
shall have made any required public announcements or given any required notices
to depositors regarding such event.

     

    
      
         

      

      
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    (c)           During
the Term of this Lease, for so long as the herein named Tenant, or its
Affiliates, shall remain in possession of at least thirty-five percent (35%) of
the Net Rentable Area of a Property, or shall continue to operate a retail bank
at such location, Landlord will not allow any portion of the Property (other
than the portion of the Property then leased to Tenant) to be used for any
retail banking or savings and loan, without Tenant’s prior written consent,
which consent may be withheld in Tenant’s sole and absolute
discretion.  For purposes of this Agreement, banking and savings and
loan shall mean any retail banking use or purpose, which shall include receiving
deposits or making loans to the general public, whether done by a state bank,
national bank, savings and loan association, trust company, credit union,
mortgage broker or company, or other entity, whether by walk-up, drive-in teller
facility or otherwise.  If Landlord shall intend to lease space to any
other bank or savings and loan for the operation of a retail banking or savings
and loan at a time when the herein named Tenant, or its Affiliates, shall occupy
less than thirty-five percent (35%) of the Net Rentable Area of a Property, and
shall not operate a retail banking facility at the Building, Landlord shall
advise Tenant of Landlord’s intentions, and Tenant shall have the right,
exercisable by notice in writing to Landlord within twenty (20) days following
Landlord’s notice to Tenant, to re-lease and re-occupy the retail banking
location at the Building at the Rent last payable in respect of such Leased
Premises, failing which Landlord may proceed with Landlord’s lease as
proposed.

     

    (d)           During
the term of this Lease, Tenant shall have the right, at Tenant’s expense, to
erect and maintain such exterior building signage displaying the corporate name,
identity or logo of the herein named Tenant, or its Affiliates, as Tenant may
from time to time desire, including monument signage at up to two (2) corners of
the Land, and, in such event, Tenant will have the exclusive right to place
signage on any such monuments so erected by Tenant, subject to Landlord’s
approval, which approval shall not be unreasonably withheld or
delayed.  In connection with its installation, repair, maintenance and
removal of any exterior or monument signage, Tenant, at Tenant’s sole cost and
expense, shall comply with all Legal Requirements.

     

    (e)           Tenant’s
retail banking exclusivity rights as described above at Section 3.4(c) also
includes the exclusive right to place ATMs in the Building, including all
exterior areas of the Building and the Land.  Tenant shall have the
right, for no additional Rent, to place not more than five (5) ATMs at locations
outside of the Leased Premises in and about the Common Areas of the Building and
the Land.  There is no restriction on the number of ATMs that Tenant
can maintain within the Leased Premises, including any Drive-Through Banking
Facilities.  However, except for any ATMs existing as of the
Commencement Date, the plans and specifications, and specific locations, for any
ATMs located outside the Leased Premises are subject to Landlord’s prior written
consent, which consent will not be unreasonably withheld or
delayed.  Tenant, at its expense, shall install, maintain, operate and
repair such ATMs in compliance with all Legal Requirements.  At the
expiration or earlier termination of this Lease, Tenant, at its expense, shall
remove the ATMs in accordance with Section
5.3.

     

    (f)           Tenant’s
exterior and monument signage existing as of the Commencement Date is hereby
deemed to be approved by Landlord.  Any changes to the existing
exterior and/or monument signage by Tenant (including changes to the location,
size, shape, color, and content of the exterior and/or monument signage) shall
be subject to approval by Landlord, which approval may not be unreasonably
withheld or delayed.  Landlord agrees that Tenant shall have the right
to change such signage in the event of a change in Tenant’s name, trade name or
logo; provided that such new signage shall satisfy all applicable Legal
Requirements and shall have been approved in advance by Landlord, such approval
not to be unreasonably withheld or delayed.

    
      
         

      

      
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    (g)           Notwithstanding
anything to the contrary contained in this Lease, the rights granted to Tenant
pursuant to Sections
3.3 and 3.4 shall be subject
and subordinate to the rights of any Building tenants whose leases are in effect
as of the Commencement Date.  For example purposes only, and not as a
means of limitation, if an existing tenant’s lease (as in effect on the
Commencement Date) requires such existing tenant’s approval for a change in the
name of the Building, then Tenant may not cause the name of the Building to
change without such existing tenant’s approval.  As another example,
if an existing tenant’s lease (as in effect on the Commencement Date) provides
for such existing tenant to place its name on exterior and/or monument signage,
then any exercise of such existing tenant’s rights shall not be deemed to be a
violation of Tenant’s rights under this Lease.

     

    3.5           Communications
Equipment.

     

    (a)           Subject
to the provisions of this Section 3.5, Tenant
shall have the non-exclusive right, at its sole cost and expense and for
Tenant’s use, to install, maintain and operate upon the roof of the Building one
(1) or a reasonable and necessary additional number of transmitters and/or
receiver antennas or dishes approved by Landlord, which approval shall not be
unreasonably withheld or delayed (collectively, the “Communications
Equipment”) for use by Tenant in the conduct of its business; provided
that such Communications Equipment may not materially compromise the aesthetics
or appearance of the Building nor shall Landlord be required to incur any
expense in accommodating the Communications Equipment.  The
Communications Equipment must be (i) designed, installed and operated in
compliance with all Legal Requirements, and (ii) installed and operated so as
not to adversely affect or impact structural, mechanical, electrical, elevator,
or other systems serving the Building or customary telephone service for the
Building and so as not to cause injury to persons or property, and without
limitation of the foregoing, so as not to void or impair any applicable roof
warranty.  Upon the expiration or termination of this Lease, Tenant
shall remove the Communications Equipment and repair any damage to the Building
caused by the installation, maintenance, use or removal of the Communications
Equipment.

     

    (b)           Landlord
hereby grants to Tenant the right to install (at Tenant’s sole cost and expense)
any additional equipment required to operate the Communications Equipment and to
connect the Communications Equipment to Tenant’s other machinery and equipment
located in the Leased Premises (e.g., conduits and cables) in the shafts, ducts,
chases and utility closets located in the core of the building (“Additional
Equipment”), which Additional Equipment shall be deemed a part of the
Communications Equipment for all purposes of this Section 3.5; provided
that (i) the use of such space in the Building core by Tenant (except customary
chases for cabling) may not materially adversely affect the marketability of the
remaining space on any floor of the Building, and (ii) to the extent any such
Additional Equipment occupies space (other than space in customary chases for
the Building) that would have otherwise been Net Rentable Area on a floor of the
Building, such space shall be included within the Net Rentable Area of the
Leased Premises and Tenant shall be obligated to pay Annual Basic Rent and
Additional Rent with respect to such space as if such space was included in the
Leased Premises.  Tenant’s use of such space in the Building core
shall be subject to the provisions of this Lease relating to Tenant’s use of
Common Areas of the Building.

     

    
      
         

      

      
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     (c)           Subject
to the Building Rules and other reasonable rules relating to Building security
and safety that may be promulgated by Landlord pertaining to access by tenants
to the roof of the Building and provided Tenant does not unreasonably disturb
any other tenants of the Building, Tenant and Tenant’s contractors shall have
reasonable access to the Communications Equipment and the Additional Equipment
for purposes of operating, servicing, repairing or otherwise maintaining said
equipment.

     

    (d)           Nothing
contained in this Section 3.5 shall be
deemed to prohibit or restrict any other individual or entity, including
Landlord or any other tenant of the Building, from installing communications
equipment on the roof of the Building or to use the roof for any other
purpose.

     

    (e)           In
connection with its installation, repair, maintenance and removal of any
Communications Equipment and Additional Equipment, Tenant, at Tenant’s sole cost
and expense, shall comply with all applicable Building Rules and Legal
Requirements and repair any damage to the Building caused by such installation,
repair, maintenance or removal.  In the event that the placement of
Tenant’s Communications Equipment or Additional Equipment interferes with
Landlord’s performance of any repair or maintenance to the Common Areas,
including the roofs of the Buildings, any costs incurred by Landlord to
temporarily or permanently relocate and reinstall Tenant’s Communications
Equipment or Additional Equipment shall be included in the cost of such repair
or maintenance as a Operating Expense.

     

    (f)           Tenant’s
Communications Equipment and Additional Equipment existing as of the
Commencement Date are hereby deemed to be approved by Landlord.  Any
changes to the existing Communications Equipment and/or Additional Equipment by
Tenant shall first be approved by Landlord, which approval will not be
unreasonably withheld or delayed.

     

    (g)           If
Landlord shall place on the roof of any Building communications equipment of its
own, or shall grant to any third party the right to locate and maintain any such
equipment, all such equipment shall be located, designed and operated so as not
to interfere with signals to and from Tenant’s Communications Equipment and
Additional Equipment, the installation of which, in accordance with this Section 3.5, predates
the installation of such other equipment.  Similarly, any
Communications Equipment and Additional Equipment hereafter installed by Tenant
shall be located and designed so as not to interfere with signals to and from
such other equipment belonging to Landlord or to third parties, that may have
previously been installed.  The party responsible for the
communications equipment which interferes with equipment previously installed by
others shall be required, at its or their expense, to take all measures
necessary to eliminate the source of interference caused by such party’s
equipment.

     

    
      
         

      

      
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    3.6           Building
Management.  The Properties shall be managed by Landlord;
provided that for so long as Tenant’s Occupancy Percentage at a Property shall
be equal to or greater than ninety (90%), after consultation with Landlord to
review Landlord’s property management qualifications and pricing, Tenant may in
its sole discretion elect, on a Property by Property basis, to cause such
Property to be submanaged by a qualified property submanager designated by
Tenant (any such submanager, a “Tenant Designated
Submanager”), who shall provide on-site and supervisory property
management services for Landlord, Tenant and any third party tenants and other
occupants at such Property (any Property with a Tenant Designated Submanager, a
“Tenant Managed
Property”).  At all Properties that are not Tenant Managed
Properties, Landlord shall provide on-site and supervisory property management
services either through an Affiliate of Landlord or through a qualified third
party property submanager designated by Landlord (any such Landlord Affiliate or
submanager, a “Landlord Designated
Submanager”).  Landlord shall be and remain responsible for
disbursement of Operating Expense and Real Estate Tax payments at all
Properties, including Tenant Managed Properties.  Notwithstanding the
foregoing, (a) Landlord shall not select a Landlord Designated Submanager for
whom Tenant has a reasonable objection, (b) Tenant shall not select a Tenant
Designated Submanager for whom Landlord has a reasonable objection, (c) if a
Landlord Designated Submanager persistently fails to perform its property
management duties in a timely, complete and professional manner that is
consistent with the highest level of property management services provided at
Comparable Buildings, Tenant may cause such non-performing Landlord Designated
Submanager to be replaced by a Tenant Designated Submanager, in which event, at
Tenant’s election, the Property or Properties at which such replacement occurs
shall become Tenant Managed Property and (d) if a Tenant Designated Submanager
persistently fails to perform its property management duties in a timely,
complete and professional manner that is consistent with the highest level of
property management services provided at Comparable Buildings, Landlord may
cause such non-performing Tenant Designated Submanager to be replaced by a
Landlord Designated Submanager, in which event, at Landlord’s election, the
Property or Properties at which such replacement occurs shall no longer be
Tenant Managed Properties.  Any disputes between Landlord and Tenant
with respect to property management matters arising under this Section 3.6 shall be
subject to resolution as provided in Article XII and XIII.

     

    ARTICLE
IV

    CARE OF PREMISES; LAWS,
RULES AND REGULATIONS

     

    4.1           Care of Leased
Premises.  Upon the expiration or any earlier termination of
this Lease, Tenant shall surrender the Leased Premises to Landlord in the same
condition in which such Leased Premises existed on the Commencement Date, except
for ordinary wear and tear and any casualty or condemnation damage not required
to be repaired or restored by Tenant pursuant to the terms of this Lease and
subject to the provisions of Section 5.3
hereafter.  Upon such expiration or termination of this Lease,
Landlord shall have the right to re-enter and resume possession of the Leased
Premises immediately.

     

    
      
         

      

      
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    4.2           Access of Landlord to Leased
Premises.  Subject to the provisions of this Section 4.2, Landlord
and its contractors, agents or representatives may enter into and upon any part
of the Leased Premises during reasonable hours as may be necessary to clean the
same, make repairs, alterations or additions thereto or otherwise perform
Landlord’s obligations under this Lease, and, upon reasonable prior notice to
Tenant, for the purpose of showing the same to existing or prospective
purchasers or lenders.  At any time during the last twelve (12) months
of the Term (including any Renewal Terms that Tenant has exercised) and promptly
upon Landlord’s receipt of notice from Tenant of Tenant’s intent to terminate
this Lease with respect to or otherwise vacate a Leased Premises as herein
provided, Landlord may, upon reasonable prior notice to Tenant, enter the Leased
Premises to show the same to prospective tenants.  With respect to any
of the aforementioned entries by Landlord into and upon any part of the Leased
Premises other than for emergencies or routine repairs or routine janitorial
service, Tenant shall be entitled to have a representative accompany
Landlord.  Tenant shall not be entitled to any abatement or reduction
of Rent by reason of any such entry by Landlord.  Landlord shall not
interfere with the operation of Tenant’s business during any such entry and
Landlord shall use reasonable efforts to make any routine repairs requiring
access to the Leased Premises after Building Operating
Hours.  Notwithstanding any of the foregoing, unless otherwise
instructed by Tenant in writing, Landlord shall not enter areas designated by
Tenant as high security areas (the “Security Areas”)
unless an emergency situation exists.  All access by Landlord or any
invitee of Landlord shall be subject to applicable federal banking
regulations.  If the telecommunications demarcation point for the
Building is located within the Leased Premises, then Landlord may, at Landlord’s
option, at Landlord’s sole expense, relocate such telecommunications demarcation
point to a location outside of the Leased Premises, and make all necessary
modifications to maintain Tenant’s then existing telecommunications service to
the Leased Premises.  If the telecommunications demarcation point for
the Building is located within the Leased Premises and if such location of the
telecommunications demarcation point for the Building at any time in the future
is deemed by Tenant to interfere with Tenant’s desired reconfiguration of its
use of or improvements in the Leased Premises, then Landlord shall, at
Landlord’s sole expense, relocate such telecommunications demarcation point to a
location outside of the Leased Premises, and make all necessary modifications to
maintain Tenant’s then existing telecommunications service to the Leased
Premises, within a reasonable time after Tenant’s written request.  If
the telecommunications demarcation point for the Building is located within the
Leased Premises, then until Landlord relocates such telecommunications
demarcation point to a location outside of the Leased Premises, Tenant shall
allow Landlord and other tenants of the Building reasonable access to the
telecommunications demarcation point as required to connect telecommunication
lines thereto, but each and any such access shall be subject to reasonable
advance notice (not less than one (1) full business day, except in the case of
emergencies), and shall be supervised by security personnel acceptable to
Tenant, Landlord shall be solely responsible for the cost of such security
personnel, and Landlord shall reimburse Tenant, upon demand, for any and all
additional costs incurred by Tenant because of such access.  In no
event shall Landlord or any tenant of the Building other than Tenant be entitled
to connect to, use, or in any way affect the operation of Tenant’s
telecommunications equipment in the Leased Premises.

     

    4.3           Nuisance.  Tenant
shall conduct its business and use reasonable efforts to control its agents,
employees, invitees, contractors and visitors in such a manner as not to create
any nuisance, or unreasonably interfere with, or unreasonably annoy or disturb,
any other tenant or Landlord in its operation of the
Property.  Landlord shall operate the Properties and use reasonable
efforts to control its agents, employees, invitees, contractors and visitors in
such a manner as not to create any nuisance, or unreasonably interfere with, or
unreasonably disturb Tenant in its occupancy of the Leased
Premises.

     

    
      
         

      

      
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    4.4           Laws and Regulations; Rules
of Building.  Tenant shall comply with, and shall use its
reasonable efforts to cause its employees, agents, visitors and invitees to
comply with, all Legal Requirements relating to the use or occupancy of the
Leased Premises, and with the rules of the Buildings reasonably adopted and
altered by Landlord from time to time for the safety, protection, care and
cleanliness of the Leased Premises, the Buildings and the Properties, the
operation thereof, the preservation of good order therein and the comfort of the
tenants of the Building and their agents, employees and invitees, consistent
with Comparable Buildings, which rules and regulations shall be binding upon
Tenant upon Tenant’s receipt of notice of the adoption or alteration of such
rules and regulations (the “Building
Rules”).  In the event of a conflict between the provisions of
this Lease and the Building Rules, the provisions of this Lease shall
control.  Landlord shall use its reasonable efforts to cause all
tenants of the Buildings to comply with the Building Rules to the extent that
failure to so comply will materially affect Tenant’s use or enjoyment of the
Leased Premises.  Landlord shall not enforce the Building Rules with
respect to Tenant in a manner that is more restrictive than Landlord’s
enforcement of the Building Rules as to any other tenants of the
Building.  Landlord shall not enforce Tenant’s compliance with Legal
Requirements unless (a) Landlord’s failure to do so constitutes a violation of
Legal Requirements by Landlord or makes Landlord liable for Tenant’s continuing
violation, (b) Landlord is required to do so by any notice of violation, order,
decree, permit, rule or regulation issued by any Governmental Authority or (c)
Landlord’s failure to do so would, in Landlord’s reasonable opinion, endanger
the health, safety or welfare of any person on or about the Leased Premises or
the Properties.

     

    4.5           Legal Use and Violations of
Insurance Coverage.  Tenant shall not occupy or use the Leased
Premises, or permit any portion of the Leased Premises to be occupied or used,
for any business or purpose that (a) is unlawful, (b) creates noxious or
offensive odors emanating from the Leased Premises, or (c) does anything that
would in any way increase the rate of fire insurance coverage on the Properties
or its contents unless Tenant pays for the cost of such increased insurance
premium.  Tenant shall not cause or permit any Hazardous Materials to
be used, generated, treated, installed, stored or disposed of in, on, under or
about the Leased Premises, except to the extent consistent with the customary
and reasonable business practice of entities conducting businesses similar to
the business being conducted by Tenant in the Leased Premises; provided (i) such
Hazardous Materials do not endanger the health of any person on or about the
Leased Premises or the Properties and (ii) Tenant complies with all Legal
Requirements applicable to such Hazardous Materials.  It is hereby
agreed that possession and use of copy machines and machines used to
electronically accept or produce written data which utilize small amounts of
chemicals which may be included in the definition of Hazardous Materials shall
be considered “customary and reasonable business practices” within the meaning
of the previous sentence.  Landlord shall meet all of its obligations
under this Lease so as to keep in force all certificates of occupancy for the
Properties generally and Tenant, if and to the extent required by Legal
Requirements, shall meet all of its obligations under this Lease so as to keep
in force certificates of occupancy for the Leased Premises.  Landlord
shall comply with, and not violate, all applicable Legal Requirements to the
extent relating to the Properties generally and any other Legal Requirements
applicable to Landlord to the extent necessary to perform Landlord’s obligations
under this Lease (except to the extent that such Legal Requirement relates to a
tenant’s obligations under its lease, in which case Landlord shall exercise
reasonable efforts to cause compliance by such tenant), and Tenant, at its sole
cost and expense, shall comply with, and not violate, all applicable all Legal
Requirements to the extent relating to the Leased Premises.  Landlord
shall not enforce Tenant’s compliance with Legal Requirements unless (a)
Landlord’s failure to do so constitutes a violation of Legal Requirements by
Landlord or makes Landlord liable for Tenant’s continuing violation, (b)
Landlord is required to do so by any notice of violation, order, decree, permit,
rule or regulation issued by any Governmental Authority or (c) Landlord’s
failure to do so would, in Landlord’s reasonable opinion, endanger the health,
safety or welfare of any person on or about the Leased Premises or the
Properties.

     

    
      
         

      

      
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    4.6          Environmental
Laws.

     

    (a)           Tenant
has conveyed the Properties to Landlord, and Landlord has accepted and acquired
ownership of the Properties, pursuant to the Purchase Agreement.  As
more fully therein expressed, Tenant has previously provided Landlord with
various environmental reports and studies prepared by consultants and Landlord
has acquired such further reports as Landlord determined necessary with respect
to the Leased Premises, including new or updated Phase I and, where applicable,
Phase II environmental reports (collectively, with the reports and studies from
Tenant, “Environmental
Information”).  The Environmental Information is identified in
summary fashion on Schedule 3
hereto.

     

    (b)           Landlord
hereby agrees to and does indemnify, defend, and hold harmless, Tenant and
Tenant’s shareholders, officers, directors and their respective successors and
assigns from and against any and all claims, demands, causes of action, fines,
penalties, costs, expenses (including attorneys’ fees and court costs), liens,
or liabilities caused by, directly or indirectly relating in any way to, or
arising from (i) any matters reported in the Environmental Information (the
“Environmental
Matters”) as they relate to the Properties, (excluding the Leased
Premises), or (ii) Hazardous Materials introduced on, in or under the Buildings
or the Properties solely by Landlord, its agents, employees or contractors after
the Commencement Date; provided that the foregoing indemnity shall specifically
exclude any and all claims, demands, causes of action, fines, penalties, costs,
expenses (including attorneys’ fees and court costs), liens, or liabilities
caused by, directly or indirectly relating exclusively to or arising from
Hazardous Materials introduced on, in or under the Properties after the
Commencement Date solely by the acts of any party other than Landlord and
Landlord’s agents, employees and contractors.

     

    (c)           Tenant
shall be solely responsible for and shall undertake all Remedial Work required
by any Governmental Authority or as necessary to comply with, and not violate,
Legal Requirements arising from (i) Hazardous Materials on or in the Leased
Premises (including the Environmental Matters to the extent on or in the Leased
Premises); or (ii) Hazardous Materials introduced on, in or under the Buildings
or the Properties solely by Tenant, its agents, employees, invitees or
contractors after the Commencement Date.  Landlord shall not enforce
Tenant’s performance of Remedial Work unless (i) Landlord’s failure to do so
constitutes a violation of Legal Requirements by Landlord or makes Landlord
liable for Tenant’s continuing violation, (ii) Landlord is required to do so by
any notice of violation, order, decree, permit, rule or regulation issued by any
Governmental Authority or (iii) Landlord’s failure to do so would, in Landlord’s
reasonable opinion, endanger the health, safety or welfare of any person on or
about the Leased Premises or the Properties.

     

    (d)           Tenant
hereby agrees to and does indemnify, defend, and hold harmless, Landlord and
Landlord’s shareholders, officers, trustees and their respective successors and
assigns from and against any and all claims, demands, causes of action, fines,
penalties, costs, expenses (including attorneys fees and court costs), liens, or
liabilities caused by or directly or indirectly relating in any way to, or
arising from (i) Hazardous Materials on or in the Leased Premises (including the
Environmental Matters) and (ii) arising from Hazardous Materials introduced on,
in or under the Buildings, or the Properties solely by Tenant, its agents,
employees, invitees or contractors after the Commencement Date.

     

    
      
         

      

      
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    4.7          Prohibited
Uses.

     

    (a)           Throughout
the Term, Landlord shall not use, or permit the use of, the Properties (or any
part thereof) for any Prohibited Uses.  The term “Prohibited Uses”
shall mean (i) any use that emits an obnoxious odor, noise or sound that can be
heard or smelled outside of the premises; (ii) any use in violation of zoning
regulations or any other governmental restrictions applicable to the Property;
(iii) any operation primarily used as a warehouse or storage facility,
assembling or manufacturing, distilling, refining, rendering, processing,
smelting, agricultural or mining operations; (iv) any mobile home park or sales,
trailer court, labor camp, junk yard or stockyard; (v) any central laundry, dry
cleaning plant or laundromat; provided this prohibition shall not be applicable
to on-site services oriented only to pickup and delivery by consumers; (vi) any
automobile, truck, trailer or recreational vehicle sales, leasing, display,
repair or body shop; (vii) any living quarters, sleeping apartments, hotel or
lodging rooms; (viii) veterinary hospitals, animal raising or breeding
facilities, animal boarding facilities or pet shops; (ix) mortuaries or funeral
homes; (x) any establishment that sells, rents or exhibits pornographic
materials; (xi) massage parlors or any form of sexually oriented business
(including novelty merchandise sales); (xii) bars, taverns or brew pubs; (xiii)
flea markets, amusement or video arcades, computer game rooms, pool or billiard
halls, bingo halls, dance halls, discos or night clubs; (xiv) sales of
paraphernalia for use with illicit drugs; (xv) carnivals, amusement parks or
circuses; (xvi) pawn shops, auction houses, second hand stores, consignment
shops, army/navy surplus stores or gun shops; (xvii) gambling facilities or
sports betting parlor; (xviii) churches, synagogues or other places of worship;
(xix) assembly halls or meeting facilities; (xx) technical or vocational schools
or any other operation primarily engaged in education or training activities;
(xxi) medical clinics, abortion clinics, medical laboratories or screening
facilities; (xxii) any agency (public or private) providing health, welfare,
social or human services, or (xxiii) tattoo parlors, fortune telling or
spiritual readings; (xxiv) facilities that collect donated goods and products;
(xxv) bowling alleys, skating rinks, archery or gun ranges, and (xxvi) postal
facilities, tax collectors, tag agencies, jails or detention centers,
courthouses or any other form of agency dealing with civil authority, (xxvii)
fitness centers (unless consented to by the party entitled to object to the
Prohibited Use) and (xxviii) any use that, by its nature (even if such use is
legally permissible), would result in parking or traffic flow on the Property
being materially adversely affected or that will attract a volume, frequency or
type of visitor or employee to the Building that is not consistent with the
standards of Comparable Buildings or that would impose an excessive demand on or
use of the facilities or services of the Building.  Notwithstanding
the foregoing, the term “Prohibited Uses” shall not include as to a Property
(but only as to the party conducting such use for so long as such party
continues such use at such Property) any use lawfully conducted by Tenant or a
third party occupant of space within the Property on the Commencement
Date.

     

    (b)           Throughout
the Term, Landlord shall not, without Tenant’s prior consent, further develop
the Property in a manner that would result in (i) an increase in the amount of
any Additional Rent payable by Tenant hereunder or (ii) parking or traffic flow
to the Building being materially adversely affected or that will attract a
volume, frequency or type of visitor or employee to the Building that is not
consistent with the standards of Comparable Buildings or that would impose an
excessive demand on or use of the facilities or services of the
Building.

     

    
      
         

      

      
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    ARTICLE
V

    LEASEHOLD IMPROVEMENTS AND
REPAIRS

     

    5.1           Leasehold
Improvements.  Subject to the provisions of this Lease, Tenant
hereby accepts the Leased Premises, including any and all existing leasehold
improvements, in their “AS-IS” condition, and acknowledges that, subject to the
provisions of Section
5.5, Landlord has no obligation to construct additional leasehold
improvements in the Leased Premises or to provide any money, work, labor,
material, fixture, decoration or equipment with respect to the Leased
Premises.

     

    5.2           Alterations.  Except
as provided below, Tenant shall not make or allow to be made any alterations or
physical additions in or to the Leased Premises, without first obtaining the
written consent of Landlord to the plans and specifications and contractors
therefor, which consent shall not be unreasonably withheld or
delayed.  Any such alterations or additions shall be made in
compliance with Legal Requirements.   Notwithstanding the
foregoing, Tenant shall have the right to make alterations and physical
additions to the Leased Premises costing less than the Alterations Threshold
Amount, or which are of such a nature as not to require a building permit,
without Landlord’s consent provided:  (i) Tenant notifies Landlord in
writing and furnishes Landlord with plans and specifications and the names of
the contractors for all such alterations or additions at least seven (7) days
prior to undertaking them, (ii) Tenant provides Landlord with as-built plans and
specifications related to such alterations or additions upon completion of same,
(iii) such alterations or additions are not visible from the exterior of the
Leased Premises or the Building, (iv) the modifications are in compliance with
all Legal Requirements, (v) such additions and alterations do not adversely
affect the mechanical, electrical, plumbing, life safety, or structural
integrity of the Building and (vi) Tenant coordinates its activities with the
Building’s property manager.  In no event shall Tenant be obligated to
pay any charge to Landlord or any agent of Landlord for (i) supervision of any
alterations or physical additions in or to the Leased Premises made by Tenant or
(ii) review or approval of plans or specifications for or in connection with any
alterations or physical additions in or to the Leased Premises made or proposed
by Tenant (other than reimbursement of any actual, out-of-pocket costs
reasonably incurred by Landlord to verify that Tenant’s plans do not adversely
affect the mechanical, electrical, plumbing, life safety or structural integrity
of the Building as expressed in clause (v) above).

     

    5.3           Non-Removable
Improvements.  The term “Non-Removable
Improvements” shall mean each and all of the following to the extent
owned by Tenant or its Affiliates: all mechanical equipment above the ceiling,
the ceiling system, the ceiling tile, light fixtures (other than chandeliers;
provided Tenant replaces the ceiling tile and leaves a connection for a
replacement chandelier or Building Standard fixture), permanent walls, wall
coverings, doors, door hardware, floor coverings (other than area rugs), all
electrical and plumbing systems located within the Leased Premises, and blinds,
all life safety and other Building systems, all cafeterias and commissaries,
including all fixtures, equipment and appliances used in connection therewith;
all gymnasiums, fitness or exercise centers, including all equipment, fixtures
and furnishings therein, and at all properties that include retail banking
facilities, all vaults, vault doors, pneumatic tubing then existing at
drive-through facilities, teller counters and under-counter
steel.  All Non-Removable Improvements are and shall remain the
property of Landlord.  Tenant shall be permitted (but not obligated)
to remove any other improvements to the Leased Premises (together “Tenant’s Business
Equipment,” whether or not installed so as to be fixtures under
applicable law), including trade fixtures, equipment, furniture, furnishings,
supplies, records, documents, cash, coin, and other items of moveable personal
property relating to the operation of Tenant’s business, including all safe
deposit boxes (but not the nests or frames thereof), safes, Tenant
identification signage, ATMs connected to or located within the Buildings or
situated as freestanding structures on the Property and ATM equipment,
telecommunication equipment, security systems and equipment, satellite dishes
and antennas, computers, computer terminals and computer equipment, any office
equipment (whether leased or owned) located in the Buildings, framed artwork not
permanently affixed to the Property, and Tenant’s furniture, trade fixtures, and
equipment installed in the Leased Premises by Tenant at its cost and expense;
provided Tenant repairs any damage to the Leased Premises or other parts of the
Building caused by the removal of the foregoing items.

     

    
      
         

      

      
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    5.4           Mechanics
Liens.  Tenant shall have no authority or power, express or
implied, to create or cause to be created any mechanic’s, materialmen’s or other
lien, charge or encumbrance of any kind against any Leased
Premises.  Should any mechanic’s, materialmen’s or other lien, charge
or encumbrance of any kind be filed against any Leased Premises by reason of
Tenant’s acts or omissions or because of a claim against Tenant, Tenant shall
cause the same to be cancelled or discharged of record by bond or otherwise
within sixty (60) days after notice to Tenant by Landlord, or within thirty (30)
days after notice to Tenant by Landlord if at the time of such notice Landlord
anticipates a sale or refinancing of any Leased Premises will be closed within
sixty (60) days after said notice (and if Landlord includes that fact in
Landlord’s notice to Tenant).  If Tenant shall fail to cancel or
discharge said lien or liens within the time provided pursuant to this Section 5.4, Landlord
may, at its sole option, cancel or discharge the same, and upon Landlord’s
demand, Tenant shall promptly reimburse Landlord for all reasonable costs
incurred in canceling or discharging such liens.  Except to the extent
that such costs, losses, or liabilities are caused by Landlord’s actions, Tenant
shall indemnify and hold Landlord harmless from and against all costs (including
reasonable attorneys’ fees and costs of suit), losses, liabilities, or causes of
action arising out of or relating to any alterations, additions or improvements
made by Tenant to the Leased Premises, including any mechanic’s or materialman’s
liens asserted in connection therewith.  Landlord and Tenant expressly
agree and acknowledge that no interest of Landlord in the Leased Premises or the
Property shall be subject to any lien for improvements made by Tenant in or for
the Leased Premises, and that Landlord shall not be liable for any lien for any
improvements made by Tenant, such liability being expressly prohibited by the
terms of this Lease.  Landlord may file in the public records of the
County in which the Building is located, a public notice containing a true and
correct copy of this paragraph, and Tenant hereby agrees to inform all
contractors and materialmen performing work in or for or supplying materials to
the Leased Premises of the existence of the prohibition contained in this
paragraph.

     

    
      
         

      

      
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    5.5           Repairs by
Landlord.  Landlord will make, as an Operating Expense (to the
extent allowable), all repairs to, and perform necessary maintenance, repair,
refurbishing and replacement work to the Properties, and all parts thereof, in
such manner as is in keeping with Comparable Buildings, including the: (a)
structural elements of the Buildings, (b) mechanical (including HVAC),
electrical, the plumbing and fire/life safety systems serving the Buildings in
general, (c) Common Areas including the Parking Areas , (d) roofs of the
Buildings, (e) exterior windows of the Buildings and (f) elevators serving the
Buildings.  Landlord shall promptly make repairs (considering the
nature and urgency of the repair) for which Landlord is
responsible.  Except in emergency situations as reasonably determined
by Landlord, Landlord shall provide Tenant with prior notice of any entry into
the Leased Premises required to effectuate the repairs for which Landlord is
responsible and shall exercise reasonable efforts to perform any such entry into
the Leased Premises in a manner that is reasonably designed to minimize
interference with the operation of Tenant’s business in the Leased
Premises.  If Landlord should fail or refuse to make such repairs,
refurbishings or replacements or perform said maintenance with reasonable
promptness after written notice from Tenant, then Tenant may, at its option, but
without any obligation to do so, upon written notice to Landlord, cure such
failure as expressed in Section 7.1(f) and
recover the reasonable cost thereof from Landlord as expressed in Article
XIII.

     

    5.6           Repairs by
Tenant.  Tenant shall, at its sole cost and expense, promptly
perform all maintenance, repairs, refurbishing and replacement work to the
Leased Premises that are not Landlord’s express responsibility under this Lease,
and shall keep the Leased Premises in good condition and repair, reasonable wear
and tear excepted.  Tenant’s repair obligations include repairs to:
(a) floor covering, (b) interior partitions, (c) doors, (d) the interior side of
demising walls, (e) electronic, phone and data cabling and related equipment
that is installed by or for the exclusive benefit of Tenant and located in the
Leased Premises or other portions of the Building, (f) supplemental air
conditioning units, private showers and kitchens, including hot water heaters,
plumbing and similar facilities serving Tenant exclusively, and (g) alterations
performed by contractors retained by Tenant, including related HVAC
balancing.  All Tenant’s work shall be performed in accordance with
the rules and procedures described in Section 5.2
hereof.  Upon termination of this Lease, Tenant will surrender and
deliver the Leased Premises to Landlord in the same condition in which the
Leased Premises existed on the Commencement Date, subject, however, to (i) the
provisions of Article
VI hereof, (ii) the alterations permitted pursuant to this Lease, (iii)
the provisions of  Section 5.3, and (iv)
except for ordinary wear and tear.  If Tenant should fail or refuse to
make such repairs, refurbishings or replacements or perform said maintenance as
and when reasonably required, Landlord may, at its option, but without any
obligation to do so, cure such failure or refusal and Landlord’s costs shall be
reimburseable by Tenant as additional rent, by Tenant, immediately upon
invoicing by Landlord.  Notwithstanding the foregoing, Landlord agrees
to perform, as Above Standard Services, Tenant’s repair and maintenance
obligations with respect to the Leased Premises.  Tenant shall notify
Landlord of the need for any such repair and maintenance and Landlord shall
endeavor to respond timely to each such request.

     

    5.7           Demising
Work.  Any Demising Work required to be performed by Tenant:
shall, in each instance, be completed as follows:

     

     (a)           Tenant
shall prepare and submit to Landlord for Landlord’s approval a preliminary space
plan (the “Preliminary
Space Plan”) in connection with Tenant’s proposed separation of the
Leased Premises from the Surrendered Premises.  Landlord’s approval
shall not be unreasonably withheld or delayed and shall be given or withheld, or
Landlord shall advise Tenant whether Landlord requires additional information in
order to evaluate Tenant’s request, within ten (10) days following Tenant’s
delivery to Landlord of the Preliminary Space Plan.  If Landlord
objects to the Preliminary Space Plan (or any revision thereof), Tenant shall
deliver a revised Preliminary Space Plan to Landlord and the procedure will be
repeated, if necessary, until a final space plan is
approved.  Landlord’s approval of each revised Preliminary Space Plan
shall be given or withheld within ten (10) days following Landlord’s receipt
thereof from Tenant.  The final approved space plan is hereinafter
referred to as the “Final Space
Plan”.  Landlord and Tenant shall work with one another
reasonably and in good faith to resolve any differences concerning the
Preliminary Space Plan and the Final Space Plan (or the Preliminary Drawings or
Final Drawings hereafter referenced in Section 5.7(b) immediately below),
failing which any disagreements shall be resolved in accordance with Article XII
hereof.

     

    
      
         

      

      
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     (b)           From
the Final Space Plan, Tenant shall prepare and submit to Landlord for Landlord’s
approval (which approval shall not be unreasonably withheld or delayed, and
which shall be given or withheld, or Landlord shall advise Tenant whether
Landlord requires additional information in order to evaluate Tenant’s request,
within ten (10) days) following Tenant’s delivery to Landlord of, one-eighth
inch (1/8”) architectural, mechanical, electrical, lighting, plumbing and (if
reasonably requested by Landlord) floor load working drawings together with
specifications necessary to complete all of the proposed improvements shown on
the Final Space Plan (collectively, the “Preliminary
Drawings”). If Landlord objects to the Preliminary Drawings (or any
revision thereof), Tenant shall deliver revised Preliminary Drawings to Landlord
and the procedure will be repeated, if necessary, until final drawings are
approved.  The final approved drawings are hereinafter referred to as
the “Final
Drawings”.

     

     (c)           Tenant
will cause the Demising Work to be constructed in substantial accordance with
the Final Drawings.  Landlord shall be deemed to have waived Tenant’s
performance of any Demising Work not shown on the Final Drawings except to the
extent required to satisfy Legal Requirements.  Landlord’s review of
Space Plans and Drawings under Sections 5.7(a) and
(b) above is
for Landlord’s purposes only, and not a representation or warranty that the work
to be performed pursuant thereto meets all Legal Requirements.

     

     (d)           In
connection with the Demising Work, Tenant shall file all drawings, plans and
specifications, pay all fees and obtain all permits and applications from any
authorities having jurisdiction and perform all Demising Work in compliance the
requirements of such permits and applications; and Tenant shall promptly obtain,
if required, a permanent certificate of occupancy and all other approvals
required of Tenant to use and occupy the Leased Premises.

     

     (e)           Tenant
shall have the right to select the general contractor and subcontractors for the
Demising Work; provided that Tenant shall not use a contractor or subcontractor
as to which Landlord shall reasonably object within ten (10) days following
Tenant’s notice to Landlord of the identity of such contractor(s) and
subcontractor(s) as Tenant has selected.

     

     (f)           The
parties shall cooperate with each other in good faith and coordinate the
scheduling of the Demising Work in an effort to complete the same in a timely
manner.  Landlord and Tenant shall be commercially reasonable in
agreeing to non-material reconfigurations of the boundaries of the Leased
Premises to facilitate Tenant’s construction of demising walls for the Leased
Premises.

     

     (g)           All
of the Demising Work shall be done, on a Property by Property basis, in
compliance with Building Standards at Tenant’s expense, including building
permit and other fees, architectural and engineering expenses and other expenses
relating thereto.  Tenant may request Landlord’s review of Preliminary
Space Plans or Preliminary Drawings before Tenant’s notification to Landlord of
Tenant’s election to remove Surrendered Premises from the Leased Premises to
facilitate Tenant’s understanding of the potential approximate costs associated
therewith.

     

    
      
         

      

      
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     (h)           Any
other provision of this Lease to the contrary notwithstanding, if as a result of
performing Demising Work required as a result of Tenant’s surrender of Purchase
Agreement Vacate Space to Landlord, Tenant adds One Thousand Five Hundred
(1,500) square feet or less of Purchase Agreement Vacate Space to the Net
Rentable Area of the Leased Premises at a Property as herein provided (any space
so added, the “PAVS
Expansion Premises”), Tenant shall have the right and option, exercisable
from time to time by written notice to Landlord prior to the expiration of the
Vacate Period (as defined in the Purchase Agreement), to terminate this Lease
with respect to Leased Premises at such Property or at any other Property
containing, in the aggregate, the same or fewer square feet of Net Rentable Area
as the Net Rentable Area of the PAVS Expansion Premises (any space so
terminated, the “PAVS
Contraction Premises”); provided that (i) Tenant shall only be permitted
to create PAVS Contraction Premises at a Property to the extent the same is
reasonably necessary for Tenant to perform Demising Work required as a result of
Tenant’s surrender of Purchase Agreement Vacate Space to Landlord at such
Property, (ii) Tenant may not terminate this Lease with respect to PAVS
Contraction Premises containing, in the aggregate, more than One Thousand Five
Hundred (1,500) square feet of Net Rentable Area at any Property and (iii) the
aggregate Net Rentable Area of the PAVS Expansion Premises at all Properties
shall be equal to or greater than aggregate Net Rentable Area of the PAVS
Contraction Premises at all Properties.

     

    5.8           Art.  Landlord
acknowledges that Tenant stores and/or displays within the Buildings, multiple
works of art, including paintings, textiles, sculptures, and other forms of
artwork (the “Art”) that are an
integral part of the Bank of America Art Collection.  The Art may be
located within areas leased by and under control of Tenant, or in Common Areas,
including lobbies or other public spaces within the Buildings or outdoor plaza
areas.

     

     (a)           The
Art that is located within the Properties as of the date hereof is listed in the
attached Schedule
4 hereto.  Tenant may hereafter locate additional pieces of Art
within the Buildings and/or Leased Premises, and any of such Art shall also be
considered part of the Bank of America Art Collection, unless it cannot be
removed from the Building without damaging the Art  Tenant shall have
the right at any time during the Term of the lease and for a period of 60 days
following the Term of the lease, as to any such Building, to remove any of the
Art at Tenant’s sole cost and expense.  In the event any Art is
removed from either Leased Premises or Common Areas, Tenant shall repair any
damage caused by its removal.  To the extent Art is removed from the
Common Areas, Tenant shall notify Landlord in writing not less than 30 days
prior to the anticipated removal date that the Art shall be
removed.  Tenant agrees to indemnify Landlord against any claims made
by the artist or putative right holder pursuant to VARA arising out of Tenant’s
removal or subsequent treatment of the Art, and such indemnity shall survive the
termination or expiration of this Lease.

     

     (b)           Landlord
agrees that (i) Landlord shall not remove any Art from any Common Areas or
public spaces of the Buildings during the Term hereof or within a period of
sixty (60) days following the Term hereof, and Landlord acknowledges that any
such removal in violation of this paragraph may cause damage to the Art, for
which Landlord shall bear sole responsibility; and (ii) Landlord’s removal of
any Art during the Term or thereafter shall not be within the scope of Tenant’s
VARA indemnification.

     

    
      
         

      

      
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     (c)           Tenant
shall have the right at any time or from time to time, to erect plaques or
markers, subject to Landlord’s approval (not to be unreasonably withheld)
identifying the Art as commissioned by Bank of America or on loan from the Bank
of America Art Collection.  To the extent Tenant elects not to remove
any Art at the termination of the Lease, Landlord agrees that any plaques or
markers installed by Tenant identifying the Art as commissioned by Bank of
America or on loan from the Bank of America Art Collection shall remain in place
for so long as the Art is displayed within the Building or Common
Areas.

     

    ARTICLE
VI

    CONDEMNATION, CASUALTY AND
INSURANCE

     

    6.1          Condemnation.

     

    (a)           If
all or a portion of a Building or the Leased Premises as would render the
continuance of Tenant’s business from such Leased Premises impracticable (as
reasonably determined by Tenant) is permanently taken or condemned for any
public purpose, this Lease, at the option of Tenant upon the giving of notice to
Landlord within twenty (20) days from the date of such condemnation or taking
shall forthwith cease and terminate as to such Leased Premises as provided in
Section 6.1(c)
below.

     

    (b)           If
all or substantially all of the Property, or so much thereof as to cause the
remainder not to be economically feasible to operate, as reasonably determined
by Landlord, should be permanently taken or condemned for any public purpose and
Landlord terminates all similarly affected leases in the Building that Landlord
has the right to terminate, then Landlord shall have the option of terminating
this Lease as to the affected Leased Premises by notice to Tenant within ten
(10) days from the date of such condemnation or taking.

     

    (c)           If
this Lease is terminated as to such particular Leased Premises as provided in
Sections 6.1(a)
or (b) above,
this Lease shall cease and expire as to such Leased Premises as if the date of
transfer of possession of the Leased Premises, the Property, or any portion
thereof, was the expiration date of this Lease as to such Leased
Premises.

     

    (d)           If
this Lease is not terminated by either Landlord or Tenant as aforesaid, Tenant
shall pay all Rent up to the date of transfer of possession of such portion of
the Leased Premises so taken or condemned and this Lease shall thereupon cease
and terminate with respect to such portion of the Leased Premises so taken or
condemned as if the date of transfer of possession of the Leased Premises was
the expiration date of the Term relating to such portion of the Leased
Premises.  Thereafter, the Annual Basic Rent, and Tenant’s Operating
Expense Share and Tenant’s Tax Share shall be calculated based on the Net
Rentable Area of the Leased Premises not so taken or condemned.  If
any such condemnation or taking occurs and this Lease is not so terminated,
Landlord shall, within sixty (60) days after the date any portion of the
Property is damaged, or the use of any portion of the Property by Tenant and
Tenant’s employees and invitees is impeded, because of such condemnation,
commence to repair the Property (excluding Tenant’s Business Equipment), so that
the remaining portion of the Property, as the case may be, shall constitute a
complete architectural unit, reasonably fit for Tenant’s occupancy and business
as reasonably determined by Tenant and Landlord.  If Landlord fails to
cause such restoration to be substantially completed within one (1) year after
the date Landlord commences such restoration work for any reason other than a
delay caused by an act or omission of Tenant, then Tenant shall have the right
to terminate this Lease by notifying Landlord in writing of such termination
within thirty (30) days after the date that is one (1) year after the date
Landlord commences such restoration work.  The one (1) year period
described in the preceding sentence shall be automatically extended for each day
of delays caused by Force Majeure Events.

     

    
      
         

      

      
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    (e)           In
the event of any condemnation or taking of all or a portion of the Leased
Premises, and in the event of any condemnation or taking of all or a portion of
the Parking Areas or the Property which taking materially adversely affects the
value of or Tenant’s use or enjoyment of the Leased Premises, Tenant, at
Tenant’s expense may, jointly with Landlord, appear, claim, prove and recover,
in proceedings relative to such taking, (i) the value of any fixtures,
furniture, furnishings, leasehold improvements and other personal property that
were condemned but which under the terms of this Lease Tenant is permitted to
remove at the end of the Term, (ii) the unamortized cost of any leasehold
improvements that are not so removable by Tenant at the end of the Term and that
were installed at Tenant’s expense, (iii) the loss of Tenant’s business as the
result of such condemnation and (iv) relocation and moving
expenses.

     

    (f)           If
any taking or condemnation for any public purpose of the Leased Premises or any
portion thereof occurs for one hundred eighty (180) days or less and the portion
of the Leased Premises not so taken is in Tenant’s reasonable judgment
sufficient to allow the conduct of Tenant’s business in the Leased Premises to
substantially the same extent and quantity as before the taking (and Tenant, in
fact, ceases its use of the Leased Premises for business purposes), then it
shall be deemed a temporary taking and this Lease shall continue in full force
and effect except that Annual Basic Rent, Tenant’s Operating Expense Share and
Tenant’s Tax Share shall be calculated based on the Net Rentable Area of the
Leased Premises not so taken, for the period of time that the Leased Premises
are so taken as of the date of transfer of possession of the Leased Premises and
Landlord shall be under no obligation to make any repairs or
alterations.

     

    6.2           Damages from Certain
Causes.  Except as provided in Section 3.1 and Section 6.6, and
subject to Landlord’s obligations to restore, repair and maintain as
specifically provided in this Lease, Landlord shall not be liable or responsible
to Tenant for any loss or damage to any property or person occasioned by theft,
fire, act of God, public enemy, riot, strike, insurrection, war, requisition or
order of governmental body or authority, court order or injunction, or any other
cause beyond Landlord’s control.

     

    
      
         

      

      
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    6.3          Casualty
Clause.

     

    (a)           If
at any time during the Term of this Lease, the Leased Premises, the Common
Areas, including the Parking Areas, the Buildings or any systems or equipment
serving the Leased Premises, the Common Areas or the Buildings (collectively,
the “Damaged
Property”) is damaged by fire, earthquake, flood or by any other casualty
of any kind or nature (a “Casualty”) then,
except as hereinafter provided, Landlord shall proceed to rebuild or restore the
Damaged Property at Landlord’s sole cost and expense; provided that, in no
event, shall Damaged Property include, nor shall Landlord or Tenant have any
obligation to rebuild or restore, any of Tenant’s furniture, furnishings,
equipment, trade fixtures or other property owned by Tenant.  If, in
the reasonable opinion of Landlord’s architect as evidenced by a written letter
of certification delivered to Tenant not more than forty-five (45) days
following the Casualty, the Damaged Property cannot be repaired so as to make
the Leased Premises and the Parking Areas tenantable within two hundred seventy
(270) days from the date of notice of Landlord’s architect’s opinion, then
Tenant shall have the right to terminate this Lease as to such property by
notifying Landlord in writing of such termination within thirty (30) days of
receipt of Landlord’s architect’s opinion.  Any failure by Tenant to
deliver such termination notice to Landlord by such thirtieth (30th) day shall
constitute a waiver of Tenant’s right to terminate this Lease pursuant to this
Section 6.3(a)
as a result of such Casualty.

     

    (b)           Landlord
may elect to terminate this Lease as to an affected property on account of a
Casualty by delivering written notice to Tenant within forty-five (45) days
after a Qualified Damage; provided that Landlord also terminates all other
similarly affected tenant leases that Landlord has a right to terminate as a
result of such Casualty.  As used herein, a “Qualified Damage”
shall mean any one or more of the following:

     

     (i)           There
shall be damage to an extent greater than fifty percent (50%) of the replacement
cost of the Building above the foundation, and such damage or destruction shall
be caused by a risk covered by insurance maintained or required to be maintained
(whether or not actually maintained) by Landlord pursuant to this Lease (i.e.,
an “insurable risk”).

     

     (ii)           There
shall be damage, resulting from a risk other than an insurable risk, to an
extent greater than twenty-five percent (25%) of the replacement cost of the
Building above the foundation.

     

     (iii)           Necessary
repairs to the Damaged Property cannot be completed, in the reasonable opinion
of Landlord’s architect, within two hundred seventy (270) days after the
occurrence of such damage, which opinion Landlord shall cause its architect to
deliver to Tenant not more than thirty (30) days after the
Casualty.

     

    (c)           Notwithstanding
any language herein to the contrary, if at the time of any substantial damage to
the Leased Premises from a Casualty, less than one (1) year remains in the Term,
then (i) Landlord shall have the right, in its sole option, to elect not to
rebuild or restore the Damaged Property, such right to be exercised, if at all,
by written notice to Tenant within thirty (30) days after the date of such
Casualty, and (ii) Tenant shall have the right, in its sole option, to terminate
this Lease, such right to be exercised, if at all, within thirty (30) days after
the date of such Casualty or within thirty (30) days after Tenant’s receipt of
Landlord’s notice pursuant to Section 6.3(c)(i)
..

     

    
      
         

      

      
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    (d)           If
Landlord is herein required to repair and restore the Property, and Tenant shall
have had, but shall not have exercised, a right of termination as provided at
Section 6.3(a),
Landlord shall use commercially reasonable efforts to commence such repair and
restoration within sixty (60) days following the Casualty.  Landlord’s
architect shall determine the date that Landlord commences the repair and
restoration of the Property and shall notify Tenant of such determination within
thirty (30) days thereof.  Notwithstanding any language herein to the
contrary, if Landlord undertakes but fails to repair and restore the Damaged
Property within the later of (i) one (1) year after the date determined by
Landlord’s architect to be the date Landlord commenced the restoration and
repair work or (ii) the date identified in Landlord’s architect’s opinion given
pursuant to Section
6.3(a) as the date by which Landlord’s architect believed the repair and
restoration to the Damaged Property would be completed (the later such date, the
“Outside Completion
Date”), for any reason other than a delay caused by an act or omission of
the Tenant, then subject to the final sentence of this paragraph, Tenant may
terminate this Lease by delivering written notice to Landlord within thirty (30)
days after the Outside Completion Date, but before the repairs and restoration
to the Damaged Property have been completed.  If Tenant fails to
deliver such notice within such thirty (30) day period, Tenant shall have waived
its right to terminate this Lease on account of the time required to repair such
casualty.  The Outside Completion Date shall be automatically extended
for each day of delays caused by Force Majeure Events (but in no event shall
such Outside Completion Date be extended for more than sixty (60) days by Force
Majeure Events).

     

    6.4           Property
Insurance.  Landlord shall maintain standard fire and extended
coverage insurance, plus, if elected by Landlord, coverage for acts of
terrorism, for each Property, including for the Buildings, Common Areas,
including Parking Areas, Leased Premises and other tenantable areas and on the
improvements and betterments contained therein (excluding Tenant’s and any other
tenant’s furniture, furnishings, equipment, trade fixtures or other property),
in an amount not less than eighty percent (80%) of the full replacement cost
thereof above the foundation.  Upon the request of Tenant, a copy of a
duly executed certificate of insurance reflecting Landlord’s maintenance of the
insurance required under this Section 6.4 shall be
delivered to Tenant.  Said insurance shall be maintained with a
reputable insurance company selected by Landlord and qualified and licensed to
do business in the State in which the Property is located and having a current
Best’s Rating of A+ or better.  All payments for losses thereunder
shall be made solely to Landlord.

     

    6.5           Liability
Insurance.  Landlord and Tenant shall each maintain a policy or
policies of comprehensive general liability insurance with the premiums thereon
fully paid on or before the due dates, issued by and binding upon a reputable
insurance company qualified and licensed to do business in the State in which
the Property is located, with a current Best’s Rating of A+ or
better.  Such insurance shall afford minimum protection (which may be
effected by primary and/or excess coverage) of not less than Three Million
Dollars ($3,000,000.00) for bodily injury or death in any one (1) accident or
occurrence and against property damage.  Notwithstanding anything to
the contrary, so long as Tenant satisfies the Self-Insurance Net Worth Test,
Tenant may self insure in order to meet any insurance requirements in this
Lease.  In the event Tenant fails, in whole or in part, to carry
insurance that complies with the requirements of this Section 6.5, Tenant
shall be deemed to self-insure to the extent of such noncompliance.

     

    
      
         

      

      
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    6.6           Hold
Harmless.  Landlord shall not be liable to Tenant, or to
Tenant’s agents, servants, employees, contractors, customers or invitees, for
any damage to person or property to the extent caused by any negligent act or
omission of Tenant, or its agents, servants or employees, and Tenant agrees to
and does hereby indemnify, defend and hold harmless, Landlord and Landlord’s
shareholders, officers and trustees, and its and their respective successors and
assigns, from and against any and all claims, demands, causes of action, fines,
penalties, costs, expenses (including reasonable attorneys’ fees and court
costs), liens or liabilities to the extent caused by (i) any negligent act or
omission of Tenant, or its agents, servants or employees or (ii) any claim for
which Tenant was obligated to obtain insurance, but elected to self-insure as
permitted by Section
6.5.  Tenant shall not be liable to Landlord, or to Landlord’s
agents, servants, employees, contractors, customers or invitees, for any damage
to person or property to the extent caused by any negligent act or omission of
Landlord, or its agents, servants or employees and Landlord agrees to and does
indemnify, defend and hold harmless Tenant and Tenant’s shareholders, officers
and directors, and its and their respective successors and assigns, from and
against any and all claims, demands, causes or action, fines, penalties, costs,
expenses (including reasonable attorneys fees and costs), liens or liabilities
to the extent caused by any negligent act or omission of Landlord, or its
agents, servants or employees.

     

    6.7           WAIVER OF
RECOVERY.  ANYTHING IN THIS LEASE TO THE CONTRARY
NOTWITHSTANDING, LANDLORD AND TENANT EACH HEREBY WAIVES ANY AND ALL RIGHTS OF
RECOVERY, CLAIM, ACTION OR CAUSE OF ACTION, AGAINST THE OTHER, AND ITS AGENTS,
SERVANTS, PARTNERS, SHAREHOLDERS, DIRECTORS, OFFICERS OR EMPLOYEES, FOR ANY LOSS
OR DAMAGE THAT MAY OCCUR TO THE LEASED PREMISES, THE PROPERTY OR ANY
IMPROVEMENTS THERETO OR THEREON, OR ANY PROPERTY OF SUCH PARTY THEREIN OR
THEREON, BY REASON OF FIRE, THE ELEMENTS, OR ANY OTHER CAUSE THAT IS INSURED
AGAINST (OR IS INSURABLE, WHETHER OR NOT ACTUALLY INSURED) UNDER THE TERMS OF
STANDARD FIRE AND EXTENDED COVERAGE INSURANCE POLICIES IN THE STATE IN WHICH THE
PROPERTY IS LOCATED, REGARDLESS OF THE AMOUNT OF THE PROCEEDS, IF ANY, PAYABLE
UNDER SUCH INSURANCE POLICIES AND THE CAUSE OR ORIGIN, INCLUDING NEGLIGENCE OF
THE OTHER PARTY HERETO, OR ITS AGENTS, OFFICERS, PARTNERS, SHAREHOLDERS,
SERVANTS OR EMPLOYEES, AND COVENANTS THAT NO INSURER SHALL HOLD ANY RIGHT OF
SUBROGATION AGAINST SUCH OTHER PARTY ON ACCOUNT THEREOF.

     

    ARTICLE
VII

    DEFAULTS, REMEDIES,
BANKRUPTCY, SUBORDINATION

     

    7.1          Default and
Remedies.

     

    (a)          The
occurrence of any of the following shall constitute an Event of Default (“Event of Default”)
under this Lease on the part of Tenant:

     

    (i)           Failure
to pay any payment of Rent when due (including Annual Basic Rent, Excess Basic
Rent, if any, Tenant’s Operating Expense Share, Tenant’s Tax Share and Above
Standard Services Rent) and such failure to pay continues for a period of ten
(10) days after written notice thereof from Landlord to Tenant; provided that
Landlord shall not be obligated to send written notice of a failure to pay more
than two (2) times in any consecutive twelve (12) month period, or

     

    
      
         

      

      
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    (ii)           At
any time that Tenant does not satisfy the Net Worth Test, failure of Tenant to
maintain any policy of insurance that Tenant is required by the terms of this
Lease to maintain and such failure continues for a period of ten (10) business
days after written notice from Landlord to Tenant of such failure, which notice
shall (A) specify the insurance policy which Tenant has failed to maintain and
the provision of this Lease which requires Tenant to maintain such insurance,
and (B) state, in all capital letters and in a prominent place, that the
continuance of such failure to maintain insurance for ten (10) business days
after Tenant’s receipt of such written notice will constitute an Event of
Default under Section
7.1(a) of the Lease, or

     

    (iii)           Tenant
breaches or fails to comply with any term, provision, condition or covenant of
this Lease, other than as described in Section 7.1(a)(i) and
(ii), and such breach or failure continues for thirty (30) days after
written notice from Landlord to Tenant of such breach or failure to comply (or,
if such breach or failure is curable but reasonably cannot be cured within
thirty (30) days, Tenant does not commence to cure such breach or failure
promptly within such thirty (30) day period and continuously and diligently
thereafter pursue such cure and remedy until such breach or failure is remedied;
provided that there shall be a maximum period of one hundred eighty (180) days
after Landlord’s written notice to cure or remedy such default, except that such
maximum cure period shall extended as appropriate for delays caused by Force
Majeure Events.

     

    (b)          Upon
the occurrence of an Event of Default, subject to Section 7.1(e) below,
Landlord shall have the option to do and perform any one or more of the
following in addition to, and not in limitation of, any other remedy or right
permitted it by law or in equity or by this Lease:

     

    (i)           Landlord
may immediately or at any time thereafter, collect all overdue Rent and other
charges payable to Landlord, together with Landlord’s legal fees and costs of
enforcement, with interest at the Applicable Rate from the date such sums were
originally due until the date paid in full.

     

    (ii)           Landlord
may immediately or at any time thereafter re-enter the Leased Premises and
correct or repair any condition which shall constitute a failure on Tenant’s
part to keep, observe, perform, satisfy, or abide by any term, condition,
covenant, agreement, or obligation of this Lease or of the Building Rules now in
effect or hereafter adopted or of any notice given Tenant by Landlord pursuant
to the terms of this Lease, and Tenant shall fully reimburse and compensate
Landlord on demand.

     

    (iii)           Subject
to the limitations expressed in Section 7.1(e),
Landlord, with or without terminating this Lease, may immediately or at any time
thereafter demand in writing that Tenant vacate the Leased Premises and
thereupon Tenant shall immediately vacate the Leased Premises and remove
therefrom all property thereon (other than Non-Removable Improvements) belonging
to or placed in the Leased Premises by, at the direction of, or with consent of
Tenant, whereupon Landlord shall have the right to re-enter and take possession
of the Leased Premises.  Any such demand, re-entry and taking
possession of the Leased Premises by Landlord shall not of itself constitute an
acceptance by Landlord of a surrender of this Lease or of the Leased Premises by
Tenant and shall not of itself constitute a termination of this Lease by
Landlord.

     

    
      
         

      

      
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    (iv)           Subject
to the limitations expressed in Section 7.1(e),
Landlord may immediately or at any time thereafter, re-enter the Leased
Premises, and if persons or any of Tenant’s property are then in the Leased
Premises, then, upon prior written notice to Tenant, Landlord may remove
therefrom Tenant and all property belonging to or placed on the Leased Premises
by, at the direction of, or with consent of Tenant, all at Tenant’s
expense.  Any such re-entry and removal by Landlord shall not of
itself constitute an acceptance by Landlord of a surrender of this Lease or of
the Leased Premises by Tenant and shall not of itself constitute a termination
of this Lease by Landlord.

     

    (v)           Subject
to the limitations expressed in Section 7.1(e),
Landlord, without terminating this Lease, may immediately or at anytime
thereafter relet the Leased Premises or any part thereof, for such time or
times, at such rental or rentals and upon such other terms and conditions as
Landlord deems reasonable, and Landlord may make any alterations or repairs to
the Leased Premises that are necessary or proper to facilitate such reletting as
office space; and Tenant shall pay all costs of such reletting, including the
cost of any such alterations and repairs to the Leased Premises and reasonable
attorneys’ fees actually incurred; and Tenant shall continue to pay all Rent due
under this Lease up to and including the date of beginning of payment of rent by
any subsequent tenant of part or all of the Leased Premises, and thereafter
Tenant shall pay monthly during the remainder of the Term the amount, if any, by
which the Rent and other charges reserved in this Lease exceed the rent and
other charges collected from any such subsequent tenant or tenants (net of the
costs Landlord incurred to re-enter and relet the Leased Premises), but Tenant
shall not be entitled to receive any excess of any such rents collected over the
Rent reserved herein.  Landlord hereby agrees to use its commercially
reasonable efforts to relet the Leased Premises to mitigate or otherwise reduce
the damages for which Tenant may be liable hereunder, but only to the extent
required under applicable law in the state in which the Building is located;
provided that in no event shall Landlord’s leasing or attempted leasing of other
space in the Building instead of the Leased Premises, in and of itself, violate
the provisions of the preceding sentence.  Any such reletting may be
for such rent, for such time, and upon such terms as the Landlord, in the
Landlord’s good faith discretion, shall determine to be commercially
reasonable.  Landlord shall be deemed to have exercised commercially
reasonable efforts to relet the Leased Premises so long as Landlord or
Landlord’s agents employ marketing methods and procedures substantially similar
to marketing methods and procedures used by Landlord or Landlord’s agents to
market and lease vacant space in other buildings, which are similar in nature
and quality to the Building, owned by Landlord or an affiliate of
Landlord.

     

    (vi)           Subject
to the limitations expressed in Section 7.1(e),
Landlord may immediately or at any time thereafter terminate this Lease, and
this Lease shall be deemed to have been terminated upon notice to Tenant of such
termination; upon such termination Landlord shall elect to either recover from
Tenant (A) all damages Landlord may suffer by reason of such termination
including all arrearages in rentals, costs, charges, additional rentals, and
reimbursements, the cost (including court costs and reasonable attorneys’ fees)
of recovering possession of the Leased Premises, the actual or estimated (as
reasonably estimated by Landlord) cost of any alteration of or repair of the
Leased Premises that is necessary or proper to prepare the same for reletting as
office space, or (B) all arrearages in rentals, plus an amount equal to the
excess, if any, of the present value discounted at the Prime Rate of the total
amount of all Rent to be paid by Tenant for the remainder of the Term, over the
present value (discounted at the same rate) of the fair market rental value of
the Leased Premises for the remainder of the Term.

     

    
      
         

      

      
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    (c)           If
Landlord re-enters the Leased Premises or terminates this Lease pursuant to any
of the provisions of this Lease, Tenant hereby waives all claims for damages
that may be caused by such re-entry or termination by Landlord pursuant to the
provisions of this Lease.  Tenant shall and does hereby indemnify and
hold Landlord harmless from any loss, cost (including court costs and attorneys’
fees), or damages suffered by Landlord by reason of such re-entry or termination
unless caused by Landlord’s gross negligence.

     

    (d)           The
exercise by Landlord of any one or more of the rights and remedies provided in
this Lease shall not prevent the subsequent exercise by Landlord of any one or
more of the other rights and remedies herein provided.  Except as
otherwise provided in this Lease, remedies provided for in this Lease are
cumulative and may, at the election of Landlord, be exercised alternatively,
successively, or in any other manner and are in addition to any other rights
provided for or allowed by law or in equity.

     

    (e)           Notwithstanding
the provisions set forth in Sections 7.1(b)(iii)
through (vi),
Landlord may not:

     

     (i)           terminate
this Lease as to any Property or Properties unless either (A) Tenant shall have
failed to pay, without the contractual right to abate or offset as herein
otherwise provided, Rent for such Property or Properties in an amount equal to
or greater than the amount of three (3) months’ Annual Basic Rent then due and
payable with respect to such Property or Properties, and such failure to pay
continues for a period of ten (10) days following Tenant’s receipt of written
notice thereof from Landlord, which notice shall state in all capital letters
(or other prominent display) that this Lease may be terminated as to such
Property or Properties if Tenant fails to promptly pay all overdue Rent for such
Properties or Properties, or (B) Tenant shall fail to comply with any final
order relating to such Property or Properties rendered pursuant to the dispute
resolution procedures outlined in Article XII within
the time periods set forth in such order, or, if no time periods are set forth
therein, then within such time period as is reasonably necessary to promptly and
diligently comply with such order, but not to exceed sixty (60) days, subject to
appropriate extensions for delays caused by Force Majeure Events, and such
failure to comply continues for a period of thirty (30) days following Tenant’s
receipt of written notice thereof from Landlord, which notice shall state in all
capital letters (or other prominent display) that this Lease may be terminated
as to such Property or Properties if Tenant fails to promptly comply with the
requirements of such order; or

     

     (ii)           terminate
this Lease in its entirety unless Tenant shall have failed to pay, without the
contractual right to abate or offset as herein otherwise provided, Rent in an
amount equal to or greater than the amount of three (3) months’ Annual Basic
Rent then due and payable with respect to all Properties under this Lease, and
such failure to pay continues for a period of ten (10) days following Tenant’s
receipt of written notice thereof from Landlord, which notice shall state in all
capital letters (or other prominent display) that this Lease may be terminated
if Tenant fails to promptly pay all overdue Rent.

     

    
      
         

      

      
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    (f)           If
Landlord should fail to perform or observe any covenant, term, provision or
condition of this Lease and such default should continue beyond a period of ten
(10) days as to a monetary default or thirty (30) days (or such longer period as
is reasonably necessary to remedy such default; provided Landlord shall
continuously and diligently pursue such remedy at all times until such default
is cured) as to a non-monetary default, after in each instance written notice
thereof is given by Tenant to Landlord (and a copy of said notice is sent
simultaneously therewith to the Notice Parties) (“Landlord Default”),
then, in any such event Tenant shall have the right, (i) to cure or attempt to
cure the Landlord Default (upon twenty-four (24) hours’ notice in the event of
an emergency, notwithstanding the foregoing provisions of this Section 7.1(f)), and
Landlord shall reimburse Tenant for all reasonable sums expended in so curing
the Landlord Default or (ii) to commence such actions at law or in equity to
which Tenant may be entitled.  The exercise by Tenant of any one or
more of the rights and remedies provided in this Lease shall not prevent the
subsequent exercise by Tenant of any one or more of the other rights and
remedies herein provided.  Except as otherwise provided in this Lease,
remedies provided for in this Lease are cumulative and may, at the election of
Tenant, be exercised alternatively, successively, or in any other manner and are
in addition to any other rights provided for or allowed by law or in equity,
including the right to claim that Tenant has been constructively
evicted.

     

    (g)           Notwithstanding
the provisions of Section 7.1(e)
hereof, if Landlord should fail to maintain any policy of insurance which
Landlord is required by the terms of this Lease to maintain and such failure
continues for a period of ten (10) business days after written notice from
Tenant to Landlord and all Notice Parties of such failure, which notice shall
(A) specify the insurance policy which Landlord has failed to maintain and the
provision of this Lease which requires Landlord to maintain such
insurance.  Tenant’s sole and exclusive recourse and remedy for
Landlord’s failure to maintain any such policy of insurance shall be limited to
the limited offset right provided in Section
13.1.

     

    7.2           Insolvency or
Bankruptcy.  The appointment of a receiver to take possession
of all or substantially all of the assets of Tenant, or any general assignment
by Tenant for the benefit of creditors, or any action taken by Tenant under any
insolvency, bankruptcy, or reorganization act, or an involuntary proceeding
against Tenant that is not dismissed or bonded against within one hundred twenty
(120) days after the filing thereof, shall at Landlord’s option, constitute a
breach of this Lease by Tenant.  Upon the happening of any such event
or at any time during the duration of such event, this Lease shall terminate
five (5) days after notice of termination from Landlord to Tenant.  In
no event shall this Lease be assigned or assignable by voluntary or involuntary
bankruptcy or a proceeding in lieu thereof and in no event shall this Lease or
any rights or privileges hereunder be an asset of Tenant under any bankruptcy,
insolvency, or reorganization proceedings.

     

    7.3           Negation of Lien for
Rent.  Landlord hereby expressly waives and negates any and all
contractual liens and security interests, statutory liens and security interests
or constitutional liens and security interests arising by operation of law to
which Landlord might now or hereafter be entitled on all property of Tenant now
or hereafter placed in or upon the Leased Premises, except for judgment liens,
if any.

     

    
      
         

      

      
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    7.4           Attorney’s
Fees.  If either party is in default beyond any applicable
grace or notice period in the performance of any of the terms of this Lease and
the other party employs an attorney in connection therewith, the non-prevailing
party agrees to pay the prevailing party’s reasonable attorneys’ and paralegals’
fees and costs, at all levels, before, during and after trial, and on
appeal.

     

    7.5           No Waiver of
Rights.  No failure or delay of Landlord or Tenant in any one
instance to exercise any remedy or power given it herein or to insist upon
strict compliance by Tenant or Landlord of any obligation imposed on it herein
in any other instance and no custom or practice of either party hereto at
variance with any term hereof shall constitute a waiver or a modification of the
terms hereof by such party in any one instance or any right it has herein to
demand strict compliance with the terms hereof by the other party in any other
instance.  No express waiver shall affect any condition, covenant,
rule, or regulation other than the one specified in such waiver and then only
for the time and in the manner specified in such waiver.  No person
has or shall have any authority to waive any provision of this Lease unless such
waiver is expressly made in writing and signed by an authorized officer of
Landlord or Tenant.  No endorsement or statement on any check or
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
provided in this Lease.

     

    7.6           Holding
Over.

     

     (a)           Except
as provided in Section
7.6(b), in the event of holding over by Tenant after expiration or
termination of this Lease without the written consent of Landlord, Tenant shall
pay for the entire holdover period as liquidated damages, solely for such
holding over, one hundred fifty percent (150%) of the Annual Basic Rent that
would have been payable if the Lease had not so terminated or expired plus one
hundred fifty percent (150%) of all Rent other than Annual Basic Rent (including
Tenant’s Operating Expense Share and Tenant’s Tax Share) that would have been
payable if this Lease had not so terminated or expired.  Nothing in
this Section
7.6(a) shall be construed as granting Tenant a right to retain possession
of the Leased Premises, or as limiting Landlord’s right to recover possession of
the Leased Premises, after the expiration or termination of this Lease as to
such Leased Premises.

     

     (b)           Notwithstanding
the provisions of Section 7.6(a),
Tenant shall be permitted to holdover in the Leased Premises, or a portion
thereof, for a period of time not to exceed sixty (60) days after the expiration
of the Term (whether the Initial Term or the Term as renewed) if and only if:
(1) Landlord has not already leased the portion of the Leased Premises in which
Tenant is holding over, and (2) Tenant gives Landlord written notice of such
intent to holdover within thirty (30) days prior to the expiration of the Term;
such written notice shall specify the length of time Tenant intends to holdover
and the portion of the Leased Premises in which Tenant intends to
holdover.  If Tenant elects to holdover pursuant to the preceding
sentence, such holdover will be on an AS-IS basis except that the Annual Basic
Rent shall be one-hundred twenty-five percent (125%) of the Annual Basic Rent
applicable to such Leased Premises immediately prior to such
holdover.

     

    
      
         

      

      
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    7.7           Subordination.  Landlord
represents and warrants to Tenant that as of the Commencement Date, there is no
ground lease or other superior lease presently encumbering the Leased Premised,
and no mortgage or deed of trust lien presently encumbering the Leased
Premises.  Landlord will provide to Tenant, within thirty (30) days
following the recording of a mortgage or deed of trust encumbering a Property
(the holder thereof, or of a ground lease or other superior lease to which this
Lease may hereafter be subject, being hereafter referred to as an “Interest Holder”), a
non-disturbance agreement in the form attached hereto as Exhibit D or such
other form as shall be reasonably satisfactory to Tenant and such Interest
Holder, and such form in any event shall specifically include provisions that,
in the case of a deed of trust or mortgage, in the event of any foreclosure or
other enforcement under the mortgage or deed of trust, either by judicial
proceeding or by power of sale, or if conveyance or transfer of the Property
shall be made in lieu of foreclosure, or in the case of a lease, in the event of
any termination of the lease for any reason (whether or not because of exercise
by lessor of any right or remedy) or any enforcement of remedies by the lessor
thereof (any such foreclosure or conveyance in lieu of foreclosure, and any such
lease termination or enforcement of lease remedies, being herein referred to as
“Enforcement”),
then this Lease shall not be terminated as a result of such Enforcement, whether
by operation of law or otherwise, but rather, notwithstanding such Enforcement,
and the fact that this Lease is subordinate to the deed of trust mortgage or
lease (as the case may be), this Lease shall continue in full force and effect
as a binding lease agreement between Owner and Tenant in accordance with its
provisions, and the rights of Tenant under this Lease shall not be interfered
with nor disturbed by any party owning the Property or any interest therein as a
result of Enforcement, or such party’s successors and assigns (any such owner,
and its successors and assigns, being herein called “Owner”).  However,
nothing herein shall negate the right of Owner to exercise the rights and
remedies of Landlord under this Lease, including the right to terminate this
Lease as provided herein in the event of a default by Tenant under this Lease,
and as to any default by Tenant under this Lease existing at the time of
Enforcement, such Enforcement shall not operate to waive or abate any action
initiated by Landlord under this Lease to terminate the same on account of such
default.  Tenant agrees to subordinate its interest under this Lease
to any ground lease, mortgage or deed of trust lien hereafter placed on the
Property; provided that as a condition to such subordination, the party to whose
interest Tenant subordinates its interest hereunder shall execute and deliver to
Tenant a subordination, non-disturbance and attornment agreement in the form
attached as Exhibit
D, or in another form otherwise meeting the requirements of this
Section.  Unless and until a subordination, non-disturbance and
attornment agreement is entered into between Tenant and the applicable party,
the holder of any ground or land lease that may now affect any of the Land or
the holder of any mortgage or deed of trust that may now encumber the Property
may elect at any time to cause their interests in the Land or the Property to be
subordinate and junior to Tenant’s interest under this Lease by filing an
instrument in the real property records of the county in which the Building is
located effecting such election and providing Tenant with notice of such
election.

     

    
      
         

      

      
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    7.8           Estoppel
Certificate.  At the request of either Landlord or Tenant, the
other party will execute within ten (10) business days from the date of receipt
of the request, from time to time, an estoppel certificate substantially in the
form attached hereto as Exhibit E or in such
other form as may be reasonably requested by the requesting party; provided that
any request submitted by Landlord requesting an estoppel certificate by Tenant
shall be accompanied by an estoppel certificate executed by Landlord indicating
whether or not there are any then existing defaults by Tenant under this Lease,
and if so, describing said defaults.  Tenant and any third party
certifying, to the best of such party’s knowledge and belief, to the facts (if
true) described in such certificate.

     

    7.9           Subsequent
Documents.  Any provision in this Lease for Tenant or Landlord
to execute estoppel certificates, subordination, non-disturbance or attornment
agreements or other documents pertaining to this Lease, is subject to the
requirements that, except as provided in this Lease or otherwise agreed to, any
such document must involve no diminution of Tenant’s or Landlord’s rights
provided for in this Lease, no additional liability of Tenant or Landlord, and
no cost or expense to Tenant or Landlord; and any estoppel certificate regarding
Lease defaults or breaches shall be limited to the actual knowledge of the
signing representative.

     

    7.10         Interest Holder
Privileges.  In the event of any Landlord’s Default, Tenant
shall give written notice thereof to Landlord and to any Interest Holder whose
address shall have been furnished to Tenant, such notice to be delivered to said
Interest Holder at the same time notice is delivered to
Landlord.  Tenant shall offer such Interest Holder the same
opportunity to cure the default as Landlord is entitled, and Tenant shall
forbear in the exercise of any rights or remedies in the interim.

     

    ARTICLE
VIII

    SUBLEASING, ASSIGNMENT,
LIABILITY, AND CONSENTS

     

    8.1           Sublease or Assignment by
Tenant.

     

     (a)           Tenant
shall not (i) assign, convey or otherwise transfer (whether voluntarily, by
operation of law, or otherwise) this Lease or any interest hereunder to any
party other than to an Affiliate or corporate successor of Tenant or (ii) allow
any lien to be placed upon Landlord’s or Tenant’s interest hereunder in and to
the Leased Premises or the Properties or the estates or interests created by
this Lease.

     

    
      
         

      

      
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     (b)           Subject
to the provisions of this Section 8.1(b),
Tenant may, at any time during the Term, sublease all or a portion of the Leased
Premises; provided that any sublease for a term of longer than five (5) years,
other than a sublease to an Affiliate or corporate successor of Tenant or to one
or more of Tenant’s vendors for the purpose of allowing such vendors to place
their personnel on-site at Tenant’s premises during the duration of the
vendor/vendee relationship, shall be subject to and contingent upon Landlord’s
right of recapture as provided in this Section
8.1(b).  If Tenant desires to sublet all or any portion of the
Leased Premises to a person or entity other than an Affiliate, corporate
successor or Tenant vendor for a term of longer than five (5) years, Tenant
shall notify Landlord in writing at least twenty (20) days prior to the date on
which Tenant desires such sublease to become effective (hereinafter referred to
in this Section
8.1(b) as the “Transfer Notice”) of
the (i) economic terms of the proposed subletting, (ii) the identity of the
proposed sublessee, (iii) the area proposed to be sublet (hereinafter referred
to as the “Sublet
Space”), and (iv) the use to be made by such sublessee of such Sublet
Space.  The Transfer Notice shall also state in all capital letters
(or other prominent display), that Landlord shall be deemed to have declined to
recapture the Sublet Space and to have approved the sublease if Landlord fails
to respond within twenty (20) days after receipt thereof.  If Landlord
fails to respond to such Transfer Notice within twenty (20) days after receipt
thereof, Landlord shall be deemed to have approved the proposed sublease as set
forth in the Transfer Notice.  Tenant agrees to use its reasonable
efforts to promptly provide any additional information about a proposed sublease
that is reasonably requested by Landlord.  Tenant shall deliver a copy
of any such sublease to Landlord promptly after its execution.  If
Tenant shall fail to consummate the sublease that was the subject of the
Transfer Notice on the same terms as those set forth in the Transfer Notice
within ninety (90) days following the date of the Transfer Notice, then Tenant
shall be obligated to deliver to Landlord a further Transfer Notice in regard to
the proposed sublease, and the process shall be repeated until the sublease
shall be signed within the time and on the terms required, or Landlord shall
elect to recapture the Sublet Space.  If Landlord elects to recapture
the Sublet Space, upon such recapture and Tenant’s surrender and Landlord’s
acceptance of the Sublet Space, (i) Tenant shall be released from its
obligations under this Lease for the remainder of the Term of this Lease as they
relate to the recaptured Sublet Space only, including Tenant’s obligation to pay
Annual Basic Rent and Tenant’s Operating Expense Share and Tenant’s Tax Share as
they relate to the recaptured Sublet Space only, and (ii) Landlord shall pay all
leasing commissions, tenant improvement allowances and other costs associated
with releasing the recaptured Sublet Space and all costs associated with
demising the recaptured Sublet Space for separate occupancy.  No
release of Tenant from its obligations under this Lease as they relate to Sublet
Space recaptured by Landlord as aforesaid shall be deemed an exercise by Tenant
of any Contraction Rights granted to Tenant pursuant to Article
XI.

     

     (c)           Anything
in this Lease contained to the contrary notwithstanding, Tenant shall not have
the right to sublease all of any portion of the Leased Premises to an
organization or person enjoying sovereign or diplomatic immunity.

     

     (d)           Each
sublessee must fully observe all covenants of this Lease applicable to the
Sublet Space, and no consent by Landlord to a sublease shall be deemed in any
manner to be a consent to a use not permitted under this
Lease.  During the occurrence of an Event of Default by Tenant
hereunder, Landlord may collect subrentals directly from a sublessee of the
Sublet Space.

     

     (e)           Notwithstanding
the giving by Landlord of its consent or approval to any subletting, assignment
or occupancy as provided in this Section 8.1 or any
language contained in such lease, sublease or assignment to the contrary, except
to the extent this Lease or any obligation or liability of Tenant hereunder is
expressly terminated or released in writing by Landlord, Tenant shall not be
relieved of any of Tenant’s obligations or covenants under this Lease and Tenant
shall remain fully liable hereunder.

     

     (f)           Any
attempted assignment, sublease or other transfer by Tenant in violation of the
terms and covenants hereof shall be void and shall be a breach under Section 7.1(a)(iii),
with respect to which, however, no grace period shall apply.  Any
consent or approval by Landlord to a particular assignment, sublease or other
transfer shall not constitute Landlord’s consent or approval to any other or
subsequent assignment, sublease or other transfer, and any proposed assignment,
sublease or other transfer by an assignee, sublessee or transferee of Tenant or
any other assignee, sublessee or transferee shall be subject to the provisions
hereof as if it were a proposed assignment, sublease or other transfer by
Tenant.

     

    
      
         

      

      
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     (g)           Tenant
agrees to reimburse Landlord for reasonable legal fees and costs incurred by
Landlord in connection with Landlord’s consideration of any request by Tenant
for a Subtenant Non-Disturbance Agreement in connection with a Cost Approved
Sublease, it being understood that, if the sublease does not satisfy the
criteria for a Cost Approved Sublease, Landlord may grant or withhold its
approval of the Subtenant Non-Disturbance Agreement in Landlord’s sole
discretion.

     

     (h)           If
(i) Landlord declines its right of recapture and Tenant thereafter enters into a
sublease that satisfies mutually acceptable criteria theretofore established by
Landlord and Tenant or (ii) Tenant obtains Landlord’s prior written approval of
the particular sublease, including the term, the subtenant, the subrent, the
sublease improvement allowances and other material economic and non-economic
terms of the sublease before Tenant enters into the sublease with the third
party subtenant (a subtenant who is neither an Affiliate, corporate successor of
Tenant nor a Tenant vendor); it being understood that, if the sublease does not
satisfy the mutually approved criteria, Landlord may grant or withhold its
approval of the sublease for purposes of this cost reimbursement in Landlord’s
sole discretion (any such sublease, a “Cost Approved
Sublease”), then Landlord shall reimburse Tenant for the unamortized
balance (computed without interest on a straight line basis over the basic term
of the Cost Approved Sublease, excluding renewals) of the actual, documented
leasing commissions and subtenant improvement expenditures made by Tenant in
connection with delivering the Sublet Space to the subtenant pursuant to the
Cost Approved Sublease, calculated and payable as of the date Tenant surrenders
possession of the subject Sublet Space to Landlord.  If so requested
by Landlord, Tenant shall deliver to Landlord, a statement in reasonable detail
itemizing Tenant’s sublease improvement expenditures to the Sublet Space and
such other and further information and documentation regarding the Cost Approved
Sublease as Landlord shall reasonably request.

     

     (i)           Any
provision of the Lease to the contrary notwithstanding, the rights granted to
Tenant pursuant to provisions of Section 1.4 (Options
to Renew), Section
3.4 (Building Identity; Signage; Exclusivity), Article IX (Purchase
and Sale), Article
X (Expansion Rights) and Article XI
(Contraction Rights) are personal to the herein named Tenant and any corporate
successor or permitted assignee of this Lease and such rights may not be
assigned or subleased to, or exercised by, any other person or entity, it being
understood that no assignment of this Lease or subletting of all or a portion of
the Leased Premises shall cancel or void any of the aforesaid rights as they
pertain to the herein named Tenant and any corporate successor permitted
assignee of this Lease.  Tenant shall furnish to Landlord copies of
any and all subleases executed by Tenant within ten (10) business days following
the date such sublease is by its terms effective and whether such sublease is a
Cost Approved Sublease and, if so, Tenant’s sublease improvement expenditures
incurred in connection therewith.  All subleases shall by their terms
be subject and subordinate to this Lease as amended from time to
time.

     

     (j)           In
any instance in which Landlord shall have the right of recapture but Tenant
shall, in violation of Section 8.1(b),
sublease Sublet Space without first offering the same to Landlord, then without
limitation of Landlord’s rights, Landlord shall have the continuing right of
recapture pursuant to Section 8.1(b) upon
learning of such sublease and so advising Tenant; the twenty (20) day response
period reserved to Landlord under Section 8.1(b) being
deemed tolled until the date Tenant delivers a Transfer Notice in respect of the
Sublet Space and shall run for a period of twenty (20) days
thereafter.  If Tenant shall have subleased the Sublet Space at a
profit (after deduction of Tenant’s reasonable, documented costs of subleasing)
and Landlord thereafter elects to recapture, then Tenant shall be obliged to
compensate Landlord, upon Landlord’s demand, in the full amount of such profit
from the inception of such sublease to the date of recapture.  Except
as provided in this Section 8.1(j),
Tenant shall retain any and all profits on subleasing.

     

    
      
         

      

      
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    8.2           Assignment by
Landlord.  At any time after the Commencement Date, but subject
to the provisions of Section 9.3, Landlord
shall have the right to transfer, assign or convey, in whole or in part, the
Properties of which the Leased Premises are a part, or any portion or portions
thereof, and any and all of its rights under this Lease, and in the event
Landlord transfers, assigns, or conveys its rights and obligations under this
Lease, Landlord shall thereby be released from any future obligations hereunder
and Tenant agrees to look solely to such successor in interest of the Landlord
for performance of such future obligations to the extent such successor in
interest has, by written instrument of which a copy has been delivered to
Tenant, assumed all of the liabilities and obligations of its predecessor in
interest under this Lease accruing from and after the date of such transfer,
assignment or conveyance; the foregoing provision shall not release the
transferring Landlord from any obligation or liability which has not been
assumed by such successor in interest of Landlord.  Except for such
release of the prior Landlord, in no event shall any transfer, assignment or
conveyance affect or otherwise impair the rights of Tenant to accrued self-help,
abatement or other rights and remedies of Tenant hereunder arising out of any
breach of an express warranty or representation of any Landlord contained in
this Lease, the failure of any Landlord to perform any covenant of Landlord
under this Lease or otherwise arising out of this
Lease.  Notwithstanding any other provision of this Lease, except as
expressly provided in Sections 9.3, no
transfer, assignment or conveyance of interest of the transferring Landlord in
all or any part of the Property or the Land shall release or reduce, or
prejudice Tenant’s rights against the transferring Landlord with respect to, any
liabilities or obligations of Landlord which accrued, or relate to any period of
time, prior to the date of such transfer, assignment or conveyance.

     

    
      
         

      

      
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    ARTICLE
IX

    PURCHASE AND
SALE

     

    9.1           Tenant’s Right of First
Refusal to Purchase.  If at any time during the Initial Term of
this Lease, Landlord shall receive a bona fide offer (a “Third Party Offer”)
from a third party (other than a purchaser making a bid at any sale incidental
to the exercise of any remedy provided for in any mortgage encumbering a
Building or a Property, or a proposed transaction with an Affiliate of Landlord)
to purchase a Major Property, which Third Party Offer is in all respects
acceptable to Landlord, and if at the time Landlord receives such Third Party
Offer, no Event of Default has occurred hereunder and shall be continuing and
the herein named Tenant, or its Affiliates, shall remain in possession of at
least thirty-five percent (35%) of the Net Rentable Area of such Major Property,
then Landlord shall notify Tenant of such Third Party Offer.  If both
of the conditions enumerated in the previous sentence shall be satisfied,
Landlord shall notify Tenant of such Third Party Offer and for a period of
twenty (20) days after such notice is sent by Landlord, Tenant shall have the
exclusive right to accept Landlord’s offer to purchase Landlord’s interest in
the Major Property upon the terms and conditions set forth in the Third Party
Offer. Tenant shall exercise such right of first refusal, if at all, by
delivering its written purchase offer to Landlord within said twenty (20) days
after the date of Landlord’s notice. Such purchase shall occur not later than
sixty (60) days following Tenant’s acceptance of Landlord’s offer.  On
the date of such purchase, Landlord shall convey and assign to Tenant, or its
designee, Landlord’s interest in the Major Property in consideration of payment
of the sale price therefor, in accordance and upon compliance with the terms and
conditions of the Third Party Offer, and this Lease shall terminate with respect
to the Leased Premises located in the Major Property conveyed to
Tenant.  If Tenant fails to accept Landlord’s offer within such twenty
(20) day period, then Landlord shall be free to sell the Major Property for a
period of nine (9) months thereafter on the same economic terms and conditions
(or on different terms more favorable to Landlord, as seller) without offering
the Major Property to Tenant.  If Landlord does not convey its
interest in the Major Property within such nine (9) month period, then Tenant’s
rights pursuant to this paragraph shall be reinstated.  In no event
shall the right of first refusal provided in this Section 9.1 apply to any
foreclosure of any Property or the delivery of any deed-in-lieu of foreclosure
and such right of first refusal shall terminate and be of no further force or
effect upon and following a foreclosure or the delivery of a deed-in-lieu of
foreclosure.

     

    9.2           Right of First Offer on
Sale.

     

     (a)           During
the Initial Term, with respect to all Properties that are not Major Properties,
and during each and any Renewal Term, with respect to all Properties for which
Tenant shall have renewed the term hereof in accordance with the provisions of
Section 1.4 of
this Lease (as applicable, a “ROFO Eligible
Property”), so long as no Event of Default shall have occurred hereunder
and be continuing, and for so long as the herein named Tenant, or its
Affiliates, shall remain in possession of at least thirty-five percent (35%) of
the Net Rentable Area of such ROFO Eligible Property (together, the “ROFO Eligible
Conditions”), Tenant shall have the right of  first offer to
purchase such Properties should Landlord determine to sell such ROFO Eligible
Property, as more fully provided below.  In no event shall the right
of first offer provided in this Section 9.2 apply to
any foreclosure of any Property or the delivery of any deed-in-lieu of
foreclosure and such right of first offer shall terminate and be of no further
force or effect upon and following a foreclosure or the delivery of a
deed-in-lieu of foreclosure.

     

     (b)           For
so long as the ROFO Eligible Conditions persist, Landlord shall notice Tenant as
to the offer price as well as other economic terms upon which Landlord wishes to
sell the ROFO Eligible Property, specifying the last date upon which
Landlord  will agree to make settlement on such
sale.  Tenant shall have thirty (30) days following Landlord’s
delivery of such notice within which to respond to such notice. If Tenant does
not accept Landlord’s offer within such thirty (30) day period, Tenant’s rights
under this Section shall lapse and Landlord shall thereafter be free to market
and sell the ROFO Eligible Property upon the same economic terms and for the
price stated in the offer for a period of nine (9) months; provided that if
Landlord fails to execute a definitive agreement to sell the ROFO Eligible
Property within nine (9) months following the date of Landlord’s original notice
to Tenant or, within such nine (9) month period, Landlord desires to sell the
ROFO Eligible Property for a purchase price or on  economic conditions
that are less than the offer price and conditions previously identified to
Tenant, Landlord shall re-offer the ROFO Eligible Property to Tenant as set
forth above.

     

    
      
         

      

      
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    9.3           Separate
Lease.  If Landlord either (a) conveys a Property to a party
that is not an Affiliate of Landlord after complying with the provisions of
Sections 9.1
and 9.2, to the
extent that the same are applicable, or (b) conveys a Property at which Tenant’s
Occupancy Percentage is twenty-five percent (25%) or less to an Affiliate of
FSG, if so requested in writing by Landlord, Tenant, as tenant, shall execute a
Separate Lease with the new owner of the Property, as landlord, which Separate
Lease shall relate solely to the conveyed Property and shall (i) be for the same
Term, including Renewal Terms, as would otherwise pertain under this Lease (any
such Separate Lease, a “Continuing Term Separate
Lease”) or, at Tenant’s election and/or Landlord’s election, but, if at
Landlord’s election, subject to disapproval by Tenant in Tenant’s sole
discretion, an initial term of five (5) years, with renewal terms of five (5)
years each through the Expiration Date (any such Separate Lease, a “Five Year Term Separate
Lease”), (ii) be for the same Annual Basic Rent, Excess Basic Rent, if
any, and Additional Rent as would otherwise be payable under this Lease
(regardless of whether the Separate Lease is a Continuing Term Separate Lease or
a Five Year Term Separate Lease) and (iii) otherwise be on all of the same terms
and conditions as set forth in this Lease, except that (A) if the Contraction
Premises are located in a Property that is subject to a Continuing Term Separate
Lease, Tenant shall exercise the Contraction Rights granted to Tenant under
Article XI by
entering into a Contraction Assignment (if the Contraction Premises constitutes
all of the Leased Premises at the Property) or a Contraction Sublease (if the
Contraction Premises constitutes a portion, but less than all, of the Leased
Premises at the Property) with FSG or, at FSG’s election, an Affiliate of FSG
and (B) Tenant shall have no Contraction Rights under Article XI for any
Properties subject to Five Year Term Separate Leases.  Immediately
upon the execution of a Separate Lease for a Property by the new owner of the
Property and Tenant, this Lease shall terminate with respect to such Property
and the Separate Lease shall in all aspects be controlling, except for FSG’s
obligation to enter into a Contraction Assignment or a Contraction Sublease, as
applicable, to effectuate Tenant’s exercise of Contraction Rights for any
Property subject to Continuing Term Separate Leases, which obligation of FSG
shall continue so long as Tenant continues to have Contraction Rights under this
Lease.  Notwithstanding the foregoing, in no event shall Tenant’s
right to elect (without Landlord’s approval) a Five Year Term Separate Lease as
provided in this Section 9.3 apply to
any foreclosure of any Property or the delivery of any deed-in-lieu of
foreclosure and Tenant’s right to elect (without Landlord’s approval) a Five
Year Term Separate Lease shall terminate and be of no further force or effect
upon and following a foreclosure or the delivery of a deed-in-lieu of
foreclosure.

     

    ARTICLE
X

    EXPANSION
RIGHTS

     

    10.1           Quarterly Availability
Reports.  Landlord shall advise Tenant in writing (each such
writing, a “Quarterly
Availability Report”) on or about February 10, May 10, August 10 and
November 10 during each year of the Initial Term of this Lease of all space then
available for leasing in the Properties and in all other properties then owned
by Landlord and all other  wholly-owned Affiliates of FSG (any such
properties not owned by Landlord being hereinafter referred to as an “Affiliate Owned
Property”).  Each Quarterly Availability Report shall list (a)
the location of the Property or Affiliate Owned Property at which the space is
available, (b) the approximate Net Rentable Area of the available space at each
property, (c) the anticipated date of availability and (d) the approximate base
rent and estimated additional rent (and other charges) to be paid
therefor.  Landlord will use commercially reasonable efforts to
provide accurate information in the Quarterly Availability Reports, but Tenant
acknowledges and agrees that Landlord does not and shall not represent or
warrant the accuracy or completeness of the information contained in such
reports or that any space identified as available for leasing in a report shall
be available if, as and when Tenant desires to lease such space.  In
no event shall Landlord have any liability to Tenant for any inaccurate or
incomplete information set forth in a Quarterly Availability Report or shall any
failure by Landlord to timely deliver a Quarterly Availability Report to Tenant
constitute a Landlord Default under this Lease or provide Tenant with any right
or remedy against Landlord or any other person other than an action to
specifically enforce Landlord’s obligations under this Section
10.1.

     

    
      
         

      

      
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    10.2         Tenant’s Expansion
Notice.

     

     (a)           If
Tenant shall desire to lease available space at a Property or an Affiliate Owned
Property, Tenant shall notify Landlord of such interest (any such notification,
a “Tenant’s Expansion
Notice”) and identify (a) the Property or the Affiliate Owned Property in
which Tenant desires to lease additional space, (b) the approximate Net Rentable
Area of the expansion space desired by Tenant, (c) the date by which Tenant
desires to occupy the expansion space and (d) whether Tenant is committing, in
advance of receiving the Landlord Expansion Response, to lease the space
identified in the Tenant Expansion Notice if and when available (any such space,
“Pre-Committed
Space”) subject to Tenant’s acceptance of Landlord’s determination of the
Fair Market Rental Value of such Pre-Committed Space.  Tenant
Expansion Notices may also include, or be combined with, Contraction Rights
Exercise Notices, as provided in Article XI.

     

     (b)           Tenant
acknowledges that Landlord’s Quarterly Availability Reports shall not identify
the Purchase Agreement Vacate Space as available for leasing until after Tenant
vacates and surrenders possession of such space to Landlord as provided in the
Purchase Agreement.  Accordingly, if Tenant desires to lease Purchase
Agreement Vacate Space as Leased Premises hereunder, Tenant shall notify
Landlord in writing within the time period specified in the Purchase Agreement
of the Purchase Agreement Vacate Space that Tenant desires to lease and whether
Tenant desires to add such space to the Leased Premises as Short Term Expansion
Space or Coterminous Expansion Space as herein provided.  In the event
Tenant elects to add all or any portion of the Purchase Agreement Vacate Space
to the Leased Premises as Coterminous Expansion Space, Landlord and Tenant shall
re-calculate and confirm the Termination Rights available to Tenant under Section
11.5.

     

    10.3           Landlord Expansion
Response.  Landlord shall, within fifteen (15) days following
Landlord’s receipt of a Tenant Expansion Notice notify Tenant (any such
notification, a “Landlord Expansion
Response”) if the space identified in Tenant’s Expansion Notice is
available for leasing and, if so, (a) the location, approximate Net Rentable
Area and configuration of the potential expansion space, (b) the date by which
Landlord anticipates that the potential expansion spaces will become available
and (c) Landlord’s opinion of the Fair Market Rental Value of the available
potential expansion space.  If no potential expansion space that
satisfies Tenant’s criteria is available, the Landlord Expansion Response shall
so state.

     

    
      
         

      

      
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    10.4           Expansion Space
Leases.  Subject to the limitations expressed in Section 10.6, Tenant
shall have the right and option (“Expansion Rights”) to
lease all or a portion of the space available for leasing in the Properties and
in Affiliate Owned Properties as either Coterminous Expansion Space or Short
Term Expansion Space, as Tenant may elect, on the terms and conditions set forth
in this Article
X; provided that all Expansion Space leased (a) during any Renewal Term
and (b) in any Affiliate Owned Property shall, regardless of Tenant’s election,
be regarded as Short Term Expansion Space.  Tenant shall exercise an
Expansion Right by written reply to a Landlord Expansion Response (any such
timely reply, an “Expansion Space
Acceptance”), which shall specify, with particularity, (a) the location,
approximate Net Rentable Area and configuration of the space described in the
Landlord Expansion Response that Tenant desires to lease, (b) whether Tenant
desires to lease such space for a term that is coterminous with the Term of this
Lease (“Coterminous
Expansion Space”) or for a term of five (5) years (“Short Term Expansion
Space”) and (c) whether Tenant agrees with Landlord’s opinion of the
Fair  Market Value of the space that Tenant desires to lease or if
Tenant desires to have the same determined by appraisal as provided in Sections 1.4(d) and
(e).  All
space for which Tenant timely exercises an Expansion Right, either as
Coterminous Expansion Space or Short Term Expansion Space, shall be referred to
as “Expansion
Space”.

     

     (a)           Purchase
Agreement Vacate Space that Tenant elects to add to the Lease Premises under
this Lease as Coterminous Expansion Space shall be added on the same terms and
conditions as apply to all other Leased Premises as then demised hereunder so
that (i) the Annual Basic Rent payable for the Purchase Agreement Vacate Space
shall be the same as the Annual Basic Rent payable for all other Leased Premises
(except Short Term Expansion Space), calculated as the Net Rentable Area of the
Purchase Agreement Vacate Space multiplied by the Annual Basic Rent Factor and
(ii) the Term of this Lease with respect to the Purchase Agreement Vacate Space
shall be coterminous with the Term of this Lease for all other Leased Premises
(except Short Term Expansion Space) in the Property in which the Purchase
Agreement Vacate Space are located, including any Renewal Terms, as Tenant may
elect; provided that such Coterminous Expansion Space shall not (x) generate
Relocation Rights under Section 11.3 if the
Purchase Agreement Vacate Space is added to the Leased Premises hereunder while
Tenant is in possession thereof or within ten (10) business days following the
date on which Tenant surrenders possession of such space to Landlord in
conformity with the requirements of Section 11 of the
Purchase Agreement or (y) constitute Expansion Space for which Tenant shall at
any time be obligated to pay Excess Basic Rent under Section
10.5.

     

     (b)           Coterminous
Expansion Space (other than Purchase Agreement Vacate Space) shall be added as
Leased Premises under this Lease on the same terms and conditions as apply to
all other Leased Premises as then demised hereunder so that (i) the Annual Basic
Rent payable for the Coterminous Expansion Space shall be the same as the Annual
Basic Rent payable for all other Leased Premises (except Short Term Expansion
Space), calculated as the Net Rentable Area of the Coterminous Expansion Space
multiplied by the Annual Basic Rent Factor and (ii) the Term of this Lease with
respect to the Coterminous Expansion Space shall be coterminous with the Term of
this Lease for all other Leased Premises (except Short Term Expansion Space) in
the Property in which the Coterminous Expansion Space are located, including any
Renewal Terms, as Tenant may elect.  For each square foot of Net
Rentable Area of Coterminous Expansion Space (other than Purchase Agreement
Vacate Space) added to the Leased Premises by Tenant, Tenant shall receive and
be permitted to exercise Relocation Rights as provided in Article XI on
Contraction Premises containing up to the same Net Rentable Area; provided that
Relocation Rights created by adding any particular Coterminous Expansion Space
may only be exercised, if at all, by Tenant’s delivering a Contraction Rights
Exercise Notice to Landlord  during the eighteen (18) month period
following the date on which such Coterminous Expansion Space was added to the
Leased Premises and Tenant began paying Rent thereon (such period for each
Coterminous Expansion Space, as applicable, the “Relocation Rights Exercise
Period”).

     

    
      
         

      

      
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     (c)           Short
Term Expansion Space (including any Purchase Agreement Vacate Space) shall be
added as Leased Premises under this Lease on the same terms and conditions as
apply to all other Leased Premises as then demised hereunder, except that (i)
the Annual Basic Rent payable for the Short Term Expansion Space shall be the
Fair Market Rental Value of the Short Term Expansion Space, determined by
appraisal as provided in Sections 1.4(d) and
(e), (ii) the
Term of this Lease with respect to the Short Term Expansion Space shall be the
lesser of (A) five (5) years or (B) the then remaining balance of the Term for
the remainder of the Leased Premises in the Property in which the Short Term
Expansion Space are located, (iii) Tenant shall have the right, exercisable by
written notice to Landlord not less than twelve (12) months prior to the
expiration of the then current Term for the Short Term Expansion Space, to renew
the Term for the Short Term Expansion Space for one or more periods, as Tenant
may elect, each equal to the lesser of (A) five (5) years or (B) the then
remaining balance of the Term for the remainder of the Leased Premises in the
Property in which the Short Term Expansion Space are located, (iv) the Annual
Basic Rent payable in respect of the Short Term Expansion Space during any
renewal Term shall be the Fair Market Rental Value of the Short Term Expansion
Space, determined as of the date of Tenant’s renewal notice by appraisal as
provided in Sections
1.4(d) and (e), (v) Tenant shall
not be permitted to exercise Contraction Rights under this Lease with respect to
any Short term Expansion Space and (vi) Short Term Expansion Premises leased by
Tenant under this Lease shall constitute “Qualifying Expansion Premises” under
the URR Agreement.

     

     (d)           Tenant
shall accept all Expansion Space in its “AS - IS” condition, and Rent for all
Expansion Space shall commence on the earlier of (i) the date Tenant commences
business operation in such Expansion Space or (ii) ninety (90) days following
the date on which Landlord delivers such Expansion Space to Tenant free from the
rights of other tenants and occupants.  Tenant shall pay all costs
incident to Tenant’s relocation to, moving into and making the Expansion
Premises ready for Tenant’s use and occupancy, which tenant improvement work
shall be performed by Tenant in conformity with the provisions of Section
5.2.

     

     (e)           Promptly
following Tenant’s timely exercise of an Expansion Right, Landlord and Tenant
shall amend the Lease Supplement for the Property in which the Expansion Space
are located and Exhibit A to this
Lease to reflect the addition of the Expansion Space to the Leased Premises and
to confirm the terms thereof, including the Net Rentable Area of the Expansion
Space, the Annual Basic Rent payable in connection therewith, the Term of
Expansion Space, the change to Tenant’s Occupancy Percentage resulting from the
addition of the Expansion Space and the Fair Market Rental Value of any
Coterminous Expansion Space for purposes of calculating Excess Basic Rent, if
any, determined by appraisal as provided in Sections 1.4(d) and
(e).  If
the Expansion Space is located in an Affiliate Owned Property, FSG shall cause
the Affiliate that owns such property to enter into a separate lease for the
Expansion Space with Tenant on the terms and conditions herein set forth and, to
the extent applicable, substantially in the form of this Lease.

     

     (f)           Tenant’s
right to lease less than all of the space identified in the Landlord Expansion
Response shall be qualified by the requirement that, if Tenant desires to lease
less than full floor in a Building, any available space on such partial floor
that is not leased by Tenant must have a size and configuration, as reasonably
agreed by Landlord and Tenant, that makes it readily leaseable to third party
tenants.

     

    
      
         

      

      
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    10.5           Excess Basic Rent;
Recalculation of Termination Rights.  Promptly following the
expiration of the Relocation Rights Exercise Period for each Coterminous
Expansion Space (other than Purchase Agreement Vacate Space), Landlord shall
determine whether Tenant has exercised, in whole or in part, the Relocation
Rights created by adding such Coterminous Expansion Space to the Leased Premises
and, if so, the Net Rentable Area of the Contraction Premises so
terminated.  If the aggregate Net Rentable Area of the Contraction
Premises terminated from this Lease as a result of Tenant’s exercise of the
Relocation Rights created by a particular Coterminous Expansion Space is less
than the Net Rentable Area of such Coterminous Expansion Space (the Net Rentable
Area of any such deficiency, the “Unused Relocation Rights
Area”), and if the Fair Market Rental Value of such Coterminous Expansion
Space (determined as provided in Section 10.4 and
calculated on a cost per Net Rentable Area basis) is greater than the Annual
Basic Rent Factor at the time such Coterminous Expansion Space is added to the
Leased Premises (the amount of any such excess, expressed in cost per Net
Rentable Area, the “FMRV Increment”),
Tenant shall pay Landlord additional basic rent (“Excess Basic Rent”)
during the Initial Term of this Lease for such Coterminous Expansion Space,
calculated as the Unused Relocation Rights Area for such Coterminous Expansion
Space multiplied by the FMRV Increment for such Coterminous Expansion
Space.  The Excess Basic Rent payable by Tenant during the Relocation
Rights Exercise Period for each Coterminous Expansion Space shall be payable,
lump sum in arrears, at the time Landlord determines that Excess Basic Rent is
payable with respect to such Coterminous Expansion Space.  Thereafter,
and continuing during the remainder of the Initial Term, Excess Basic Rent shall
be payable monthly, in advance, at the same time that Annual Basic Rent is
payable.  Any Excess Basic Rent payable by Tenant shall be increased
by one and one-half percent (1.5%) at the beginning of, as applicable, the
sixth, eleventh and sixteenth Lease Years; provided that the increase following
any period of less than five (5) years shall be pro rata.  In the
event Tenant is required to pay Excess Basic Rent with respect to any
Coterminous Expansion Space as herein provided, effective as of the expiration
of the Relocation Rights Exercise Period for such Coterminous Expansion Space,
Tenant’s aggregate Termination Rights as described in Section 11.5 shall be
increased by an amount equal to the Unused Relocation Rights for such
Coterminous Expansion Rights multiplied by six percent (6%), with such product
multiplied by a fraction, the numerator of which is the number
of  Lease Years remaining when the Relocation Rights Exercise Period
for such Coterminous Expansion Space commenced and the denominator of which is
fifteen (15).

     

    10.6           Subordination of Expansion
Space Rights.  Anything herein contained to the contrary
notwithstanding, Tenant’s Expansion Rights as provided in this Article X are and
shall be subordinate to any rights heretofore or hereafter granted to any other
party with respect to space in any and all Properties and Affiliate Owned
Property.  Landlord and the owners of Affiliate Owned Property may, at
their discretions, lease available space in any and all Properties and Affiliate
Owned Property to any other party on such terms and conditions as they shall
determine, at any time, including after Landlord’s delivery of a Landlord
Expansion Response, but before Landlord’s receipt of an Expansion Space
Acceptance with respect to any Expansion Space.  Landlord and the
owners of Affiliate Owned Property may choose to use any space that is or about
to become vacant within any Property or Affiliate Owned Property for marketing
or property management purposes, without notifying or offering such space to
Tenant, or giving rise to any right of Tenant hereunder.  Nothing
contained in this Article X is
intended, nor may anything herein be relied upon by Tenant, as a representation
by Landlord or any other party as to the availability of expansion space within
any Property or Affiliate Owned Property at any time, and neither Landlord nor
the owner of Affiliate Owned Property shall be obligated to lease any space
identified as available on any Landlord Expansion Response to Tenant unless, at
the time Landlord receives an Expansion Space Acceptance, Landlord or such owner
shall not have entered into a letter of intent or a lease agreement with respect
to the Expansion Space that is covered by the Expansion Space
Acceptance.  Notwithstanding the foregoing, Landlord shall not enter
into a lease or letter of intent for any space identified in a Tenant Expansion
Notice as Pre-Committed Space for a period of thirty (30) days following
Landlord’s receipt of the Tenant Expansion Notice identifying such Pre-Committed
Space.

     

    
      
         

      

      
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    10.7           Duration.  Tenant’s
Expansion Rights under this Article X shall
continue throughout the Term until there are fewer than twelve (12) months then
remaining in the Term and Tenant has not exercised any then available Renewal
Option.  Notwithstanding the foregoing, Landlord shall cause all
Separate Leases to include Expansion Rights upon substantially the same the
terms and conditions as are set forth in this Article X; provided
that Expansion Rights in a Separate Lease shall be limited to leasing available
space in the Property subject to such Separate Lease (and not in any other
Property or Affiliate Owned Property) and Five Year Term Separate Leases shall
only grant Tenant the right and option to lease Short Term Expansion
Space.

     

    10.8           Disputes.  Landlord
and Tenant shall endeavor to resolve, in good faith, any disagreement arising as
a result of Tenant's exercise of Expansion Rights under this Article X, failing
which such disagreement shall be resolved in accordance with Article XII; provided
that no disagreement between Landlord and Tenant regarding the contents of
Tenant's Expansion Space Acceptance shall render any otherwise effective
Expansion Space Acceptance ineffective.

     

    ARTICLE
XI

    CONTRACTION
RIGHTS

     

    11.1           Contraction
Rights.  Subject to the terms and conditions of this Article XI, during
the Initial Term of this Lease (but not during any Renewal Terms), Tenant shall
have the right and option (“Contraction Rights”)
to terminate this Lease from time to time with respect to portions of the Leased
Premises (excluding any Short Term Expansion Space) and/or to terminate a
Continuing Term Separate Lease with respect to portions of the premises leased
under such Continuing Term Separate Lease (excluding any Short Term Expansion
Space), as Tenant may elect, either by exercise of Relocation Rights, Early
Termination Rights or Termination Rights on the following terms and
conditions.

     

    
      
         

      

      
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    11.2           Contraction Rights Exercise
Notice.  Tenant shall exercise a Contraction Right by written
notice to Landlord (any such notice, a “Contraction Rights Exercise
Notice”), which shall specify, with particularity, (a) the location,
approximate Net Rentable Area and configuration of the portions of the Leased
Premises (excluding any Short Term Expansion Space) and/or portions of the
premises leased under Continuing Term Separate Leases (excluding any Short Term
Expansion Space) that Tenant desires to vacate and to terminate this Lease
and/or a Continuing Term Separate Lease with respect to (such space, the “Contraction
Premises”), (b) whether Tenant desires to exercise its Contraction Rights
for the Contraction Premises as a Relocation Right, an Early Termination Right
or a Termination Right or a combination thereof (and, if a combination, the Net
Rentable Areas covered by each such form of Contraction Right), (c) the
approximate date on which Tenant shall vacate and surrender possession of the
Contraction Premises to Landlord, which date shall be no earlier than sixty (60)
days following the date of Tenant’s Contraction Rights Exercise Notice for
Relocation Rights and Termination Rights and no earlier than fifty-six (56)
weeks following the date of Tenant’s Contraction Rights Exercise Notice for
Early Termination Rights (except that a Tenant’s Contraction Rights Exercise
Notice for Early Termination Rights effective as of the last day of the second
Lease Year may be given up to one hundred twenty (120) days prior to the desired
vacation and surrender date), (d) Tenant’s determination of the reduction in
Rent payable under this Lease and/or Continuing Term Separate Leases that will
result from Tenant’s desired surrender of the Contraction Premises and (e) for
Early Termination Rights only, the required Early Termination Fee.  If
Tenant’s Contraction Rights Exercise Notice indicates that Tenant desires to
exercise a Relocation Right and, on the date of the Contraction Rights Exercise
Notice, Tenant does not have available Relocation Rights sufficient to cover the
Net Rentable Area of the Contraction Premises to be terminated by Relocation
Rights, Tenant’s Contraction Rights Exercise Notice shall nevertheless be
effective as to the entire Contraction Premises identified therein and Tenant
shall vacate and surrender possession of such entire Contraction Premises to
Landlord, but, on the Contraction Premises Surrender Date, Tenant’s obligation
to pay Rent on the Contraction Premises shall terminate as provided in Section 11.6 only as
to the number of square feet of Net Rentable Area that Tenant has available
Relocation Rights to cover and Tenant shall continue to pay Rent on (but, after
the Contraction Premises Surrender Date, shall not have any possessory rights
in) the excess portion of the Contraction Premises until the earlier of the date
on which (i) Tenant generates the necessary Relocation Rights by adding
sufficient additional Coterminous Expansion Space to the Leased Premises and
beginning to pay Rent thereon or (ii) Tenant notifies Landlord in writing that
Tenant desires to exercise available Termination Rights on the excess
Contraction Premises.  The approximate Net Rentable Area of the
Contraction Premises shall be as identified by Tenant in Tenant’s Contraction
Rights Exercise Notice, subject to final measurement by Landlord in conformity
with the Measurement Standard.  Tenant may exercise available
Contraction Rights on whole or partial floors at any Property, as Tenant may
elect; provided that if Tenant elects to exercise Contraction Rights on less
than full floor in a Building, any such partial floor Contraction Premises shall
have a size and configuration, as reasonably agreed by Landlord and Tenant, that
makes it readily leaseable to third party tenants.

     

    11.3           Relocation
Rights.  Subject to the terms and conditions of this Article XI, during
the Initial Term of this Lease (but not during any Renewal Terms), Tenant shall
have the right from time to time to exercise Contraction Rights by surrendering
to Landlord Contraction Premises containing the same or less Net Rentable Area
as the Net Rentable Area of Coterminous Expansion Space added to the Leased
Premises by Tenant (such rights, “Relocation Rights”);
provided that Tenant shall only be permitted to exercise Relocation Rights
during the Relocation Rights Exercise Period for the Coterminous Expansion Space
that created the applicable Relocation Rights.

     

    
      
         

      

      
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    11.4           Early Termination
Rights.  Subject to the terms and conditions of this Article XI, during
the Initial Term of this Lease (but not during any Renewal Terms), Tenant shall
have the right from time to time to exercise Contraction Rights by surrendering
to Landlord Contraction Premises containing up to four hundred thousand
(400,000) square feet of Net Rentable Area, in the aggregate (such rights,
“Early Termination
Rights”); provided that (a) until the expiration of the second Lease
Year, Tenant may not exercise any Early Termination Rights and (b) prior to the
expiration of the third Lease Year, Tenant shall only be permitted to exercise
Early Termination Rights by sending Contraction Rights Exercise Notices to
Landlord on Contraction Premises containing Net Rentable Area of up to two
hundred thousand (200,000) square feet of Net Rentable Area, in the
aggregate.  Tenant’s Contraction Rights Exercise Notice for Early
Termination Rights shall only be effective if accompanied by a payment in the
amount of the Early Termination Fee for the Contraction Premises identified in
such notice.  In the event that the Contraction Premises Surrender
Date for all or any portion of the Contraction Premises occurs after the
anticipated date of termination as stated in the Contraction Rights Exercise
Notice, promptly following the Contraction Premises Surrender Date for such
Contraction Premises Landlord and Tenant shall re-calculate the Early
Termination Fee for the Contraction Premises using the actual Contraction
Premises Surrender Date, and Tenant shall pay any additional Early Termination
Fee amount to Landlord within twenty (20) days following such
determination.

     

    11.5           Termination
Rights.  Subject to the terms and conditions of this Article XI, Tenant
shall have the right, exercisable at any time after the expiration of the sixth
month of the fourth Lease Year and prior to the expiration of the Initial Term,
to exercise Contraction Rights by surrendering to Landlord Contraction Premises
containing up to Two Hundred Eighty-Two Thousand Eight Hundred Sixty (282,860)
square feet of Net Rentable Area (i.e., six percent (6%) of Net Rentable Area of
the Leased Premises plus the Exchange Space on the Commencement Date), in the
aggregate (such rights, “Termination Rights”);
provided that (a) until the expiration of the sixth month of the fourth Lease
Year, Tenant may not exercise any Termination Rights and (b) prior to the
expiration of the sixth month of the ninth Lease Year, Tenant shall only be
permitted to exercise Termination Rights by sending Contraction Rights Exercise
Notices to Landlord on Contraction Premises containing Net Rentable Area of up
to One Hundred Forty-One Thousand Four Hundred Thirty (141,430) square feet of
Net Rentable Area (i.e., three percent (3%) of Net Rentable Area of the Leased
Premises plus the Exchange Space on the Commencement Date), in the
aggregate.

     

    11.6           Contraction Premises
Rent.  Annual Basic Rent, Excess Basic Rent, if any, and
Additional Rent for the Contraction Premises shall continue to be due and
payable until the later of (a) sixty (60) days following the date of Tenant's
Contraction Rights Exercise Notice for such Contraction Premises for Relocation
Rights and Termination Rights and fifty-six (56) months following the date of
Tenant’s Contraction Rights Exercise Notice for Early Termination Rights (except
that a Tenant’s Contraction Rights Exercise Notice for Early Termination Rights
effective as of the last day of the second Lease Year may be given up to one
hundred twenty (120) days prior to the desired vacation and surrender date) or
(b) the date on which Tenant shall vacate and surrender possession of the
Contraction Premises to Landlord as provided in Section 4.1 (the
later such date, the "Contraction Premises
Surrender Date").  Tenant shall bear all costs and expenses
incident to vacating and surrendering the Contraction Premises in the condition
required by this Article
XI.  Promptly following the Contraction Premises Surrender
Date, Landlord and Tenant shall amend the Lease Supplement for the Property in
which the Contraction Premises are located and Exhibit A to this
Lease to reflect the termination of the Contraction Premises from the Leased
Premises and to confirm the terms thereof, including the reduction in the Net
Rentable Area of the Leased Premises, the reduction in Annual Basic Rent and the
change to Tenant’s Occupancy Percentage at the Contraction
Premises.

     

    
      
         

      

      
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    11.7          Surrender; Contraction
Premises Demising Work.  Tenant shall remove all of Tenant’s
personal property from the Contraction Premises on or before the Contraction
Premises Surrender Date.  In the event Tenant fails to remove its
personal property from the Contraction Premises by such date, Landlord shall
have the right to remove and dispose of the same at Tenant’s
expense.  Tenant shall deliver the Contraction Premises to Landlord in
the condition as it was required to be maintained by Tenant under this Lease,
reasonable wear and tear and Demising Work, if any, excepted, and subject to the
provisions of Section
5.3 and Article
VI.  Any failure by Tenant to vacate and surrender possession
of the Contraction Premises in conformity with the requirements of this Article XI prior to
expiration of the Contraction Premises Surrender Date shall entitle Landlord to
exercise the rights and remedies expressed in Section
7.6.  As expeditiously as possible following the Contraction
Premises Surrender Date, Tenant shall perform, at Tenant's sole cost and
expense, any Demising Work required at the Property in which the Contraction
Premises are located as provided in Section 5.7. If Tenant fails to
expeditiously commence and complete any Demising Work or if Landlord needs to
accelerate completion of all or a portion of the Demising Work at a Property to
accommodate Landlord’s leasing of space to third party tenants, Landlord shall
have the right, but not the obligation, to complete, at Tenant’s sole cost and
expense, all or a portion of the unfinished Demising Work.

     

    11.8          Duration.  Any
Contraction Rights under this Article XI, including
Relocation Rights, Early Termination Rights and Termination Rights, that remain
unexercised on the last day of the Initial Term shall automatically, and without
further action of Landlord or Tenant, become null and void, and Tenant shall
have no Contraction Rights during any Renewal Term.  Relocation Rights
created by adding any particular Coterminous Expansion Space may only be
exercised, if at all, during the Relocation Rights Exercise Period for such
Coterminous Expansion Space.

     

    11.9          Disputes.  Landlord
and Tenant shall endeavor to resolve, in good faith, any disagreement arising as
a result of Tenant's exercise of Contraction Rights under this Article XI, failing
which such disagreement shall be resolved in accordance with Article XII; provided
that no disagreement between Landlord and Tenant regarding the contents of
Tenant's Contraction Rights Exercise Notice shall render any otherwise effective
Contraction Rights Exercise Notice ineffective.

     

    ARTICLE
XII

    DISPUTE
RESOLUTION

     

    12.1         Approval Procedure; Dispute
Resolution.

     

     (a)           When
the approval or consent by either Landlord or Tenant is required hereunder and
such approval or consent may not be expressly withheld in such party’s sole
discretion, the parties shall proceed as follows:

     

    (i)           The
party requesting the approval or consent (the “Requesting Party”)
shall submit a written request for approval or consent together with such
information and supporting documentation as is reasonably required to evaluate
the request to the other party (the “Responding
Party”).

     

    
      
         

      

      
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    (ii)           Unless
a specific time period for the Responding Party’s response is provided for in
this Lease (in which case, such specific time period shall control), the
Responding Party shall have ten (10) days to (A) approve in writing the request
as submitted, (B) approve in writing the request with conditions, (C) deny in
writing the request, or (D) respond with a written schedule of additional
information and/or documentation to be submitted by the Requesting
Party.  If the Responding Party fails to timely provide any of the
above responses, the approval or consent shall be deemed to be given as
requested.

     

    (iii)           If
the Responding Party requests additional information and/or documentation, then
within five (5) days after the Requesting Party delivers same to the Responding
Party, the Responding Party shall again respond as set forth in clause (ii)
above.  If the Responding Party fails to timely respond as set forth
in clause (ii) above, the approval or consent shall be deemed to be given as
requested.

     

    (iv)           All
approvals, denials, and requests for additional documentation or information,
when given, shall be in writing.

     

    12.2          Dispute
Resolution.  The parties hereby agree to attempt to resolve all
disputes and controversies arising out of or in connection with this Lease or
its interpretation, performance or breach, promptly, equitably and in a good
faith manner, through discussions and negotiations, but failing same, the
parties shall proceed as follows:

     

     (a)           Upon
the occurrence of any controversy or dispute arising out of or relating to this
Lease, or its interpretation, performance or breaches, which the parties have
not been able to resolve in the ordinary course through discussions and
negotiations within a period of thirty (30) days after the dispute or
disagreement arises, each party shall appoint a senior officer of its
management, fully authorized to settle the dispute or disagreement, to meet at a
mutually agreed time and place not later than twenty (20) days after such
appointment, to resolve such dispute or disagreement.  Should a
resolution of such dispute or disagreement not be obtained within fifteen (15)
days after a meeting of such senior officers for such purpose, either party may
then, by written notice to the other, submit the controversy or dispute to
arbitration in, on an alternating basis, Philadelphia, Pennsylvania or
Charlotte, North Carolina (or in such other cities as Landlord and Tenant shall
elect, on an alternating basis).  The arbitration shall be conducted
under the auspices of JAMS or its successor.  The arbitration shall be
initiated by a party by sending notice (the “Arbitration Notice”)
of a demand to arbitrate by registered or certified mail to the other party, and
to JAMS.  The Arbitration Notice shall contain a description of the
subject matter of the arbitration, the dispute with respect thereto, the amount
involved, if any, and the remedy or determination sought.  If the
dispute or disagreement involves a Binding ADR Dispute, Landlord and Tenant
shall submit the matter to binding arbitration.  If the dispute or
disagreement involves a “Major Dispute” the
parties may, but shall not be required to submit the matter to non-binding
arbitration.

     

    
      
         

      

      
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     (b)           If
the dispute or controversy involves the granting, withholding or conditioning of
consent or approval of a matter described in Sections 2.4
(Budget), 3.1(b) (Supplemental
HVAC), 3.4
(Signage), 3.5
(Communications Equipment), 5.2 (Alterations),
5.7 (Demising
Work), 5.8
(Art) and 8.1
(Subletting) hereof (collectively, the “Approval Matters”) or
if the dispute or controversy not involving an Approval Matter involves a total
cost to either party of One Million Dollars ($1,000,000.00) or less (a “Binding ADR
Dispute”), and if the parties shall be unsuccessful in their efforts to
negotiate a mutually satisfactory resolution of their dispute or disagreement,
the parties shall submit the matter to binding arbitration, and JAMS shall
provide to the parties a list of three (3) arbitrators, and each party may
strike one.  The remaining arbitrator shall serve as the arbitrator
for the dispute.  The arbitrator so selected shall furnish Landlord
and Tenant with a written decision within thirty (30) days after his or her
selection.  The parties agree to arbitrate any Binding ADR Dispute
pursuant to JAMS’ Streamlined Arbitration Rules as amended from time to time,
and as modified to the extent practicable to give effect to the agreement of the
parties as stated above in this Section
12.2(b).  Binding ADR Disputes shall not be conducted in person
unless either Landlord or Tenant shall request an in-person
arbitration.  The decision of the arbitrator in a Binding Dispute
shall be final and shall be binding upon the parties, and judgment on the award
rendered by the arbitrator may be entered in any court having jurisdiction
thereof.

     

     (c)           If
the dispute or controversy not involving an Approval Matter involves more than a
total cost to either party of more than One Million Dollars ($1,000,000.00)
under this Lease (“Major Dispute”), and
if the parties elect to arbitrate, then JAMS shall provide a list of six (6)
available arbitrators from which each party shall select one (1) arbitrator, and
a third arbitrator shall be selected by the two (2) arbitrators so
selected.  The third arbitrator shall be a neutral arbitrator who has
not acted for either party (or is Affiliate) within the five (5) years preceding
initiation of the arbitration.  The arbitrators, so selected, shall
schedule the arbitration within sixty (60) days following the selection of the
third arbitrator, and shall render their decision within sixty (60) days after
the arbitration is concluded.  If the parties agree to arbitrate any
Major Dispute, they shall do so pursuant to JAMS’ Comprehensive Arbitration
Rules, as amended from time to time, and as modified to the extent practicable
to give effect to the agreement of the parties as stated above in this Section
12.2(c).  In the instance of a Major Dispute, (A) the decision
of the arbitrators shall not be final or binding, (B) either party shall have
the right to file suit de novo in a court of
competent jurisdiction, and (C) any and all statements, admissions, or other
representations made during the arbitration by either party shall be deemed
privileged, confidential and inadmissible for any and all purposes in any such
subsequent litigation.

     

     (d)           Notwithstanding
the foregoing, this Article XII shall not
apply to any disputes, controversies or breaches relating solely to the
non-payment of Rent or, unless agreed to by the parties, a Major
Dispute.

     

    12.3         Conduct of the
Arbitration.  Arbitration proceedings hereunder shall be
subject to the following additional provisions:

     

     (a)           The
hearing shall be conducted on a confidential basis without continuance or
adjournment;

     

    
      
         

      

      
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     (b)           Any
offer made or the details of any negotiation of the dispute subject to
arbitration prior to arbitration shall not be admissible;

     

     (c)           Each
party shall be entitled to all rights and privileges granted by the arbitrators
to the other party;

     

     (d)           In
the arbitration of any Major Dispute, each party shall be entitled to compel the
attendance of witnesses or production of documents, and for this purpose, the
arbitrators shall have the power to issue subpoenas in accordance with the law
of the State of North Carolina;

     

     (e)           In
the arbitration of any Major Dispute, each party shall have the right (upon
leave of the arbitrators) to take depositions and obtain other discovery of the
scope and in the manner which the arbitrators deem reasonably necessary to the
preparation and presentation of the party’s case;

     

     (f)           The
arbitrators shall have the power to impose on any party such terms, conditions,
consequences, liabilities, sanctions and penalties as the deem necessary or
appropriate (which shall be conclusive, final and enforceable as the award on
the merits) to compel or induce compliance with discovery and the appearance of,
or production of documents in the custody or, any officer, director, agent or
employee of a party any Affiliate of such party;

     

     (g)           Arbitrators
may not award indirect, consequential or punitive damages or issue injunctive
relief, and shall have no power to deviate from the provisions of this
Lease.

     

     (h)           Neither
party shall be in default under this Lease with respect to any provision hereof
during the time period commencing as of the initial notice of desire to
arbitrate and ending on the date of resolution by the arbitrators in the case of
binding arbitration and ending on the date of a final, unappealable decision of
the court in all other circumstances; provided that during said period of
arbitration and/or litigation each party shall continue to perform all duties
and obligations required to be performed by such party under this Lease and,
with respect to the issue under dispute resolution, shall maintain the status
quo.

     

    12.4         Alternative Means of
Arbitration with AAA.  In the event that JAMS or any successor
shall no longer exist or if JAMS or any successor fails to refuses to, or is
legally precluded from, accepting submission of such dispute, then the dispute
shall be resolved by binding arbitration before the AAA under the AAA’s
commercial arbitration rules then in effect.

     

    
      
         

      

      
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    12.5          Mediation;
Litigation.  Unless the parties mutually agree to arbitrate a
Major Dispute, prior to either party commencing litigation, the parties shall
attempt to mediate such dispute.  Accordingly, except as provided in
Sections
12.2(d) or 13.1, no civil action
with respect to any dispute or disagreement arising out of or relating to this
Lease shall be commenced until the matter has been submitted to JAMS, or its
successor, for mediation.  Either party may commence mediation by
providing to JAMS and the other party a written request for mediation, setting
forth the subject of the dispute and the relief requested.  The
parties shall cooperate with JAMS and with one another in selecting a mediator
from JAMS’ panel of mediators, and in scheduling the mediation
proceedings.  The parties agree that they will participate in the
mediation in good faith, and that they will share equally in its
costs.  All offers, promises, conduct and statements, whether oral or
written, made in the course of the mediation by any of the parties, their
agents, employees, experts and attorneys, and by the mediator and any JAMS
employees, are confidential, privileged and inadmissible for any purpose,
including impeachment, in any litigation or other proceeding involving the
parties; provided that evidence that is otherwise admissible or discoverable
shall not be rendered inadmissible or non-discoverable as a result of its use in
the mediation.  Either party may seek equitable relief prior to the
mediation to preserve the status quo pending the completion of that
process.  Except for such an action to obtain equitable relief,
neither party may commence a civil action with respect to the matters submitted
to mediation until after the completion of the initial mediation session, or
forty-five (45) days after the date of filing the written request for mediation,
whichever occurs first. Mediation may continue after the commencement of a civil
action, if the parties so desire.  The provisions of this clause may
be enforced by any court of competent jurisdiction, and the prevailing party
shall be entitled to an award of all costs, fees and expenses, including
attorney’s fees, to be paid by the party against whom enforcement is
ordered.

     

    ARTICLE
XIII

    TENANT
REMEDIES

     

    13.1          Limited
Offset.  If a Landlord Default occurs and is continuing
hereunder and Tenant elects to cure or attempts to cure the Landlord Default,
and if Landlord fails to reimburse Tenant for such reasonable costs of curing
the Landlord Default within thirty (30) days after Tenant’s submission of an
invoice for such costs together with reasonable supporting documentation, Tenant
may from time to time offset such costs against installments of Annual Basic
Rent in an amount not to exceed Five Hundred Thousand Dollars ($500,000.00) in
any twelve (12) calendar month period.

     

    13.2          Landlord Letter of
Credit.  At the Closing, Landlord shall deliver to Tenant an
irrevocable standby letter of credit substantially in the form attached as Exhibit J hereto
(“Landlord Letter of
Credit”) in the stated amount of Three Million & 00/100 Dollars
($3,000,000.00), with Tenant as the sole beneficiary and issued by a domestic
United States bank satisfactory to Tenant.  If Tenant receives a
final, non-appealable monetary award in (a) a Binding ADR Dispute, (b) a Major
Dispute and neither Landlord nor Tenant timely file suit de novo in a court of
competent jurisdiction appealing the decision in the Major Dispute or (c) a
court of competent jurisdiction (in any such case, an “Award”), and Landlord
fails to pay the Award to Tenant within thirty (30) days after the delivery of a
written decision of the Award to Landlord, Tenant may, at any time thereafter,
draw against the Landlord Letter of Credit, in whole or in part, to satisfy the
Award.  Subject to the provisions of this Section 13.2, Tenant
shall have the unconditional right to draw upon the Landlord Letter of Credit to
satisfy an Award by presenting Tenant’s site draft to the issuing bank as more
fully provided in the Landlord Letter of Credit.  The final expiry
date of the Landlord Letter of Credit shall be one (1) month following the
Expiration Date of this Lease.

     

    
      
         

      

      
        80

        
          

        

      

      
         

      

    

    ARTICLE
XIV

    MISCELLANEOUS

     

    14.1          Notices.  Any
notice or other communications required or permitted to be given under this
Lease must be in writing and shall be given or delivered at the addresses
specified in Section
1.1 and sent by certified United States Mail, return receipt requested,
telecopy, or by Federal Express or other nationally recognized overnight courier
service.  Any notice shall be deemed given upon receipt or refusal
thereof. Either party shall have the right to change its address to which
notices shall thereafter be sent and the party to whose attention such notice
shall be directed by giving the other party notice thereof in accordance with
the provisions of this Section 14.1;
provided that such notice of change of address shall become effective only upon
the other party’s actual receipt thereof.  Additionally, each of
Landlord and Tenant may designate one (1) additional address to which copies of
all notices shall be sent.  Additionally, Tenant agrees that copies of
all notices of a Landlord Default hereunder shall also be sent to each Interest
Holder that notifies Tenant in writing of its interest and the address to which
copies of such notices are to be sent.  Notwithstanding anything
contained in this Section 14.1 to the
contrary, any notice regarding a party’s change of address or designation of
additional addressees shall become effective only upon the other party’s actual
receipt thereof.  Any notice or other communication sent by either
party pursuant to this Section 13.1 shall
state, with particularity, by property number, address or other geographic
designation noted on Exhibit A, the
specific Leased Premises involved.

     

    14.2          Brokers.  Tenant
represents that it has not engaged any broker, agent or similar party, other
than TCCS and JLL, with respect to the transactions contemplated by this
Lease.  Tenant agrees to indemnify and hold harmless Landlord from and
with respect to any claims for a brokerage fee, finder’s fee or similar payment
with respect to this Lease which is made by any party (other than TCCS and JLL)
claiming by, through or under Tenant.  Landlord represents that it has
not engaged any broker, agent or similar party with respect to the transactions
contemplated by this Lease.  Landlord agrees to indemnify and hold
harmless Tenant from and with respect to any claims for a brokerage fee,
finder’s fee or similar payment with respect to this Lease which is made by a
party claiming by, through or under Landlord.  TCCS and JLL shall be
paid a commission due, if any, pursuant to the terms of a separate agreement
with such brokers, if, as and when closing shall occur and be completed under
such Purchase Agreement.  Neither TCCS or JLL shall be entitled to
receive a separate commission from Landlord in connection with this Lease or any
amendment, renewal or modification hereof.

     

    14.3          Binding on
Successors.  This Lease shall be binding upon and inure to the
benefit of the legal representatives, successors and assigns of Landlord, and
shall be binding upon and inure to the benefit of Tenant, its legal
representatives, successors, and, to the extent assignment may be approved by
Landlord hereunder, Tenant’s assigns.  Where appropriate the pronouns
of any gender shall include the other gender, and either the singular or the
plural shall include the other.

     

    14.4          Rights and Remedies
Cumulative.  Except as otherwise provided herein, all rights
and remedies of Landlord and Tenant under this Lease shall be cumulative and
none shall exclude any other rights or remedies allowed by law.

     

    14.5          Governing
Law.  This Lease shall in all respects be governed by, and
construed in accordance with, the laws of the State of North Carolina, including
all matters of construction, validity and performance, except laws governing
conflicts of law; provided that to the extent the law of the jurisdiction where
a Property is located requires that the laws of such jurisdiction apply to any
aspect of this Lease, then, to that extent, such laws of such jurisdiction will
also apply to such Property.

     

    
      
         

      

      
        81

        
          

        

      

      
         

      

    

     

    14.6          Rules of
Construction.  The terms and provisions of this Lease shall not
be construed against or in favor of a party hereto merely because such party is
the “Landlord” or the “Tenant” hereunder or such party or its counsel is the
draftsman of this Lease.

     

    14.7          Authority and
Qualification.  Tenant warrants that all consents or approvals
required of third parties (including its Board of Directors) for the execution,
delivery and performance of this Lease have been obtained and that Tenant has
the right and authority to enter into and perform its covenants contained in
this Lease.  Landlord warrants that all consent or approvals required
of third parties (including its Board of Trustees) for the execution, delivery
and performance of this Lease have been obtained and that Landlord has the right
and authority to enter into and perform its covenants contained in this
Lease.  Landlord and Tenant each also represents and warrants that it
is lawfully doing business in the state in which the Properties are
located.

     

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

     

    14.9          Quiet
Enjoyment.  Landlord covenants that Tenant shall and may
peacefully and quietly have, hold and enjoy the Leased Premises, subject to the
other terms hereof; provided that Tenant pays the Rent and other sums herein
recited to be paid by Tenant and performs all of Tenant’s covenants and
agreements herein contained.  It is understood and agreed that subject
to the terms of Section 8.2 above,
this covenant and any and all other covenants of Landlord contained in this
Lease shall be binding upon Landlord and its successors only with respect to
breaches occurring during the ownership of Landlord’s interest
hereunder.

     

    14.10        Limitation of Personal
Liability.  Tenant specifically agrees to look solely to
Landlord’s interest in the Properties and the rent and other income derived
therefrom after the date execution is levied for the recovery of any monetary
judgment against Landlord, it being agreed that neither Landlord nor, in any
event, its partners (direct and indirect), shareholders, directors, employees,
representatives and officers shall ever be personally liable for any such
judgment or for any other liability or obligation of Landlord under this Lease
beyond such interest in the Properties.  The provision contained in
the foregoing sentence is not intended to, and shall not, limit any right that
Tenant might otherwise have to obtain injunctive relief against Landlord or
Landlord’s successors in interest or for offset or to prosecute any suit or
action in connection with enforcement of rights hereunder or arising here from
or collection of amounts which may become owing or payable under or on account
of insurance maintained by Landlord.

     

    14.11        Memorandum of
Lease.  Upon the written request of Tenant, Landlord and Tenant
shall enter into a short form of this Lease for the purpose of recording the
same, and shall, at Tenant’s expense, record the same.

     

    14.12        Consents.  Except
where a party is specifically granted herein the right to approve or consent to
a matter in its sole and absolute discretion, whenever in this Lease it is
agreed that a party shall have the right to approve or consent to any matter,
said party shall not unreasonably withhold, condition or delay its consent or
approval.

     

    
      
         

      

      
        82

        
          

        

      

      
         

      

    

     

    14.13       
Time of the
Essence.  Time is of the essence in this Lease.

     

    14.14        Amendments.  This
Lease may not be altered, changed or amended, except by an instrument in writing
signed by Landlord and Tenant.

     

    14.15        Entirety.  This
Lease embodies the entire agreement between Landlord and Tenant relative to the
subject matter of this Lease and all summaries, proposals, letters and
agreements with respect to the subject matter of this Lease that were entered
into prior to the date of this Lease shall be of no further force and effect
after the date hereof.

     

    14.16        References.  All
references in this Lease to days shall refer to calendar days unless
specifically provided to the contrary.

     

    14.17        Counterpart
Execution.  This Lease may be executed in any number of
counterparts, each of which shall be an original, but such counterparts together
shall constitute one and the same instrument.

     

    14.18        No
Partnership.  Nothing in this Lease creates any relationship
between the parties other than that of lessor and lessee and nothing in this
Lease, whether the computation of rentals or otherwise, constitutes the Landlord
a partner of the Tenant or a joint venturer or member of a common enterprise
with the Tenant.

     

    14.19        Captions.  The
captions and headings used in this Lease are for convenience and reference only
and in no way add to or detract from the interpretation of the provisions of
this Lease.

     

    14.20        Required Radon
Notice.  RADON IS A NATURALLY OCCURRING RADIOACTIVE GAS THAT,
WHEN IT HAS ACCUMULATED IN A BUILDING IN SUFFICIENT QUANTITIES, MAY PRESENT A
HEALTH RISK TO PERSONS WHO ARE EXPOSED TO IT OVER TIME.  LEVELS OF
RADON THAT EXCEED FEDERAL AND STATE GUIDELINES HAVE BEEN FOUND IN BUILDINGS IN
FLORIDA.  ADDITIONAL INFORMATION REGARDING RADON TESTING MAY BE
OBTAINED FROM YOUR COUNTY PUBLIC HEALTH UNIT.

     

    14.21        Changes to Properties by
Landlord.  Landlord shall have the right at any time, without
the same constituting an actual or constructive eviction and without incurring
liability to Tenant therefor, to make reasonable changes to the arrangement or
location of entrances or passageways, doors and doorways, corridors, elevators,
stairs, and bathrooms in the Common Areas of any Property so long as access to
the Leased Premises remains comparable to or better than the access to the
Leased Premises available on the Commencement Date, and so long as visibility of
the retail portion(s) of the Leased Premises and Tenant’s exterior signage (if
any) is not adversely affected.  Landlord shall have the right to
close, from time to time, the Common Areas and other portions of the Property
for such temporary periods as Landlord deems legally necessary and sufficient to
evidence Landlord’s ownership and control thereof and to prevent any claim of
adverse possession by, or any implied or actual dedication to, the public or any
party other than Landlord.

     

    
      
         

      

      
        83

        
          

        

      

      
         

      

    

     

    14.22        Storage
Space.  To the extent that any portion of the Leased Premises
consists of storage space in or about the Property, Tenant shall use the storage
space for storage of files, records, and other personal property only and for no
other purpose.  Tenant shall not store any food (other than canned
items) or perishable goods, flammable materials (other than paper, cardboard, or
normal office supplies), explosives, or any other inherently dangerous material
in the storage space.  Except for elevator service to the floor on
which the storage space is located and lighting for reasonable visibility in the
storage space, Tenant acknowledges and agrees that there shall be no other
services whatsoever provided to the storage space.  Tenant agrees and
understands that no bailment, deposit of goods for safekeeping, warehouse
receipt, bill of lading, or other document of title for the property stored by
Tenant is intended or created hereby and Landlord is not engaged in the business
of storing goods for hire or in the warehouse business.

     

    14.23        WAIVER OF JURY
TRIAL.  LANDLORD AND TENANT EACH HEREBY WAIVES ITS RIGHT TO A
JURY TRIAL OF ANY ISSUE OR CONTROVERSY ARISING UNDER THIS LEASE.

     

    14.24        Confidential
Information.  The form of this Lease has been or will be filed
by Landlord with the Securities and Exchange Commission (“SEC”) in compliance
with SEC requirements.  Furthermore, Landlord and Tenant acknowledge
that either party may be required to make public disclosure of material facts
concerning this Lease from time to time in order to satisfy the requirements of
applicable securities or banking laws.  Other than such disclosure
that may be required to comply with applicable laws, the parties agree to treat
as confidential and to use reasonable efforts to prevent the inadvertent
disclosure of proprietary information of either party delivered to the other
pursuant to or in furtherance of the purposes of this Lease; provided that
nothing herein shall be deemed to preclude or impair the ability of either party
to deliver any such information to its attorneys, accountants, lenders,
investors and other such interested parties.

     

    
      
         

      

      
        84

        
          

        

      

      
         

      

    

    IN
WITNESS WHEREOF, the parties hereto have executed this Lease as of the date
aforesaid.

     

    
      
        
          
            
              
                
                  	 
      	 
      	
                          LANDLORD:

                        
	 
      	 
      	 
      
	 
      	 
      	
                          FIRST
      STATES INVESTORS 5200,

                          LLC,
      a Delaware limited liability

                          company

                        
	
                          Witness:

                        	 
      	 
      	 
      
	 
      	 
      	 
      	 
      
	
                           

                        	 
      	
                          By:

                        	
                           

                        
	 
      	 
      	
                          Name:
      Sonya A. Huffman

                        
	 
      	 
      	
                          Title:
      Vice President

                        
	 
      	 
      	 
      	 
      
	 
      	 
      	
                          TENANT:

                        
	 
      	 
      	 
      
	 
      	 
      	
                          BANK
      OF AMERICA, N.A.,

                        
	 
      	 
      	
                          a
      national banking association

                        
	 
      	 
      	 
      	 
      
	 
      	 
      	
                          By:

                        	
                           

                        
	 
      	 
      	
                          Name:  Michael
      F. Hord

                        
	 
      	 
      	
                          Title:  Senior
      Vice President

                        
	 
      	 
      	 
      	 
      
	 
      	 
      	
                          Attest:

                        
	 
      	 
      	 
      	 
      
	 
      	 
      	
                          By:

                        	
                           

                        
	 
      	 
      	
                          Name:  Jeffrey
      B. Harrold

                        
	 
      	 
      	
                          Title:  Assistant
      Vice
President

                        

                

              

            

          

        

      

    

     

    
      
         

      

      
        85

        
          

        

      

      
         

      

    

    LIMITED
JOINDER

    

    The undersigned, being the sole member
of Landlord, for value received and intending to be legally bound hereby, joins
in the execution of this Lease for the limited purposes of (i) agreeing to cause
the Affiliate that owns Affiliate Owned Property to enter into a lease for
Expansion Space in such property with Tenant as provided in Article X and (ii)
agreeing to enter into, or to cause an Affiliate to enter into, Contraction
Assignments and Contraction Subleases with Tenant as provided in Article
XI.

    

    
      
        
          
            
              	 
      	 
      	
                      FSG:

                    
	 
      	 
      	 
      
	 
      	 
      	
                      FIRST
      STATES GROUP, L.P.,

                    
	 
      	 
      	
                      a
      Delaware limited partnership

                    
	 
      	 
      	 
      
	
                      Witness:

                    	 
      	
                      By:  First
      States Group, LLC,

                      a
      Delaware limited liability company and its

                      sole
      general partner

                    
	 
      	 
      	 
      	 
      
	
                       
      

                    	 
      	
                      By:

                    	
                       

                    
	 
      	 
      	
                      Name:
      Glenn Blumenthal

                    
	 
      	 
      	
                      Title:
      Senior Vice President

                    
	 
      	 
      	
                                  &
      Chief Operating
Officer

                    

            

          

        

      

    

     

    
      
         

      

      
        86

        
          

        

      

      
         

      

    

     

    

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

     

    

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

     

    
       

      Exhibit
A

      

      List of
Properties, Leased Premises, Vacate Space and Occupancy Percentages

      

      
        
          
            
              
                
                  	
                          Project ID

                        	 
      	
                          Project Description

                        	 
      	
                          Address

                        	 
      	
                          City

                        	 
      	
                          State

                        	 
      	
                          Zip

                        	 
      
	
                          ARBATM000

                        	 
      	
                          Batesville
      Main Facility

                        	 
      	
                          250
      S. Broad St.     P.O. Box 2557

                        	 
      	
                          Batesville,
      AR

                        	 
      	
                          AR

                        	 
      	
                          72503

                        	 
      
	
                          ARBATP080

                        	 
      	
                          Batesville
      Parking

                        	 
      	
                          College
      & Broad Streets

                        	 
      	
                          Batesville,
      AR

                        	 
      	
                          AR

                        	 
      	
                          72501

                        	 
      
	
                          ARBEN-000

                        	 
      	
                          Bentonville

                        	 
      	
                          808
      S Walton Blvd

                        	 
      	
                          Bentonville,
      AR

                        	 
      	
                          AR

                        	 
      	
                          72712

                        	 
      
	
                          ARDOW-010

                        	 
      	
                          Downtown
      Drive-In

                        	 
      	
                          511
      Church Street

                        	 
      	
                          Jonesboro,
      AR

                        	 
      	
                          AR

                        	 
      	
                          72401

                        	 
      
	
                          ARMCA-080

                        	 
      	
                          McAdams
      Parking Lot

                        	 
      	
                          410
      W. Washington

                        	 
      	
                          Jonesboro,
      AR

                        	 
      	
                          AR

                        	 
      	
                          72401

                        	 
      
	
                          ARMCAT030

                        	 
      	
                          McAdams
      Trust Building

                        	 
      	
                          410
      S. Main

                        	 
      	
                          Jonesboro,
      AR

                        	 
      	
                          AR

                        	 
      	
                          72401

                        	 
      
	
                          ARMOUH000

                        	 
      	
                          Mountain
      Home Main Facility

                        	 
      	
                          650
      South Street

                        	 
      	
                          Mountain
      Home, AR

                        	 
      	
                          AR

                        	 
      	
                          72653

                        	 
      
	
                          AZRH-J000

                        	 
      	
                          R.H.
      Johnson Blvd

                        	 
      	
                          19022
      R.H. Johnson Blvd

                        	 
      	
                          Sun
      City, AZ

                        	 
      	
                          AZ

                        	 
      	
                          85375

                        	 
      
	
                          CAARN-000

                        	 
      	
                          Arnold

                        	 
      	
                          1082
      Highway 4

                        	 
      	
                          Arnold,
      CA

                        	 
      	
                          CA

                        	 
      	
                          95223

                        	 
      
	
                          CABAYF000

                        	 
      	
                          Bay-Fair
      Branch

                        	 
      	
                          1200
      Fairmont Dr

                        	 
      	
                          San
      Leandro, CA

                        	 
      	
                          CA

                        	 
      	
                          94578

                        	 
      
	
                          CABURB000

                        	 
      	
                          Burlingame
      Branch

                        	 
      	
                          400
      El Camino Real

                        	 
      	
                          Burlingame,
      CA

                        	 
      	
                          CA

                        	 
      	
                          94010

                        	 
      
	
                          CACANP100

                        	 
      	
                          Canoga
      Park Branch

                        	 
      	
                          22004
      Sherman Way

                        	 
      	
                          Canoga
      Park, CA

                        	 
      	
                          CA

                        	 
      	
                          91303

                        	 
      
	
                          CACOLH000

                        	 
      	
                          College
      Heights

                        	 
      	
                          2800
      Oswell Street

                        	 
      	
                          Bakersfield,
      CA

                        	 
      	
                          CA

                        	 
      	
                          93306

                        	 
      
	
                          CADIN-000

                        	 
      	
                          Dinuba

                        	 
      	
                          240
      East Tulare Street

                        	 
      	
                          Dinuba,
      CA

                        	 
      	
                          CA

                        	 
      	
                          93618

                        	 
      
	
                          CAEASF100

                        	 
      	
                          East
      Fresno

                        	 
      	
                          4445
      East Tulare Street

                        	 
      	
                          Fresno,
      CA

                        	 
      	
                          CA

                        	 
      	
                          93702

                        	 
      
	
                          CAEL-C400

                        	 
      	
                          El
      Camino-Keily Branch

                        	 
      	
                          2900
      El Camino Real

                        	 
      	
                          Santa
      Clara, CA

                        	 
      	
                          CA

                        	 
      	
                          95051

                        	 
      
	
                          CAEURM000

                        	 
      	
                          Eureka
      Main Branch

                        	 
      	
                          334
      F Street

                        	 
      	
                          Eureka,
      CA

                        	 
      	
                          CA

                        	 
      	
                          95501

                        	 
      
	
                          CAEURM080

                        	 
      	
                          Eureka
      Main Parking Lot

                        	 
      	
                          415
      Fourth Street

                        	 
      	
                          Eureka,
      CA

                        	 
      	
                          CA

                        	 
      	
                          95501

                        	 
      
	
                          CAFOL-000

                        	 
      	
                          Folsom

                        	 
      	
                          403
      East Bidwell Street

                        	 
      	
                          Folsom,
      CA

                        	 
      	
                          CA

                        	 
      	
                          95630

                        	 
      
	
                          CAFORB000

                        	 
      	
                          Fort
      Bragg Branch

                        	 
      	
                          228
      North Main Street

                        	 
      	
                          Fort
      Bragg, CA

                        	 
      	
                          CA

                        	 
      	
                          95437

                        	 
      
	
                          CAHAN-000

                        	 
      	
                          Hanford

                        	 
      	
                          180
      North Redington St

                        	 
      	
                          Hanford,
      CA

                        	 
      	
                          CA

                        	 
      	
                          93230

                        	 
      
	
                          CAHEA-000

                        	 
      	
                          Healdsburg

                        	 
      	
                          502
      Healdsburg Avenue

                        	 
      	
                          Healdsburg,
      CA

                        	 
      	
                          CA

                        	 
      	
                          95448

                        	 
      
	
                          CAHEMM000

                        	 
      	
                          Hemet
      Main

                        	 
      	
                          1687
      East Florida Avenue

                        	 
      	
                          Hemet,
      CA

                        	 
      	
                          CA

                        	 
      	
                          92343

                        	 
      
	
                          CAHILB200

                        	 
      	
                          Hilltop
      Branch

                        	 
      	
                          1300
      Hilltop Drive

                        	 
      	
                          Redding,
      CA

                        	 
      	
                          CA

                        	 
      	
                          96003

                        	 
      
	
                          CALANM000

                        	 
      	
                          Lancaster
      Main Office

                        	 
      	
                          730
      West Lancaster Blvd

                        	 
      	
                          Lancaster,
      CA

                        	 
      	
                          CA

                        	 
      	
                          93534

                        	 
      
	
                          CALEM-000

                        	 
      	
                          Lemoore
      587

                        	 
      	
                          338
      West D Street

                        	 
      	
                          Lemoore,
      CA

                        	 
      	
                          CA

                        	 
      	
                          93245

                        	 
      
	
                          CALINV100

                        	 
      	
                          Lincoln
      Village

                        	 
      	
                          503
      West Benjamin Holt Dr

                        	 
      	
                          Stockton,
      CA

                        	 
      	
                          CA

                        	 
      	
                          95207

                        	 
      
	
                          CALIV-000

                        	 
      	
                          Livermore

                        	 
      	
                          1748
      Railroad Ave

                        	 
      	
                          Livermore,
      CA

                        	 
      	
                          CA

                        	 
      	
                          94550

                        	 
      
	
                          CAMAR-100

                        	 
      	
                          Marysville
      Branch

                        	 
      	
                          619
      E Street

                        	 
      	
                          Marysville,
      CA

                        	 
      	
                          CA

                        	 
      	
                          95901

                        	 
      
	
                          CAMARL000

                        	 
      	
                          Martin
      Luther King Jr

                        	 
      	
                          4103
      South Western Avenue

                        	 
      	
                          Los
      Angeles, CA

                        	 
      	
                          CA

                        	 
      	
                          90062

                        	 
      
	
                          CAMIS2300

                        	 
      	
                          Mission-23rd
      St Branch

                        	 
      	
                          2701
      Mission Street

                        	 
      	
                          San
      Francisco, CA

                        	 
      	
                          CA

                        	 
      	
                          94110

                        	 
      
	
                          CAMON-400

                        	 
      	
                          Montrose

                        	 
      	
                          2320
      Honolulu Avenue

                        	 
      	
                          Montrose,
      CA

                        	 
      	
                          CA

                        	 
      	
                          91020

                        	 
      
	
                          CAONTP000

                        	 
      	
                          Ontario
      Plaza

                        	 
      	
                          910
      North Mountain Ave

                        	 
      	
                          Ontario,
      CA

                        	 
      	
                          CA

                        	 
      	
                          91762

                        	 
      
	
                          CAORA-000

                        	 
      	
                          Orangevale
      Branch

                        	 
      	
                          8890
      Greenback Lane

                        	 
      	
                          Orangevale,
      CA

                        	 
      	
                          CA

                        	 
      	
                          95662

                        	 
      
	
                          CAORO-100

                        	 
      	
                          Oroville
      Branch

                        	 
      	
                          1820
      Oro Dam Boulevard

                        	 
      	
                          Oroville,
      CA

                        	 
      	
                          CA

                        	 
      	
                          95965

                        	 
      
	
                          CAPET-000

                        	 
      	
                          Petaluma

                        	 
      	
                          200
      Kenetucky Street

                        	 
      	
                          Petaluma,
      CA

                        	 
      	
                          CA

                        	 
      	
                          94952

                        	 
      
	
                          CAPLE-000

                        	 
      	
                          Pleasanton

                        	 
      	
                          337
      Main Street

                        	 
      	
                          Pleasanton,
      CA

                        	 
      	
                          CA

                        	 
      	
                          94566

                        	 
      
	
                          CAPOR-000

                        	 
      	
                          Porterville

                        	 
      	
                          345
      North Main Street

                        	 
      	
                          Porterville,
      CA

                        	 
      	
                          CA

                        	 
      	
                          93257

                        	 
      
	
                          CAREE-000

                        	 
      	
                          Reedley

                        	 
      	
                          936
      G Street

                        	 
      	
                          Reedley,
      CA

                        	 
      	
                          CA

                        	 
      	
                          93654

                        	 
      
	
                          CARES-000

                        	 
      	
                          Reseda
      Branch

                        	 
      	
                          18120
      Sherman Way

                        	 
      	
                          Reseda,
      CA

                        	 
      	
                          CA

                        	 
      	
                          91335

                        	 
      
	
                          CARID-000

                        	 
      	
                          Ridgecrest

                        	 
      	
                          101
      West Ridgecrest Blvd

                        	 
      	
                          Ridgecrest,
      CA

                        	 
      	
                          CA

                        	 
      	
                          93555

                        	 
      
	
                          CARID-080

                        	 
      	
                          Ridgecrest
      Parking

                        	 
      	
                          101
      West Ridgecrest Blvd

                        	 
      	
                          Ridgecrest,
      CA

                        	 
      	
                          CA

                        	 
      	
                          93555

                        	 
      
	
                          CASEAB100

                        	 
      	
                          Seaside
      Branch

                        	 
      	
                          1451
      Fremont Boulevard

                        	 
      	
                          Seaside,
      CA

                        	 
      	
                          CA

                        	 
      	
                          93955

                        	 
      
	
                          CASHEO000

                        	 
      	
                          Sherman
      Oaks

                        	 
      	
                          14701
      Ventura Boulevard

                        	 
      	
                          Sherman
      Oaks, CA

                        	 
      	
                          CA

                        	 
      	
                          91403

                        	 
      
	
                          CASLAV000

                        	 
      	
                          Slauson-Vermont
      Branch

                        	 
      	
                          5700
      South Vermont Avenue

                        	 
      	
                          Los
      Angeles, CA

                        	 
      	
                          CA

                        	 
      	
                          90037

                        	 
      
	
                          CAST-H000

                        	 
      	
                          St
      Helena

                        	 
      	
                          1001
      Adams St

                        	 
      	
                          St
      Helena, CA

                        	 
      	
                          CA

                        	 
      	
                          94574

                        	 
      
	
                          CASTOA000

                        	 
      	
                          Stockton
      Agri-Center

                        	 
      	
                          407
      North Wilson Way

                        	 
      	
                          Stockton,
      CA

                        	 
      	
                          CA

                        	 
      	
                          95205

                        	 
      
	
                          CASUNI100

                        	 
      	
                          Sunnyvale
      Industrial Branch

                        	 
      	
                          921
      East Arques Avenue

                        	 
      	
                          Sunnyvale,
      CA

                        	 
      	
                          CA

                        	 
      	
                          94086

                        	 
      
	
                          CASUSB000

                        	 
      	
                          Susanville
      Branch

                        	 
      	
                          50
      N. Gay St.

                        	 
      	
                          Susanville,
      CA

                        	 
      	
                          CA

                        	 
      	
                          96130

                        	 
      
	
                          CATOLL000

                        	 
      	
                          Toluca
      Lake

                        	 
      	
                          4123
      West Olive Avenue

                        	 
      	
                          Burbank,
      CA

                        	 
      	
                          CA

                        	 
      	
                          91505

                        	 
      
	
                          CATOLL080

                        	 
      	
                          Toluca
      Lake Parking

                        	 
      	
                          260
      North Pass Ave

                        	 
      	
                          Burbank,
      CA

                        	 
      	
                          CA

                        	 
      	
                          91505

                        	 
      
	
                          CATUR-000

                        	 
      	
                          Turlock

                        	 
      	
                          501
      East Main Street

                        	 
      	
                          Turlock,
      CA

                        	 
      	
                          CA

                        	 
      	
                          95380

                        	 
      
	
                          CAVACF000

                        	 
      	
                          Vacaville
      Financial Center

                        	 
      	
                          150
      Parker St

                        	 
      	
                          Vacaville,
      CA

                        	 
      	
                          CA

                        	 
      	
                          95688

                        	 
      

                

              

            

          

        

      

      
        
           

        

        
          1

          
            

          

        

        
           

        

      

       

      Exhibit
A

      

      List of
Properties, Leased Premises, Vacate Space and Occupancy Percentages

      

      
        
          
            	
                    CAVERB000

                  	 
      	
                    Vernon
      Branch

                  	 
      	
                    3810
      South Santa Fe Ave

                  	 
      	
                    Vernon,
      CA

                  	 
      	
                    CA

                  	 
      	
                    90058

                  	 
      
	
                    CAWESL100

                  	 
      	
                    West
      Los Angeles Branch

                  	 
      	
                    11501
      Santa Monica Blvd

                  	 
      	
                    West
      Los Angeles, CA

                  	 
      	
                    CA

                  	 
      	
                    90025

                  	 
      
	
                    CAWILG100

                  	 
      	
                    Willow
      Glen Branch

                  	 
      	
                    1245
      Lincoln Avenue

                  	 
      	
                    San
      Jose, CA

                  	 
      	
                    CA

                  	 
      	
                    95125

                  	 
      
	
                    CAWOO-000

                  	 
      	
                    Woodland

                  	 
      	
                    50
      West Main Street

                  	 
      	
                    Woodland,
      CA

                  	 
      	
                    CA

                  	 
      	
                    95695

                  	 
      
	
                    CTBATP076

                  	 
      	
                    70
      Batterson Park Rd

                  	 
      	
                    70
      Batterson Park Rd

                  	 
      	
                    Farmington,
      CT

                  	 
      	
                    CT

                  	 
      	
                    06032

                  	 
      
	
                    CTFARA076

                  	 
      	
                    70
      Farmington Ave

                  	 
      	
                    70
      Farmington Ave

                  	 
      	
                    Hartford,
      CT

                  	 
      	
                    CT

                  	 
      	
                    06105

                  	 
      
	
                    CTGREA076

                  	 
      	
                    240
      Greenwich Ave (Exec)

                  	 
      	
                    240
      Greenwich Ave

                  	 
      	
                    Greenwich,
      CT

                  	 
      	
                    CT

                  	 
      	
                    06830

                  	 
      
	
                    CTMAIS076

                  	 
      	
                    777
      Main St

                  	 
      	
                    777
      Main St

                  	 
      	
                    Hartford,
      CT

                  	 
      	
                    CT

                  	 
      	
                    06115

                  	 
      
	
                    CTPARL076

                  	 
      	
                    100
      Park Lane Rd (Rte 202)

                  	 
      	
                    100
      Park Lane Rd

                  	 
      	
                    New
      Milford, CT

                  	 
      	
                    CT

                  	 
      	
                    06776

                  	 
      
	
                    CTWALS000

                  	 
      	
                    48
      Wall St

                  	 
      	
                    48
      Wall St

                  	 
      	
                    Norwalk,
      CT

                  	 
      	
                    CT

                  	 
      	
                    06852

                  	 
      
	
                    DECHR-030

                  	 
      	
                    300
      North Wakefield Dr (Chris

                  	 
      	
                    300
      North Wakefield Dr

                  	 
      	
                    Newark,
      DE

                  	 
      	
                    DE

                  	 
      	
                    19702

                  	 
      
	
                    FLBAY-300

                  	 
      	
                    Bayshore

                  	 
      	
                    6160
      14th Street, West

                  	 
      	
                    Bradenton,
      FL

                  	 
      	
                    FL

                  	 
      	
                    34207

                  	 
      
	
                    FLBAYP000

                  	 
      	
                    Bay
      Point

                  	 
      	
                    5000
      Biscayne Boulevard

                  	 
      	
                    Miami,
      FL

                  	 
      	
                    FL

                  	 
      	
                    33147

                  	 
      
	
                    FLBELB100

                  	 
      	
                    Bellair
      Bluffs

                  	 
      	
                    125
      Indian Rocks Rd

                  	 
      	
                    Bellaire,
      FL

                  	 
      	
                    FL

                  	 
      	
                    33770

                  	 
      
	
                    FLBLO-100

                  	 
      	
                    Blountstown

                  	 
      	
                    131
      South Pear Street

                  	 
      	
                    Blountstown,
      FL

                  	 
      	
                    FL

                  	 
      	
                    32424

                  	 
      
	
                    FLCHAH200

                  	 
      	
                    Charlotte
      Harbor

                  	 
      	
                    23081
      Harborview Road

                  	 
      	
                    Charlotte
      Harbor, FL

                  	 
      	
                    FL

                  	 
      	
                    33980

                  	 
      
	
                    FLCOCV000

                  	 
      	
                    Cocoa
      Village Downtown

                  	 
      	
                    430
      Brevard Avenue

                  	 
      	
                    Cocoa,
      FL

                  	 
      	
                    FL

                  	 
      	
                    32922

                  	 
      
	
                    FLCORR200

                  	 
      	
                    Coral
      Ridge (CF)

                  	 
      	
                    3600
      N Federal Hwy

                  	 
      	
                    Ft.
      Lauderdale, FL

                  	 
      	
                    FL

                  	 
      	
                    33308

                  	 
      
	
                    FLCRYR000

                  	 
      	
                    Crystal
      River

                  	 
      	
                    450
      SE Hwy 19

                  	 
      	
                    Crystal
      River, FL

                  	 
      	
                    FL

                  	 
      	
                    34423

                  	 
      
	
                    FLDAYB200

                  	 
      	
                    Daytona
      Beach Intl Speedway

                  	 
      	
                    1025
      International Speedway Bd

                  	 
      	
                    Daytona
      Beach, FL

                  	 
      	
                    FL

                  	 
      	
                    32114

                  	 
      
	
                    FLDELP000

                  	 
      	
                    Del
      Prado/Viscaya

                  	 
      	
                    909
      Del Prado Boulevard

                  	 
      	
                    Cape
      Coral, FL

                  	 
      	
                    FL

                  	 
      	
                    33922

                  	 
      
	
                    FLEASB100

                  	 
      	
                    East
      Bay Largo

                  	 
      	
                    2600
      East Bay Drive

                  	 
      	
                    Largo,
      FL

                  	 
      	
                    FL

                  	 
      	
                    33770

                  	 
      
	
                    FLEASB110

                  	 
      	
                    East
      Bay Largo Drive-In

                  	 
      	
                    2600
      East Bay Drive

                  	 
      	
                    Largo,
      FL

                  	 
      	
                    FL

                  	 
      	
                    33770

                  	 
      
	
                    FLEUS-010

                  	 
      	
                    Eustis-Remote
      Drive In

                  	 
      	
                    Eustis
      & Lemon St.

                  	 
      	
                    Eustis,
      FL

                  	 
      	
                    FL

                  	 
      	
                    32726

                  	 
      
	
                    FLEUS-100

                  	 
      	
                    Eustis

                  	 
      	
                    100
      North Bay St.

                  	 
      	
                    Eustis,
      FL

                  	 
      	
                    FL

                  	 
      	
                    32726

                  	 
      
	
                    FLFORM000

                  	 
      	
                    Fort
      Myers Beach

                  	 
      	
                    2525
      Estero Boulevard

                  	 
      	
                    Ft.
      Myers Beach, FL

                  	 
      	
                    FL

                  	 
      	
                    33931

                  	 
      
	
                    FLFORW000

                  	 
      	
                    Fort
      Walton Beach

                  	 
      	
                    189
      Eglin Prkwy, NE

                  	 
      	
                    Ft.
      Walton Beach, FL

                  	 
      	
                    FL

                  	 
      	
                    32548

                  	 
      
	
                    FLFORW010

                  	 
      	
                    Fort
      Walton Beach Remote DI

                  	 
      	
                    189
      Eglin Parkway NE

                  	 
      	
                    Ft.
      Walton Beach, FL

                  	 
      	
                    FL

                  	 
      	
                    32548

                  	 
      
	
                    FLGUL-000

                  	 
      	
                    Gulfgate

                  	 
      	
                    6525
      South Tamiami Trail

                  	 
      	
                    Sarasota,
      FL

                  	 
      	
                    FL

                  	 
      	
                    34231

                  	 
      
	
                    FLHOMO000

                  	 
      	
                    Homestead
      Office

                  	 
      	
                    850
      Homestead Blvd.

                  	 
      	
                    Homestead,
      FL

                  	 
      	
                    FL

                  	 
      	
                    33030

                  	 
      
	
                    FLINDR000

                  	 
      	
                    Indian
      Rocks

                  	 
      	
                    12046
      Indian Rocks Road

                  	 
      	
                    Largo,
      FL

                  	 
      	
                    FL

                  	 
      	
                    33770

                  	 
      
	
                    FLINV-010

                  	 
      	
                    Inverness
      Drive-In

                  	 
      	
                    940
      West Main Street

                  	 
      	
                    Inverness,
      FL

                  	 
      	
                    FL

                  	 
      	
                    34450

                  	 
      
	
                    FLINV-400

                  	 
      	
                    Inverness

                  	 
      	
                    S
      Main Street and Highland

                  	 
      	
                    Inverness,
      FL

                  	 
      	
                    FL

                  	 
      	
                    34450

                  	 
      
	
                    FLJAC-200

                  	 
      	
                    Jacaranda/West
      Sunrise

                  	 
      	
                    8190
      West Sunrise Blvd.

                  	 
      	
                    Plantation,
      FL

                  	 
      	
                    FL

                  	 
      	
                    33322

                  	 
      
	
                    FLJAYO000

                  	 
      	
                    Jay
      Office

                  	 
      	
                    3927
      Hwy 4

                  	 
      	
                    Jay,
      FL

                  	 
      	
                    FL

                  	 
      	
                    32565

                  	 
      
	
                    FLLAKC100

                  	 
      	
                    Lake
      City Downtown

                  	 
      	
                    150
      W. Madison Street

                  	 
      	
                    Lake
      City, FL

                  	 
      	
                    FL

                  	 
      	
                    32055

                  	 
      
	
                    FLLAKW500

                  	 
      	
                    Lake
      Wales Downtown

                  	 
      	
                    One
      North First Street

                  	 
      	
                    Lake
      Wales, FL

                  	 
      	
                    FL

                  	 
      	
                    33853

                  	 
      
	
                    FLLIVO100

                  	 
      	
                    Live
      Oak

                  	 
      	
                    201
      S. Ohio Ave.

                  	 
      	
                    Live
      Oak, FL

                  	 
      	
                    FL

                  	 
      	
                    32060

                  	 
      
	
                    FLLON-000

                  	 
      	
                    Longwood/Central
      Pkwy

                  	 
      	
                    390
      West Highway 434

                  	 
      	
                    Longwood,
      FL

                  	 
      	
                    FL

                  	 
      	
                    32750

                  	 
      
	
                    FLMIAS000

                  	 
      	
                    Miami
      Shores/Shores Villages

                  	 
      	
                    9499
      Northeast 2nd Avenue

                  	 
      	
                    Miami
      Shores, FL

                  	 
      	
                    FL

                  	 
      	
                    33138

                  	 
      
	
                    FLMIAS200

                  	 
      	
                    Miami
      Shores

                  	 
      	
                    9190
      Biscayne Blvd.

                  	 
      	
                    Miami,
      FL

                  	 
      	
                    FL

                  	 
      	
                    33138

                  	 
      
	
                    FLMID-300

                  	 
      	
                    Midway

                  	 
      	
                    7760
      W. Flagler Street

                  	 
      	
                    Miami,
      FL

                  	 
      	
                    FL

                  	 
      	
                    33144

                  	 
      
	
                    FLPAL-100

                  	 
      	
                    Palatka

                  	 
      	
                    620
      S. Hwy 19

                  	 
      	
                    Palatka,
      FL

                  	 
      	
                    FL

                  	 
      	
                    32177

                  	 
      
	
                    FLPALB030

                  	 
      	
                    Palm
      Beach Vault

                  	 
      	
                    5701
      Village Blvd.

                  	 
      	
                    West
      Palm Beach, FL

                  	 
      	
                    FL

                  	 
      	
                    33407

                  	 
      
	
                    FLPLA-000

                  	 
      	
                    Plantation

                  	 
      	
                    7001
      West Broward Boulevard

                  	 
      	
                    Plantation,
      FL

                  	 
      	
                    FL

                  	 
      	
                    33317

                  	 
      
	
                    FLPLA-010

                  	 
      	
                    Plantation
      Drive-In

                  	 
      	
                    7001
      W Broward Blvd

                  	 
      	
                    Plantation,
      FL

                  	 
      	
                    FL

                  	 
      	
                    33317

                  	 
      
	
                    FLSOUL000

                  	 
      	
                    South
      Lakeland/Lake Miriam

                  	 
      	
                    5001
      South Florida Avenue

                  	 
      	
                    Lakeland,
      FL

                  	 
      	
                    FL

                  	 
      	
                    33803

                  	 
      
	
                    FLST-P000

                  	 
      	
                    St.
      Petersburg Beach

                  	 
      	
                    7500
      Gulf Blvd.

                  	 
      	
                    St.
      Petersburg, FL

                  	 
      	
                    FL

                  	 
      	
                    33706

                  	 
      
	
                    FLTARS000

                  	 
      	
                    Tarpon
      Springs

                  	 
      	
                    116
      South Pinellas Avenue

                  	 
      	
                    Tarpon
      Springs, FL

                  	 
      	
                    FL

                  	 
      	
                    34688

                  	 
      
	
                    FLTAV-100

                  	 
      	
                    Tavernier

                  	 
      	
                    92200
      Over Seas Hwy

                  	 
      	
                    Tavernier,
      FL

                  	 
      	
                    FL

                  	 
      	
                    33070

                  	 
      
	
                    FLTROC000

                  	 
      	
                    Trouble
      Creek

                  	 
      	
                    4526
      US Hwy 19

                  	 
      	
                    New
      Port Richey, FL

                  	 
      	
                    FL

                  	 
      	
                    34652

                  	 
      
	
                    FLTROC010

                  	 
      	
                    Trouble
      Creek Remote Drive In

                  	 
      	
                    4526
      US Hwy 19

                  	 
      	
                    New
      Port Richey, FL

                  	 
      	
                    FL

                  	 
      	
                    34652

                  	 
      
	
                    FLWEEW000

                  	 
      	
                    Weeki
      Wachee

                  	 
      	
                    9223
      Cortez Blvd.

                  	 
      	
                    Brooksville,
      FL

                  	 
      	
                    FL

                  	 
      	
                    34613

                  	 
      
	
                    FLWES-700

                  	 
      	
                    Westside

                  	 
      	
                    4311
      Manatee Ave. West

                  	 
      	
                    Bradenton,
      FL

                  	 
      	
                    FL

                  	 
      	
                    34209

                  	 
      
	
                    GAABEV000

                  	 
      	
                    Aberdeen
      Village

                  	 
      	
                    500
      Northlake Drive     Aberdeen Village
      Center

                  	 
      	
                    Peachtree
      City, GA

                  	 
      	
                    GA

                  	 
      	
                    30303

                  	 
      
	
                    GADEC-000

                  	 
      	
                    Decatur
      (BS)

                  	 
      	
                    163
      Clairmont Avenue

                  	 
      	
                    Decatur,
      GA

                  	 
      	
                    GA

                  	 
      	
                    30030

                  	 
      
	
                    GADUBM000

                  	 
      	
                    Dublin
      Main Office

                  	 
      	
                    215
      West Jackson Street

                  	 
      	
                    Dublin,
      GA

                  	 
      	
                    GA

                  	 
      	
                    31021

                  	 
      

          

        

      

      
        
           

        

        
          2

          
            

          

        

        
           

        

      

       

      Exhibit
A

      

      List of
Properties, Leased Premises, Vacate Space and Occupancy Percentages

      

      
        
          
            	
                    GAEASP000

                  	 
      	
                    East
      Point

                  	 
      	
                    2818
      East Point Street

                  	 
      	
                    East
      Point, GA

                  	 
      	
                    GA

                  	 
      	
                    30344

                  	 
      
	
                    GAFIT-010

                  	 
      	
                    Fitzgerald
      Drive-In

                  	 
      	
                    315
      W. Central Ave.

                  	 
      	
                    Fitzgerald,
      GA

                  	 
      	
                    GA

                  	 
      	
                    31750

                  	 
      
	
                    GAFITM000

                  	 
      	
                    Fitzgerald
      Main

                  	 
      	
                    115
      E. Central Ave.

                  	 
      	
                    Fitzgerald,
      GA

                  	 
      	
                    GA

                  	 
      	
                    31750

                  	 
      
	
                    GAHAR-010

                  	 
      	
                    Hartwell
      Drive-in

                  	 
      	
                    241
      E. Howell St.

                  	 
      	
                    Hartwell,
      GA

                  	 
      	
                    GA

                  	 
      	
                    30643

                  	 
      
	
                    GAHARM000

                  	 
      	
                    Hartwell
      Main

                  	 
      	
                    241
      E. Howell St.

                  	 
      	
                    Hartwell,
      GA

                  	 
      	
                    GA

                  	 
      	
                    30643

                  	 
      
	
                    GAHOU-000

                  	 
      	
                    Houston
      (BS)

                  	 
      	
                    1005
      Northside Drive

                  	 
      	
                    Perry,
      GA

                  	 
      	
                    GA

                  	 
      	
                    31069

                  	 
      
	
                    GAJES-000

                  	 
      	
                    Jesup

                  	 
      	
                    204
      W. Cherry Street

                  	 
      	
                    Jesup,
      GA

                  	 
      	
                    GA

                  	 
      	
                    31545

                  	 
      
	
                    GANEWM000

                  	 
      	
                    Newnan
      Main

                  	 
      	
                    17-23
      Greenville Street

                  	 
      	
                    Newnan,
      GA

                  	 
      	
                    GA

                  	 
      	
                    30263

                  	 
      
	
                    KS38S-000

                  	 
      	
                    38th
      St. Facility

                  	 
      	
                    1314
      N. 38th

                  	 
      	
                    Kansas
      City, KS

                  	 
      	
                    KS

                  	 
      	
                    66102

                  	 
      
	
                    MA102M076

                  	 
      	
                    1025
      - 1075 Main (Building I

                  	 
      	
                    1025
      -1075 Main (blds I & II)

                  	 
      	
                    Waltham,
      MA

                  	 
      	
                    MA

                  	 
      	
                    02451

                  	 
      
	
                    MA46-P000

                  	 
      	
                    46
      Pleasant St

                  	 
      	
                    46
      Pleasant St

                  	 
      	
                    Malden,
      MA

                  	 
      	
                    MA

                  	 
      	
                    02148

                  	 
      
	
                    MAMALO030

                  	 
      	
                    200
      Exchange St (Malden Ops C

                  	 
      	
                    200
      Exchange St

                  	 
      	
                    Malden,
      MA

                  	 
      	
                    MA

                  	 
      	
                    02140

                  	 
      
	
                    MAPLES076

                  	 
      	
                    700
      Pleasant St

                  	 
      	
                    700
      Pleasant St

                  	 
      	
                    New
      Bedford, MA

                  	 
      	
                    MA

                  	 
      	
                    02740

                  	 
      
	
                    MDEAS-000

                  	 
      	
                    Easton
      - BAL

                  	 
      	
                    36
      N. Washington Street    P. O. Box 630

                  	 
      	
                    Easton,
      MD

                  	 
      	
                    MD

                  	 
      	
                    21601

                  	 
      
	
                    MDLANP000

                  	 
      	
                    Langley
      Park

                  	 
      	
                    7950
      New Hampshire Avenue

                  	 
      	
                    Langley
      Park, MD

                  	 
      	
                    MD

                  	 
      	
                    20783

                  	 
      
	
                    MDLANP080

                  	 
      	
                    Langley
      Park Parking

                  	 
      	
                    7900-8050
      New Hampshire Ave.

                  	 
      	
                    Langley
      Park, MD

                  	 
      	
                    MD

                  	 
      	
                    20787

                  	 
      
	
                    MDTOW-000

                  	 
      	
                    Towson
      (NCNB)

                  	 
      	
                    32
      West Pennsylvania Avenue

                  	 
      	
                    Towson,
      MD

                  	 
      	
                    MD

                  	 
      	
                    21204

                  	 
      
	
                    MDWHE-000

                  	 
      	
                    Wheaton

                  	 
      	
                    2601
      University Boulevard

                  	 
      	
                    Wheaton,
      MD

                  	 
      	
                    MD

                  	 
      	
                    20902

                  	 
      
	
                    MECOUS000

                  	 
      	
                    178
      Court St

                  	 
      	
                    178
      Court St

                  	 
      	
                    Auburn,
      ME

                  	 
      	
                    ME

                  	 
      	
                    04210

                  	 
      
	
                    MEFLEC076

                  	 
      	
                    80
      Exchange St (Fleet Ctr)

                  	 
      	
                    80
      Exchange St

                  	 
      	
                    Bangor,
      ME

                  	 
      	
                    ME

                  	 
      	
                    04401

                  	 
      
	
                    MEGAND030

                  	 
      	
                    65
      Gannett Dr

                  	 
      	
                    65
      Gannett Dr

                  	 
      	
                    South
      Portland, ME

                  	 
      	
                    ME

                  	 
      	
                    04106

                  	 
      
	
                    MOBAL-000

                  	 
      	
                    Ballwin
      Facility

                  	 
      	
                    15115
      Manchester Road

                  	 
      	
                    Ballwin,
      MO

                  	 
      	
                    MO

                  	 
      	
                    63011

                  	 
      
	
                    MOBEL-000

                  	 
      	
                    Belton
      Facility

                  	 
      	
                    1818
      East North Avenue

                  	 
      	
                    Belton,
      KS

                  	 
      	
                    MO

                  	 
      	
                    64012

                  	 
      
	
                    MOEASA000

                  	 
      	
                    East
      Arrow

                  	 
      	
                    102
      E. Arrow St.       PO Box
      10

                  	 
      	
                    Marshall,
      MO

                  	 
      	
                    MO

                  	 
      	
                    65340

                  	 
      
	
                    MOFOR-200

                  	 
      	
                    Forsyth
      Facility

                  	 
      	
                    Highway
      160 & Main St.

                  	 
      	
                    Forsyth,
      MO

                  	 
      	
                    MO

                  	 
      	
                    65653

                  	 
      
	
                    MOFROS000

                  	 
      	
                    Front
      Street Facility

                  	 
      	
                    #1
      Front Street

                  	 
      	
                    Troy,
      MO

                  	 
      	
                    MO

                  	 
      	
                    63379

                  	 
      
	
                    MOI70N000

                  	 
      	
                    I-70
      & Noland Facility

                  	 
      	
                    4041
      Lynn Court Drive

                  	 
      	
                    Independence,
      MO

                  	 
      	
                    MO

                  	 
      	
                    64055

                  	 
      
	
                    MOKANC031

                  	 
      	
                    Kansas
      City Ops Center

                  	 
      	
                    2001
      NE 46th Street

                  	 
      	
                    Kansas
      City, MO

                  	 
      	
                    MO

                  	 
      	
                    64116

                  	 
      
	
                    MOMETH000

                  	 
      	
                    Metropolitan/Holmes

                  	 
      	
                    8550
      Holmes Rd.

                  	 
      	
                    Kansas
      City, MO

                  	 
      	
                    MO

                  	 
      	
                    64131

                  	 
      
	
                    MOOFAM000

                  	 
      	
                    O'Fallon
      MO Facility

                  	 
      	
                    311
      S. Main

                  	 
      	
                    O'Fallon,
      MO

                  	 
      	
                    MO

                  	 
      	
                    63366

                  	 
      
	
                    MOWES-100

                  	 
      	
                    Westport
      Facility

                  	 
      	
                    331
      Westport Road

                  	 
      	
                    Kansas
      City, MO

                  	 
      	
                    MO

                  	 
      	
                    64111

                  	 
      
	
                    NCGATC076

                  	 
      	
                    Gateway
      Center - Charlotte

                  	 
      	
                    901
      West Trade Street

                  	 
      	
                    Charlotte,
      NC

                  	 
      	
                    NC

                  	 
      	
                    28202

                  	 
      
	
                    NCHENM200

                  	 
      	
                    Hendersonville
      Main Office

                  	 
      	
                    707
      North Main Street

                  	 
      	
                    Hendersonville,
      NC

                  	 
      	
                    NC

                  	 
      	
                    28739

                  	 
      
	
                    NHCENS000

                  	 
      	
                    20
      Central Sq

                  	 
      	
                    20
      Central Sq

                  	 
      	
                    Keene,
      NH

                  	 
      	
                    NH

                  	 
      	
                    03431

                  	 
      
	
                    NHMAIS076

                  	 
      	
                    143-157
      Main St

                  	 
      	
                    143-157
      Main St

                  	 
      	
                    Nashua,
      NH

                  	 
      	
                    NH

                  	 
      	
                    03060

                  	 
      
	
                    NHMARS000

                  	 
      	
                    3
      Pleasant St (Market Sq)

                  	 
      	
                    3
      Pleasant St

                  	 
      	
                    Portsmouth,
      NH

                  	 
      	
                    NH

                  	 
      	
                    03801

                  	 
      
	
                    NJ310B000

                  	 
      	
                    3109
      Bergenline Ave (31st S

                  	 
      	
                    3109
      Bergenline Ave

                  	 
      	
                    Union
      City, NJ

                  	 
      	
                    NJ

                  	 
      	
                    07087

                  	 
      
	
                    NJ639R000

                  	 
      	
                    639
      Rte 18 & Arthur St

                  	 
      	
                    639
      Rte 18 & Arthur St

                  	 
      	
                    East
      Brunswick, NJ

                  	 
      	
                    NJ

                  	 
      	
                    08816

                  	 
      
	
                    NJBEER076

                  	 
      	
                    40
      Beechwood Rd

                  	 
      	
                    40
      Beechwood Rd

                  	 
      	
                    Summit,
      NJ

                  	 
      	
                    NJ

                  	 
      	
                    07901

                  	 
      
	
                    NJBELA076

                  	 
      	
                    209-215
      Bellevue Ave

                  	 
      	
                    209-215
      Bellevue Ave

                  	 
      	
                    Hammonton,
      NJ

                  	 
      	
                    NJ

                  	 
      	
                    08037

                  	 
      
	
                    NJCARC176

                  	 
      	
                    301
      Carnegie Ctr (pkg 3600 Br

                  	 
      	
                    301
      Carnegie Ctr

                  	 
      	
                    Princeton,
      NJ

                  	 
      	
                    NJ

                  	 
      	
                    08543

                  	 
      
	
                    NJCENA000

                  	 
      	
                    Central
      Ave & Rte 46

                  	 
      	
                    Central
      Ave & Rte 46

                  	 
      	
                    Teterboro,
      NJ

                  	 
      	
                    NJ

                  	 
      	
                    07608

                  	 
      
	
                    NJCHAB000

                  	 
      	
                    150
      Chambers Bridge Rd

                  	 
      	
                    150
      Chambers Bridge Rd

                  	 
      	
                    Brick,
      NJ

                  	 
      	
                    NJ

                  	 
      	
                    08723

                  	 
      
	
                    NJCRAR000

                  	 
      	
                    591
      Cranbury Rd

                  	 
      	
                    591
      Cranbury Rd

                  	 
      	
                    East
      Brunswick, NJ

                  	 
      	
                    NJ

                  	 
      	
                    08816

                  	 
      
	
                    NJEASR000

                  	 
      	
                    54
      East Ridgewood Ave

                  	 
      	
                    54
      East Ridgewood Ave

                  	 
      	
                    Ridgewood,
      NJ

                  	 
      	
                    NJ

                  	 
      	
                    07450

                  	 
      
	
                    NJHACS000

                  	 
      	
                    207-209
      Hackensack St

                  	 
      	
                    207-209
      Hackensack St

                  	 
      	
                    Wood
      Ridge, NJ

                  	 
      	
                    NJ

                  	 
      	
                    07075

                  	 
      
	
                    NJHUNS100

                  	 
      	
                    4
      Hunter St

                  	 
      	
                    4
      Hunter St

                  	 
      	
                    Lodi,
      NJ

                  	 
      	
                    NJ

                  	 
      	
                    07644

                  	 
      
	
                    NJHWY9076

                  	 
      	
                    3670
      Hwy 9

                  	 
      	
                    3670
      Hwy 9

                  	 
      	
                    Freehold,
      NJ

                  	 
      	
                    NJ

                  	 
      	
                    07728

                  	 
      
	
                    NJMAIC000

                  	 
      	
                    Main
      & Corliss

                  	 
      	
                    Main
      & Corliss

                  	 
      	
                    Allenhurst,
      NJ

                  	 
      	
                    NJ

                  	 
      	
                    08046

                  	 
      
	
                    NJMAIS300

                  	 
      	
                    276
      Main St

                  	 
      	
                    276
      Main St

                  	 
      	
                    Orange,
      NJ

                  	 
      	
                    NJ

                  	 
      	
                    07050

                  	 
      
	
                    NJMAPA100

                  	 
      	
                    161
      Maplewood Ave (Main)

                  	 
      	
                    161
      Maplewood Ave

                  	 
      	
                    Maplewood,
      NJ

                  	 
      	
                    NJ

                  	 
      	
                    07040

                  	 
      
	
                    NJNASS076

                  	 
      	
                    90
      Nassau St (pkg 440 Vandeve

                  	 
      	
                    90
      Nassau St

                  	 
      	
                    Princeton,
      NJ

                  	 
      	
                    NJ

                  	 
      	
                    08542

                  	 
      
	
                    NJNORW000

                  	 
      	
                    601,607-609
      North Wood Ave

                  	 
      	
                    601,607-609
      N Wood Ave

                  	 
      	
                    Linden,
      NJ

                  	 
      	
                    NJ

                  	 
      	
                    07036

                  	 
      
	
                    NJNSRT070

                  	 
      	
                    395
      N/S Rte 70

                  	 
      	
                    395
      N/S Rte 70

                  	 
      	
                    Lakewood,
      NJ

                  	 
      	
                    NJ

                  	 
      	
                    08701

                  	 
      
	
                    NJRT13076

                  	 
      	
                    243
      Rte 130

                  	 
      	
                    243
      Rte 130

                  	 
      	
                    Bordentown,
      NJ

                  	 
      	
                    NJ

                  	 
      	
                    08505

                  	 
      
	
                    NJRT-2076

                  	 
      	
                    1125
      Rte 22 West

                  	 
      	
                    1125
      Rte 22 West

                  	 
      	
                    Bridgewater,
      NJ

                  	 
      	
                    NJ

                  	 
      	
                    08807

                  	 
      
	
                    NJRT-7076

                  	 
      	
                    4900
      Rte 70

                  	 
      	
                    4900
      Rte 70

                  	 
      	
                    Pennsauken,
      NJ

                  	 
      	
                    NJ

                  	 
      	
                    08109

                  	 
      

          

        

      

      
        
           

        

        
          3

          
            

          

        

        
           

        

      

       

      Exhibit
A

      

      List of
Properties, Leased Premises, Vacate Space and Occupancy Percentages

       

      
        
          
            
              
                	
                        NJRTS2000

                      	 
      	
                        263
      Rts 202/31

                      	 
      	
                        263
      Rts 202/31

                      	 
      	
                        Flemington,
      NJ

                      	 
      	
                        NJ

                      	 
      	
                        08822

                      	 
      
	
                        NJSOUO000

                      	 
      	
                        8
      South Orange Ave

                      	 
      	
                        8
      South Orange Ave

                      	 
      	
                        South
      Orange, NJ

                      	 
      	
                        NJ

                      	 
      	
                        07079

                      	 
      
	
                        NJSOUW000

                      	 
      	
                        35
      South Washington Ave

                      	 
      	
                        35
      South Washington Ave

                      	 
      	
                        Bergenfield,
      NJ

                      	 
      	
                        NJ

                      	 
      	
                        07621

                      	 
      
	
                        NJSPRA200

                      	 
      	
                        367
      Springfield Ave

                      	 
      	
                        367
      Springfield Ave

                      	 
      	
                        Summit,
      NJ

                      	 
      	
                        NJ

                      	 
      	
                        07901

                      	 
      
	
                        NJSUMR100

                      	 
      	
                        296
      Summerhill Rd

                      	 
      	
                        296
      Summerhill Rd

                      	 
      	
                        Spotswood,
      NJ

                      	 
      	
                        NJ

                      	 
      	
                        08884

                      	 
      
	
                        NJTILR000

                      	 
      	
                        1501
      Tilton Rd

                      	 
      	
                        1501
      Tilton Rd

                      	 
      	
                        Northfield,
      NJ

                      	 
      	
                        NJ

                      	 
      	
                        08225

                      	 
      
	
                        NMAMA-000

                      	 
      	
                        Amador

                      	 
      	
                        250
      W. Amador

                      	 
      	
                        Las
      Cruces, NM

                      	 
      	
                        NM

                      	 
      	
                        88001

                      	 
      
	
                        NMLASC076

                      	 
      	
                        Las
      Cruces Main Aux. Bldg.

                      	 
      	
                        250-B
      W. Amador

                      	 
      	
                        Las
      Cruces, NM

                      	 
      	
                        NM

                      	 
      	
                        88001

                      	 
      
	
                        NMLASC080

                      	 
      	
                        Las
      Cruces Br. Parking

                      	 
      	
                        12642
      W. Mountain

                      	 
      	
                        Las
      Cruces, NM

                      	 
      	
                        NM

                      	 
      	
                        88004

                      	 
      
	
                        NMRAT-010

                      	 
      	
                        Raton--Motor
      Facility

                      	 
      	
                        1233
      S. 2nd Street

                      	 
      	
                        Raton,
      NM

                      	 
      	
                        NM

                      	 
      	
                        87740

                      	 
      
	
                        NMRATM000

                      	 
      	
                        Raton--Main
      Facility

                      	 
      	
                        130
      Park Avenue

                      	 
      	
                        Raton,
      NM

                      	 
      	
                        NM

                      	 
      	
                        87740

                      	 
      
	
                        NMSANF010

                      	 
      	
                        Santa
      Fe - Motor Bank

                      	 
      	
                        1234
      St. Michael's Drive

                      	 
      	
                        Santa
      Fe, NM

                      	 
      	
                        NM

                      	 
      	
                        87501

                      	 
      
	
                        NMSANF200

                      	 
      	
                        Santa
      Fe--Main Facility

                      	 
      	
                        1234
      St. Michael's Drive

                      	 
      	
                        Santa
      Fe, NM

                      	 
      	
                        NM

                      	 
      	
                        87501

                      	 
      
	
                        NVLASV030

                      	 
      	
                        Las
      Vegas Operations CTR

                      	 
      	
                        4101
      E. Charleston Blvd

                      	 
      	
                        Las
      Vegas, NV

                      	 
      	
                        NV

                      	 
      	
                        89104

                      	 
      
	
                        NVRENO030

                      	 
      	
                        Reno
      Operations Center

                      	 
      	
                        895
      S. 21St Street

                      	 
      	
                        Sparks,
      NV

                      	 
      	
                        NV

                      	 
      	
                        89431

                      	 
      
	
                        NY168S000

                      	 
      	
                        91-16
      168th St

                      	 
      	
                        91-16
      168 Street

                      	 
      	
                        Jamaica,
      NY

                      	 
      	
                        NY

                      	 
      	
                        11432

                      	 
      
	
                        NY333P000

                      	 
      	
                        3330
      Park Ave

                      	 
      	
                        3330
      Park Ave

                      	 
      	
                        Wantagh,
      NY

                      	 
      	
                        NY

                      	 
      	
                        11793

                      	 
      
	
                        NY540B076

                      	 
      	
                        540
      Broadway

                      	 
      	
                        540
      Broadway

                      	 
      	
                        Albany,
      NY

                      	 
      	
                        NY

                      	 
      	
                        12207

                      	 
      
	
                        NY575B030

                      	 
      	
                        575
      Broadway (Peter D Kiernan

                      	 
      	
                        575
      Broadway

                      	 
      	
                        Albany,
      NY

                      	 
      	
                        NY

                      	 
      	
                        12207

                      	 
      
	
                        NY79-M000

                      	 
      	
                        79
      Main St

                      	 
      	
                        79
      Main St

                      	 
      	
                        Port
      Washington, NY

                      	 
      	
                        NY

                      	 
      	
                        11050

                      	 
      
	
                        NYBROH076

                      	 
      	
                        300
      Broad Hollow Rd (Corp HQ)

                      	 
      	
                        300
      Broadhollow Rd

                      	 
      	
                        Melville,
      NY

                      	 
      	
                        NY

                      	 
      	
                        11747

                      	 
      
	
                        NYBROH080

                      	 
      	
                        Broadhollow
      Parking Lot

                      	 
      	
                        300
      Broadhollow Road

                      	 
      	
                        Melville,
      NY

                      	 
      	
                        NY

                      	 
      	
                        11747

                      	 
      
	
                        NYBROR076

                      	 
      	
                        600
      Broadhollow Rd

                      	 
      	
                        600
      Broad Hollow Rd

                      	 
      	
                        Melville,
      NY

                      	 
      	
                        NY

                      	 
      	
                        11747

                      	 
      
	
                        NYCUTM020

                      	 
      	
                        17
      Cutter Mill Rd

                      	 
      	
                        17
      Cutter Mill Rd

                      	 
      	
                        Great
      Neck, NY

                      	 
      	
                        NY

                      	 
      	
                        11021

                      	 
      
	
                        NYEASA076

                      	 
      	
                        1
      East Ave

                      	 
      	
                        One
      East Ave

                      	 
      	
                        Rochester,
      NY

                      	 
      	
                        NY

                      	 
      	
                        14638

                      	 
      
	
                        NYEASP000

                      	 
      	
                        52
      East Park Ave

                      	 
      	
                        52
      East Park Ave

                      	 
      	
                        Long
      Beach, NY

                      	 
      	
                        NY

                      	 
      	
                        11561

                      	 
      
	
                        NYFOUP076

                      	 
      	
                        10
      Fountain Plz / 560 Main St

                      	 
      	
                        560
      Main St

                      	 
      	
                        Buffalo,
      NY

                      	 
      	
                        NY

                      	 
      	
                        14202

                      	 
      
	
                        NYGENS076

                      	 
      	
                        268
      Genesee St (Complex)

                      	 
      	
                        268
      Genesee/Court St

                      	 
      	
                        Utica,
      NY

                      	 
      	
                        NY

                      	 
      	
                        13502

                      	 
      
	
                        NYGENS176

                      	 
      	
                        120
      Genesee St

                      	 
      	
                        120
      Genesee St

                      	 
      	
                        Auburn,
      NY

                      	 
      	
                        NY

                      	 
      	
                        13021

                      	 
      
	
                        NYGRAA100

                      	 
      	
                        2300
      Grand Ave

                      	 
      	
                        2300
      Grand Ave

                      	 
      	
                        Baldwin,
      NY

                      	 
      	
                        NY

                      	 
      	
                        11510

                      	 
      
	
                        NYHEM-076

                      	 
      	
                        15
      Hempstead

                      	 
      	
                        15
      Hempstead Gardens Dr

                      	 
      	
                        West
      Hempstead, NY

                      	 
      	
                        NY

                      	 
      	
                        11552

                      	 
      
	
                        NYHEMA000

                      	 
      	
                        269
      Hempstead Ave

                      	 
      	
                        269
      Hempstead Ave

                      	 
      	
                        Malverne,
      NY

                      	 
      	
                        NY

                      	 
      	
                        11565

                      	 
      
	
                        NYHEMA076

                      	 
      	
                        60
      Hempstead Ave

                      	 
      	
                        60
      Hempstead Ave

                      	 
      	
                        West
      Hempstead, NY

                      	 
      	
                        NY

                      	 
      	
                        11552

                      	 
      
	
                        NYHEMA080

                      	 
      	
                        60
      Hempstead Ave Parking

                      	 
      	
                        60
      Hempstead Ave/Woodview Road

                      	 
      	
                        West
      Hempstead, NY

                      	 
      	
                        NY

                      	 
      	
                        11552

                      	 
      
	
                        NYHEMT000

                      	 
      	
                        2310
      Hempstead Tpke

                      	 
      	
                        2310
      Hempstead Tpke

                      	 
      	
                        East
      Meadow, NY

                      	 
      	
                        NY

                      	 
      	
                        11554

                      	 
      
	
                        NYHEMT200

                      	 
      	
                        3161
      Hempstead Tpke

                      	 
      	
                        3161
      Hempstead Tpke

                      	 
      	
                        Levittown,
      NY

                      	 
      	
                        NY

                      	 
      	
                        11756

                      	 
      
	
                        NYIRMA010

                      	 
      	
                        8
      Irma Ave (Auto)

                      	 
      	
                        Eight
      Irma Ave

                      	 
      	
                        Port
      Washington, NY

                      	 
      	
                        NY

                      	 
      	
                        11050

                      	 
      
	
                        NYJAMS080

                      	 
      	
                        49
      James St

                      	 
      	
                        49
      James St

                      	 
      	
                        Albany,
      NY

                      	 
      	
                        NY

                      	 
      	
                        12201

                      	 
      
	
                        NYJERA076

                      	 
      	
                        20
      Jerusalem Ave

                      	 
      	
                        20
      Jerusalem Ave

                      	 
      	
                        Hicksville,
      NY

                      	 
      	
                        NY

                      	 
      	
                        11802

                      	 
      
	
                        NYLIBP076

                      	 
      	
                        200
      Liberty Plz

                      	 
      	
                        200
      Liberty Plz

                      	 
      	
                        Rome,
      NY

                      	 
      	
                        NY

                      	 
      	
                        13440

                      	 
      
	
                        NYMERA076

                      	 
      	
                        15
      Merrick Ave

                      	 
      	
                        15
      Merrick Ave

                      	 
      	
                        Merrick,
      NY

                      	 
      	
                        NY

                      	 
      	
                        11566

                      	 
      
	
                        NYMIDN000

                      	 
      	
                        10
      Middle Neck Rd

                      	 
      	
                        10
      Middle Neck Rd

                      	 
      	
                        Great
      Neck, NY

                      	 
      	
                        NY

                      	 
      	
                        11021

                      	 
      
	
                        NYPREP076

                      	 
      	
                        500
      East Genesee St (Presiden

                      	 
      	
                        500
      East Genesee St

                      	 
      	
                        Syracuse,
      NY

                      	 
      	
                        NY

                      	 
      	
                        13214

                      	 
      
	
                        NYSTAS076

                      	 
      	
                        500
      State St

                      	 
      	
                        500
      State St

                      	 
      	
                        Schenectady,
      NY

                      	 
      	
                        NY

                      	 
      	
                        12305

                      	 
      
	
                        NYSTAS176

                      	 
      	
                        69
      State St

                      	 
      	
                        69
      State St

                      	 
      	
                        Albany,
      NY

                      	 
      	
                        NY

                      	 
      	
                        12201

                      	 
      
	
                        NYSTAS276

                      	 
      	
                        63
      State St

                      	 
      	
                        63
      State St

                      	 
      	
                        Albany,
      NY

                      	 
      	
                        NY

                      	 
      	
                        12205

                      	 
      
	
                        NYTHIS076

                      	 
      	
                        418
      Third St

                      	 
      	
                        418
      Third St, Suite 101

                      	 
      	
                        Niagara
      Falls, NY

                      	 
      	
                        NY

                      	 
      	
                        14301

                      	 
      
	
                        NYTRAR030

                      	 
      	
                        2970
      Transit Rd

                      	 
      	
                        2970
      Transit Rd

                      	 
      	
                        West
      Seneca, NY

                      	 
      	
                        NY

                      	 
      	
                        14224

                      	 
      
	
                        OKBROA000

                      	 
      	
                        Broken
      Arrow Facility

                      	 
      	
                        1800
      S Elm Place

                      	 
      	
                        Broken
      Arrow, OK

                      	 
      	
                        OK

                      	 
      	
                        74012

                      	 
      
	
                        OKCAT-000

                      	 
      	
                        Catoosa
      Facility

                      	 
      	
                        1801
      N. Hwy 66

                      	 
      	
                        Catoosa,
      OK

                      	 
      	
                        OK

                      	 
      	
                        74015

                      	 
      
	
                        OKENI-000

                      	 
      	
                        Enid
      Facility

                      	 
      	
                        300
      W. Randolf

                      	 
      	
                        Enid,
      OK

                      	 
      	
                        OK

                      	 
      	
                        73701

                      	 
      
	
                        OKFOUC000

                      	 
      	
                        Founder's
      Center

                      	 
      	
                        5613
      N. May Avenue

                      	 
      	
                        Oklahoma
      City, OK

                      	 
      	
                        OK

                      	 
      	
                        73112

                      	 
      
	
                        OKNORP076

                      	 
      	
                        North
      Pointe Facility

                      	 
      	
                        205
      E. Pine

                      	 
      	
                        Tulsa,
      OK

                      	 
      	
                        OK

                      	 
      	
                        74106

                      	 
      
	
                        OKTULS000

                      	 
      	
                        Tulsa
      Security/31st Street

                      	 
      	
                        10802
      E. 31st Street

                      	 
      	
                        Tulsa,
      OK

                      	 
      	
                        OK

                      	 
      	
                        74147

                      	 
      
	
                        OKWES-000

                      	 
      	
                        Western
      Drive In

                      	 
      	
                        5051
      S. Lewis

                      	 
      	
                        Tulsa,
      OK

                      	 
      	
                        OK

                      	 
      	
                        74105

                      	 
      
	
                        ORGRAP100

                      	 
      	
                        Grants
      Pass

                      	 
      	
                        735
      SE 6th Street

                      	 
      	
                        Grants
      Pass, OR

                      	 
      	
                        OR

                      	 
      	
                        97526

                      	 
      
	
                        ORGRE-000

                      	 
      	
                        Gresham

                      	 
      	
                        200
      East Powell Blvd

                      	 
      	
                        Gresham,
      OR

                      	 
      	
                        OR

                      	 
      	
                        97030

                      	 
      

              

            

          

        

      

      
        
           

        

        
          4

          
            

          

        

        
           

        

      

       

      Exhibit
A

      

      List of
Properties, Leased Premises, Vacate Space and Occupancy Percentages

      

      
        
          
            
              
                
                  
                    	
                            ORPAR-000

                          	 
      	
                            Parkrose

                          	 
      	
                            10120
      NE Sandy Blvd

                          	 
      	
                            Portland,
      OR

                          	 
      	
                            OR

                          	 
      	
                            97220

                          
	
                            ORRED-000

                          	 
      	
                            Redmond

                          	 
      	
                            552
      S 6th St

                          	 
      	
                            Redmond,
      OR

                          	 
      	
                            OR

                          	 
      	
                            97756

                          
	
                            PABLAM030

                          	 
      	
                            550
      Blair Mill Rd

                          	 
      	
                            550
      Blair Mill Rd

                          	 
      	
                            Horsham,
      PA

                          	 
      	
                            PA

                          	 
      	
                            19044

                          
	
                            PABUSA100

                          	 
      	
                            9501
      Bustleton Ave

                          	 
      	
                            9501
      Bustleton Ave

                          	 
      	
                            Philadelphia,
      PA

                          	 
      	
                            PA

                          	 
      	
                            19115

                          
	
                            PAEAST100

                          	 
      	
                            6
      East Trenton Ave

                          	 
      	
                            6
      East Trenton Ave

                          	 
      	
                            Morrisville,
      PA

                          	 
      	
                            PA

                          	 
      	
                            19067

                          
	
                            PALAW-000

                          	 
      	
                            6425
      Rising Sun Ave (Lawndale

                          	 
      	
                            6425
      Rising Sun Ave

                          	 
      	
                            Philadelphia,
      PA

                          	 
      	
                            PA

                          	 
      	
                            19111

                          
	
                            PASANH030

                          	 
      	
                            1000
      Sandy Hill Rd (Sandy Hil

                          	 
      	
                            1000
      Sandy Hill Rd

                          	 
      	
                            Norristown,
      PA

                          	 
      	
                            PA

                          	 
      	
                            19401-4181

                          
	
                            PATOUD076

                          	 
      	
                            200
      Tournament Dr

                          	 
      	
                            200
      Tournament Dr

                          	 
      	
                            Horsham,
      PA

                          	 
      	
                            PA

                          	 
      	
                            19044

                          
	
                            RIDUPD076

                          	 
      	
                            125
      Dupont Dr (operations ctr

                          	 
      	
                            125
      Dupont Dr

                          	 
      	
                            Providence,
      RI

                          	 
      	
                            RI

                          	 
      	
                            02907

                          
	
                            RIJORS030

                          	 
      	
                            50
      Jordan St

                          	 
      	
                            50
      Jordan St

                          	 
      	
                            East
      Providence, RI

                          	 
      	
                            RI

                          	 
      	
                            02915

                          
	
                            RIPOSR076

                          	 
      	
                            6725
      Post Rd

                          	 
      	
                            6725
      Post Rd

                          	 
      	
                            North
      Kingstown, RI

                          	 
      	
                            RI

                          	 
      	
                            02852

                          
	
                            SCFLOM000

                          	 
      	
                            Florence
      Main Office

                          	 
      	
                            265
      South Irby Street

                          	 
      	
                            Florence,
      SC

                          	 
      	
                            SC

                          	 
      	
                            29501

                          
	
                            SCGREM100

                          	 
      	
                            Greenwood
      Main Office

                          	 
      	
                            323
      Main Street

                          	 
      	
                            Greenwood,
      SC

                          	 
      	
                            SC

                          	 
      	
                            29646

                          
	
                            SCHILH000

                          	 
      	
                            Hilton
      Head -- Pope Ave.

                          	 
      	
                            59
      Pope Avenue

                          	 
      	
                            Hilton
      Head, SC

                          	 
      	
                            SC

                          	 
      	
                            29928

                          
	
                            SCROCH300

                          	 
      	
                            Rock
      Hill MO (RHNB)

                          	 
      	
                            222
      East Main Street

                          	 
      	
                            Rock
      Hill, SC

                          	 
      	
                            SC

                          	 
      	
                            29730

                          
	
                            SCSPAM000

                          	 
      	
                            Spartanburg
      Main Office

                          	 
      	
                            295
      East Main Street

                          	 
      	
                            Spartanburg,
      SC

                          	 
      	
                            SC

                          	 
      	
                            29302

                          
	
                            TNCLAM000

                          	 
      	
                            Clarksville
      Main Office

                          	 
      	
                            215
      Legion Street

                          	 
      	
                            Clarksville,
      TN

                          	 
      	
                            TN

                          	 
      	
                            37040

                          
	
                            TNCLAM081

                          	 
      	
                            Clarksville
      M.O. Pkg. Lot #2

                          	 
      	
                            326
      Main Street

                          	 
      	
                            Clarksville,
      TN

                          	 
      	
                            TN

                          	 
      	
                            37040

                          
	
                            TNCOLM000

                          	 
      	
                            Columbia
      Main Office

                          	 
      	
                            200
      West 7th Street

                          	 
      	
                            Columbia,
      TN

                          	 
      	
                            TN

                          	 
      	
                            38401

                          
	
                            TNKIN-000

                          	 
      	
                            Kingsport

                          	 
      	
                            1201
      North Eastman Road

                          	 
      	
                            Kingsport,
      TN

                          	 
      	
                            TN

                          	 
      	
                            37664

                          
	
                            TNLEB-000

                          	 
      	
                            Lebanon
      Main Office

                          	 
      	
                            120
      West Main Street

                          	 
      	
                            Lebanon,
      TN

                          	 
      	
                            TN

                          	 
      	
                            37087

                          
	
                            TNOAKR000

                          	 
      	
                            Oak
      Ridge Main Office

                          	 
      	
                            795
      Main Street West

                          	 
      	
                            Oak
      Ridge, TN

                          	 
      	
                            TN

                          	 
      	
                            37830

                          
	
                            TNOAKR080

                          	 
      	
                            Oak
      Ridge Main Office Parking

                          	 
      	
                            795
      Main Street West

                          	 
      	
                            Oak
      Ridge, TN

                          	 
      	
                            TN

                          	 
      	
                            37830

                          
	
                            TXBEA-010

                          	 
      	
                            Beaumont
      Remote Motor Bank

                          	 
      	
                            2635
      Broadway

                          	 
      	
                            Beaumont,
      TX

                          	 
      	
                            TX

                          	 
      	
                            77702

                          
	
                            TXBEA-080

                          	 
      	
                            Beaumont
      Parking

                          	 
      	
                            2634
      Liberty

                          	 
      	
                            Beaumont,
      TX

                          	 
      	
                            TX

                          	 
      	
                            77702-1935

                          
	
                            TXCAMW000

                          	 
      	
                            Camp
      Wisdom

                          	 
      	
                            600
      East Camp Wisdom

                          	 
      	
                            Duncanville,
      TX

                          	 
      	
                            TX

                          	 
      	
                            75116-2799

                          
	
                            TXCAMW080

                          	 
      	
                            Camp
      Wisdom - Parking

                          	 
      	
                            611
      Michaels

                          	 
      	
                            Duncanville,
      TX

                          	 
      	
                            TX

                          	 
      	
                            75116-2799

                          
	
                            TXCAMW081

                          	 
      	
                            Camp
      Wisdom - Parking

                          	 
      	
                            607
      Michaels

                          	 
      	
                            Duncanville,
      TX

                          	 
      	
                            TX

                          	 
      	
                            75116-2799

                          
	
                            TXCAMW082

                          	 
      	
                            Camp
      Wisdom - Parking

                          	 
      	
                            603
      Michaels

                          	 
      	
                            Duncanville,
      TX

                          	 
      	
                            TX

                          	 
      	
                            75116-2799

                          
	
                            TXHAR-000

                          	 
      	
                            Harlandale

                          	 
      	
                            111
      Rayburn

                          	 
      	
                            San
      Antonio, TX

                          	 
      	
                            TX

                          	 
      	
                            78221-1336

                          
	
                            TXHAR-010

                          	 
      	
                            Harlandale
      Remote Motor Bank I

                          	 
      	
                            111
      Rayburn

                          	 
      	
                            San
      Antonio, TX

                          	 
      	
                            TX

                          	 
      	
                            78221-1336

                          
	
                            TXNED-000

                          	 
      	
                            Nederland

                          	 
      	
                            1308
      Boston

                          	 
      	
                            Nederland,
      TX

                          	 
      	
                            TX

                          	 
      	
                            77627

                          
	
                            TXNED-010

                          	 
      	
                            Nederland
      Remote Motor Bank

                          	 
      	
                            1323
      Boston

                          	 
      	
                            Nederland,
      TX

                          	 
      	
                            TX

                          	 
      	
                            77627

                          
	
                            TXNORH000

                          	 
      	
                            Northern
      Hills

                          	 
      	
                            12303
      Nacogdoches

                          	 
      	
                            San
      Antonio, TX

                          	 
      	
                            TX

                          	 
      	
                            78217-2197

                          
	
                            TXNORH010

                          	 
      	
                            Northern
      Hills Remote Motor Bk

                          	 
      	
                            11714
      Perrin Beitel

                          	 
      	
                            San
      Antonio, TX

                          	 
      	
                            TX

                          	 
      	
                            78233

                          
	
                            TXNORH050

                          	 
      	
                            Northern
      Hills Land

                          	 
      	
                            11714
      Perrin Beitel

                          	 
      	
                            San
      Antonio, TX

                          	 
      	
                            TX

                          	 
      	
                            78217-2106

                          
	
                            TXPAM-000

                          	 
      	
                            Pampa
      - Main

                          	 
      	
                            100
      N. Cuyler

                          	 
      	
                            Pampa,
      TX

                          	 
      	
                            TX

                          	 
      	
                            79065

                          
	
                            TXPAM-010

                          	 
      	
                            Pampa
      Motor Bank

                          	 
      	
                            301
      N. Cuyler

                          	 
      	
                            Pampa,
      TX

                          	 
      	
                            TX

                          	 
      	
                            79065

                          
	
                            TXSHOC100

                          	 
      	
                            Shoal
      Creek (BB)

                          	 
      	
                            7900
      Shoal Creek

                          	 
      	
                            Austin,
      TX

                          	 
      	
                            TX

                          	 
      	
                            78703

                          
	
                            TXSTE-200

                          	 
      	
                            Steeplechase
      (Cy-Fair) (CH)

                          	 
      	
                            11025
      FM 1960 W.

                          	 
      	
                            Houston,
      TX

                          	 
      	
                            TX

                          	 
      	
                            77065

                          
	
                            TXUVA-000

                          	 
      	
                            Uvalde

                          	 
      	
                            220
      East Main Street

                          	 
      	
                            Uvalde,
      TX

                          	 
      	
                            TX

                          	 
      	
                            78801-5639

                          
	
                            TXUVA-080

                          	 
      	
                            Uvalde
      - Parking

                          	 
      	
                            220
      East Main Street

                          	 
      	
                            Uvalde,
      TX

                          	 
      	
                            TX

                          	 
      	
                            78801-5639

                          
	
                            TXWICF010

                          	 
      	
                            Wichita
      Falls Rmt Motor Bk

                          	 
      	
                            807
      Lamar Street

                          	 
      	
                            Wichita
      Falls, TX

                          	 
      	
                            TX

                          	 
      	
                            76301-6826

                          
	
                            TXWICF083

                          	 
      	
                            Wichita
      Falls - Parking

                          	 
      	
                            808
      Lamar Street

                          	 
      	
                            Wichita
      Falls, TX

                          	 
      	
                            TX

                          	 
      	
                            76301-6826

                          
	
                            TXWICF100

                          	 
      	
                            Wichita
      Falls (New)

                          	 
      	
                            2733
      Midwestern Parkway

                          	 
      	
                            Wichita
      Falls, TX

                          	 
      	
                            TX

                          	 
      	
                            76308

                          
	
                            VAABI-000

                          	 
      	
                            Abingdon

                          	 
      	
                            271
      West Main Street

                          	 
      	
                            Abingdon,
      VA

                          	 
      	
                            VA

                          	 
      	
                            24210

                          
	
                            VACENS000

                          	 
      	
                            Central
      Springfield

                          	 
      	
                            6315
      Backlick Road

                          	 
      	
                            Springfield,
      VA

                          	 
      	
                            VA

                          	 
      	
                            22150

                          
	
                            VACOLR000

                          	 
      	
                            Coliseum-Riverdale

                          	 
      	
                            2030
      Coliseum Drive, #A

                          	 
      	
                            Hampton,
      VA

                          	 
      	
                            VA

                          	 
      	
                            23666

                          
	
                            VAFAIC000

                          	 
      	
                            Fairfax
      Courthouse

                          	 
      	
                            10440
      Main Street

                          	 
      	
                            Fairfax,
      VA

                          	 
      	
                            VA

                          	 
      	
                            22030

                          
	
                            VAORA-000

                          	 
      	
                            Orange

                          	 
      	
                            113
      West Main Street

                          	 
      	
                            Orange,
      VA

                          	 
      	
                            VA

                          	 
      	
                            22960

                          
	
                            VAPROR000

                          	 
      	
                            Providence
      Road

                          	 
      	
                            6025
      Providence Road

                          	 
      	
                            Virginia
      Beach, VA

                          	 
      	
                            VA

                          	 
      	
                            23464

                          
	
                            VAROBB000

                          	 
      	
                            Robinson
      & Broad

                          	 
      	
                            2601
      West Broad Street

                          	 
      	
                            Richmond,
      VA

                          	 
      	
                            VA

                          	 
      	
                            23220

                          
	
                            WABAL-000

                          	 
      	
                            Ballard

                          	 
      	
                            2010
      NW Market Street

                          	 
      	
                            Seattle,
      WA

                          	 
      	
                            WA

                          	 
      	
                            98107

                          
	
                            WACAM-000

                          	 
      	
                            Camas

                          	 
      	
                            528
      NE 4th Ave

                          	 
      	
                            Camas,
      WA

                          	 
      	
                            WA

                          	 
      	
                            98607

                          
	
                            WACLA-000

                          	 
      	
                            Clarkston

                          	 
      	
                            748
      6th St

                          	 
      	
                            Clarkston,
      WA

                          	 
      	
                            WA

                          	 
      	
                            99403

                          
	
                            WAEDM-000

                          	 
      	
                            Edmonds

                          	 
      	
                            306
      Main St

                          	 
      	
                            Edmonds,
      WA

                          	 
      	
                            WA

                          	 
      	
                            98020

                          
	
                            WAGRE-000

                          	 
      	
                            Greenwood

                          	 
      	
                            404
      N 85th Street

                          	 
      	
                            Seattle,
      WA

                          	 
      	
                            WA

                          	 
      	
                            98103

                          

                  

                

              

            

          

        

      

      
        
           

        

        
          5

          
            

          

        

        
           

        

      

       

      Exhibit
A

      

      List of
Properties, Leased Premises, Vacate Space and Occupancy Percentages

      

      
        
          
            
              	
                      WAIND-000

                    	 
      	
                      Industrial
      Br

                    	 
      	
                      2764
      1st Ave S

                    	 
      	
                      Seattle,
      WA

                    	 
      	
                      WA

                    	 
      	
                      98134

                    	 
      
	
                      WAKEN-100

                    	 
      	
                      Kennewick

                    	 
      	
                      3420
      W. Kennewick Ave

                    	 
      	
                      Kennewick,
      WA

                    	 
      	
                      WA

                    	 
      	
                      99336

                    	 
      
	
                      WALYN-000

                    	 
      	
                      Lynden
      Branch

                    	 
      	
                      700
      Front St

                    	 
      	
                      Lynden,
      WA

                    	 
      	
                      WA

                    	 
      	
                      98264

                    	 
      
	
                      WALYN-080

                    	 
      	
                      Lynden
      BR Parking

                    	 
      	
                      700
      Front ST

                    	 
      	
                      Lynden,
      WA

                    	 
      	
                      WA

                    	 
      	
                      98264

                    	 
      
	
                      WAPORT000

                    	 
      	
                      Port
      Townsend

                    	 
      	
                      734
      Water Street

                    	 
      	
                      Port
      Townsend, WA

                    	 
      	
                      WA

                    	 
      	
                      98368

                    	 
      
	
                      WAQUI-000

                    	 
      	
                      Quincy
      Branch

                    	 
      	
                      500
      Central Ave S

                    	 
      	
                      Quincy,
      WA

                    	 
      	
                      WA

                    	 
      	
                      98848

                    	 
      
	
                      WASEQ-000

                    	 
      	
                      Sequim

                    	 
      	
                      114
      S Sequim Ave

                    	 
      	
                      Sequim,
      WA

                    	 
      	
                      WA

                    	 
      	
                      98382

                    	 
      
	
                      WAWENV000

                    	 
      	
                      Wenatchee
      Valley

                    	 
      	
                      30 S
      Wenatchee Ave

                    	 
      	
                      Wenatchee,
      WA

                    	 
      	
                      WA

                    	 
      	
                      98801

                    	 
      
	
                      XYZ000000

                    	 
      	
                      Exchange
      Property

                    	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      

            

          

        

      

      
        
           

        

        
          6

          
            

          

        

        
           

        

      

       

      Exhibit
A

      

      List of
Properties, Leased Premises, Vacate Space and Occupancy
Percentages

      

      
        
          
            	
                    Project ID

                  	 
      	
                    Project Description

                  	 
      	
                    Property Type

                  	 
      	
                    Leased

                    Premises

                  	 
      	
                    Vacate

                    Space

                  	 
      	
                    Total SF

                  	 
      	
                    Occupancy

                    Percentage

                  	 
      
	
                    ARBATM000

                  	 
      	
                    Batesville
      Main Facility

                  	 
      	
                    Banking
      Center w/ Motor Bank

                  	 
      	
                    5,402

                  	 
      	
                    4,123

                  	 
      	
                    18,603

                  	 
      	
                    29.0

                  	
                    %

                  
	
                    ARBATP080

                  	 
      	
                    Batesville
      Parking

                  	 
      	
                    Parking
      Lot

                  	 
      	
                    0

                  	 
      	
                    -

                  	 
      	
                    1

                  	 
      	
                    29.0

                  	
                    %

                  
	
                    ARBEN-000

                  	 
      	
                    Bentonville

                  	 
      	
                    Banking
      Center w/ Motor Bank

                  	 
      	
                    8,754

                  	 
      	
                    -

                  	 
      	
                    10,754

                  	 
      	
                    81.4

                  	
                    %

                  
	
                    ARDOW-010

                  	 
      	
                    Downtown
      Drive-In

                  	 
      	
                    Remote
      Motor Bank

                  	 
      	
                    786

                  	 
      	
                    -

                  	 
      	
                    786

                  	 
      	
                    100.0

                  	
                    %

                  
	
                    ARMCA-080

                  	 
      	
                    McAdams
      Parking Lot

                  	 
      	
                    Parking
      Lot

                  	 
      	
                    0

                  	 
      	
                    -

                  	 
      	
                    1

                  	 
      	
                    35.5

                  	
                    %

                  
	
                    ARMCAT030

                  	 
      	
                    McAdams
      Trust Building

                  	 
      	
                    Banking
      Center w/o Motor Bank

                  	 
      	
                    7,183

                  	 
      	
                    12,778

                  	 
      	
                    20,207

                  	 
      	
                    35.5

                  	
                    %

                  
	
                    ARMOUH000

                  	 
      	
                    Mountain
      Home Main Facility

                  	 
      	
                    Banking
      Center w/ Motor Bank

                  	 
      	
                    9,920

                  	 
      	
                    6,039

                  	 
      	
                    15,959

                  	 
      	
                    62.2

                  	
                    %

                  
	
                    AZRH-J000

                  	 
      	
                    R.H.
      Johnson Blvd

                  	 
      	
                    Banking
      Center w/ Motor Bank

                  	 
      	
                    12,916

                  	 
      	
                    -

                  	 
      	
                    12,916

                  	 
      	
                    100.0

                  	
                    %

                  
	
                    CAARN-000

                  	 
      	
                    Arnold

                  	 
      	
                    Banking
      Center w/o Motor Bank

                  	 
      	
                    10,573

                  	 
      	
                    -

                  	 
      	
                    10,573

                  	 
      	
                    100.0

                  	
                    %

                  
	
                    CABAYF000

                  	 
      	
                    Bay-Fair
      Branch

                  	 
      	
                    Banking
      Center w/o Motor Bank

                  	 
      	
                    10,477

                  	 
      	
                    4,778

                  	 
      	
                    15,255

                  	 
      	
                    68.7

                  	
                    %

                  
	
                    CABURB000

                  	 
      	
                    Burlingame
      Branch

                  	 
      	
                    Banking
      Center w/ Motor Bank

                  	 
      	
                    12,270

                  	 
      	
                    -

                  	 
      	
                    12,270

                  	 
      	
                    100.0

                  	
                    %

                  
	
                    CACANP100

                  	 
      	
                    Canoga
      Park Branch

                  	 
      	
                    Banking
      Center w/o Motor Bank

                  	 
      	
                    10,899

                  	 
      	
                    -

                  	 
      	
                    10,899

                  	 
      	
                    100.0

                  	
                    %

                  
	
                    CACOLH000

                  	 
      	
                    College
      Heights

                  	 
      	
                    Banking
      Center w/o Motor Bank

                  	 
      	
                    12,477

                  	 
      	
                    -

                  	 
      	
                    12,477

                  	 
      	
                    100.0

                  	
                    %

                  
	
                    CADIN-000

                  	 
      	
                    Dinuba

                  	 
      	
                    Banking
      Center w/o Motor Bank

                  	 
      	
                    10,450

                  	 
      	
                    -

                  	 
      	
                    10,450

                  	 
      	
                    100.0

                  	
                    %

                  
	
                    CAEASF100

                  	 
      	
                    East
      Fresno

                  	 
      	
                    Banking
      Center w/o Motor Bank

                  	 
      	
                    11,411

                  	 
      	
                    -

                  	 
      	
                    11,411

                  	 
      	
                    100.0

                  	
                    %

                  
	
                    CAEL-C400

                  	 
      	
                    El
      Camino-Keily Branch

                  	 
      	
                    Banking
      Center w/o Motor Bank

                  	 
      	
                    5,643

                  	 
      	
                    7,495

                  	 
      	
                    13,138

                  	 
      	
                    42.9

                  	
                    %

                  
	
                    CAEURM000

                  	 
      	
                    Eureka
      Main Branch

                  	 
      	
                    Banking
      Center w/o Motor Bank

                  	 
      	
                    14,223

                  	 
      	
                    4,066

                  	 
      	
                    18,289

                  	 
      	
                    77.8

                  	
                    %

                  
	
                    CAEURM080

                  	 
      	
                    Eureka
      Main Parking Lot

                  	 
      	
                    Parking
      Lot

                  	 
      	
                    1

                  	 
      	
                    -

                  	 
      	
                    1

                  	 
      	
                    77.7

                  	
                    %

                  
	
                    CAFOL-000

                  	 
      	
                    Folsom

                  	 
      	
                    Banking
      Center w/o Motor Bank

                  	 
      	
                    9,115

                  	 
      	
                    4,371

                  	 
      	
                    13,486

                  	 
      	
                    67.6

                  	
                    %

                  
	
                    CAFORB000

                  	 
      	
                    Fort
      Bragg Branch

                  	 
      	
                    Banking
      Center w/o Motor Bank

                  	 
      	
                    8,540

                  	 
      	
                    3,645

                  	 
      	
                    12,185

                  	 
      	
                    70.1

                  	
                    %

                  
	
                    CAHAN-000

                  	 
      	
                    Hanford

                  	 
      	
                    Banking
      Center w/ Motor Bank

                  	 
      	
                    11,008

                  	 
      	
                    2,952

                  	 
      	
                    13,960

                  	 
      	
                    78.9

                  	
                    %

                  
	
                    CAHEA-000

                  	 
      	
                    Healdsburg

                  	 
      	
                    Banking
      Center w/o Motor Bank

                  	 
      	
                    11,060

                  	 
      	
                    -

                  	 
      	
                    11,060

                  	 
      	
                    100.0

                  	
                    %

                  
	
                    CAHEMM000

                  	 
      	
                    Hemet
      Main

                  	 
      	
                    Banking
      Center w/o Motor Bank

                  	 
      	
                    17,800

                  	 
      	
                    -

                  	 
      	
                    17,800

                  	 
      	
                    100.0

                  	
                    %

                  
	
                    CAHILB200

                  	 
      	
                    Hilltop
      Branch

                  	 
      	
                    Banking
      Center w/o Motor Bank

                  	 
      	
                    9,891

                  	 
      	
                    4,188

                  	 
      	
                    14,080

                  	 
      	
                    70.3

                  	
                    %

                  
	
                    CALANM000

                  	 
      	
                    Lancaster
      Main Office

                  	 
      	
                    Banking
      Center w/o Motor Bank

                  	 
      	
                    13,953

                  	 
      	
                    4,590

                  	 
      	
                    18,543

                  	 
      	
                    75.2

                  	
                    %

                  
	
                    CALEM-000

                  	 
      	
                    Lemoore
      587

                  	 
      	
                    Banking
      Center w/o Motor Bank

                  	 
      	
                    9,113

                  	 
      	
                    -

                  	 
      	
                    10,310

                  	 
      	
                    88.4

                  	
                    %

                  
	
                    CALINV100

                  	 
      	
                    Lincoln
      Village

                  	 
      	
                    Banking
      Center w/o Motor Bank

                  	 
      	
                    13,516

                  	 
      	
                    4,778

                  	 
      	
                    18,294

                  	 
      	
                    73.9

                  	
                    %

                  
	
                    CALIV-000

                  	 
      	
                    Livermore

                  	 
      	
                    Banking
      Center w/o Motor Bank

                  	 
      	
                    17,590

                  	 
      	
                    -

                  	 
      	
                    17,590

                  	 
      	
                    100.0

                  	
                    %

                  
	
                    CAMAR-100

                  	 
      	
                    Marysville
      Branch

                  	 
      	
                    Banking
      Center w/o Motor Bank

                  	 
      	
                    5,364

                  	 
      	
                    5,742

                  	 
      	
                    11,105

                  	 
      	
                    48.3

                  	
                    %

                  
	
                    CAMARL000

                  	 
      	
                    Martin
      Luther King Jr

                  	 
      	
                    Banking
      Center w/o Motor Bank

                  	 
      	
                    12,232

                  	 
      	
                    -

                  	 
      	
                    12,232

                  	 
      	
                    100.0

                  	
                    %

                  
	
                    CAMIS2300

                  	 
      	
                    Mission-23rd
      St Branch

                  	 
      	
                    Banking
      Center w/o Motor Bank

                  	 
      	
                    12,393

                  	 
      	
                    -

                  	 
      	
                    12,393

                  	 
      	
                    100.0

                  	
                    %

                  
	
                    CAMON-400

                  	 
      	
                    Montrose

                  	 
      	
                    Banking
      Center w/o Motor Bank

                  	 
      	
                    10,859

                  	 
      	
                    -

                  	 
      	
                    10,859

                  	 
      	
                    100.0

                  	
                    %

                  
	
                    CAONTP000

                  	 
      	
                    Ontario
      Plaza

                  	 
      	
                    Banking
      Center w/o Motor Bank

                  	 
      	
                    12,220

                  	 
      	
                    4,030

                  	 
      	
                    16,250

                  	 
      	
                    75.2

                  	
                    %

                  
	
                    CAORA-000

                  	 
      	
                    Orangevale
      Branch

                  	 
      	
                    Banking
      Center w/o Motor Bank

                  	 
      	
                    9,718

                  	 
      	
                    4,270

                  	 
      	
                    13,988

                  	 
      	
                    69.5

                  	
                    %

                  
	
                    CAORO-100

                  	 
      	
                    Oroville
      Branch

                  	 
      	
                    Banking
      Center w/o Motor Bank

                  	 
      	
                    6,284

                  	 
      	
                    6,660

                  	 
      	
                    12,945

                  	 
      	
                    48.5

                  	
                    %

                  
	
                    CAPET-000

                  	 
      	
                    Petaluma

                  	 
      	
                    Banking
      Center w/o Motor Bank

                  	 
      	
                    13,263

                  	 
      	
                    3,525

                  	 
      	
                    17,330

                  	 
      	
                    76.5

                  	
                    %

                  
	
                    CAPLE-000

                  	 
      	
                    Pleasanton

                  	 
      	
                    Banking
      Center w/o Motor Bank

                  	 
      	
                    8,886

                  	 
      	
                    4,300

                  	 
      	
                    13,186

                  	 
      	
                    67.4

                  	
                    %

                  
	
                    CAPOR-000

                  	 
      	
                    Porterville

                  	 
      	
                    Banking
      Center w/ Motor Bank

                  	 
      	
                    11,513

                  	 
      	
                    2,028

                  	 
      	
                    15,521

                  	 
      	
                    74.2

                  	
                    %

                  
	
                    CAREE-000

                  	 
      	
                    Reedley

                  	 
      	
                    Banking
      Center w/o Motor Bank

                  	 
      	
                    8,923

                  	 
      	
                    3,645

                  	 
      	
                    12,568

                  	 
      	
                    71.0

                  	
                    %

                  
	
                    CARES-000

                  	 
      	
                    Reseda
      Branch

                  	 
      	
                    Banking
      Center w/o Motor Bank

                  	 
      	
                    10,964

                  	 
      	
                    3,200

                  	 
      	
                    14,164

                  	 
      	
                    77.4

                  	
                    %

                  
	
                    CARID-000

                  	 
      	
                    Ridgecrest

                  	 
      	
                    Banking
      Center w/o Motor Bank

                  	 
      	
                    10,428

                  	 
      	
                    -

                  	 
      	
                    10,428

                  	 
      	
                    100.0

                  	
                    %

                  
	
                    CARID-080

                  	 
      	
                    Ridgecrest
      Parking

                  	 
      	
                    Parking
      Lot

                  	 
      	
                    1

                  	 
      	
                    -

                  	 
      	
                    1

                  	 
      	
                    100.0

                  	
                    %

                  
	
                    CASEAB100

                  	 
      	
                    Seaside
      Branch

                  	 
      	
                    Banking
      Center w/o Motor Bank

                  	 
      	
                    7,539

                  	 
      	
                    4,066

                  	 
      	
                    11,605

                  	 
      	
                    65.0

                  	
                    %

                  
	
                    CASHEO000

                  	 
      	
                    Sherman
      Oaks

                  	 
      	
                    Banking
      Center w/o Motor Bank

                  	 
      	
                    10,595

                  	 
      	
                    -

                  	 
      	
                    10,595

                  	 
      	
                    100.0

                  	
                    %

                  
	
                    CASLAV000

                  	 
      	
                    Slauson-Vermont
      Branch

                  	 
      	
                    Banking
      Center w/o Motor Bank

                  	 
      	
                    13,763

                  	 
      	
                    -

                  	 
      	
                    13,763

                  	 
      	
                    100.0

                  	
                    %

                  
	
                    CAST-H000

                  	 
      	
                    St
      Helena

                  	 
      	
                    Banking
      Center w/o Motor Bank

                  	 
      	
                    12,568

                  	 
      	
                    -

                  	 
      	
                    12,568

                  	 
      	
                    100.0

                  	
                    %

                  
	
                    CASTOA000

                  	 
      	
                    Stockton
      Agri-Center

                  	 
      	
                    Banking
      Center w/o Motor Bank

                  	 
      	
                    12,309

                  	 
      	
                    4,778

                  	 
      	
                    17,087

                  	 
      	
                    72.0

                  	
                    %

                  
	
                    CASUNI100

                  	 
      	
                    Sunnyvale
      Industrial Branch

                  	 
      	
                    Banking
      Center w/o Motor Bank

                  	 
      	
                    9,577

                  	 
      	
                    9,815

                  	 
      	
                    19,392

                  	 
      	
                    49.4

                  	
                    %

                  
	
                    CASUSB000

                  	 
      	
                    Susanville
      Branch

                  	 
      	
                    Banking
      Center w/o Motor Bank

                  	 
      	
                    8,244

                  	 
      	
                    4,137

                  	 
      	
                    12,382

                  	 
      	
                    66.6

                  	
                    %

                  
	
                    CATOLL000

                  	 
      	
                    Toluca
      Lake

                  	 
      	
                    Banking
      Center w/o Motor Bank

                  	 
      	
                    14,175

                  	 
      	
                    -

                  	 
      	
                    14,175

                  	 
      	
                    100.0

                  	
                    %

                  
	
                    CATOLL080

                  	 
      	
                    Toluca
      Lake Parking

                  	 
      	
                    Parking
      Lot

                  	 
      	
                    1

                  	 
      	
                    -

                  	 
      	
                    1

                  	 
      	
                    100.0

                  	
                    %

                  
	
                    CATUR-000

                  	 
      	
                    Turlock

                  	 
      	
                    Banking
      Center w/ Motor Bank

                  	 
      	
                    12,113

                  	 
      	
                    2,400

                  	 
      	
                    14,513

                  	 
      	
                    83.5

                  	
                    %

                  
	
                    CAVACF000

                  	 
      	
                    Vacaville
      Financial Center

                  	 
      	
                    Banking
      Center w/o Motor Bank

                  	 
      	
                    11,311

                  	 
      	
                    6,199

                  	 
      	
                    17,510

                  	 
      	
                    64.6

                  	
                    %

                  

          

        

      

      
        
           

        

        
          7

          
            

          

        

        
           

        

      

       

      Exhibit
A

      

      List of
Properties, Leased Premises, Vacate Space and Occupancy Percentages

      

      
        
          
            	
                    CAVERB000

                  	 
      	
                    Vernon
      Branch

                  	 
      	
                    Banking
      Center w/o Motor Bank

                  	 
      	
                    13,495

                  	 
      	
                    -

                  	 
      	
                    13,495

                  	 
      	
                    100.0

                  	
                    %

                  
	
                    CAWESL100

                  	 
      	
                    West
      Los Angeles Branch

                  	 
      	
                    Banking
      Center - Retail

                  	 
      	
                    15,348

                  	 
      	
                    -

                  	 
      	
                    15,348

                  	 
      	
                    100.0

                  	
                    %

                  
	
                    CAWILG100

                  	 
      	
                    Willow
      Glen Branch

                  	 
      	
                    Banking
      Center w/o Motor Bank

                  	 
      	
                    6,338

                  	 
      	
                    3,863

                  	 
      	
                    10,201

                  	 
      	
                    62.1

                  	
                    %

                  
	
                    CAWOO-000

                  	 
      	
                    Woodland

                  	 
      	
                    Banking
      Center w/ Motor Bank

                  	 
      	
                    8,368

                  	 
      	
                    8,255

                  	 
      	
                    16,623

                  	 
      	
                    50.3

                  	
                    %

                  
	
                    CTBATP076

                  	 
      	
                    70
      Batterson Park Rd

                  	 
      	
                    Office
      Space

                  	 
      	
                    126,711

                  	 
      	
                    -

                  	 
      	
                    126,711

                  	 
      	
                    100.0

                  	
                    %

                  
	
                    CTFARA076

                  	 
      	
                    70
      Farmington Ave

                  	 
      	
                    Office
      Space

                  	 
      	
                    7,449

                  	 
      	
                    32,083

                  	 
      	
                    39,532

                  	 
      	
                    18.8

                  	
                    %

                  
	
                    CTGREA076

                  	 
      	
                    240
      Greenwich Ave (Exec)

                  	 
      	
                    Office
      Space

                  	 
      	
                    31,873

                  	 
      	
                    -

                  	 
      	
                    38,042

                  	 
      	
                    83.8

                  	
                    %

                  
	
                    CTMAIS076

                  	 
      	
                    777
      Main St

                  	 
      	
                    Office
      Space

                  	 
      	
                    235,849

                  	 
      	
                    92,949

                  	 
      	
                    338,337

                  	 
      	
                    69.7

                  	
                    %

                  
	
                    CTPARL076

                  	 
      	
                    100
      Park Lane Rd (Rte 202)

                  	 
      	
                    Office
      Space

                  	 
      	
                    5,304

                  	 
      	
                    15,570

                  	 
      	
                    20,874

                  	 
      	
                    25.4

                  	
                    %

                  
	
                    CTWALS000

                  	 
      	
                    48
      Wall St

                  	 
      	
                    Banking
      Center w/o Motor Bank

                  	 
      	
                    7,021

                  	 
      	
                    16,480

                  	 
      	
                    23,501

                  	 
      	
                    29.9

                  	
                    %

                  
	
                    DECHR-030

                  	 
      	
                    300
      North Wakefield Dr (Chris

                  	 
      	
                    Operations
      Center

                  	 
      	
                    121,800

                  	 
      	
                    -

                  	 
      	
                    121,800

                  	 
      	
                    100.0

                  	
                    %

                  
	
                    FLBAY-300

                  	 
      	
                    Bayshore

                  	 
      	
                    Banking
      Center w/ Motor Bank

                  	 
      	
                    10,608

                  	 
      	
                    6,992

                  	 
      	
                    17,600

                  	 
      	
                    60.3

                  	
                    %

                  
	
                    FLBAYP000

                  	 
      	
                    Bay
      Point

                  	 
      	
                    Banking
      Center w/o Motor Bank

                  	 
      	
                    8,765

                  	 
      	
                    -

                  	 
      	
                    15,922

                  	 
      	
                    55.0

                  	
                    %

                  
	
                    FLBELB100

                  	 
      	
                    Bellair
      Bluffs

                  	 
      	
                    Banking
      Center w/ Motor Bank

                  	 
      	
                    5,965

                  	 
      	
                    10,265

                  	 
      	
                    16,230

                  	 
      	
                    36.8

                  	
                    %

                  
	
                    FLBLO-100

                  	 
      	
                    Blountstown

                  	 
      	
                    Banking
      Center w/ Motor Bank

                  	 
      	
                    6,549

                  	 
      	
                    5,897

                  	 
      	
                    12,446

                  	 
      	
                    52.6

                  	
                    %

                  
	
                    FLCHAH200

                  	 
      	
                    Charlotte
      Harbor

                  	 
      	
                    Banking
      Center w/ Motor Bank

                  	 
      	
                    5,415

                  	 
      	
                    3,765

                  	 
      	
                    12,030

                  	 
      	
                    45.0

                  	
                    %

                  
	
                    FLCOCV000

                  	 
      	
                    Cocoa
      Village Downtown

                  	 
      	
                    Office
      Space

                  	 
      	
                    7,444

                  	 
      	
                    14,499

                  	 
      	
                    35,208

                  	 
      	
                    21.1

                  	
                    %

                  
	
                    FLCORR200

                  	 
      	
                    Coral
      Ridge (CF)

                  	 
      	
                    Banking
      Center w/ Motor Bank

                  	 
      	
                    7,450

                  	 
      	
                    -

                  	 
      	
                    18,687

                  	 
      	
                    39.9

                  	
                    %

                  
	
                    FLCRYR000

                  	 
      	
                    Crystal
      River

                  	 
      	
                    Banking
      Center w/ Motor Bank

                  	 
      	
                    10,260

                  	 
      	
                    3,024

                  	 
      	
                    13,500

                  	 
      	
                    76.0

                  	
                    %

                  
	
                    FLDAYB200

                  	 
      	
                    Daytona
      Beach Intl Speedway

                  	 
      	
                    Banking
      Center w/ Motor Bank

                  	 
      	
                    14,400

                  	 
      	
                    -

                  	 
      	
                    14,400

                  	 
      	
                    100.0

                  	
                    %

                  
	
                    FLDELP000

                  	 
      	
                    Del
      Prado/Viscaya

                  	 
      	
                    Banking
      Center w/ Motor Bank

                  	 
      	
                    7,606

                  	 
      	
                    4,872

                  	 
      	
                    12,478

                  	 
      	
                    61.0

                  	
                    %

                  
	
                    FLEASB100

                  	 
      	
                    East
      Bay Largo

                  	 
      	
                    Banking
      Center w/ Motor Bank

                  	 
      	
                    8,030

                  	 
      	
                    8,340

                  	 
      	
                    16,370

                  	 
      	
                    49.1

                  	
                    %

                  
	
                    FLEASB110

                  	 
      	
                    East
      Bay Largo Drive-In

                  	 
      	
                    Remote
      Motor Bank

                  	 
      	
                    332

                  	 
      	
                    -

                  	 
      	
                    332

                  	 
      	
                    100.0

                  	
                    %

                  
	
                    FLEUS-010

                  	 
      	
                    Eustis-Remote
      Drive In

                  	 
      	
                    Remote
      Motor Bank

                  	 
      	
                    485

                  	 
      	
                    -

                  	 
      	
                    485

                  	 
      	
                    100.0

                  	
                    %

                  
	
                    FLEUS-100

                  	 
      	
                    Eustis

                  	 
      	
                    Banking
      Center w/o Motor Bank

                  	 
      	
                    6,686

                  	 
      	
                    6,143

                  	 
      	
                    14,029

                  	 
      	
                    47.7

                  	
                    %

                  
	
                    FLFORM000

                  	 
      	
                    Fort
      Myers Beach

                  	 
      	
                    Banking
      Center w/ Motor Bank

                  	 
      	
                    6,432

                  	 
      	
                    617

                  	 
      	
                    12,324

                  	 
      	
                    52.2

                  	
                    %

                  
	
                    FLFORW000

                  	 
      	
                    Fort
      Walton Beach

                  	 
      	
                    Banking
      Center w/ Motor Bank

                  	 
      	
                    7,265

                  	 
      	
                    -

                  	 
      	
                    14,931

                  	 
      	
                    48.7

                  	
                    %

                  
	
                    FLFORW010

                  	 
      	
                    Fort
      Walton Beach Remote DI

                  	 
      	
                    Remote
      Motor Bank

                  	 
      	
                    400

                  	 
      	
                    -

                  	 
      	
                    400

                  	 
      	
                    100.0

                  	
                    %

                  
	
                    FLGUL-000

                  	 
      	
                    Gulfgate

                  	 
      	
                    Banking
      Center w/ Motor Bank

                  	 
      	
                    10,174

                  	 
      	
                    -

                  	 
      	
                    12,632

                  	 
      	
                    80.5

                  	
                    %

                  
	
                    FLHOMO000

                  	 
      	
                    Homestead
      Office

                  	 
      	
                    Banking
      Center w/ Motor Bank

                  	 
      	
                    12,393

                  	 
      	
                    -

                  	 
      	
                    15,528

                  	 
      	
                    79.8

                  	
                    %

                  
	
                    FLINDR000

                  	 
      	
                    Indian
      Rocks

                  	 
      	
                    Banking
      Center w/ Motor Bank

                  	 
      	
                    6,480

                  	 
      	
                    9,333

                  	 
      	
                    15,813

                  	 
      	
                    41.0

                  	
                    %

                  
	
                    FLINV-010

                  	 
      	
                    Inverness
      Drive-In

                  	 
      	
                    Remote
      Motor Bank

                  	 
      	
                    350

                  	 
      	
                    -

                  	 
      	
                    350

                  	 
      	
                    100.0

                  	
                    %

                  
	
                    FLINV-400

                  	 
      	
                    Inverness

                  	 
      	
                    Banking
      Center w/ Motor Bank

                  	 
      	
                    8,403

                  	 
      	
                    8,457

                  	 
      	
                    16,860

                  	 
      	
                    49.8

                  	
                    %

                  
	
                    FLJAC-200

                  	 
      	
                    Jacaranda/West
      Sunrise

                  	 
      	
                    Banking
      Center w/ Motor Bank

                  	 
      	
                    7,668

                  	 
      	
                    7,668

                  	 
      	
                    15,336

                  	 
      	
                    50.0

                  	
                    %

                  
	
                    FLJAYO000

                  	 
      	
                    Jay
      Office

                  	 
      	
                    Banking
      Center w/ Motor Bank

                  	 
      	
                    5,217

                  	 
      	
                    5,117

                  	 
      	
                    10,334

                  	 
      	
                    50.5

                  	
                    %

                  
	
                    FLLAKC100

                  	 
      	
                    Lake
      City Downtown

                  	 
      	
                    Banking
      Center w/ Motor Bank

                  	 
      	
                    4,957

                  	 
      	
                    14,074

                  	 
      	
                    19,031

                  	 
      	
                    26.0

                  	
                    %

                  
	
                    FLLAKW500

                  	 
      	
                    Lake
      Wales Downtown

                  	 
      	
                    Banking
      Center w/ Motor Bank

                  	 
      	
                    6,500

                  	 
      	
                    10,100

                  	 
      	
                    19,500

                  	 
      	
                    33.3

                  	
                    %

                  
	
                    FLLIVO100

                  	 
      	
                    Live
      Oak

                  	 
      	
                    Banking
      Center w/ Motor Bank

                  	 
      	
                    4,910

                  	 
      	
                    -

                  	 
      	
                    18,000

                  	 
      	
                    27.3

                  	
                    %

                  
	
                    FLLON-000

                  	 
      	
                    Longwood/Central
      Pkwy

                  	 
      	
                    Banking
      Center w/ Motor Bank

                  	 
      	
                    5,099

                  	 
      	
                    7,814

                  	 
      	
                    13,916

                  	 
      	
                    36.6

                  	
                    %

                  
	
                    FLMIAS000

                  	 
      	
                    Miami
      Shores/Shores Villages

                  	 
      	
                    Banking
      Center w/ Motor Bank

                  	 
      	
                    6,996

                  	 
      	
                    8,114

                  	 
      	
                    18,170

                  	 
      	
                    38.5

                  	
                    %

                  
	
                    FLMIAS200

                  	 
      	
                    Miami
      Shores

                  	 
      	
                    Banking
      Center w/ Motor Bank

                  	 
      	
                    5,974

                  	 
      	
                    -

                  	 
      	
                    11,737

                  	 
      	
                    50.9

                  	
                    %

                  
	
                    FLMID-300

                  	 
      	
                    Midway

                  	 
      	
                    Banking
      Center w/ Motor Bank

                  	 
      	
                    14,092

                  	 
      	
                    -

                  	 
      	
                    14,092

                  	 
      	
                    100.0

                  	
                    %

                  
	
                    FLPAL-100

                  	 
      	
                    Palatka

                  	 
      	
                    Banking
      Center w/ Motor Bank

                  	 
      	
                    3,633

                  	 
      	
                    3,655

                  	 
      	
                    10,800

                  	 
      	
                    33.6

                  	
                    %

                  
	
                    FLPALB030

                  	 
      	
                    Palm
      Beach Vault

                  	 
      	
                    Operations
      Center

                  	 
      	
                    14,252

                  	 
      	
                    -

                  	 
      	
                    14,252

                  	 
      	
                    100.0

                  	
                    %

                  
	
                    FLPLA-000

                  	 
      	
                    Plantation

                  	 
      	
                    Banking
      Center w/ Motor Bank

                  	 
      	
                    13,296

                  	 
      	
                    -

                  	 
      	
                    13,296

                  	 
      	
                    100.0

                  	
                    %

                  
	
                    FLPLA-010

                  	 
      	
                    Plantation
      Drive-In

                  	 
      	
                    Remote
      Motor Bank

                  	 
      	
                    670

                  	 
      	
                    -

                  	 
      	
                    670

                  	 
      	
                    100.0

                  	
                    %

                  
	
                    FLSOUL000

                  	 
      	
                    South
      Lakeland/Lake Miriam

                  	 
      	
                    Banking
      Center w/ Motor Bank

                  	 
      	
                    4,800

                  	 
      	
                    3,200

                  	 
      	
                    9,600

                  	 
      	
                    50.0

                  	
                    %

                  
	
                    FLST-P000

                  	 
      	
                    St.
      Petersburg Beach

                  	 
      	
                    Banking
      Center w/ Motor Bank

                  	 
      	
                    5,612

                  	 
      	
                    6,088

                  	 
      	
                    11,700

                  	 
      	
                    48.0

                  	
                    %

                  
	
                    FLTARS000

                  	 
      	
                    Tarpon
      Springs

                  	 
      	
                    Banking
      Center w/ Motor Bank

                  	 
      	
                    7,800

                  	 
      	
                    5,480

                  	 
      	
                    13,280

                  	 
      	
                    58.7

                  	
                    %

                  
	
                    FLTAV-100

                  	 
      	
                    Tavernier

                  	 
      	
                    Banking
      Center w/ Motor Bank

                  	 
      	
                    7,560

                  	 
      	
                    2,790

                  	 
      	
                    10,350

                  	 
      	
                    73.0

                  	
                    %

                  
	
                    FLTROC000

                  	 
      	
                    Trouble
      Creek

                  	 
      	
                    Banking
      Center w/ Motor Bank

                  	 
      	
                    5,998

                  	 
      	
                    -

                  	 
      	
                    15,475

                  	 
      	
                    38.8

                  	
                    %

                  
	
                    FLTROC010

                  	 
      	
                    Trouble
      Creek Remote Drive In

                  	 
      	
                    Remote
      Motor Bank

                  	 
      	
                    600

                  	 
      	
                    -

                  	 
      	
                    600

                  	 
      	
                    100.0

                  	
                    %

                  
	
                    FLWEEW000

                  	 
      	
                    Weeki
      Wachee

                  	 
      	
                    Banking
      Center w/ Motor Bank

                  	 
      	
                    10,684

                  	 
      	
                    4,113

                  	 
      	
                    16,630

                  	 
      	
                    64.2

                  	
                    %

                  
	
                    FLWES-700

                  	 
      	
                    Westside

                  	 
      	
                    Banking
      Center w/ Motor Bank

                  	 
      	
                    6,540

                  	 
      	
                    3,795

                  	 
      	
                    12,300

                  	 
      	
                    53.2

                  	
                    %

                  
	
                    GAABEV000

                  	 
      	
                    Aberdeen
      Village

                  	 
      	
                    Banking
      Center w/ Motor Bank

                  	 
      	
                    13,990

                  	 
      	
                    -

                  	 
      	
                    19,058

                  	 
      	
                    73.4

                  	
                    %

                  
	
                    GADEC-000

                  	 
      	
                    Decatur
      (BS)

                  	 
      	
                    Banking
      Center w/ Motor Bank

                  	 
      	
                    7,743

                  	 
      	
                    5,257

                  	 
      	
                    13,000

                  	 
      	
                    59.6

                  	
                    %

                  
	
                    GADUBM000

                  	 
      	
                    Dublin
      Main Office

                  	 
      	
                    Banking
      Center w/ Motor Bank

                  	 
      	
                    -

                  	 
      	
                    14,196

                  	 
      	
                    15,506

                  	 
      	
                    0.0

                  	
                    %

                  

          

        

      

      
        
           

        

        
          8

          
            

          

        

        
           

        

      

       

      Exhibit
A

      

      List of
Properties, Leased Premises, Vacate Space and Occupancy Percentages

      

      
        
          
            	
                    GAEASP000

                  	 
      	
                    East
      Point

                  	 
      	
                    Banking
      Center w/ Motor Bank

                  	 
      	
                    6,558

                  	 
      	
                    4,678

                  	 
      	
                    15,042

                  	 
      	
                    43.6

                  	
                    %

                  
	
                    GAFIT-010

                  	 
      	
                    Fitzgerald
      Drive-In

                  	 
      	
                    Remote
      Motor Bank

                  	 
      	
                    475

                  	 
      	
                    -

                  	 
      	
                    475

                  	 
      	
                    100.0

                  	
                    %

                  
	
                    GAFITM000

                  	 
      	
                    Fitzgerald
      Main

                  	 
      	
                    Banking
      Center w/o Motor Bank

                  	 
      	
                    4,642

                  	 
      	
                    4,082

                  	 
      	
                    9,575

                  	 
      	
                    48.5

                  	
                    %

                  
	
                    GAHAR-010

                  	 
      	
                    Hartwell
      Drive-in

                  	 
      	
                    Remote
      Motor Bank

                  	 
      	
                    367

                  	 
      	
                    -

                  	 
      	
                    367

                  	 
      	
                    100.0

                  	
                    %

                  
	
                    GAHARM000

                  	 
      	
                    Hartwell
      Main

                  	 
      	
                    Banking
      Center w/o Motor Bank

                  	 
      	
                    5,863

                  	 
      	
                    5,863

                  	 
      	
                    11,726

                  	 
      	
                    50.0

                  	
                    %

                  
	
                    GAHOU-000

                  	 
      	
                    Houston
      (BS)

                  	 
      	
                    Banking
      Center w/ Motor Bank

                  	 
      	
                    -

                  	 
      	
                    6,052

                  	 
      	
                    7,000

                  	 
      	
                    0.0

                  	
                    %

                  
	
                    GAJES-000

                  	 
      	
                    Jesup

                  	 
      	
                    Banking
      Center w/ Motor Bank

                  	 
      	
                    6,700

                  	 
      	
                    5,400

                  	 
      	
                    12,100

                  	 
      	
                    55.4

                  	
                    %

                  
	
                    GANEWM000

                  	 
      	
                    Newnan
      Main

                  	 
      	
                    Banking
      Center w/ Motor Bank

                  	 
      	
                    5,574

                  	 
      	
                    11,900

                  	 
      	
                    19,940

                  	 
      	
                    28.0

                  	
                    %

                  
	
                    KS38S-000

                  	 
      	
                    38th
      St. Facility

                  	 
      	
                    Banking
      Center w/o Motor Bank

                  	 
      	
                    4,652

                  	 
      	
                    6,524

                  	 
      	
                    16,587

                  	 
      	
                    28.0

                  	
                    %

                  
	
                    MA102M076

                  	 
      	
                    1025
      - 1075 Main (Building I

                  	 
      	
                    Office
      Space

                  	 
      	
                    283,742

                  	 
      	
                    -

                  	 
      	
                    283,742

                  	 
      	
                    100.0

                  	
                    %

                  
	
                    MA46-P000

                  	 
      	
                    46
      Pleasant St

                  	 
      	
                    Banking
      Center w/o Motor Bank

                  	 
      	
                    7,541

                  	 
      	
                    14,129

                  	 
      	
                    21,854

                  	 
      	
                    34.5

                  	
                    %

                  
	
                    MAMALO030

                  	 
      	
                    200
      Exchange St (Malden Ops C

                  	 
      	
                    Operations
      Center

                  	 
      	
                    311,587

                  	 
      	
                    -

                  	 
      	
                    311,587

                  	 
      	
                    100.0

                  	
                    %

                  
	
                    MAPLES076

                  	 
      	
                    700
      Pleasant St

                  	 
      	
                    Office
      Space

                  	 
      	
                    14,291

                  	 
      	
                    14,803

                  	 
      	
                    68,718

                  	 
      	
                    20.8

                  	
                    %

                  
	
                    MDEAS-000

                  	 
      	
                    Easton
      - BAL

                  	 
      	
                    Banking
      Center w/o Motor Bank

                  	 
      	
                    -

                  	 
      	
                    11,153

                  	 
      	
                    18,679

                  	 
      	
                    0.0

                  	
                    %

                  
	
                    MDLANP000

                  	 
      	
                    Langley
      Park

                  	 
      	
                    Banking
      Center w/ Motor Bank

                  	 
      	
                    -

                  	 
      	
                    8,585

                  	 
      	
                    13,116

                  	 
      	
                    0.0

                  	
                    %

                  
	
                    MDLANP080

                  	 
      	
                    Langley
      Park Parking

                  	 
      	
                    Parking
      Lot

                  	 
      	
                    -

                  	 
      	
                    1

                  	 
      	
                    1

                  	 
      	
                    0.0

                  	
                    %

                  
	
                    MDTOW-000

                  	 
      	
                    Towson
      (NCNB)

                  	 
      	
                    Banking
      Center w/ Motor Bank

                  	 
      	
                    3,602

                  	 
      	
                    3,633

                  	 
      	
                    10,820

                  	 
      	
                    33.3

                  	
                    %

                  
	
                    MDWHE-000

                  	 
      	
                    Wheaton

                  	 
      	
                    Banking
      Center w/ Motor Bank

                  	 
      	
                    6,554

                  	 
      	
                    6,706

                  	 
      	
                    18,391

                  	 
      	
                    35.6

                  	
                    %

                  
	
                    MECOUS000

                  	 
      	
                    178
      Court St

                  	 
      	
                    Banking
      Center w/o Motor Bank

                  	 
      	
                    8,931

                  	 
      	
                    2,163

                  	 
      	
                    13,600

                  	 
      	
                    65.7

                  	
                    %

                  
	
                    MEFLEC076

                  	 
      	
                    80
      Exchange St (Fleet Ctr)

                  	 
      	
                    Office
      Space

                  	 
      	
                    21,133

                  	 
      	
                    15,210

                  	 
      	
                    93,598

                  	 
      	
                    22.6

                  	
                    %

                  
	
                    MEGAND030

                  	 
      	
                    65
      Gannett Dr

                  	 
      	
                    Operations
      Center

                  	 
      	
                    26,610

                  	 
      	
                    6,793

                  	 
      	
                    33,403

                  	 
      	
                    79.7

                  	
                    %

                  
	
                    MOBAL-000

                  	 
      	
                    Ballwin
      Facility

                  	 
      	
                    Banking
      Center w/ Motor Bank

                  	 
      	
                    7,558

                  	 
      	
                    6,663

                  	 
      	
                    14,221

                  	 
      	
                    53.1

                  	
                    %

                  
	
                    MOBEL-000

                  	 
      	
                    Belton
      Facility

                  	 
      	
                    Banking
      Center w/ Motor Bank

                  	 
      	
                    8,000

                  	 
      	
                    7,720

                  	 
      	
                    15,720

                  	 
      	
                    50.9

                  	
                    %

                  
	
                    MOEASA000

                  	 
      	
                    East
      Arrow

                  	 
      	
                    Banking
      Center w/ Motor Bank

                  	 
      	
                    5,397

                  	 
      	
                    11,401

                  	 
      	
                    16,798

                  	 
      	
                    32.1

                  	
                    %

                  
	
                    MOFOR-200

                  	 
      	
                    Forsyth
      Facility

                  	 
      	
                    Banking
      Center w/ Motor Bank

                  	 
      	
                    5,327

                  	 
      	
                    4,556

                  	 
      	
                    10,645

                  	 
      	
                    50.0

                  	
                    %

                  
	
                    MOFROS000

                  	 
      	
                    Front
      Street Facility

                  	 
      	
                    Banking
      Center w/ Motor Bank

                  	 
      	
                    5,168

                  	 
      	
                    7,781

                  	 
      	
                    12,949

                  	 
      	
                    39.9

                  	
                    %

                  
	
                    MOI70N000

                  	 
      	
                    I-70
      & Noland Facility

                  	 
      	
                    Banking
      Center w/ Motor Bank

                  	 
      	
                    9,719

                  	 
      	
                    3,635

                  	 
      	
                    13,941

                  	 
      	
                    69.7

                  	
                    %

                  
	
                    MOKANC031

                  	 
      	
                    Kansas
      City Ops Center

                  	 
      	
                    Operations
      Center

                  	 
      	
                    228,636

                  	 
      	
                    81,980

                  	 
      	
                    310,616

                  	 
      	
                    73.6

                  	
                    %

                  
	
                    MOMETH000

                  	 
      	
                    Metropolitan/Holmes

                  	 
      	
                    Banking
      Center w/ Motor Bank

                  	 
      	
                    6,796

                  	 
      	
                    -

                  	 
      	
                    13,573

                  	 
      	
                    50.1

                  	
                    %

                  
	
                    MOOFAM000

                  	 
      	
                    O'Fallon
      MO Facility

                  	 
      	
                    Banking
      Center w/ Motor Bank

                  	 
      	
                    4,097

                  	 
      	
                    7,354

                  	 
      	
                    11,451

                  	 
      	
                    35.8

                  	
                    %

                  
	
                    MOWES-100

                  	 
      	
                    Westport
      Facility

                  	 
      	
                    Banking
      Center w/ Motor Bank

                  	 
      	
                    7,995

                  	 
      	
                    11,233

                  	 
      	
                    19,228

                  	 
      	
                    41.6

                  	
                    %

                  
	
                    NCGATC076

                  	 
      	
                    Gateway
      Center - Charlotte

                  	 
      	
                    Office
      Space

                  	 
      	
                    298,091

                  	 
      	
                    -

                  	 
      	
                    310,208

                  	 
      	
                    96.1

                  	
                    %

                  
	
                    NCHENM200

                  	 
      	
                    Hendersonville
      Main Office

                  	 
      	
                    Banking
      Center w/ Motor Bank

                  	 
      	
                    7,926

                  	 
      	
                    3,534

                  	 
      	
                    11,460

                  	 
      	
                    69.2

                  	
                    %

                  
	
                    NHCENS000

                  	 
      	
                    20
      Central Sq

                  	 
      	
                    Banking
      Center w/ Motor Bank

                  	 
      	
                    8,560

                  	 
      	
                    7,969

                  	 
      	
                    20,593

                  	 
      	
                    41.6

                  	
                    %

                  
	
                    NHMAIS076

                  	 
      	
                    143-157
      Main St

                  	 
      	
                    Office
      Space

                  	 
      	
                    26,737

                  	 
      	
                    14,847

                  	 
      	
                    52,451

                  	 
      	
                    51.0

                  	
                    %

                  
	
                    NHMARS000

                  	 
      	
                    3
      Pleasant St (Market Sq)

                  	 
      	
                    Banking
      Center w/o Motor Bank

                  	 
      	
                    14,189

                  	 
      	
                    -

                  	 
      	
                    14,189

                  	 
      	
                    100.0

                  	
                    %

                  
	
                    NJ310B000

                  	 
      	
                    3109
      Bergenline Ave (31st S

                  	 
      	
                    Banking
      Center w/o Motor Bank

                  	 
      	
                    6,031

                  	 
      	
                    -

                  	 
      	
                    13,974

                  	 
      	
                    43.2

                  	
                    %

                  
	
                    NJ639R000

                  	 
      	
                    639
      Rte 18 & Arthur St

                  	 
      	
                    Banking
      Center w/o Motor Bank

                  	 
      	
                    14,920

                  	 
      	
                    -

                  	 
      	
                    14,920

                  	 
      	
                    100.0

                  	
                    %

                  
	
                    NJBEER076

                  	 
      	
                    40
      Beechwood Rd

                  	 
      	
                    Office
      Space

                  	 
      	
                    13,132

                  	 
      	
                    -

                  	 
      	
                    13,132

                  	 
      	
                    100.0

                  	
                    %

                  
	
                    NJBELA076

                  	 
      	
                    209-215
      Bellevue Ave

                  	 
      	
                    Office
      Space

                  	 
      	
                    26,941

                  	 
      	
                    -

                  	 
      	
                    26,941

                  	 
      	
                    100.0

                  	
                    %

                  
	
                    NJCARC176

                  	 
      	
                    301
      Carnegie Ctr (pkg 3600 Br

                  	 
      	
                    Office
      Space

                  	 
      	
                    43,300

                  	 
      	
                    84,322

                  	 
      	
                    127,622

                  	 
      	
                    33.9

                  	
                    %

                  
	
                    NJCENA000

                  	 
      	
                    Central
      Ave & Rte 46

                  	 
      	
                    Banking
      Center w/o Motor Bank

                  	 
      	
                    -

                  	 
      	
                    10,407

                  	 
      	
                    13,448

                  	 
      	
                    0.0

                  	
                    %

                  
	
                    NJCHAB000

                  	 
      	
                    150
      Chambers Bridge Rd

                  	 
      	
                    Banking
      Center w/o Motor Bank

                  	 
      	
                    5,936

                  	 
      	
                    5,022

                  	 
      	
                    16,940

                  	 
      	
                    35.0

                  	
                    %

                  
	
                    NJCRAR000

                  	 
      	
                    591
      Cranbury Rd

                  	 
      	
                    Banking
      Center w/o Motor Bank

                  	 
      	
                    10,587

                  	 
      	
                    5,309

                  	 
      	
                    15,896

                  	 
      	
                    66.6

                  	
                    %

                  
	
                    NJEASR000

                  	 
      	
                    54
      East Ridgewood Ave

                  	 
      	
                    Banking
      Center w/ Motor Bank

                  	 
      	
                    15,000

                  	 
      	
                    12,000

                  	 
      	
                    27,000

                  	 
      	
                    55.6

                  	
                    %

                  
	
                    NJHACS000

                  	 
      	
                    207-209
      Hackensack St

                  	 
      	
                    Banking
      Center w/o Motor Bank

                  	 
      	
                    4,937

                  	 
      	
                    1,263

                  	 
      	
                    11,700

                  	 
      	
                    42.2

                  	
                    %

                  
	
                    NJHUNS100

                  	 
      	
                    4
      Hunter St

                  	 
      	
                    Banking
      Center w/o Motor Bank

                  	 
      	
                    6,565

                  	 
      	
                    3,852

                  	 
      	
                    12,917

                  	 
      	
                    50.8

                  	
                    %

                  
	
                    NJHWY9076

                  	 
      	
                    3670
      Hwy 9

                  	 
      	
                    Office
      Space

                  	 
      	
                    19,651

                  	 
      	
                    5,702

                  	 
      	
                    25,353

                  	 
      	
                    77.5

                  	
                    %

                  
	
                    NJMAIC000

                  	 
      	
                    Main
      & Corliss

                  	 
      	
                    Banking
      Center w/o Motor Bank

                  	 
      	
                    10,429

                  	 
      	
                    3,485

                  	 
      	
                    13,914

                  	 
      	
                    75.0

                  	
                    %

                  
	
                    NJMAIS300

                  	 
      	
                    276
      Main St

                  	 
      	
                    Banking
      Center w/o Motor Bank

                  	 
      	
                    8,168

                  	 
      	
                    23,462

                  	 
      	
                    31,630

                  	 
      	
                    25.8

                  	
                    %

                  
	
                    NJMAPA100

                  	 
      	
                    161
      Maplewood Ave (Main)

                  	 
      	
                    Banking
      Center w/o Motor Bank

                  	 
      	
                    9,038

                  	 
      	
                    4,706

                  	 
      	
                    19,706

                  	 
      	
                    45.9

                  	
                    %

                  
	
                    NJNASS076

                  	 
      	
                    90
      Nassau St (pkg 440 Vandeve

                  	 
      	
                    Office
      Space

                  	 
      	
                    8,982

                  	 
      	
                    17,377

                  	 
      	
                    26,359

                  	 
      	
                    34.1

                  	
                    %

                  
	
                    NJNORW000

                  	 
      	
                    601,607-609
      North Wood Ave

                  	 
      	
                    Banking
      Center w/o Motor Bank

                  	 
      	
                    16,597

                  	 
      	
                    -

                  	 
      	
                    16,597

                  	 
      	
                    100.0

                  	
                    %

                  
	
                    NJNSRT070

                  	 
      	
                    395
      N/S Rte 70

                  	 
      	
                    Banking
      Center w/o Motor Bank

                  	 
      	
                    13,859

                  	 
      	
                    -

                  	 
      	
                    17,490

                  	 
      	
                    79.2

                  	
                    %

                  
	
                    NJRT13076

                  	 
      	
                    243
      Rte 130

                  	 
      	
                    Office
      Space

                  	 
      	
                    3,144

                  	 
      	
                    22,578

                  	 
      	
                    33,911

                  	 
      	
                    9.3

                  	
                    %

                  
	
                    NJRT-2076

                  	 
      	
                    1125
      Rte 22 West

                  	 
      	
                    Office
      Space

                  	 
      	
                    49,273

                  	 
      	
                    31,153

                  	 
      	
                    94,932

                  	 
      	
                    51.9

                  	
                    %

                  
	
                    NJRT-7076

                  	 
      	
                    4900
      Rte 70

                  	 
      	
                    Office
      Space

                  	 
      	
                    17,732

                  	 
      	
                    4,000

                  	 
      	
                    21,732

                  	 
      	
                    81.6

                  	
                    %

                  

          

        

      

      
        
           

        

        
          9

          
            

          

        

        
           

        

      

       

      Exhibit
A

      

      List of
Properties, Leased Premises, Vacate Space and Occupancy Percentages

      

      
        
          
            
              
                
                  
                    
                      
                        
                          
                            
                              
                                
                                  
                                    
                                      
                                        
                                          
                                            
                                              
                                                
                                                  
                                                    
                                                      
                                                        
                                                          
                                                            
                                                              
                                                                
                                                                  
                                                                    
                                                                      
                                                                        
                                                                          
                                                                            
                                                                              
                                                                                
                                                                                  
                                                                                    
                                                                                      
                                                                                        
                                                                                          
                                                                                            
                                                                                              
                                                                                                
                                                                                                  
                                                                                                    
                                                                                                      
                                                                                                        
                                                                                                          
                                                                                                            
                                                                                                              
                                                                                                                	
                                                                                                                        NJRTS2000

                                                                                                                      	 
      	
                                                                                                                        263
      Rts 202/31

                                                                                                                      	 
      	
                                                                                                                        Banking
      Center w/ Motor Bank

                                                                                                                      	 
      	
                                                                                                                        3,886

                                                                                                                      	 
      	
                                                                                                                        7,308

                                                                                                                      	 
      	
                                                                                                                        11,194

                                                                                                                      	 
      	
                                                                                                                        34.7

                                                                                                                      	
                                                                                                                        %

                                                                                                                      
	
                                                                                                                        NJSOUO000

                                                                                                                      	 
      	
                                                                                                                        8
      South Orange Ave

                                                                                                                      	 
      	
                                                                                                                        Banking
      Center w/o Motor Bank

                                                                                                                      	 
      	
                                                                                                                        4,967

                                                                                                                      	 
      	
                                                                                                                        759

                                                                                                                      	 
      	
                                                                                                                        13,211

                                                                                                                      	 
      	
                                                                                                                        37.6

                                                                                                                      	
                                                                                                                        %

                                                                                                                      
	
                                                                                                                        NJSOUW000

                                                                                                                      	 
      	
                                                                                                                        35
      South Washington Ave

                                                                                                                      	 
      	
                                                                                                                        Banking
      Center w/o Motor Bank

                                                                                                                      	 
      	
                                                                                                                        10,100

                                                                                                                      	 
      	
                                                                                                                        2,500

                                                                                                                      	 
      	
                                                                                                                        12,600

                                                                                                                      	 
      	
                                                                                                                        80.2

                                                                                                                      	
                                                                                                                        %

                                                                                                                      
	
                                                                                                                        NJSPRA200

                                                                                                                      	 
      	
                                                                                                                        367
      Springfield Ave

                                                                                                                      	 
      	
                                                                                                                        Banking
      Center w/o Motor Bank

                                                                                                                      	 
      	
                                                                                                                        14,941

                                                                                                                      	 
      	
                                                                                                                        -

                                                                                                                      	 
      	
                                                                                                                        14,941

                                                                                                                      	 
      	
                                                                                                                        100.0

                                                                                                                      	
                                                                                                                        %

                                                                                                                      
	
                                                                                                                        NJSUMR100

                                                                                                                      	 
      	
                                                                                                                        296
      Summerhill Rd

                                                                                                                      	 
      	
                                                                                                                        Banking
      Center w/o Motor Bank

                                                                                                                      	 
      	
                                                                                                                        7,945

                                                                                                                      	 
      	
                                                                                                                        -

                                                                                                                      	 
      	
                                                                                                                        16,107

                                                                                                                      	 
      	
                                                                                                                        49.3

                                                                                                                      	
                                                                                                                        %

                                                                                                                      
	
                                                                                                                        NJTILR000

                                                                                                                      	 
      	
                                                                                                                        1501
      Tilton Rd

                                                                                                                      	 
      	
                                                                                                                        Banking
      Center w/o Motor Bank

                                                                                                                      	 
      	
                                                                                                                        9,301

                                                                                                                      	 
      	
                                                                                                                        -

                                                                                                                      	 
      	
                                                                                                                        15,478

                                                                                                                      	 
      	
                                                                                                                        60.1

                                                                                                                      	
                                                                                                                        %

                                                                                                                      
	
                                                                                                                        NMAMA-000

                                                                                                                      	 
      	
                                                                                                                        Amador

                                                                                                                      	 
      	
                                                                                                                        Banking
      Center w/ Motor Bank

                                                                                                                      	 
      	
                                                                                                                        6,756

                                                                                                                      	 
      	
                                                                                                                        -

                                                                                                                      	 
      	
                                                                                                                        10,756

                                                                                                                      	 
      	
                                                                                                                        62.8

                                                                                                                      	
                                                                                                                        %

                                                                                                                      
	
                                                                                                                        NMLASC076

                                                                                                                      	 
      	
                                                                                                                        Las
      Cruces Main Aux. Bldg.

                                                                                                                      	 
      	
                                                                                                                        Office
      Space

                                                                                                                      	 
      	
                                                                                                                        -

                                                                                                                      	 
      	
                                                                                                                        -

                                                                                                                      	 
      	
                                                                                                                        5,190

                                                                                                                      	 
      	
                                                                                                                        0.0

                                                                                                                      	
                                                                                                                        %

                                                                                                                      
	
                                                                                                                        NMLASC080

                                                                                                                      	 
      	
                                                                                                                        Las
      Cruces Br. Parking

                                                                                                                      	 
      	
                                                                                                                        Parking
      Lot

                                                                                                                      	 
      	
                                                                                                                        1

                                                                                                                      	 
      	
                                                                                                                        -

                                                                                                                      	 
      	
                                                                                                                        1

                                                                                                                      	 
      	
                                                                                                                        100.0

                                                                                                                      	
                                                                                                                        %

                                                                                                                      
	
                                                                                                                        NMRAT-010

                                                                                                                      	 
      	
                                                                                                                        Raton--Motor
      Facility

                                                                                                                      	 
      	
                                                                                                                        Remote
      Motor Bank

                                                                                                                      	 
      	
                                                                                                                        774

                                                                                                                      	 
      	
                                                                                                                        -

                                                                                                                      	 
      	
                                                                                                                        774

                                                                                                                      	 
      	
                                                                                                                        100.0

                                                                                                                      	
                                                                                                                        %

                                                                                                                      
	
                                                                                                                        NMRATM000

                                                                                                                      	 
      	
                                                                                                                        Raton--Main
      Facility

                                                                                                                      	 
      	
                                                                                                                        Banking
      Center w/o Motor Bank

                                                                                                                      	 
      	
                                                                                                                        -

                                                                                                                      	 
      	
                                                                                                                        14,108

                                                                                                                      	 
      	
                                                                                                                        14,108

                                                                                                                      	 
      	
                                                                                                                        0.0

                                                                                                                      	
                                                                                                                        %

                                                                                                                      
	
                                                                                                                        NMSANF010

                                                                                                                      	 
      	
                                                                                                                        Santa
      Fe - Motor Bank

                                                                                                                      	 
      	
                                                                                                                        Remote
      Motor Bank

                                                                                                                      	 
      	
                                                                                                                        7,180

                                                                                                                      	 
      	
                                                                                                                        -

                                                                                                                      	 
      	
                                                                                                                        7,180

                                                                                                                      	 
      	
                                                                                                                        100.0

                                                                                                                      	
                                                                                                                        %

                                                                                                                      
	
                                                                                                                        NMSANF200

                                                                                                                      	 
      	
                                                                                                                        Santa
      Fe--Main Facility

                                                                                                                      	 
      	
                                                                                                                        Banking
      Center w/o Motor Bank

                                                                                                                      	 
      	
                                                                                                                        15,629

                                                                                                                      	 
      	
                                                                                                                        16,810

                                                                                                                      	 
      	
                                                                                                                        32,439

                                                                                                                      	 
      	
                                                                                                                        48.2

                                                                                                                      	
                                                                                                                        %

                                                                                                                      
	
                                                                                                                        NVLASV030

                                                                                                                      	 
      	
                                                                                                                        Las
      Vegas Operations CTR

                                                                                                                      	 
      	
                                                                                                                        Operations
      Center

                                                                                                                      	 
      	
                                                                                                                        98,058

                                                                                                                      	 
      	
                                                                                                                        50,000

                                                                                                                      	 
      	
                                                                                                                        148,058

                                                                                                                      	 
      	
                                                                                                                        66.2

                                                                                                                      	
                                                                                                                        %

                                                                                                                      
	
                                                                                                                        NVRENO030

                                                                                                                      	 
      	
                                                                                                                        Reno
      Operations Center

                                                                                                                      	 
      	
                                                                                                                        Operations
      Center

                                                                                                                      	 
      	
                                                                                                                        22,658

                                                                                                                      	 
      	
                                                                                                                        18,000

                                                                                                                      	 
      	
                                                                                                                        40,658

                                                                                                                      	 
      	
                                                                                                                        60.6

                                                                                                                      	
                                                                                                                        %

                                                                                                                      
	
                                                                                                                        NY168S000

                                                                                                                      	 
      	
                                                                                                                        91-16
      168th St

                                                                                                                      	 
      	
                                                                                                                        Banking
      Center w/o Motor Bank

                                                                                                                      	 
      	
                                                                                                                        10,089

                                                                                                                      	 
      	
                                                                                                                        -

                                                                                                                      	 
      	
                                                                                                                        10,089

                                                                                                                      	 
      	
                                                                                                                        100.0

                                                                                                                      	
                                                                                                                        %

                                                                                                                      
	
                                                                                                                        NY333P000

                                                                                                                      	 
      	
                                                                                                                        3330
      Park Ave

                                                                                                                      	 
      	
                                                                                                                        Banking
      Center w/o Motor Bank

                                                                                                                      	 
      	
                                                                                                                        7,514

                                                                                                                      	 
      	
                                                                                                                        735

                                                                                                                      	 
      	
                                                                                                                        11,264

                                                                                                                      	 
      	
                                                                                                                        66.7

                                                                                                                      	
                                                                                                                        %

                                                                                                                      
	
                                                                                                                        NY540B076

                                                                                                                      	 
      	
                                                                                                                        540
      Broadway

                                                                                                                      	 
      	
                                                                                                                        Office
      Space

                                                                                                                      	 
      	
                                                                                                                        -

                                                                                                                      	 
      	
                                                                                                                        62,737

                                                                                                                      	 
      	
                                                                                                                        62,737

                                                                                                                      	 
      	
                                                                                                                        0.0

                                                                                                                      	
                                                                                                                        %

                                                                                                                      
	
                                                                                                                        NY575B030

                                                                                                                      	 
      	
                                                                                                                        575
      Broadway (Peter D Kiernan

                                                                                                                      	 
      	
                                                                                                                        Operations
      Center

                                                                                                                      	 
      	
                                                                                                                        103,638

                                                                                                                      	 
      	
                                                                                                                        -

                                                                                                                      	 
      	
                                                                                                                        103,638

                                                                                                                      	 
      	
                                                                                                                        100.0

                                                                                                                      	
                                                                                                                        %

                                                                                                                      
	
                                                                                                                        NY79-M000

                                                                                                                      	 
      	
                                                                                                                        79
      Main St

                                                                                                                      	 
      	
                                                                                                                        Banking
      Center w/o Motor Bank

                                                                                                                      	 
      	
                                                                                                                        5,009

                                                                                                                      	 
      	
                                                                                                                        9,919

                                                                                                                      	 
      	
                                                                                                                        15,663

                                                                                                                      	 
      	
                                                                                                                        32.0

                                                                                                                      	
                                                                                                                        %

                                                                                                                      
	
                                                                                                                        NYBROH076

                                                                                                                      	 
      	
                                                                                                                        300
      Broad Hollow Rd (Corp HQ)

                                                                                                                      	 
      	
                                                                                                                        Office
      Space

                                                                                                                      	 
      	
                                                                                                                        45,131

                                                                                                                      	 
      	
                                                                                                                        33,086

                                                                                                                      	 
      	
                                                                                                                        257,436

                                                                                                                      	 
      	
                                                                                                                        17.5

                                                                                                                      	
                                                                                                                        %

                                                                                                                      
	
                                                                                                                        NYBROH080

                                                                                                                      	 
      	
                                                                                                                        Broadhollow
      Parking Lot

                                                                                                                      	 
      	
                                                                                                                        Parking
      Lot

                                                                                                                      	 
      	
                                                                                                                        1

                                                                                                                      	 
      	
                                                                                                                        -

                                                                                                                      	 
      	
                                                                                                                        1

                                                                                                                      	 
      	
                                                                                                                        100.0

                                                                                                                      	
                                                                                                                        %

                                                                                                                      
	
                                                                                                                        NYBROR076

                                                                                                                      	 
      	
                                                                                                                        600
      Broadhollow Rd

                                                                                                                      	 
      	
                                                                                                                        Office
      Space

                                                                                                                      	 
      	
                                                                                                                        13,337

                                                                                                                      	 
      	
                                                                                                                        6,667

                                                                                                                      	 
      	
                                                                                                                        20,004

                                                                                                                      	 
      	
                                                                                                                        66.7

                                                                                                                      	
                                                                                                                        %

                                                                                                                      
	
                                                                                                                        NYCUTM020

                                                                                                                      	 
      	
                                                                                                                        17
      Cutter Mill Rd

                                                                                                                      	 
      	
                                                                                                                        Remote
      ATM

                                                                                                                      	 
      	
                                                                                                                        126

                                                                                                                      	 
      	
                                                                                                                        -

                                                                                                                      	 
      	
                                                                                                                        126

                                                                                                                      	 
      	
                                                                                                                        100.0

                                                                                                                      	
                                                                                                                        %

                                                                                                                      
	
                                                                                                                        NYEASA076

                                                                                                                      	 
      	
                                                                                                                        1
      East Ave

                                                                                                                      	 
      	
                                                                                                                        Office
      Space

                                                                                                                      	 
      	
                                                                                                                        73,160

                                                                                                                      	 
      	
                                                                                                                        20,665

                                                                                                                      	 
      	
                                                                                                                        98,717

                                                                                                                      	 
      	
                                                                                                                        74.1

                                                                                                                      	
                                                                                                                        %

                                                                                                                      
	
                                                                                                                        NYEASP000

                                                                                                                      	 
      	
                                                                                                                        52
      East Park Ave

                                                                                                                      	 
      	
                                                                                                                        Banking
      Center w/o Motor Bank

                                                                                                                      	 
      	
                                                                                                                        10,790

                                                                                                                      	 
      	
                                                                                                                        -

                                                                                                                      	 
      	
                                                                                                                        11,040

                                                                                                                      	 
      	
                                                                                                                        97.7

                                                                                                                      	
                                                                                                                        %

                                                                                                                      
	
                                                                                                                        NYFOUP076

                                                                                                                      	 
      	
                                                                                                                        10
      Fountain Plz / 560 Main St

                                                                                                                      	 
      	
                                                                                                                        Office
      Space

                                                                                                                      	 
      	
                                                                                                                        56,936

                                                                                                                      	 
      	
                                                                                                                        68,559

                                                                                                                      	 
      	
                                                                                                                        198,259

                                                                                                                      	 
      	
                                                                                                                        28.7

                                                                                                                      	
                                                                                                                        %

                                                                                                                      
	
                                                                                                                        NYGENS076

                                                                                                                      	 
      	
                                                                                                                        268
      Genesee St (Complex)

                                                                                                                      	 
      	
                                                                                                                        Office
      Space

                                                                                                                      	 
      	
                                                                                                                        36,000

                                                                                                                      	 
      	
                                                                                                                        36,549

                                                                                                                      	 
      	
                                                                                                                        72,549

                                                                                                                      	 
      	
                                                                                                                        49.6

                                                                                                                      	
                                                                                                                        %

                                                                                                                      
	
                                                                                                                        NYGENS176

                                                                                                                      	 
      	
                                                                                                                        120
      Genesee St

                                                                                                                      	 
      	
                                                                                                                        Office
      Space

                                                                                                                      	 
      	
                                                                                                                        30,295

                                                                                                                      	 
      	
                                                                                                                        16,594

                                                                                                                      	 
      	
                                                                                                                        48,144

                                                                                                                      	 
      	
                                                                                                                        62.9

                                                                                                                      	
                                                                                                                        %

                                                                                                                      
	
                                                                                                                        NYGRAA100

                                                                                                                      	 
      	
                                                                                                                        2300
      Grand Ave

                                                                                                                      	 
      	
                                                                                                                        Banking
      Center w/o Motor Bank

                                                                                                                      	 
      	
                                                                                                                        9,038

                                                                                                                      	 
      	
                                                                                                                        2,825

                                                                                                                      	 
      	
                                                                                                                        12,849

                                                                                                                      	 
      	
                                                                                                                        70.3

                                                                                                                      	
                                                                                                                        %

                                                                                                                      
	
                                                                                                                        NYHEM-076

                                                                                                                      	 
      	
                                                                                                                        15
      Hempstead

                                                                                                                      	 
      	
                                                                                                                        Office
      Space

                                                                                                                      	 
      	
                                                                                                                        32,574

                                                                                                                      	 
      	
                                                                                                                        -

                                                                                                                      	 
      	
                                                                                                                        32,574

                                                                                                                      	 
      	
                                                                                                                        100.0

                                                                                                                      	
                                                                                                                        %

                                                                                                                      
	
                                                                                                                        NYHEMA000

                                                                                                                      	 
      	
                                                                                                                        269
      Hempstead Ave

                                                                                                                      	 
      	
                                                                                                                        Banking
      Center w/o Motor Bank

                                                                                                                      	 
      	
                                                                                                                        7,875

                                                                                                                      	 
      	
                                                                                                                        1,579

                                                                                                                      	 
      	
                                                                                                                        11,548

                                                                                                                      	 
      	
                                                                                                                        68.2

                                                                                                                      	
                                                                                                                        %

                                                                                                                      
	
                                                                                                                        NYHEMA076

                                                                                                                      	 
      	
                                                                                                                        60
      Hempstead Ave

                                                                                                                      	 
      	
                                                                                                                        Office
      Space

                                                                                                                      	 
      	
                                                                                                                        18,335

                                                                                                                      	 
      	
                                                                                                                        40,641

                                                                                                                      	 
      	
                                                                                                                        69,998

                                                                                                                      	 
      	
                                                                                                                        26.2

                                                                                                                      	
                                                                                                                        %

                                                                                                                      
	
                                                                                                                        NYHEMA080

                                                                                                                      	 
      	
                                                                                                                        60
      Hempstead Ave Parking

                                                                                                                      	 
      	
                                                                                                                        Parking
      Lot

                                                                                                                      	 
      	
                                                                                                                        0

                                                                                                                      	 
      	
                                                                                                                        -

                                                                                                                      	 
      	
                                                                                                                        1

                                                                                                                      	 
      	
                                                                                                                        26.2

                                                                                                                      	
                                                                                                                        %

                                                                                                                      
	
                                                                                                                        NYHEMT000

                                                                                                                      	 
      	
                                                                                                                        2310
      Hempstead Tpke

                                                                                                                      	 
      	
                                                                                                                        Banking
      Center w/o Motor Bank

                                                                                                                      	 
      	
                                                                                                                        8,038

                                                                                                                      	 
      	
                                                                                                                        -

                                                                                                                      	 
      	
                                                                                                                        11,071

                                                                                                                      	 
      	
                                                                                                                        72.6

                                                                                                                      	
                                                                                                                        %

                                                                                                                      
	
                                                                                                                        NYHEMT200

                                                                                                                      	 
      	
                                                                                                                        3161
      Hempstead Tpke

                                                                                                                      	 
      	
                                                                                                                        Banking
      Center w/o Motor Bank

                                                                                                                      	 
      	
                                                                                                                        11,788

                                                                                                                      	 
      	
                                                                                                                        -

                                                                                                                      	 
      	
                                                                                                                        11,788

                                                                                                                      	 
      	
                                                                                                                        100.0

                                                                                                                      	
                                                                                                                        %

                                                                                                                      
	
                                                                                                                        NYIRMA010

                                                                                                                      	 
      	
                                                                                                                        8
      Irma Ave (Auto)

                                                                                                                      	 
      	
                                                                                                                        Remote
      Motor Bank

                                                                                                                      	 
      	
                                                                                                                        100

                                                                                                                      	 
      	
                                                                                                                        -

                                                                                                                      	 
      	
                                                                                                                        100

                                                                                                                      	 
      	
                                                                                                                        100.0

                                                                                                                      	
                                                                                                                        %

                                                                                                                      
	
                                                                                                                        NYJAMS080

                                                                                                                      	 
      	
                                                                                                                        49
      James St

                                                                                                                      	 
      	
                                                                                                                        Parking
      Lot

                                                                                                                      	 
      	
                                                                                                                        1

                                                                                                                      	 
      	
                                                                                                                        -

                                                                                                                      	 
      	
                                                                                                                        1

                                                                                                                      	 
      	
                                                                                                                        100.0

                                                                                                                      	
                                                                                                                        %

                                                                                                                      
	
                                                                                                                        NYJERA076

                                                                                                                      	 
      	
                                                                                                                        20
      Jerusalem Ave

                                                                                                                      	 
      	
                                                                                                                        Office
      Space

                                                                                                                      	 
      	
                                                                                                                        -

                                                                                                                      	 
      	
                                                                                                                        21,947

                                                                                                                      	 
      	
                                                                                                                        26,657

                                                                                                                      	 
      	
                                                                                                                        0.0

                                                                                                                      	
                                                                                                                        %

                                                                                                                      
	
                                                                                                                        NYLIBP076

                                                                                                                      	 
      	
                                                                                                                        200
      Liberty Plz

                                                                                                                      	 
      	
                                                                                                                        Office
      Space

                                                                                                                      	 
      	
                                                                                                                        2,176

                                                                                                                      	 
      	
                                                                                                                        31,299

                                                                                                                      	 
      	
                                                                                                                        37,299

                                                                                                                      	 
      	
                                                                                                                        5.8

                                                                                                                      	
                                                                                                                        %

                                                                                                                      
	
                                                                                                                        NYMERA076

                                                                                                                      	 
      	
                                                                                                                        15
      Merrick Ave

                                                                                                                      	 
      	
                                                                                                                        Office
      Space

                                                                                                                      	 
      	
                                                                                                                        17,117

                                                                                                                      	 
      	
                                                                                                                        -

                                                                                                                      	 
      	
                                                                                                                        24,392

                                                                                                                      	 
      	
                                                                                                                        70.2

                                                                                                                      	
                                                                                                                        %

                                                                                                                      
	
                                                                                                                        NYMIDN000

                                                                                                                      	 
      	
                                                                                                                        10
      Middle Neck Rd

                                                                                                                      	 
      	
                                                                                                                        Banking
      Center w/o Motor Bank

                                                                                                                      	 
      	
                                                                                                                        9,465

                                                                                                                      	 
      	
                                                                                                                        -

                                                                                                                      	 
      	
                                                                                                                        10,236

                                                                                                                      	 
      	
                                                                                                                        92.5

                                                                                                                      	
                                                                                                                        %

                                                                                                                      
	
                                                                                                                        NYPREP076

                                                                                                                      	 
      	
                                                                                                                        500
      East Genesee St (Presiden

                                                                                                                      	 
      	
                                                                                                                        Office
      Space

                                                                                                                      	 
      	
                                                                                                                        -

                                                                                                                      	 
      	
                                                                                                                        20,872

                                                                                                                      	 
      	
                                                                                                                        20,872

                                                                                                                      	 
      	
                                                                                                                        0.0

                                                                                                                      	
                                                                                                                        %

                                                                                                                      
	
                                                                                                                        NYSTAS076

                                                                                                                      	 
      	
                                                                                                                        500
      State St

                                                                                                                      	 
      	
                                                                                                                        Office
      Space

                                                                                                                      	 
      	
                                                                                                                        20,787

                                                                                                                      	 
      	
                                                                                                                        27,275

                                                                                                                      	 
      	
                                                                                                                        81,577

                                                                                                                      	 
      	
                                                                                                                        25.5

                                                                                                                      	
                                                                                                                        %

                                                                                                                      
	
                                                                                                                        NYSTAS176

                                                                                                                      	 
      	
                                                                                                                        69
      State St

                                                                                                                      	 
      	
                                                                                                                        Office
      Space

                                                                                                                      	 
      	
                                                                                                                        106,544

                                                                                                                      	 
      	
                                                                                                                        26,890

                                                                                                                      	 
      	
                                                                                                                        166,506

                                                                                                                      	 
      	
                                                                                                                        64.0

                                                                                                                      	
                                                                                                                        %

                                                                                                                      
	
                                                                                                                        NYSTAS276

                                                                                                                      	 
      	
                                                                                                                        63
      State St

                                                                                                                      	 
      	
                                                                                                                        Office
      Space

                                                                                                                      	 
      	
                                                                                                                        -

                                                                                                                      	 
      	
                                                                                                                        -

                                                                                                                      	 
      	
                                                                                                                        8,164

                                                                                                                      	 
      	
                                                                                                                        0.0

                                                                                                                      	
                                                                                                                        %

                                                                                                                      
	
                                                                                                                        NYTHIS076

                                                                                                                      	 
      	
                                                                                                                        418
      Third St

                                                                                                                      	 
      	
                                                                                                                        Office
      Space

                                                                                                                      	 
      	
                                                                                                                        11,118

                                                                                                                      	 
      	
                                                                                                                        9,328

                                                                                                                      	 
      	
                                                                                                                        20,446

                                                                                                                      	 
      	
                                                                                                                        54.4

                                                                                                                      	
                                                                                                                        %

                                                                                                                      
	
                                                                                                                        NYTRAR030

                                                                                                                      	 
      	
                                                                                                                        2970
      Transit Rd

                                                                                                                      	 
      	
                                                                                                                        Operations
      Center

                                                                                                                      	 
      	
                                                                                                                        88,970

                                                                                                                      	 
      	
                                                                                                                        -

                                                                                                                      	 
      	
                                                                                                                        88,970

                                                                                                                      	 
      	
                                                                                                                        100.0

                                                                                                                      	
                                                                                                                        %

                                                                                                                      
	
                                                                                                                        OKBROA000

                                                                                                                      	 
      	
                                                                                                                        Broken
      Arrow Facility

                                                                                                                      	 
      	
                                                                                                                        Banking
      Center w/ Motor Bank

                                                                                                                      	 
      	
                                                                                                                        5,646

                                                                                                                      	 
      	
                                                                                                                        -

                                                                                                                      	 
      	
                                                                                                                        10,446

                                                                                                                      	 
      	
                                                                                                                        54.0

                                                                                                                      	
                                                                                                                        %

                                                                                                                      
	
                                                                                                                        OKCAT-000

                                                                                                                      	 
      	
                                                                                                                        Catoosa
      Facility

                                                                                                                      	 
      	
                                                                                                                        Banking
      Center w/ Motor Bank

                                                                                                                      	 
      	
                                                                                                                        5,476

                                                                                                                      	 
      	
                                                                                                                        6,104

                                                                                                                      	 
      	
                                                                                                                        11,580

                                                                                                                      	 
      	
                                                                                                                        47.3

                                                                                                                      	
                                                                                                                        %

                                                                                                                      
	
                                                                                                                        OKENI-000

                                                                                                                      	 
      	
                                                                                                                        Enid
      Facility

                                                                                                                      	 
      	
                                                                                                                        Banking
      Center w/ Motor Bank

                                                                                                                      	 
      	
                                                                                                                        3,892

                                                                                                                      	 
      	
                                                                                                                        4,789

                                                                                                                      	 
      	
                                                                                                                        8,681

                                                                                                                      	 
      	
                                                                                                                        44.8

                                                                                                                      	
                                                                                                                        %

                                                                                                                      
	
                                                                                                                        OKFOUC000

                                                                                                                      	 
      	
                                                                                                                        Founder's
      Center

                                                                                                                      	 
      	
                                                                                                                        Banking
      Center w/ Motor Bank

                                                                                                                      	 
      	
                                                                                                                        14,201

                                                                                                                      	 
      	
                                                                                                                        7,267

                                                                                                                      	 
      	
                                                                                                                        21,468

                                                                                                                      	 
      	
                                                                                                                        66.2

                                                                                                                      	
                                                                                                                        %

                                                                                                                      
	
                                                                                                                        OKNORP076

                                                                                                                      	 
      	
                                                                                                                        North
      Pointe Facility

                                                                                                                      	 
      	
                                                                                                                        Banking
      Center - Retail

                                                                                                                      	 
      	
                                                                                                                        6,097

                                                                                                                      	 
      	
                                                                                                                        13,095

                                                                                                                      	 
      	
                                                                                                                        48,072

                                                                                                                      	 
      	
                                                                                                                        12.7

                                                                                                                      	
                                                                                                                        %

                                                                                                                      
	
                                                                                                                        OKTULS000

                                                                                                                      	 
      	
                                                                                                                        Tulsa
      Security/31st Street

                                                                                                                      	 
      	
                                                                                                                        Banking
      Center w/ Motor Bank

                                                                                                                      	 
      	
                                                                                                                        7,943

                                                                                                                      	 
      	
                                                                                                                        3,084

                                                                                                                      	 
      	
                                                                                                                        13,791

                                                                                                                      	 
      	
                                                                                                                        57.6

                                                                                                                      	
                                                                                                                        %

                                                                                                                      
	
                                                                                                                        OKWES-000

                                                                                                                      	 
      	
                                                                                                                        Western
      Drive In

                                                                                                                      	 
      	
                                                                                                                        Banking
      Center w/ Motor Bank

                                                                                                                      	 
      	
                                                                                                                        5,366

                                                                                                                      	 
      	
                                                                                                                        4,666

                                                                                                                      	 
      	
                                                                                                                        10,032

                                                                                                                      	 
      	
                                                                                                                        53.5

                                                                                                                      	
                                                                                                                        %

                                                                                                                      
	
                                                                                                                        ORGRAP100

                                                                                                                      	 
      	
                                                                                                                        Grants
      Pass

                                                                                                                      	 
      	
                                                                                                                        Banking
      Center w/ Motor Bank

                                                                                                                      	 
      	
                                                                                                                        7,828

                                                                                                                      	 
      	
                                                                                                                        9,403

                                                                                                                      	 
      	
                                                                                                                        20,337

                                                                                                                      	 
      	
                                                                                                                        38.5

                                                                                                                      	
                                                                                                                        %

                                                                                                                      
	
                                                                                                                        ORGRE-000

                                                                                                                      	 
      	
                                                                                                                        Gresham

                                                                                                                      	 
      	
                                                                                                                        Banking
      Center w/ Motor Bank

                                                                                                                      	 
      	
                                                                                                                        12,687

                                                                                                                      	 
      	
                                                                                                                        -

                                                                                                                      	 
      	
                                                                                                                        15,229

                                                                                                                      	 
      	
                                                                                                                        83.3

                                                                                                                      	
                                                                                                                        %

                                                                                                                      

                                                                                                              

                                                                                                            

                                                                                                          

                                                                                                        

                                                                                                      

                                                                                                    

                                                                                                  

                                                                                                

                                                                                              

                                                                                            

                                                                                          

                                                                                        

                                                                                      

                                                                                    

                                                                                  

                                                                                

                                                                              

                                                                            

                                                                          

                                                                        

                                                                      

                                                                    

                                                                  

                                                                

                                                              

                                                            

                                                          

                                                        

                                                      

                                                    

                                                  

                                                

                                              

                                            

                                          

                                        

                                      

                                    

                                  

                                

                              

                            

                          

                        

                      

                    

                  

                

              

            

          

        

      

      
        
           

        

        
          10

          
            

          

        

        
           

        

      

       

      Exhibit
A

      

      List of
Properties, Leased Premises, Vacate Space and Occupancy Percentages

      

      
        
          
            	
                    ORPAR-000

                  	 
      	
                    Parkrose

                  	 
      	
                    Banking
      Center w/ Motor Bank

                  	 
      	
                    8,246

                  	 
      	
                    6,437

                  	 
      	
                    14,682

                  	 
      	
                    56.2

                  	
                    %

                  
	
                    ORRED-000

                  	 
      	
                    Redmond

                  	 
      	
                    Banking
      Center w/ Motor Bank

                  	 
      	
                    3,649

                  	 
      	
                    1,388

                  	 
      	
                    5,037

                  	 
      	
                    72.4

                  	
                    %

                  
	
                    PABLAM030

                  	 
      	
                    550
      Blair Mill Rd

                  	 
      	
                    Operations
      Center

                  	 
      	
                    95,990

                  	 
      	
                    -

                  	 
      	
                    95,990

                  	 
      	
                    100.0

                  	
                    %

                  
	
                    PABUSA100

                  	 
      	
                    9501
      Bustleton Ave

                  	 
      	
                    Banking
      Center w/o Motor Bank

                  	 
      	
                    18,500

                  	 
      	
                    -

                  	 
      	
                    18,500

                  	 
      	
                    100.0

                  	
                    %

                  
	
                    PAEAST100

                  	 
      	
                    6
      East Trenton Ave

                  	 
      	
                    Banking
      Center w/o Motor Bank

                  	 
      	
                    7,187

                  	 
      	
                    3,723

                  	 
      	
                    12,650

                  	 
      	
                    56.8

                  	
                    %

                  
	
                    PALAW-000

                  	 
      	
                    6425
      Rising Sun Ave (Lawndale

                  	 
      	
                    Banking
      Center w/o Motor Bank

                  	 
      	
                    3,331

                  	 
      	
                    11,669

                  	 
      	
                    15,000

                  	 
      	
                    22.2

                  	
                    %

                  
	
                    PASANH030

                  	 
      	
                    1000
      Sandy Hill Rd (Sandy Hil

                  	 
      	
                    Operations
      Center

                  	 
      	
                    1,400

                  	 
      	
                    40,319

                  	 
      	
                    45,000

                  	 
      	
                    3.1

                  	
                    %

                  
	
                    PATOUD076

                  	 
      	
                    200
      Tournament Dr

                  	 
      	
                    Office
      Space

                  	 
      	
                    -

                  	 
      	
                    83,729

                  	 
      	
                    83,729

                  	 
      	
                    0.0

                  	
                    %

                  
	
                    RIDUPD076

                  	 
      	
                    125
      Dupont Dr (operations ctr

                  	 
      	
                    Office
      Space

                  	 
      	
                    150,558

                  	 
      	
                    -

                  	 
      	
                    176,203

                  	 
      	
                    85.4

                  	
                    %

                  
	
                    RIJORS030

                  	 
      	
                    50
      Jordan St

                  	 
      	
                    Operations
      Center

                  	 
      	
                    -

                  	 
      	
                    -

                  	 
      	
                    76,382

                  	 
      	
                    0.0

                  	
                    %

                  
	
                    RIPOSR076

                  	 
      	
                    6725
      Post Rd

                  	 
      	
                    Office
      Space

                  	 
      	
                    8,772

                  	 
      	
                    6,169

                  	 
      	
                    23,241

                  	 
      	
                    37.7

                  	
                    %

                  
	
                    SCFLOM000

                  	 
      	
                    Florence
      Main Office

                  	 
      	
                    Banking
      Center w/ Motor Bank

                  	 
      	
                    6,570

                  	 
      	
                    6,570

                  	 
      	
                    13,140

                  	 
      	
                    50.0

                  	
                    %

                  
	
                    SCGREM100

                  	 
      	
                    Greenwood
      Main Office

                  	 
      	
                    Banking
      Center w/ Motor Bank

                  	 
      	
                    7,245

                  	 
      	
                    16,996

                  	 
      	
                    24,241

                  	 
      	
                    29.9

                  	
                    %

                  
	
                    SCHILH000

                  	 
      	
                    Hilton
      Head -- Pope Ave.

                  	 
      	
                    Banking
      Center w/ Motor Bank

                  	 
      	
                    9,133

                  	 
      	
                    7,595

                  	 
      	
                    17,340

                  	 
      	
                    52.7

                  	
                    %

                  
	
                    SCROCH300

                  	 
      	
                    Rock
      Hill MO (RHNB)

                  	 
      	
                    Banking
      Center w/ Motor Bank

                  	 
      	
                    10,317

                  	 
      	
                    2,141

                  	 
      	
                    17,263

                  	 
      	
                    59.8

                  	
                    %

                  
	
                    SCSPAM000

                  	 
      	
                    Spartanburg
      Main Office

                  	 
      	
                    Banking
      Center w/ Motor Bank

                  	 
      	
                    11,990

                  	 
      	
                    6,688

                  	 
      	
                    18,678

                  	 
      	
                    64.2

                  	
                    %

                  
	
                    TNCLAM000

                  	 
      	
                    Clarksville
      Main Office

                  	 
      	
                    Banking
      Center w/ Motor Bank

                  	 
      	
                    8,611

                  	 
      	
                    12,250

                  	 
      	
                    24,142

                  	 
      	
                    35.7

                  	
                    %

                  
	
                    TNCLAM081

                  	 
      	
                    Clarksville
      M.O. Pkg. Lot #2

                  	 
      	
                    Parking
      Lot

                  	 
      	
                    0

                  	 
      	
                    -

                  	 
      	
                    1

                  	 
      	
                    29.2

                  	
                    %

                  
	
                    TNCOLM000

                  	 
      	
                    Columbia
      Main Office

                  	 
      	
                    Banking
      Center w/ Motor Bank

                  	 
      	
                    5,293

                  	 
      	
                    6,269

                  	 
      	
                    11,562

                  	 
      	
                    45.8

                  	
                    %

                  
	
                    TNKIN-000

                  	 
      	
                    Kingsport

                  	 
      	
                    Banking
      Center w/ Motor Bank

                  	 
      	
                    3,868

                  	 
      	
                    5,391

                  	 
      	
                    14,625

                  	 
      	
                    26.4

                  	
                    %

                  
	
                    TNLEB-000

                  	 
      	
                    Lebanon
      Main Office

                  	 
      	
                    Banking
      Center w/ Motor Bank

                  	 
      	
                    6,555

                  	 
      	
                    7,292

                  	 
      	
                    13,847

                  	 
      	
                    47.3

                  	
                    %

                  
	
                    TNOAKR000

                  	 
      	
                    Oak
      Ridge Main Office

                  	 
      	
                    Banking
      Center w/ Motor Bank

                  	 
      	
                    9,115

                  	 
      	
                    2,673

                  	 
      	
                    18,235

                  	 
      	
                    50.0

                  	
                    %

                  
	
                    TNOAKR080

                  	 
      	
                    Oak
      Ridge Main Office Parking

                  	 
      	
                    Parking
      Lot

                  	 
      	
                    1

                  	 
      	
                    -

                  	 
      	
                    1

                  	 
      	
                    100.0

                  	
                    %

                  
	
                    TXBEA-010

                  	 
      	
                    Beaumont
      Remote Motor Bank

                  	 
      	
                    Remote
      Motor Bank

                  	 
      	
                    6,660

                  	 
      	
                    -

                  	 
      	
                    6,660

                  	 
      	
                    100.0

                  	
                    %

                  
	
                    TXBEA-080

                  	 
      	
                    Beaumont
      Parking

                  	 
      	
                    Parking
      Lot

                  	 
      	
                    1

                  	 
      	
                    -

                  	 
      	
                    1

                  	 
      	
                    100.0

                  	
                    %

                  
	
                    TXCAMW000

                  	 
      	
                    Camp
      Wisdom

                  	 
      	
                    Banking
      Center w/ Motor Bank

                  	 
      	
                    4,425

                  	 
      	
                    3,255

                  	 
      	
                    7,680

                  	 
      	
                    57.6

                  	
                    %

                  
	
                    TXCAMW080

                  	 
      	
                    Camp
      Wisdom - Parking

                  	 
      	
                    Parking
      Lot

                  	 
      	
                    1

                  	 
      	
                    -

                  	 
      	
                    1

                  	 
      	
                    57.6

                  	
                    %

                  
	
                    TXCAMW081

                  	 
      	
                    Camp
      Wisdom - Parking

                  	 
      	
                    Parking
      Lot

                  	 
      	
                    1

                  	 
      	
                    -

                  	 
      	
                    1

                  	 
      	
                    57.6

                  	
                    %

                  
	
                    TXCAMW082

                  	 
      	
                    Camp
      Wisdom - Parking

                  	 
      	
                    Parking
      Lot

                  	 
      	
                    1

                  	 
      	
                    -

                  	 
      	
                    1

                  	 
      	
                    57.6

                  	
                    %

                  
	
                    TXHAR-000

                  	 
      	
                    Harlandale

                  	 
      	
                    Banking
      Center w/o Motor Bank

                  	 
      	
                    7,537

                  	 
      	
                    8,367

                  	 
      	
                    15,904

                  	 
      	
                    47.4

                  	
                    %

                  
	
                    TXHAR-010

                  	 
      	
                    Harlandale
      Remote Motor Bank I

                  	 
      	
                    Remote
      Motor Bank

                  	 
      	
                    1,289

                  	 
      	
                    -

                  	 
      	
                    1,289

                  	 
      	
                    100.0

                  	
                    %

                  
	
                    TXNED-000

                  	 
      	
                    Nederland

                  	 
      	
                    Banking
      Center w/o Motor Bank

                  	 
      	
                    5,341

                  	 
      	
                    11,233

                  	 
      	
                    16,574

                  	 
      	
                    32.2

                  	
                    %

                  
	
                    TXNED-010

                  	 
      	
                    Nederland
      Remote Motor Bank

                  	 
      	
                    Remote
      Motor Bank

                  	 
      	
                    2,357

                  	 
      	
                    -

                  	 
      	
                    2,357

                  	 
      	
                    100.0

                  	
                    %

                  
	
                    TXNORH000

                  	 
      	
                    Northern
      Hills

                  	 
      	
                    Banking
      Center w/ Motor Bank

                  	 
      	
                    8,042

                  	 
      	
                    -

                  	 
      	
                    8,042

                  	 
      	
                    100.0

                  	
                    %

                  
	
                    TXNORH010

                  	 
      	
                    Northern
      Hills Remote Motor Bk

                  	 
      	
                    Remote
      Motor Bank

                  	 
      	
                    1,300

                  	 
      	
                    6,047

                  	 
      	
                    7,347

                  	 
      	
                    17.7

                  	
                    %

                  
	
                    TXNORH050

                  	 
      	
                    Northern
      Hills Land

                  	 
      	
                    Vacant
      Land

                  	 
      	
                    -

                  	 
      	
                    -

                  	 
      	
                    1

                  	 
      	
                    0.0

                  	
                    %

                  
	
                    TXPAM-000

                  	 
      	
                    Pampa
      - Main

                  	 
      	
                    Banking
      Center w/ Motor Bank

                  	 
      	
                    5,045

                  	 
      	
                    10,767

                  	 
      	
                    18,463

                  	 
      	
                    27.3

                  	
                    %

                  
	
                    TXPAM-010

                  	 
      	
                    Pampa
      Motor Bank

                  	 
      	
                    Remote
      Motor Bank

                  	 
      	
                    1,449

                  	 
      	
                    -

                  	 
      	
                    1,449

                  	 
      	
                    100.0

                  	
                    %

                  
	
                    TXSHOC100

                  	 
      	
                    Shoal
      Creek (BB)

                  	 
      	
                    Banking
      Center w/ Motor Bank

                  	 
      	
                    5,379

                  	 
      	
                    3,958

                  	 
      	
                    9,337

                  	 
      	
                    57.6

                  	
                    %

                  
	
                    TXSTE-200

                  	 
      	
                    Steeplechase
      (Cy-Fair) (CH)

                  	 
      	
                    Banking
      Center w/ Motor Bank

                  	 
      	
                    10,502

                  	 
      	
                    -

                  	 
      	
                    15,372

                  	 
      	
                    68.3

                  	
                    %

                  
	
                    TXUVA-000

                  	 
      	
                    Uvalde

                  	 
      	
                    Banking
      Center w/ Motor Bank

                  	 
      	
                    4,935

                  	 
      	
                    5,436

                  	 
      	
                    12,805

                  	 
      	
                    38.5

                  	
                    %

                  
	
                    TXUVA-080

                  	 
      	
                    Uvalde
      - Parking

                  	 
      	
                    Parking
      Lot

                  	 
      	
                    0

                  	 
      	
                    -

                  	 
      	
                    1

                  	 
      	
                    38.5

                  	
                    %

                  
	
                    TXWICF010

                  	 
      	
                    Wichita
      Falls Rmt Motor Bk

                  	 
      	
                    Remote
      Motor Bank

                  	 
      	
                    850

                  	 
      	
                    -

                  	 
      	
                    850

                  	 
      	
                    100.0

                  	
                    %

                  
	
                    TXWICF083

                  	 
      	
                    Wichita
      Falls - Parking

                  	 
      	
                    Parking
      Lot

                  	 
      	
                    1

                  	 
      	
                    -

                  	 
      	
                    1

                  	 
      	
                    100.0

                  	
                    %

                  
	
                    TXWICF100

                  	 
      	
                    Wichita
      Falls (New)

                  	 
      	
                    Banking
      Center w/ Motor Bank

                  	 
      	
                    8,876

                  	 
      	
                    500

                  	 
      	
                    15,015

                  	 
      	
                    59.1

                  	
                    %

                  
	
                    VAABI-000

                  	 
      	
                    Abingdon

                  	 
      	
                    Banking
      Center w/ Motor Bank

                  	 
      	
                    6,900

                  	 
      	
                    4,710

                  	 
      	
                    11,610

                  	 
      	
                    59.4

                  	
                    %

                  
	
                    VACENS000

                  	 
      	
                    Central
      Springfield

                  	 
      	
                    Banking
      Center w/ Motor Bank

                  	 
      	
                    9,404

                  	 
      	
                    6,511

                  	 
      	
                    21,522

                  	 
      	
                    43.7

                  	
                    %

                  
	
                    VACOLR000

                  	 
      	
                    Coliseum-Riverdale

                  	 
      	
                    Banking
      Center w/ Motor Bank

                  	 
      	
                    10,595

                  	 
      	
                    974

                  	 
      	
                    14,802

                  	 
      	
                    71.6

                  	
                    %

                  
	
                    VAFAIC000

                  	 
      	
                    Fairfax
      Courthouse

                  	 
      	
                    Banking
      Center w/o Motor Bank

                  	 
      	
                    16,130

                  	 
      	
                    -

                  	 
      	
                    16,130

                  	 
      	
                    100.0

                  	
                    %

                  
	
                    VAORA-000

                  	 
      	
                    Orange

                  	 
      	
                    Banking
      Center w/ Motor Bank

                  	 
      	
                    6,467

                  	 
      	
                    1,824

                  	 
      	
                    13,041

                  	 
      	
                    49.6

                  	
                    %

                  
	
                    VAPROR000

                  	 
      	
                    Providence
      Road

                  	 
      	
                    Banking
      Center w/ Motor Bank

                  	 
      	
                    -

                  	 
      	
                    10,819

                  	 
      	
                    10,819

                  	 
      	
                    0.0

                  	
                    %

                  
	
                    VAROBB000

                  	 
      	
                    Robinson
      & Broad

                  	 
      	
                    Banking
      Center w/ Motor Bank

                  	 
      	
                    13,466

                  	 
      	
                    -

                  	 
      	
                    19,465

                  	 
      	
                    69.2

                  	
                    %

                  
	
                    WABAL-000

                  	 
      	
                    Ballard

                  	 
      	
                    Banking
      Center w/ Motor Bank

                  	 
      	
                    9,676

                  	 
      	
                    7,905

                  	 
      	
                    17,581

                  	 
      	
                    55.0

                  	
                    %

                  
	
                    WACAM-000

                  	 
      	
                    Camas

                  	 
      	
                    Banking
      Center w/ Motor Bank

                  	 
      	
                    3,830

                  	 
      	
                    4,064

                  	 
      	
                    7,894

                  	 
      	
                    48.5

                  	
                    %

                  
	
                    WACLA-000

                  	 
      	
                    Clarkston

                  	 
      	
                    Banking
      Center w/ Motor Bank

                  	 
      	
                    9,009

                  	 
      	
                    -

                  	 
      	
                    9,009

                  	 
      	
                    100.0

                  	
                    %

                  
	
                    WAEDM-000

                  	 
      	
                    Edmonds

                  	 
      	
                    Banking
      Center w/ Motor Bank

                  	 
      	
                    7,955

                  	 
      	
                    3,296

                  	 
      	
                    11,251

                  	 
      	
                    70.7

                  	
                    %

                  
	
                    WAGRE-000

                  	 
      	
                    Greenwood

                  	 
      	
                    Banking
      Center w/ Motor Bank

                  	 
      	
                    7,622

                  	 
      	
                    4,625

                  	 
      	
                    12,248

                  	 
      	
                    62.2

                  	
                    %

                  

          

        

      

      
        
           

        

        
          11

          
            

          

        

        
           

        

      

       

      Exhibit
A

      

      List of
Properties, Leased Premises, Vacate Space and Occupancy Percentages

      

      
        
          
            
              
                
                  
                    
                      
                        
                          
                            
                              	
                                      WAIND-000

                                    	 
      	
                                      Industrial
      Br

                                    	 
      	
                                      Banking
      Center w/ Motor Bank

                                    	 
      	
                                      5,176

                                    	 
      	
                                      9,261

                                    	 
      	
                                      14,437

                                    	 
      	
                                      35.9

                                    	
                                      %

                                    
	
                                      WAKEN-100

                                    	 
      	
                                      Kennewick

                                    	 
      	
                                      Banking
      Center w/ Motor Bank

                                    	 
      	
                                      9,337

                                    	 
      	
                                      3,977

                                    	 
      	
                                      13,314

                                    	 
      	
                                      70.1

                                    	
                                      %

                                    
	
                                      WALYN-000

                                    	 
      	
                                      Lynden
      Branch

                                    	 
      	
                                      Banking
      Center w/ Motor Bank

                                    	 
      	
                                      4,501

                                    	 
      	
                                      4,032

                                    	 
      	
                                      8,533

                                    	 
      	
                                      52.7

                                    	
                                      %

                                    
	
                                      WALYN-080

                                    	 
      	
                                      Lynden
      BR Parking

                                    	 
      	
                                      Parking
      Lot

                                    	 
      	
                                      1

                                    	 
      	
                                      -

                                    	 
      	
                                      1

                                    	 
      	
                                      52.8

                                    	
                                      %

                                    
	
                                      WAPORT000

                                    	 
      	
                                      Port
      Townsend

                                    	 
      	
                                      Banking
      Center w/o Motor Bank

                                    	 
      	
                                      5,380

                                    	 
      	
                                      3,912

                                    	 
      	
                                      10,133

                                    	 
      	
                                      53.1

                                    	
                                      %

                                    
	
                                      WAQUI-000

                                    	 
      	
                                      Quincy
      Branch

                                    	 
      	
                                      Banking
      Center w/ Motor Bank

                                    	 
      	
                                      4,066

                                    	 
      	
                                      4,414

                                    	 
      	
                                      8,480

                                    	 
      	
                                      47.9

                                    	
                                      %

                                    
	
                                      WASEQ-000

                                    	 
      	
                                      Sequim

                                    	 
      	
                                      Banking
      Center w/ Motor Bank

                                    	 
      	
                                      8,949

                                    	 
      	
                                      3,847

                                    	 
      	
                                      12,796

                                    	 
      	
                                      69.9

                                    	
                                      %

                                    
	
                                      WAWENV000

                                    	 
      	
                                      Wenatchee
      Valley

                                    	 
      	
                                      Banking
      Center w/ Motor Bank

                                    	 
      	
                                      9,892

                                    	 
      	
                                      7,761

                                    	 
      	
                                      17,653

                                    	 
      	
                                      56.0

                                    	
                                      %

                                    
	
                                      XYZ000000

                                    	 
      	
                                      Exchange
      Property

                                    	 
      	 
      	 
      	
                                      34,891

                                    	 
      	
                                      (34,891)

                                    	 
      	
                                      -

                                    	 
      	
                                      100.0

                                    	
                                      %

                                    
	 
      	 
      	 
      	 
      	 
      	 
      	
                                      4,714,348

                                    	 
      	
                                      1,936,414

                                    	 
      	
                                      7,628,394

                                    	 
      	
                                      61.8

                                    	
                                      %

                                    

                            

                          

                        

                      

                    

                  

                

              

            

          

        

      

       

      
        
          
          

        

        
          12

          
            

          

        

        
          
          

        

      

    

    

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

     

    

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

     

    

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

     

    

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

     

    

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

     

    

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

     

    

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

     

    

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

     

    

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

     

    

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

     

    

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

     

    

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

     

    

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

     

    

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

     

    

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

     

    

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

     

    

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

     

    

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

     

    

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

     

    

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

     

    

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

     

    

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

     

    

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

     

    

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

     

    

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

     

    

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

     

    

     

    
      
        
        

      

      
        
        

        
          

        

      

      
         

        EXHIBIT
E

         

        Form of
Tenant Estoppel

         

        ESTOPPEL
CERTIFICATE

        

        [INSERT
NAME OF LENDER]

        its
successors and assigns (together with its successors and assigns, "Lender")

        [INSERT
ADDRESS OF LENDER]

        

        FIRST
STATES INVESTORS 5200, LLC,

        its
successors and assigns (together with its successors and assigns, "Landlord")

        c/o First
States Group, L.P.

        1725 The
Fairway

        Jenkintown,
PA  19046

         

        
          	
                  RE:

                	
                  Master
      Lease Agreement:

                	
                  Effective
      as of September 27, 2004

                

        

        
          	  	
                  Landlord: 

                	
                  First
      States Investors 5200, LLC, its successors and
  assigns

                

        

        

        
          	 	
                  Tenant: 

                	
                  Bank
      of America, N.A.

                

        

        

        Ladies
and Gentlemen:

         

        As a
tenant under the above-referenced Master Lease Agreement (the “Lease”), the
undersigned (the “Tenant”) hereby acknowledges for the benefit of Landlord, the
current owner of the property containing the Leased Premises (as defined in the
Lease), and Lender which has or is proposing to make a loan (the “Loan”) on the
above-referenced real property, the truth and accuracy of the following
statements pertaining to the Lease, to the best of Tenant’s knowledge as of the
date hereof, but subject to any matters that a physical inspection of the Leased
Premises would disclose:

         

        
          	
                   
      

                	
                  1.

                	
                  Tenant
      has accepted and is in full possession of the Leased Premises, including
      all improvements, additions and alterations thereto required to be made by
      Landlord under the Lease.  The Leased Premises is comprised of
      those properties identified on Schedule A attached hereto together with
      other areas more particularly described in the Lease Supplements, true and
      correct copies of which have previously been delivered to Landlord and
      Lender (the “Lease Supplements”).  Additionally, Tenant is
      entitled to exclusive and non-exclusive use of the parking spaces in the
      parking facilities serving the subject buildings as set forth in the Lease
      Supplements.  Notwithstanding the foregoing, Tenant has advised
      Lender that, pursuant to the terms of that certain Agreement of Sale and
      Purchase dated September 27, 2004 (the “Purchase Agreement”), copies of
      which has been previously delivered to Lender, Landlord and Tenant have
      agreed to review and modify the Lease Supplements to confirm the accuracy
      thereof and conformance to the terms and conditions of the
      Lease.

                

        

         

        
          
             

          

          
             

            
              

            

          

          
             

          

        

        
          	
                   
      

                	
                  2.

                	
                  Tenant
      is not in default of its obligations under the Lease, is paying full rent
      stipulated therein with no offset, defense or claim of any kind and Tenant
      has not assigned, sublet, transferred or hypothecated its interest under
      the Lease.

                

        

         

        
          	
                   
      

                	
                  3.

                	
                  Landlord
      is not presently in default under any of the terms, covenants or
      provisions of the Lease, nor has any event occurred which with the passage
      of time and/or the giving of notice (if required by the Lease) would
      constitute an event of default under the
Lease.

                

        

         

        
          	
                   
      

                	
                  4.

                	
                  Landlord
      has satisfactorily complied with all of the requirements and conditions
      precedent to the commencement of the term of the Lease as specified in
      said Lease, including, without limitation, completion of any required
      tenant improvements.  There are no unfunded tenant obligations
      of Landlord under the Lease.

                

        

         

        
          	
                   
      

                	
                  5.

                	
                  The
      initial Annual Basic Rent payable by Tenant under the Lease is set forth
      on Schedule B attached hereto.

                

        

         

        
          	
                   
      

                	
                  6.

                	
                  Except
      as provided in the Lease, there are no rent abatements or free rent
      periods now or in the future.

                

        

         

        
          	
                   
      

                	
                  7.

                	
                  No
      rent (including expense reimbursements), other than for the current month,
      has been paid more than one (1) month in
  advance.

                

        

         

        
          	
                   
      

                	
                  8.

                	
                  No
      security deposit has been paid by Tenant to Landlord under the
      Lease.

                

        

         

        
          	
                   
      

                	
                  9.

                	
                  The
      Lease is for a term expiring on September 27, 2019.  Tenant has
      options to renew the Lease as set forth in the Lease.  Tenant
      does not have any right to renew, extend or terminate the term of the
      Lease except as expressly provided in the
Lease.

                

        

         

        
          	
                   
      

                	
                  10.

                	
                  Tenant
      hereby acknowledges that (i) the Lease is valid and enforceable in
      accordance with its terms against the Tenant, (ii) there have been no
      modifications or amendments to the Lease, (iii) the Lease and the Lease
      Supplements represent the entire agreement between the Landlord and the
      Tenant (subject to the terms of the Purchase Agreement), (iv) that it has
      no notice of prior assignments, hypothecation or pledge of rents or of the
      Lease except in connection with any prior financing by Landlord being
      repaid from the proceeds of the Loan, and (v) that notice of the
      assignment of Landlord’s interest in said Lease may be given by mail, at
      the Leased Premises, or as otherwise directed herein or in the
      Lease.

                

        

         

        
          
             

          

          
             

            
              

            

          

          
             

          

        

        
          	
                   
      

                	
                  11.

                	
                  A
      true and complete copy of the Lease (excluding the Lease Supplements) is
      attached hereto as Schedule C.

                

        

         

        
          	
                   
      

                	
                  12.

                	
                  The
      execution and delivery of this Certificate by Tenant does not require any
      consent, vote or approval which has not been given or
    taken.

                

        

         

        
          	
                   
      

                	
                  13.

                	
                  This
      Certificate may not be changed, waived or discharged orally, but only by
      an instrument in writing.

                

        

         

        
          	
                   
      

                	
                  14.

                	
                  Except
      as expressly provided in the Lease, there are no purchase options under
      the Lease or other agreements giving Tenant any rights or options to
      purchase the Leased Premises and/or improvements, or a part thereof, on
      which the space covered by the Lease is
located.

                

        

         

        
          	
                   
      

                	
                  15.

                	
                  This
      Certificate shall be binding upon the Tenant and shall inure to the
      benefit of the respective successors and assigns of Landlord and
      Lender.

                

        

         

        
          	
                   
      

                	
                  16.

                	
                  This
      Certificate shall not have the effect of modifying any provision of the
      Lease.

                

        

         

        
          	
                   
      

                	
                  17.

                	
                  Capitalized
      terms not defined herein shall have the same meaning as set forth in the
      Lease.

                

        

         

        This
Certificate is executed and delivered by the undersigned with the knowledge that
Lender will rely upon the statements and agreements contained herein in
connection with the making of the Loan on the above-referenced real property and
may rely hereon.  If the mortgage loan becomes the subject of a
securitization, this Certificate may also be relied upon by the credit rating
agency, if any, rating the securities collaterallized by the mortgage loan as
well as any issuer of such securities, and any servicer and/or trustee acting in
respect of such securitization.

         

        DATED: as
of September 27, 2004.

        

        
          
            
              
                	 
      	 
      	
                        TENANT:

                      
	 
      	 
      	 
      
	
                        Witness:

                      	 
      	
                        BANK
      OF AMERICA, N.A.,

                      
	 
      	 
      	
                        a
      national banking association

                      
	 
      	 
      	 
      
	 
      	 
      	
                        By:

                      	 
      
	
                        Name:

                      	 
      	
                        Name:

                      
	 
      	 
      	
                        Title:

                      

              

            

          

        

        
          
             

          

          
             

            
              

            

          

          
             

          

        

        Schedule
A

        

        Leased
Premises

        
          
             

          

          
             

            
              

            

          

          
             

          

        

        Schedule
B

        

        Annual
Basic Rent

        
          
             

          

          
             

            
              

            

          

          
             

          

        

        Schedule
C

        

        The
Lease

         

        
          
            
            

          

          
            
            

            
              

            

          

          
            
            

          

        

        
        

      

    

    

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

     

    

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

     

    

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

     

    

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

     

    

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

     

    

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

     

    

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

     

    

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

     

    

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

     

    

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

     

    

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

     

    

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

     

    

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

     

    

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

     

    

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

     

    

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

     

    

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

     

    

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

     

     

    
      Schedule
1

      Annual Basic Rent Factor
Table

      

      
        
          
            
              
                
                  
                    
                      	
                              Lease Year

                            	 
      	
                              Annual Basic Rent

                              Factor

                            	 
      	
                              Increase Factor

                            	 
      
	
                              1

                            	 
      	
                              $

                            	
                              9.17

                            	 
      	
                              n/a

                            	 
      
	
                              2 - 5

                            	 
      	
                              $

                            	
                              6.72

                            	 
      	
                              n/a

                            	 
      
	
                              6 - 10

                            	 
      	
                              $

                            	
                              6.82

                            	 
      	
                              1.015

                            	 
      
	
                              11 - 15

                            	 
      	
                              $

                            	
                              6.93

                            	 
      	
                              1.015

                            	 
      
	
                              16 – 20

                            	 
      	
                              $

                            	
                              7.62

                            	 
      	
                              1.1

                            	 
      
	
                              21 - 25

                            	 
      	
                              $

                            	
                              8.00

                            	 
      	
                              1.05

                            	 
      
	
                              26 - 30

                            	 
      	
                              $

                            	
                              8.40

                            	 
      	
                              1.05

                            	 
      
	
                              31 - 35

                            	 
      	
                              $

                            	
                              8.82

                            	 
      	
                              1.05

                            	 
      
	
                              36 - 40

                            	 
      	
                              $

                            	
                              9.26

                            	 
      	
                              1.05

                            	 
      
	
                              41 - 45

                            	 
      	
                              $

                            	
                              9.72

                            	 
      	
                              1.05

                            	 
      
	
                              46 - 50

                            	 
      	
                              $

                            	
                              10.21

                            	 
      	
                              1.05

                            	 
      

                    

                  

                

              

            

          

        

      

      

      NOTE:  At
Closing and again, if necessary, following Landlord’s re-measurement of the
Buildings pursuant to the Measurement Standard, Landlord and Tenant shall
re-calculate the Annual Basic Rent Factor as the annual rental rate, per square
foot of Net Rentable Area, calculated as the quotient of (i) the aggregate
of the Property Amounts for all Properties subject to this Lease, divided by (ii) the aggregate
Net Rentable Area of the Leased Premises.

      

      As used
herein, “Property Amount” shall mean, for each Property subject to this Lease,
the product of (i) the
Agreed Upon Purchase Price for such Property, multiplied by (ii) 0.08549,
multiplied by (iii) the
Occupancy Percentage of such Property.

      

      At
Closing and again, if necessary, following Landlord’s re-measurement of the
Buildings pursuant to the Measurement Standard, Tenant agrees that Tenant’s
Aggregate Occupancy Percentage (as defined in the Purchase Agreement) shall not
be less than sixty-one & 8/10 percent (61.8%).

       

      
        
          
          

        

        
          
          

          
            

          

        

        
          
          

        

      

    

    

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

     

    

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

     

    
       

      SCHEDULE
3 TO MASTER LEASE

      

      DESCRIPTION OF ENVIRONMENTAL
INFORMATION

      

      As defined in the Lease, “Environmental
Information” shall mean and include the following Phase I Environmental Site
Assessments, together with all analytical results, tables, appendices,
supplements and addenda referenced therein and relating thereto, and also
including any and all follow-on Phase II and other investigations and reports
actually performed in connection with the enumerated Environmental Site
Assessments:

      

      
        	
                1.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 24, 2004 for
      the properties located at 250 S. Broad Street, P.O. Box 2557, Batesville,
      AR  72503.

              

      

      

      
        	
                2.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 24, 2004 for
      the properties located at 808 S Walton Blvd, Bentonville,
      AR  72712.

              

      

      

      
        	
                3.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated September 24, 2004
      for the properties located at 511 Church Street, Jonesboro,
      AZ  72401.

              

      

      

      
        	
                4.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 24, 2004 for
      the properties located at 410 S. Main, Jonesboro,
      AK  72401.

              

      

      

      
        	
                5.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 25, 2004 for
      the properties located at 650 South Street, Mountain Home,
      AR  72653.

              

      

      

      
        	
                6.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 25, 2004 for
      the properties located at 19022 R.H. Johnson Blvd, Sun City,
      AZ  85375.

              

      

      

      
        	
                7.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 25,
      2004  for the properties located at 1082 Highway 4, Arnold,
      CA  95223.

              

      

      

      
        	
                8.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 22, 2004 for
      the properties located at 1200 Fairmont Dr., San Leandro,
      CA  94578.

              

      

      

      
        	
                9.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 23, 2004 for
      the properties located at 400 El Camino Real, Burlingame,
      CA  94010.

              

      

      

      
        	
                10.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 28, 2004 for
      the properties located at 22004 Sherman Way, Canoga Park,
      CA  91303.

              

      

      

      
        	
                11.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 28, 2004 for
      the properties located at 2800 Oswell Street, Bakersfield,
      CA  93306.

              

      

      

      
        	
                12.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 25, 2004 for
      the properties located at 240 East Tulare Street, Dinuba,
      CA  93618.

              

      

      
        
           

        

        
           

          
            

          

        

        
           

        

      

      

      
        	
                13.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 24, 2004 for
      the properties located at 4445 East Tulare Street, Fresno,
      CA  93702.

              

      

      

      
        	
                14.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 24, 2004 for
      the properties located at 2900 El Camino Real, Santa Clara,
      CA  95051.

              

      

      

      
        	
                15.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 25, 2004 for
      the properties located at 334 F Street, Eureka,
      CA  95501.

              

      

      

      
        	
                16.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 28, 2004 for
      the properties located at 403 East Bidwell Street, Folsom,
      CA  95630.

              

      

      

      
        	
                17.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 25, 2004 for
      the properties located at 228 North Main Street, Fort Bragg,
      CA  95437.

              

      

      

      
        	
                18.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 26, 2004 for
      the properties located at 180 North Redington St., Hanford,
      CA  93230.

              

      

      

      
        	
                19.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 22, 2004 for
      the properties located at 502 Healdsburg Avenue, Healdsburg,
      CA  95448.

              

      

      

      
        	
                20.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 23, 2004 for
      the properties located at 1687 East FL Avenue, Hemet,
      CA  92343.

              

      

      

      
        	
                21.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 25, 2004 for
      the properties located at 1300 Hilltop Drive, Redding,
      CA  96003.

              

      

      

      
        	
                22.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 25, 2004 for
      the properties located at 730 West Lancaster Blvd., Lancaster,
      CA  93534.

              

      

      

      
        	
                23.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 28, 2004 for
      the properties located at 338 West D Street, Lemoore,
      CA  93245.

              

      

      

      
        	
                24.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 23, 2004 for
      the properties located at 503 West Benjamin Holt Dr., Stockton,
      CA  95207.

              

      

      

      
        	
                25.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 24, 2004 for
      the properties located at 1748 Railroad Ave., Livermore,
      CA  94550.

              

      

      

      
        	
                26.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 27, 2004 for
      the properties located at 619 E Street, Marysville,
      CA  95901.

              

      

      

      
        	
                27.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 25, 2004 for
      the properties located at 4103 South Western Avenue, Los Angeles,
      CA  90062.

              

      

      
        
           

        

        
           

          
            

          

        

        
           

        

      

      

      
        	
                28.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 23, 2004 for
      the properties located at 2701 Mission Street, San Francisco,
      CA  94110.

              

      

      

      
        	
                29.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 26, 2004 for
      the properties located at 2320 Honolulu Avenue, Montrose,
      CA  91020.

              

      

      

      
        	
                30.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 24, 2004 for
      the properties located at 910 North Mountain Ave., Ontario,
      CA  91762.

              

      

      

      
        	
                31.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 29, 2004 for
      the properties located at 8890 Greenback Lane, Orangevale,
      CA  95662.

              

      

      

      
        	
                32.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 28, 2004 for
      the properties located at 1820 Oro Dam Boulevard, Oroville,
      CA  95965.

              

      

      

      
        	
                33.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 22, 2004 for
      the properties located at 200 Kenetucky Street, Petaluma,
      CA  94952.

              

      

      

      
        	
                34.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 25, 2004 for
      the properties located at 337 Main Street, Pleasanton,
      CA  94566.

              

      

      

      
        	
                35.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 26, 2004 for
      the properties located at 345 North Main Street, Porterville,
      CA  93257.

              

      

      

      
        	
                36.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 27, 2004 for
      the properties located at 936 G Street, Reedley,
      CA  93654.

              

      

      

      
        	
                37.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 22, 2004 for
      the properties located at 18120 Sherman Way, Reseda,
      CA  91335.

              

      

      

      
        	
                38.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 25, 2004 for
      the properties located at 101 West Ridgecrest Blvd., Ridgecrest,
      CA  93555.

              

      

      

      
        	
                39.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 25, 2004 for
      the properties located at 1451 Fremont Boulevard, Seaside,
      CA  93955.

              

      

      

      
        	
                40.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 23, 2004 for
      the properties located at 14701 Ventura Boulevard, Sherman Oaks,
      CA  91403.

              

      

      

      
        	
                41.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 28, 2004 for
      the properties located at 5700 South Vermont Avenue, Los Angeles,
      CA  90037.

              

      

      

      
        	
                42.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 25, 2004 for
      the properties located at 1001 Adams St., St. Helena,
      CA  94574.

              

      

      

      
        	
                43.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 26, 2004 for
      the properties located at 407 North Wilson Way, Stockton,
      CA  95205.

              

      

      
        
           

        

        
           

          
            

          

        

        
           

        

      

      

      
        	
                44.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 27, 2004 for
      the properties located at 921 East Arques Avenue, Sunnyvale,
      CA  94086.

              

      

      

      
        	
                45.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 28, 2004 for
      the properties located at 50 N. Gay St., Susanville,
      CA  96130.

              

      

      

      
        	
                46.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 24, 2004 for
      the properties located at 4123 West Olive Avenue, Burbank,
      CA  91505.

              

      

      

      
        	
                47.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 26, 2004 for
      the properties located at 501 East Main Street, Turlock,
      CA  95380.

              

      

      

      
        	
                48.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 25, 2004 for
      the properties located at 150 Parker St., Vacaville,
      CA  95688.

              

      

      

      
        	
                49.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 23, 2004 for
      the properties located at 3810 South Santa Fe Ave., Vernon,
      CA  90058.

              

      

      

      
        	
                50.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 24, 2004 for
      the properties located at 11501 Santa Monica Blvd., West Los Angeles,
      CA  90025.

              

      

      

      
        	
                51.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 23, 2004 for
      the properties located at 1245 Lincoln Avenue, San Jose,
      CA  95125.

              

      

      

      
        	
                52.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 25, 2004 for
      the properties located at 50 West Main Street, Woodland,
      CA  95695.

              

      

      

      
        	
                53.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 23, 2004 for
      the properties located at 70 Batterson Park Rd., Farmington,
      CT  06032.

              

      

      

      
        	
                54.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 22, 2004 for
      the properties located at 70 Farmington Ave., Hartford,
      CT  06105.

              

      

      

      
        	
                55.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 24, 2004 for
      the properties located at 240 Greenwich Ave., Greenwich,
      CT  06830.

              

      

      

      
        	
                56.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 25, 2004 for
      the properties located at 777 Main St., Hartford,
      CT  06115.

              

      

      

      
        	
                57.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 26, 2004 for
      the properties located at 100 Park Lane Rd., New Milford,
      CT  06776.

              

      

      

      
        	
                58.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 25, 2004 for
      the properties located at 48 Wall St., Norwalk,
      CT  06852.

              

      

      
        
           

        

        
           

          
            

          

        

        
           

        

      

      

      
        	
                59.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 23, 2004 for
      the properties located at 300 North Wakefield Dr., Newark,
      DE  19702.

              

      

      

      
        	
                60.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 28, 2004 for
      the properties located at 6160 14th Street, West, Bradenton,
      FL  34207.

              

      

      

      
        	
                61.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 23, 2004 for
      the properties located at 5000 Biscayne Boulevard, Miami,
      FL  33147.

              

      

      

      
        	
                62.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 29, 2004 for
      the properties located at 125 Indian Rocks Rd., Bellaire,
      FL  33770.

              

      

      

      
        	
                63.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 26, 2004 for
      the properties located at 131 South Pear Street, Blountstown,
      FL  32424.

              

      

      

      
        	
                64.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 26, 2004 for
      the properties located at 23081 Harborview Road, Charlotte Harbor,
      FL  33980.

              

      

      

      
        	
                65.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 25, 2004 for
      the properties located at 430 Brevard Avenue, Cocoa,
      FL  32922.

              

      

      

      
        	
                66.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 25, 2004 for
      the properties located at 3600 N Federal Hwy., Ft. Lauderdale,
      FL  33308.

              

      

      

      
        	
                67.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 28, 2004 for
      the properties located at 450 SE Hwy 19, Crystal River,
      FL  34423.

              

      

      

      
        	
                68.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 28, 2004 for
      the properties located at 1025 International Speedway Blvd., Daytona
      Beach, FL  32114.

              

      

      

      
        	
                69.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 25, 2004 for
      the properties located at 909 Del Prado Boulevard, Cape Coral,
      FL  33922.

              

      

      

      
        	
                70.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 25, 2004 for
      the properties located at 2600 East Bay Drive, Largo,
      FL  33770.

              

      

      

      
        	
                71.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 28, 2004 for
      the properties located at 100 North Bay St., Eustis,
      FL  32726.

              

      

      

      
        	
                72.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 27, 2004 for
      the properties located at 2525 Estero Boulevard, Ft. Myers Beach,
      FL  33931.

              

      

      

      
        	
                73.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 25, 2004 for
      the properties located at 189 Eglin Parkway, NE., Ft. Walton Beach,
      FL  32548.

              

      

      
        
           

        

        
           

          
            

          

        

        
           

        

      

      

      
        	
                74.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 26, 2004 for
      the properties located at 6525 South Tamiami Trail, Sarasota,
      FL  34231.

              

      

      

      
        	
                75.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 26, 2004 for
      the properties located at 850 Homestead Blvd., Homestead,
      FL  33030.

              

      

      

      
        	
                76.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 29, 2004 for
      the properties located at 12046 Indian Rocks Road, Largo,
      FL  33770.

              

      

      

      
        	
                77.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 28, 2004 for
      the properties located at 940 West Main Street, Inverness,
      FL  34450.

              

      

      

      
        	
                78.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 24, 2004 for
      the properties located at 8190 West Sunrise Blvd., Plantation,
      FL  33322.

              

      

      

      
        	
                79.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 28, 2004 for
      the properties located at 3927 Hwy 4., Jay,
      FL  32565.

              

      

      

      
        	
                80.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 22, 2004 for
      the properties located at 164 W. Madison Street, Lake City,
      FL  32055.

              

      

      

      
        	
                81.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 28, 2004 for
      the properties located at One North First Street, Lake Wales,
      FL  33853.

              

      

      

      
        	
                82.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 23, 2004 for
      the properties located at 201 S. Ohio Ave., Live Oak,
      FL  32060.

              

      

      

      
        	
                83.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 22, 2004 for
      the properties located at 390 West Highway 434, Longwood,
      FL  32750.

              

      

      

      
        	
                84.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 23, 2004 for
      the properties located at 9499 Northeast 2nd Avenue, Miami Shores,
      FL  33138.

              

      

      

      
        	
                85.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 25, 2004 for
      the properties located at 9190 Biscayne Blvd., Miami Shores,
      FL  33138.

              

      

      

      
        	
                86.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 26, 2004 for
      the properties located at 7760 W. Flagler Street, Miami,
      FL  33144.

              

      

      

      
        	
                87.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 22, 2004 for
      the properties located at 620 S. Hwy 19., Palatka,
      FL  32177.

              

      

      

      
        	
                88.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 29, 2004 for
      the properties located at 5701 Village Blvd., West Palm Beach,
      FL  33407.

              

      

      

      
        	
                89.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 25, 2004 for
      the properties located at 7001 West Broward Boulevard, Plantation,
      FL  33317.

              

      

      
        
           

        

        
           

          
            

          

        

        
           

        

      

      

      
        	
                90.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 28, 2004 for
      the properties located at 5001 South Florida Avenue, Lakeland,
      FL  33803.

              

      

      

      
        	
                91.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 26, 2004 for
      the properties located at 7500 Gulf Blvd., St. Petersburg,
      FL  33706.

              

      

      

      
        	
                92.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 28, 2004 for
      the properties located at 116 South Pinellas Avenue, Tarpon Springs,
      FL  34688.

              

      

      

      
        	
                93.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 28, 2004 for
      the properties located at 92200 Over Seas Hwy., Tavernier,
      FL  33070.

              

      

      

      
        	
                94.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 29, 2004 for
      the properties located at 4526 US Hwy 19, New Port Richey,
      FL  34652.

              

      

      

      
        	
                95.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated 28, 2004 for the
      properties located at 9223 Cortez Blvd., Weekiwachee,
      FL  34613.

              

      

      

      
        	
                96.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 28, 2004 for
      the properties located at 4311 Manatee Ave. West, Bradenton,
      FL  34209.

              

      

      

      
        	
                97.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 25, 2004 for
      the properties located at 500 Northlake Drive, Aberdeen Village Center,
      Peachtree City,
GA  30303.

              

      

      

      
        	
                98.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 25, 2004 for
      the properties located at 163 Clairmont Avenue, Decatur,
      GA  30030.

              

      

      

      
        	
                99.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 25, 2004 for
      the properties located at 215 West Jackson Street, Dublin,
      GA  31021.

              

      

      

      
        	
                100.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 24, 2004 for
      the properties located at 2818 East Point Street, East Point,
      GA  30344.

              

      

      

      
        	
                101.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 25, 2004 for
      the properties located at 155 E. Central Ave., Fitzgerald,
      GA  31750.

              

      

      

      
        	
                102.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 26, 2004 for
      the properties located at 241 E. Howell St., Hartwell,
      GA  30643.

              

      

      

      
        	
                103.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated September 1, 2004
      for the properties located at 1005 Northside Drive, Perry,
      GA  31069.

              

      

      

      
        	
                104.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 26, 2004 for
      the properties located at 204 W. Cherry Street, Jesup,
      GA  31545.

              

      

      
        
           

        

        
           

          
            

          

        

        
           

        

      

      

      
        	
                105.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 28, 2004 for
      the properties located at 17-23 Greenville Street, Newnan,
      GA  30263.

              

      

      

      
        	
                106.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 24, 2004 for
      the properties located at 1314 N. 38th., Kansas City, KS
      66102.

              

      

      

      
        	
                107.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 24, 2004 for
      the properties located at 1025 -1075 Main (Blds I & II)., Waltham,
      MA  02451.

              

      

      

      
        	
                108.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 28, 2004 for
      the properties located at 46 Pleasant St., Malden,
      MA  02148.

              

      

      

      
        	
                109.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 24, 2004 for
      the properties located at 200 Exchange St., Malden,
      MA  02140.

              

      

      

      
        	
                110.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 25, 2004 for
      the properties located at 700 Pleasant St., New Bedford,
      MA  02740.

              

      

      

      
        	
                111.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 26, 2004 for
      the properties located at 36 N. Washington Street, P. O. Box 630, Easton,
      MD  21601.

              

      

      

      
        	
                112.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 25, 2004 for
      the properties located at 7950 New Hampshire Avenue, Langley Park,
      MD  20783.

              

      

      

      
        	
                113.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 11, 2004 for
      the properties located at 32 West Pennsylvania Avenue, Towson,
      MD  21204.

              

      

      

      
        	
                114.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 24, 2004 for
      the properties located at 2601 University Boulevard, Wheaton,
      MD  20902.

              

      

      

      
        	
                115.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 28, 2004 for
      the properties located at 178 Court St., Auburn,
      ME  04210.

              

      

      

      
        	
                116.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 28, 2004 for
      the properties located at 80 Exchange St., Bangor,
      ME  04401.

              

      

      

      
        	
                117.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 28, 2004 for
      the properties located at 65 Gannett Dr., South Portland,
      ME  04106.

              

      

      

      
        	
                118.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 28, 2004 for
      the properties located at 15115 Manchester Road, Ballwin,
      MO  63011.

              

      

      

      
        	
                119.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 25, 2004 for
      the properties located at 1818 East North Avenue, Belton,
      MO  64012.

              

      

      
        
           

        

        
           

          
            

          

        

        
           

        

      

      

      
        	
                120.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 22, 2004 for
      the properties located at 102 E. Arrow St., PO Box 10, Marshall,
      MO  65340.

              

      

      

      
        	
                121.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 23, 2004 for
      the properties located at Highway 160 & Main St., Forsyth,
      MO  65653.

              

      

      

      
        	
                122.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 28, 2004 for
      the properties located at #1 Front Street, Troy,
      MO  63379.

              

      

      

      
        	
                123.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 24, 2004 for
      the properties located at 4041 Lynn Court Drive, Independence,
      MO  64055.

              

      

      

      
        	
                124.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 24, 2004 for
      the properties located at 2001 NE 46th Street, Kansas City,
      MO  64116.

              

      

      

      
        	
                125.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 23, 2004 for
      the properties located at 8550 Holmes Rd., Kansas City,
      MO  64131.

              

      

      

      
        	
                126.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 28, 2004 for
      the properties located at 311 S. Main, O'Fallon,
      MO  63366.

              

      

      

      
        	
                127.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 22, 2004 for
      the properties located at 331 Westport Road, Kansas City,
      MO  64111.

              

      

      

      
        	
                128.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 25, 2004 for
      the properties located at 901 West Trade Street, Charlotte,
      NC  28202.

              

      

      

      
        	
                129.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 25, 2004 for
      the properties located at 707 North Main Street, Hendersonville,
      NC  28739.

              

      

      

      
        	
                130.

              	
                2
      Phase I Environmental Site Assessment prepared by EMG dated June 21, 2004
      for the properties located at 20 Central Sq., Keene,
      NH  03431.

              

      

      

      
        	
                131.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 25, 2004 for
      the properties located at 143-157 Main St., Nashua,
      NH  03060.

              

      

      

      
        	
                132.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 22, 2004 for
      the properties located at 3 Pleasant St., Portsmouth,
      NH  03801.

              

      

      

      
        	
                133.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 28, 2004 for
      the properties located at 3109 Bergenline Ave., Union City,
      NJ  07087.

              

      

      

      
        	
                134.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 24, 2004 for
      the properties located at 639 Rte 18 & Arthur St., East Brunswick,
      NJ  08816.

              

      

      
        
           

        

        
           

          
            

          

        

        
           

        

      

      

      
        	
                135.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 25, 2004 for
      the properties located at 40 Beechwood Rd., Summit,
      NJ  07901.

              

      

      

      
        	
                136.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 25, 2004 for
      the properties located at 209-215 Bellevue Ave., Hammonton,
      NJ  08037.

              

      

      

      
        	
                137.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 26, 2004 for
      the properties located at 301 Carnegie Ctr., Princeton,
      NJ  08543.

              

      

      

      
        	
                138.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 25, 2004 for
      the properties located at Central Ave & Rte 46., Teterboro,
      NJ  07608.

              

      

      

      
        	
                139.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 25, 2004 for
      the properties located at 150 Chambers Bridge Rd., Brick,
      NJ  08723.

              

      

      

      
        	
                140.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 16, 2004 for
      the properties located at 591 Cranbury Rd., East Brunswick,
      NJ  08816.

              

      

      

      
        	
                141.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 29, 2004 for
      the properties located at 54 East Ridgewood Ave., Ridgewood,
      NJ  07450.

              

      

      

      
        	
                142.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 25, 2004 for
      the properties located at 207-209 Hackensack St., Wood Ridge,
      NJ  07075.

              

      

      

      
        	
                143.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 26, 2004 for
      the properties located at 4 Hunter St., Lodi,
      NJ  07644.

              

      

      

      
        	
                144.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 24, 2004 for
      the properties located at 3670 Hwy 9, Freehold,
      NJ  07728.

              

      

      

      
        	
                145.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 25, 2004 for
      the properties located at Main & Corliss, Allenhurst,
      NJ  08046.

              

      

      

      
        	
                146.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 29, 2004 for
      the properties located at 276 Main St., Orange,
      NJ  07050.

              

      

      

      
        	
                147.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 27, 2004 for
      the properties located at 161 Maplewood Ave., Maplewood,
      NJ  07040.

              

      

      

      
        	
                148.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 28, 2004 for
      the properties located at 90 Nassau St., Princeton,
      NJ  08542.

              

      

      

      
        	
                149.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 25, 2004 for
      the properties located at 601, 607-609 N Wood Ave., Linden,
      NJ  07036.

              

      

      

      
        	
                150.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 24, 2004 for
      the properties located at 395 State Rte 70, Lakewood,
      NJ  08701.

              

      

      
        
           

        

        
           

          
            

          

        

        
           

        

      

      

      
        	
                151.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 25, 2004 for
      the properties located at 243 Rte 130, Bordentown,
      NJ  08505.

              

      

      

      
        	
                152.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 27, 2004 for
      the properties located at 1125 Rte 22 West, Bridgewater,
      NJ  08807.

              

      

      

      
        	
                153.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 25, 2004 for
      the properties located at 4900 Rte 70., Pennsauken,
      NJ  08109.

              

      

      

      
        	
                154.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 23, 2004 for
      the properties located at 263 Rts 202/31, Flemington,
      NJ  08822.

              

      

      

      
        	
                155.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 25, 2004 for
      the properties located at 8 South Orange Ave., South Orange,
      NJ  07079.

              

      

      

      
        	
                156.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 25, 2004 for
      the properties located at 35 South Washington Ave., Bergenfield,
      NJ  07621.

              

      

      

      
        	
                157.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 26, 2004 for
      the properties located at 367 Springfield Ave., Summit,
      NJ  07901.

              

      

      

      
        	
                158.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 16, 2004 for
      the properties located at 296 Summerhill Rd., Spotswood,
      NJ  08884.

              

      

      

      
        	
                159.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 25, 2004 for
      the properties located at 1501 Tilton Rd., Northfield,
      NJ  08225.

              

      

      

      
        	
                160.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 23, 2004 for
      the properties located at 250 W. Amador, Las Cruces,
      NM  88001.

              

      

      

      
        	
                161.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 23, 2004 for
      the properties located at 250-B W. Amador, Las Cruces,
      NM  88001.

              

      

      

      
        	
                162.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 23, 2004 for
      the properties located at 1233 S. 2nd Street, Raton,
      NM  87740.

              

      

      

      
        	
                163.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 23, 2004 for
      the properties located at 130 Park Avenue, Raton,
      NM  87740.

              

      

      

      
        	
                164.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 24, 2004 for
      the properties located at 1234 St. Michael's Drive, Santa Fe,
      NM  87501.

              

      

      

      
        	
                165.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated September 1, 2004
      for the properties located at 4101 E. Charleston Blvd., Las Vegas,
      NV  89104.

              

      

      
        
           

        

        
           

          
            

          

        

        
           

        

      

      

      
        	
                166.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 24, 2004 for
      the properties located at 895 S. 21st Street, Sparks,
      NV  89431.

              

      

      

      
        	
                167.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 26, 2004 for
      the properties located at 91-16 168 Street, Jamaica,
      NY  11432.

              

      

      

      
        	
                168.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 26, 2004 for
      the properties located at 3330 Park Ave., Wantagh,
      NY  11793.

              

      

      

      
        	
                169.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 25, 2004 for
      the properties located at 575 Broadway, Albany,
      NY  12207.

              

      

      

      
        	
                170.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 26, 2004 for
      the properties located at 79 Main St., Port Washington,
      NY  11050.

              

      

      

      
        	
                171.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 24, 2004 for
      the properties located at 600 Broadhollow Rd., Melville,
      NY  11747.

              

      

      

      
        	
                172.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 24, 2004 for
      the properties located at 300 Broadhollow Road, Melville,
      NY  11747.

              

      

      

      
        	
                173.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated September 24, 2004
      for the properties located at 17 Cutter Mill Rd., Great Neck,
      NY  11021.

              

      

      

      
        	
                174.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 23, 2004 for
      the properties located at One East Ave., Rochester,
      NY  14638.

              

      

      

      
        	
                175.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 30, 2004 for
      the properties located at 52 East Park Ave., Long Beach,
      NY  11561.

              

      

      

      
        	
                176.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 24, 2004 for
      the properties located at 560 Main St., Buffalo,
      NY  14202.

              

      

      

      
        	
                177.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 24, 2004 for
      the properties located at 268 Genesee/Court St., Utica,
      NY  13502.

              

      

      

      
        	
                178.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 23, 2004 for
      the properties located at 120 Genesee St., Auburn,
      NY  13021.

              

      

      

      
        	
                179.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 28, 2004 for
      the properties located at 2300 Grand Ave., Baldwin,
      NY  11510.

              

      

      

      
        	
                180.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 25, 2004 for
      the properties located at 15 Hempstead Gardens Dr., West Hempstead,
      NY  11552.

              

      

      
        
           

        

        
           

          
            

          

        

        
           

        

      

      

      
        	
                181.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 25, 2004 for
      the properties located at 269 Hempstead Ave., Malverne,
      NY  11565.

              

      

      

      
        	
                182.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 24, 2004 for
      the properties located at 60 Hempstead Ave., West Hempstead,
      NY  11552.

              

      

      

      
        	
                183.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 30, 2004 for
      the properties located at 2310 Hempstead Tpke., East Meadow,
      NY  11554.

              

      

      

      
        	
                184.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 23, 2004 for
      the properties located at 3161 Hempstead Tpke., Levittown,
      NY  11756.

              

      

      

      
        	
                185.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated September 24, 2004
      for the properties located at Eight Irma Ave., Port Washington,
      NY  11050.

              

      

      

      
        	
                186.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated September 1, 2004
      for the properties located at 49 James St., Albany,
      NY  12201.

              

      

      

      
        	
                187.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 28, 2004 for
      the properties located at 20 Jerusalem Ave., Hicksville,
      NY  11802.

              

      

      

      
        	
                188.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 24, 2004 for
      the properties located at 200 Liberty Plaza, Rome,
      NY  13440.

              

      

      

      
        	
                189.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 25, 2004 for
      the properties located at 15 Merrick Ave., Merrick,
      NY  11566.

              

      

      

      
        	
                190.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 25, 2004 for
      the properties located at 10 Middle Neck Rd., Great Neck,
      NY  11021.

              

      

      

      
        	
                191.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 26, 2004 for
      the properties located at 500 East Genesee St., Syracuse,
      NY  13214.

              

      

      

      
        	
                192.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 21, 2004 for
      the properties located at 500 State St., Schenectady,
      NY  12305.

              

      

      

      
        	
                193.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 24, 2004 for
      the properties located at 69 State St., Albany,
      NY  12201.

              

      

      

      
        	
                194.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated September 1, 2004
      for the properties located at 63 State St., Albany,
      NY  12205.

              

      

      

      
        	
                195.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 23, 2004 for
      the properties located at 418 Third St, Suite 101., Niagara Falls,
      NY  14301.

              

      

      

      
        	
                196.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 22, 2004 for
      the properties located at 2970 Transit Rd., West Seneca,
      NY  14224.

              

      

      
        
           

        

        
           

          
            

          

        

        
           

        

      

      

      
        	
                197.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 24, 2004 for
      the properties located at 1800 S Elm Place, Broken Arrow,
      OK  74012.

              

      

      

      
        	
                198.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 28, 2004 for
      the properties located at 1801 N. Hwy 66, Catoosa,
      OK  74015.

              

      

      

      
        	
                199.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 28, 2004 for
      the properties located at 300 W. Randolf, Enid,
      OK  73701.

              

      

      

      
        	
                200.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 28, 2004 for
      the properties located at 5613 N. May Avenue, Oklahoma City,
      OK  73112.

              

      

      

      
        	
                201.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 26, 2004 for
      the properties located at 205 E. Pine, Tulsa,
      OK  74106.

              

      

      

      
        	
                202.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 26, 2004 for
      the properties located at 10801 E. 31st Street, Tulsa,
      OK  74147.

              

      

      

      
        	
                203.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 26, 2004 for
      the properties located at 5051 S. Lewis, Tulsa,
      OK  74105.

              

      

      

      
        	
                204.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 28, 2004 for
      the properties located at 735 SE 6th Street, Grants Pass,
      OR  97526.

              

      

      

      
        	
                205.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 25, 2004 for
      the properties located at 200 East Powell Blvd., Gresham,
      OR  97030.

              

      

      

      
        	
                206.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 27, 2004 for
      the properties located at 10120 NE Sandy Blvd., Portland,
      OR  97220.

              

      

      

      
        	
                207.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated August 3, 2004 for
      the properties located at 552 S. 6th St., Redmond,
      OR  97756.

              

      

      

      
        	
                208.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 25, 2004 for
      the properties located at 550 Blair Mill Rd., Horsham,
      PA  19044.

              

      

      

      
        	
                209.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 26, 2004 for
      the properties located at 9501 Bustleton Ave., Philadelphia,
      PA  19115.

              

      

      

      
        	
                210.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 25, 2004 for
      the properties located at 6 East Trenton Ave., Morrisville,
      PA  19067.

              

      

      

      
        	
                211.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 26, 2004 for
      the properties located at 6425 Rising Sun Ave., Philadelphia,
      PA  19111.

              

      

      
        
           

        

        
           

          
            

          

        

        
           

        

      

      

      
        	
                212.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated August 4, 2004 for
      the properties located at 1000 Sandy Hill Rd., Norristown,
      PA  19401-4181.

              

      

      

      
        	
                213.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 25, 2004 for
      the properties located at 200 Tournament Dr., Horsham,
      PA  19044.

              

      

      

      
        	
                214.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 23, 2004 for
      the properties located at 125 Dupont Dr., Providence,
      RI  02907.

              

      

      

      
        	
                215.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June, 2004 for the
      properties located at 50 Jordan St., East Providence,
      RI  02915.

              

      

      

      
        	
                216.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 23, 2004 for
      the properties located at 6725 Post Rd., North Kingstown,
      RI  02852.

              

      

      

      
        	
                217.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 24, 2004 for
      the properties located at 265 South Irby Street, Florence,
      SC  29501.

              

      

      

      
        	
                218.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 25, 2004 for
      the properties located at 323 Main Street, Greenwood,
      SC  29646.

              

      

      

      
        	
                219.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 28, 2004 for
      the properties located at 59 Pope Avenue, Hilton Head,
      SC  29928.

              

      

      

      
        	
                220.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 26, 2004 for
      the properties located at 222 East Main Street, Rock Hill,
      SC  29730.

              

      

      

      
        	
                221.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 26, 2004 for
      the properties located at 295 East Main Street, Spartanburg,
      SC  29302.

              

      

      

      
        	
                222.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 22, 2004 for
      the properties located at 215 Legion Street, Clarksville,
      TN  37040.

              

      

      

      
        	
                223.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 24, 2004 for
      the properties located at 200 West 7th Street, Columbia,
      TN  38401.

              

      

      

      
        	
                224.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 25, 2004 for
      the properties located at 1201 North Eastman Road, Kingsport,
      TN  37664.

              

      

      

      
        	
                225.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 22, 2004 for
      the properties located at 120 West Main Street, Lebanon,
      TN  37087.

              

      

      

      
        	
                226.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 26, 2004 for
      the properties located at 795 Main Street West, Oak Ridge,
      TN  37830.

              

      

      
        
           

        

        
           

          
            

          

        

        
           

        

      

      
        	
                227.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 28, 2004 for
      the properties located at 2634 Liberty, Beaumont,
      TX  77702-1935.

              

      

      

      
        	
                228.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 25, 2004 for
      the properties located at 600 East Camp Wisdom, Duncanville,
      TX  75116-2799.

              

      

      

      
        	
                229.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 26, 2004 for
      the properties located at 111 Rayburn, San Antonio,
      TX  78221-1336.

              

      

      

      
        	
                230.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated August 13, 2004 for
      the properties located at 1308 Boston, Nederland,
      TX  77627.

              

      

      

      
        	
                231.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 25, 2004 for
      the properties located at 11714 Perrin Beitel, San Antonio,
      TX  78233.

              

      

      

      
        	
                232.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 26, 2004 for
      the properties located at 100 N. Cuyler, Pampa,
      TX  79065.

              

      

      

      
        	
                233.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 26, 2004 for
      the properties located at 301 N. Cuyler, Pampa,
      TX  79065.

              

      

      

      
        	
                234.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 25, 2004 for
      the properties located at 7900 Shoal Creek, Austin,
      TX  78703.

              

      

      

      
        	
                235.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 28, 2004 for
      the properties located at 11025 FM 1960 W., Houston,
      TX  77065.

              

      

      

      
        	
                236.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 25, 2004 for
      the properties located at 220 East Main Street, Uvalde,
      TX  78801-5639.

              

      

      

      
        	
                237.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 26, 2004 for
      the properties located at 2733 Midwestern Parkway, Wichita Falls,
      TX  76308.

              

      

      

      
        	
                238.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 25, 2004 for
      the properties located at 271 West Main Street, Abingdon,
      VA  24210.

              

      

      

      
        	
                239.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 25, 2004 for
      the properties located at 6315 Backlick Road, Springfield,
      VA  22150.

              

      

      

      
        	
                240.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 24, 2004 for
      the properties located at 2030 Coliseum Drive, #A., Hampton,
      VA  23666.

              

      

      

      
        	
                241.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 26, 2004 for
      the properties located at 10440 Main Street, Fairfax,
      VA  22030.

              

      

      

      
        	
                242.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 25, 2004 for
      the properties located at 113 West Main Street, Orange,
      VA  22960.

              

      

      
        
           

        

        
           

          
            

          

        

        
           

        

      

      

      
        	
                243.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 23, 2004 for
      the properties located at 6025 Providence Road, Virginia Beach,
      VA  23464.

              

      

      

      
        	
                244.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 17, 2004 for
      the properties located at 2601 West Broad Street, Richmond,
      VA  23220.

              

      

      

      
        	
                245.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 28, 2004 for
      the properties located at 2010 NW Market Street, Seattle,
      WA  98107.

              

      

      

      
        	
                246.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 28, 2004 for
      the properties located at 528 NE 4th Ave., Camas,
      WA  98607.

              

      

      

      
        	
                247.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 26, 2004 for
      the properties located at 748 6th St., Clarkston,
      WA  99403.

              

      

      

      
        	
                248.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 28, 2004 for
      the properties located at 306 Main St., Edmonds,
      WA  98020.

              

      

      

      
        	
                249.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 28, 2004 for
      the properties located at 404 E. 85th Street, Seattle,
      WA  98103.

              

      

      

      
        	
                250.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 26, 2004 for
      the properties located at 2764 1st Ave S., Seattle,
      WA  98134.

              

      

      

      
        	
                251.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 28, 2004 for
      the properties located at 3420 W. Kennewick Ave., Kennewick,
      WA  99336.

              

      

      

      
        	
                252.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 28, 2004 for
      the properties located at 700 Front St., Lynden,
      WA  98264.

              

      

      

      
        	
                253.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 28, 2004 for
      the properties located at 734 Water Street, Port Townsend,
      WA  98368.

              

      

      

      
        	
                254.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 25, 2004 for
      the properties located at 500 Central Ave S., Quincy,
      WA  98848.

              

      

      

      
        	
                255.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 29, 2004 for
      the properties located at 114 S. Sequim Ave., Sequim,
      WA  98382.

              

      

      

      
        	
                256.

              	
                Phase
      I Environmental Site Assessment prepared by EMG dated June 28, 2004 for
      the properties located at 30 S. Wenatchee Ave., Wenatchee,
      WA  98801.

              

      

      

      
        
          
          

        

        
          
          

          
            

          

        

        
          
          

        

      

    

    

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

     

    
      

      Schedule
4 to Master Lease Agreement - BAC Artwork

      

      
        
          
            
              
                
                  
                    
                      
                        
                          
                            
                              
                                
                                  
                                    
                                      
                                        
                                          	
                                                  Serial#

                                                	 
      	
                                                  Part#

                                                	 
      	
                                                  Title

                                                	 
      	
                                                  Artist

                                                	 
      	
                                                  Floor

                                                	 
      	
                                                  Dept

                                                	 
      	
                                                  Contact

                                                	 
      	
                                                  Space

                                                	 
      	
                                                  Installed

                                                	 
      
	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      
	
                                                  CAMON-400 – Montrose

                                                	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      
	
                                                  34042

                                                	 
      	 
      	 
      	
                                                  No Title

                                                	 
      	
                                                  Unk-Unknown,

                                                	 
      	
                                                  1

                                                	 
      	 
      	 
      	
                                                  Rebecca 818-542-6715

                                                	 
      	
                                                  Open

                                                	 
      	
                                                  03-Mar-04

                                                	 
      
	
                                                  40966

                                                	 
      	 
      	 
      	
                                                  Triangle Pattern Quilt

                                                	 
      	
                                                  Unk-USA,

                                                	 
      	 
      	 
      	
                                                  Branch 223

                                                	 
      	
                                                  Rebecca 818-542-6715

                                                	 
      	
                                                  Open

                                                	 
      	
                                                  29-Jan-04

                                                	 
      
	
                                                  42036

                                                	 
      	 
      	 
      	
                                                  Studio Rodeo #3

                                                	 
      	
                                                  Holder, Ken

                                                	 
      	
                                                  1

                                                	 
      	
                                                  223

                                                	 
      	
                                                  Rebecca 818-542-6715

                                                	 
      	
                                                  behind teller

                                                	 
      	
                                                  29-Oct-03

                                                	 
      
	
                                                  42037

                                                	 
      	 
      	 
      	
                                                  Studio Rodeo #8

                                                	 
      	
                                                  Holder, Ken

                                                	 
      	
                                                  1

                                                	 
      	
                                                  223

                                                	 
      	
                                                  Rebecca 818-542-6715

                                                	 
      	
                                                  behind teller

                                                	 
      	
                                                  29-Oct-03

                                                	 
      
	
                                                  42038

                                                	 
      	 
      	 
      	
                                                  Studio Rodeo #9

                                                	 
      	
                                                  Holder, Ken

                                                	 
      	
                                                  1

                                                	 
      	
                                                  223

                                                	 
      	
                                                  Rebecca 818-542-6715

                                                	 
      	
                                                  behind teller

                                                	 
      	
                                                  29-Oct-03

                                                	 
      
	
                                                  42943

                                                	 
      	 
      	 
      	
                                                  A Man In An Oasis

                                                	 
      	
                                                  Sweet, Paula

                                                	 
      	
                                                  1

                                                	 
      	
                                                  223

                                                	 
      	
                                                  Rebecca 818-542-6715

                                                	 
      	
                                                  open

                                                	 
      	
                                                  29-Oct-03

                                                	 
      
	
                                                  44507

                                                	 
      	 
      	 
      	
                                                  Rimrock #1

                                                	 
      	
                                                  Brach, Paul

                                                	 
      	 
      	 
      	
                                                  Branch 223

                                                	 
      	
                                                  Rebecca 818-542-6715

                                                	 
      	
                                                  Open

                                                	 
      	
                                                  29-Jan-04

                                                	 
      
	
                                                  44508

                                                	 
      	 
      	 
      	
                                                  Rimrock #2

                                                	 
      	
                                                  Brach, Paul

                                                	 
      	 
      	 
      	
                                                  Branch 223

                                                	 
      	
                                                  Rebecca 818-542-6715

                                                	 
      	
                                                  Open

                                                	 
      	
                                                  29-Jan-04

                                                	 
      
	
                                                  44519

                                                	 
      	 
      	 
      	
                                                  Magsud

                                                	 
      	
                                                  Morphesis, James

                                                	 
      	 
      	 
      	
                                                  Branch 223

                                                	 
      	
                                                  Rebecca 818-542-6715

                                                	 
      	
                                                  Open

                                                	 
      	
                                                  29-Jan-04

                                                	 
      
	
                                                  81068

                                                	 
      	 
      	 
      	
                                                  Aucologen

                                                	 
      	
                                                  Gura, Kathy

                                                	 
      	 
      	 
      	
                                                  Branch 223

                                                	 
      	
                                                  Rebecca 818-542-6715

                                                	 
      	
                                                  Open

                                                	 
      	
                                                  29-Jan-04

                                                	 
      
	
                                                  82504

                                                	 
      	 
      	 
      	
                                                  Quadrant I (1 of 4 In "Quadrant Series")

                                                	 
      	
                                                  Sturman, Eugene

                                                	 
      	
                                                  1

                                                	 
      	
                                                  223

                                                	 
      	
                                                  Rebecca 818-542-6715

                                                	 
      	
                                                  back entrance

                                                	 
      	
                                                  29-Oct-03

                                                	 
      
	
                                                  82507

                                                	 
      	 
      	 
      	
                                                  Quadrant IV (4 of 4 In "Quadrant Series")

                                                	 
      	
                                                  Sturman, Eugene

                                                	 
      	
                                                  1

                                                	 
      	
                                                  223

                                                	 
      	
                                                  Rebecca 818-542-6715

                                                	 
      	
                                                  back entrance

                                                	 
      	
                                                  29-Oct-03

                                                	 
      
	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      
	
                                                  CATOLL000 - Toluca Lake

                                                	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      
	
                                                  40255

                                                	 
      	 
      	 
      	
                                                  Concentrum

                                                	 
      	
                                                  Inukai,

                                                	 
      	
                                                  1

                                                	 
      	
                                                  411

                                                	 
      	
                                                  LINDA VAN DUYER, 592-8918

                                                	 
      	
                                                  BEHIND TELLR LN-OPEN AREA

                                                	 
      	
                                                  01-Jul-94

                                                	 
      
	
                                                  40722

                                                	 
      	 
      	 
      	
                                                  Black Diamond With Gems

                                                	 
      	
                                                  Torreano, John

                                                	 
      	
                                                  1

                                                	 
      	
                                                  411

                                                	 
      	
                                                  LINDA VAN DYER, 592-8918

                                                	 
      	
                                                  OPEN AREA

                                                	 
      	
                                                  01-Apr-94

                                                	 
      
	
                                                  40723

                                                	 
      	 
      	 
      	
                                                  Yellow Diamond With Gems

                                                	 
      	
                                                  Torreano, John

                                                	 
      	
                                                  1

                                                	 
      	
                                                  411

                                                	 
      	
                                                  LINDA VAN DYER, 592-8918

                                                	 
      	
                                                  OPEN AREA

                                                	 
      	
                                                  01-Apr-94

                                                	 
      
	
                                                  40724

                                                	 
      	 
      	 
      	
                                                  White Diamond With Gems

                                                	 
      	
                                                  Torreano, John

                                                	 
      	
                                                  1

                                                	 
      	
                                                  411

                                                	 
      	
                                                  LINDA VAN DYER, 592-8918

                                                	 
      	
                                                  OPEN AREA

                                                	 
      	
                                                  01-Apr-94

                                                	 
      
	
                                                  40876

                                                	 
      	 
      	 
      	
                                                  Andy Mouse (2 of 4 In Series)

                                                	 
      	
                                                  Haring & Warhol, Keith Haring

                                                	 
      	
                                                  1

                                                	 
      	
                                                  411

                                                	 
      	
                                                  LINDA VAN DYER, 592-8918

                                                	 
      	
                                                  OPEN AREA

                                                	 
      	
                                                  01-Apr-94

                                                	 
      
	
                                                  42004

                                                	 
      	 
      	 
      	
                                                  Spun For James Kirsh

                                                	 
      	
                                                  Francis, Sam

                                                	 
      	
                                                  1

                                                	 
      	
                                                  411

                                                	 
      	
                                                  LINDA VAN DYER, 592-8918

                                                	 
      	
                                                  OPEN AREA

                                                	 
      	
                                                  01-Apr-94

                                                	 
      
	
                                                  42559

                                                	 
      	 
      	 
      	
                                                  Kalenderblatt

                                                	 
      	
                                                  Stroud, Peter

                                                	 
      	
                                                  1

                                                	 
      	
                                                  411

                                                	 
      	
                                                  LINDA VAN DUYER, 592-8918

                                                	 
      	
                                                  BEHIND TELLR LN-OPEN AREA

                                                	 
      	
                                                  01-Jul-94

                                                	 
      
	
                                                  42582

                                                	 
      	 
      	 
      	
                                                  Spontaneous/Non-Spontaneous Discrimination

                                                	 
      	
                                                  Paolozzi, Eduardo

                                                	 
      	
                                                  1

                                                	 
      	
                                                  411

                                                	 
      	
                                                  LINDA VAN DUYER, 592-8918

                                                	 
      	
                                                  BEHIND TELLR LN-OPEN AREA

                                                	 
      	
                                                  01-Jul-94

                                                	 
      
	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      
	
                                                  CAWESL100 - West Los Angeles Branch

                                                	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      
	
                                                  34093

                                                	 
      	 
      	 
      	
                                                  Freeze Frame VI California Suite

                                                	 
      	
                                                  Vaccarino, Robin

                                                	 
      	
                                                  1

                                                	 
      	
                                                  Branch

                                                	 
      	
                                                  Aaron Young 310-996-7800

                                                	 
      	
                                                  Open

                                                	 
      	
                                                  27-Apr-04

                                                	 
      
	
                                                  34094

                                                	 
      	 
      	 
      	
                                                  Freeze Frame II California Suite

                                                	 
      	
                                                  Vaccarino, Robin

                                                	 
      	
                                                  1

                                                	 
      	
                                                  Branch

                                                	 
      	
                                                  Aaron Young 310-996-7800

                                                	 
      	
                                                  Open

                                                	 
      	
                                                  27-Apr-04

                                                	 
      
	
                                                  34095

                                                	 
      	 
      	 
      	
                                                  Freeze Frame V California Suite

                                                	 
      	
                                                  Vaccarino, Robin

                                                	 
      	
                                                  1

                                                	 
      	
                                                  Branch

                                                	 
      	
                                                  Aaron Young 310-996-7800

                                                	 
      	
                                                  Open

                                                	 
      	
                                                  27-Apr-04

                                                	 
      
	
                                                  34096

                                                	 
      	 
      	 
      	
                                                  Freeze Frame III

                                                	 
      	
                                                  Vaccarino, Robin

                                                	 
      	
                                                  1

                                                	 
      	
                                                  Branch

                                                	 
      	
                                                  Aaron Young 310-996-7800

                                                	 
      	
                                                  Open

                                                	 
      	
                                                  27-Apr-04

                                                	 
      
	
                                                  34097

                                                	 
      	 
      	 
      	
                                                  Freeze Frame I

                                                	 
      	
                                                  Vaccarino, Robin

                                                	 
      	
                                                  1

                                                	 
      	
                                                  Branch

                                                	 
      	
                                                  Aaron Young 310-996-7800

                                                	 
      	
                                                  Open

                                                	 
      	
                                                  27-Apr-04

                                                	 
      
	
                                                  40041

                                                	 
      	 
      	 
      	
                                                  Zeppelin Island

                                                	 
      	
                                                  Crutchfield, William

                                                	 
      	
                                                  1

                                                	 
      	
                                                  Branch

                                                	 
      	
                                                  Aaron Young 310-996-7800

                                                	 
      	
                                                  Near merchant teller

                                                	 
      	
                                                  27-Apr-04

                                                	 
      
	
                                                  40099

                                                	 
      	 
      	 
      	
                                                  Untitled/Paper Clip

                                                	 
      	
                                                  Smith, Richard

                                                	 
      	
                                                  1

                                                	 
      	
                                                  Branch

                                                	 
      	
                                                  Aaron Young 310-996-7800

                                                	 
      	
                                                  Behind teller

                                                	 
      	
                                                  27-Apr-04

                                                	 
      
	
                                                  40100

                                                	 
      	 
      	 
      	
                                                  Untitled/Paper Clip

                                                	 
      	
                                                  Smith, Richard

                                                	 
      	
                                                  1

                                                	 
      	
                                                  Branch

                                                	 
      	
                                                  Aaron Young 310-996-7800

                                                	 
      	
                                                  Behind teller

                                                	 
      	
                                                  27-Apr-04

                                                	 
      

                                        

                                      

                                    

                                  

                                

                              

                            

                          

                        

                      

                    

                  

                

              

            

          

        

      

      
        
           

        

        
           

          
            

          

        

        
           

        

      

       

      Schedule 4 to Master Lease Agreement
- BAC Artwork

      
        
          
            
              
                
                  
                    
                      
                        
                          
                            
                              
                                
                                  
                                    
                                      
                                        
                                          
                                            
                                              
                                                
                                                  
                                                    
                                                      
                                                        
                                                          
                                                            
                                                              
                                                                
                                                                  	
                                                                          Serial#

                                                                        	 
      	
                                                                          Part#

                                                                        	 
      	
                                                                          Title

                                                                        	 
      	
                                                                          Artist

                                                                        	 
      	
                                                                          Floor

                                                                        	 
      	
                                                                          Dept

                                                                        	 
      	
                                                                          Contact

                                                                        	 
      	
                                                                          Space

                                                                        	 
      	
                                                                          Installed

                                                                        	 
      
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	
                                                                          80894

                                                                        	 
      	 
      	 
      	
                                                                          Bel Air Suite (1 of 3 In Set)

                                                                        	 
      	
                                                                          Tillyer, William

                                                                        	 
      	
                                                                          1

                                                                        	 
      	
                                                                          Branch

                                                                        	 
      	
                                                                          Aaron Young 310-996-7800

                                                                        	 
      	
                                                                          Deposit area

                                                                        	 
      	
                                                                          27-Apr-04

                                                                        	 
      
	
                                                                          80895

                                                                        	 
      	 
      	 
      	
                                                                          Bel Air Suite (2 of 3 In Set)

                                                                        	 
      	
                                                                          Tillyer, William

                                                                        	 
      	
                                                                          1

                                                                        	 
      	
                                                                          Branch

                                                                        	 
      	
                                                                          Aaron Young 310-996-7800

                                                                        	 
      	
                                                                          Deposit area

                                                                        	 
      	
                                                                          27-Apr-04

                                                                        	 
      
	
                                                                          80896

                                                                        	 
      	 
      	 
      	
                                                                          Bel Air Suite (3 of 3 In Set)

                                                                        	 
      	
                                                                          Tillyer, William

                                                                        	 
      	
                                                                          1

                                                                        	 
      	
                                                                          Branch

                                                                        	 
      	
                                                                          Aaron Young 310-996-7800

                                                                        	 
      	
                                                                          Deposit area

                                                                        	 
      	
                                                                          27-Apr-04

                                                                        	 
      
	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      
	
                                                                          MOBAL-000 - Ballwin Facility

                                                                        	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      
	
                                                                          38298

                                                                        	 
      	 
      	 
      	
                                                                          Log Cabin, Manchester, MO

                                                                        	 
      	
                                                                          Molloy, John

                                                                        	 
      	
                                                                          1

                                                                        	 
      	 
      	 
      	
                                                                          Lisa Lieb 314-466-6048

                                                                        	 
      	
                                                                          banking center

                                                                        	 
      	
                                                                          11-Jul-02

                                                                        	 
      
	
                                                                          38299

                                                                        	 
      	 
      	 
      	
                                                                          Lyceum Building

                                                                        	 
      	
                                                                          Molloy, John

                                                                        	 
      	
                                                                          1

                                                                        	 
      	 
      	 
      	
                                                                          Lisa Lieb 314-466-6048

                                                                        	 
      	
                                                                          banking center

                                                                        	 
      	
                                                                          11-Jul-02

                                                                        	 
      
	
                                                                          38300

                                                                        	 
      	 
      	 
      	
                                                                          Union Station Entrance

                                                                        	 
      	
                                                                          Molloy, John

                                                                        	 
      	
                                                                          1

                                                                        	 
      	 
      	 
      	
                                                                          Lisa Lieb 314-466-6048

                                                                        	 
      	
                                                                          banking center

                                                                        	 
      	
                                                                          11-Jul-02

                                                                        	 
      
	
                                                                          38301

                                                                        	 
      	 
      	 
      	
                                                                          Ballwin Farm

                                                                        	 
      	
                                                                          Molloy, John

                                                                        	 
      	
                                                                          1

                                                                        	 
      	 
      	 
      	
                                                                          Lisa Lieb 314-466-6048

                                                                        	 
      	
                                                                          banking center

                                                                        	 
      	
                                                                          11-Jul-02

                                                                        	 
      
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	
                                                                          MOBEL-000 - Belton Facility

                                                                        	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      
	
                                                                          36109

                                                                        	 
      	 
      	 
      	
                                                                          Abilene

                                                                        	 
      	
                                                                          McCain, Buckshot Frederick

                                                                        	 
      	
                                                                          1

                                                                        	 
      	 
      	 
      	
                                                                          Steven Srader 816-979-4690

                                                                        	 
      	
                                                                          Lobby

                                                                        	 
      	
                                                                          04-Apr-03

                                                                        	 
      
	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      
	
                                                                          NCGATC076 - Gateway Center – Charlotte

                                                                        	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      
	
                                                                          52469

                                                                        	 
      	 
      	 
      	
                                                                          Twist

                                                                        	 
      	
                                                                          Tinsley, Barry

                                                                        	 
      	
                                                                          0

                                                                        	 
      	 
      	 
      	
                                                                          Becky Hannum 704-388-3104

                                                                        	 
      	
                                                                          courtyard-on pole

                                                                        	 
      	
                                                                          03-Dec-02

                                                                        	 
      
	 
      	 
      	 
      	 
      	
                                                                          Family (Mother, Father, Child

                                                                        	 
      	 
      	 
      	 
      	 
      	 
      	 
      	
                                                                          Becky Hannum 704-388-3104

                                                                        	 
      	
                                                                          exterior courtyard

                                                                        	 
      	 
      	 
      
	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      
	
                                                                          NMSANF076 - Santa Fe–Main Facility

                                                                        	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      
	
                                                                          10684

                                                                        	 
      	 
      	 
      	
                                                                          Supply Wagon

                                                                        	 
      	
                                                                          Bodelson, Dan

                                                                        	 
      	
                                                                          1

                                                                        	 
      	 
      	 
      	
                                                                          Debbra Colman

                                                                        	 
      	
                                                                          vault

                                                                        	 
      	 
      	 
      
	
                                                                          10685

                                                                        	 
      	 
      	 
      	
                                                                          Indian Chief w/Tomahawk

                                                                        	 
      	
                                                                          Scholder, Fritz

                                                                        	 
      	
                                                                          2

                                                                        	 
      	 
      	 
      	 
      	 
      	
                                                                          office

                                                                        	 
      	
                                                                          06-Nov-00

                                                                        	 
      
	
                                                                          10686

                                                                        	 
      	 
      	 
      	
                                                                          The Seven Ten Out of Douglas

                                                                        	 
      	
                                                                          Shufelt, Robert

                                                                        	 
      	
                                                                          1

                                                                        	 
      	 
      	 
      	
                                                                          Enid Cherry, JLL Albuq 505 282 3207

                                                                        	 
      	
                                                                          Hallway

                                                                        	 
      	 
      	 
      
	
                                                                          10687

                                                                        	 
      	 
      	 
      	
                                                                          Autumn Shadows

                                                                        	 
      	
                                                                          Rice, Ramon

                                                                        	 
      	
                                                                          1

                                                                        	 
      	 
      	 
      	
                                                                          Enid Cherry , JLL ALB 505 282 3200

                                                                        	 
      	
                                                                          cred dept

                                                                        	 
      	 
      	 
      
	
                                                                          10688

                                                                        	 
      	 
      	 
      	
                                                                          (Pueblo Scene)

                                                                        	 
      	
                                                                          Anderson, Ray

                                                                        	 
      	
                                                                          1

                                                                        	 
      	 
      	 
      	
                                                                          Enid Cherry, JLL ALB 5050 282 3200

                                                                        	 
      	 
      	 
      	 
      	 
      
	
                                                                          10689

                                                                        	 
      	 
      	 
      	
                                                                          (Red Oxide Skip Over Desert)

                                                                        	 
      	
                                                                          Sisson, Lawrence

                                                                        	 
      	
                                                                          2

                                                                        	 
      	 
      	 
      	
                                                                          Enid Cherrry Jll Albuq 505 282 3702

                                                                        	 
      	
                                                                          board room

                                                                        	 
      	 
      	 
      
	
                                                                          10690

                                                                        	 
      	 
      	 
      	
                                                                          Bargain on the Plaza, Santa Fe 1840

                                                                        	 
      	
                                                                          Waterhouse, Col. Charles

                                                                        	 
      	
                                                                          1

                                                                        	 
      	 
      	 
      	
                                                                          Brandy Wilson, JLL, 505 282 3203

                                                                        	 
      	
                                                                          lobby

                                                                        	 
      	 
      	 
      
	
                                                                          10691

                                                                        	 
      	 
      	 
      	
                                                                          Santuario de Guadalupe - Early 1830's

                                                                        	 
      	
                                                                          Eubanks, Tony

                                                                        	 
      	
                                                                          1

                                                                        	 
      	 
      	 
      	
                                                                          Enid  Cherry, JLL, ALB, 505 282 3200

                                                                        	 
      	
                                                                          lobby

                                                                        	 
      	 
      	 
      
	
                                                                          10692

                                                                        	 
      	 
      	 
      	
                                                                          Respect

                                                                        	 
      	
                                                                          Houser, Allan

                                                                        	 
      	
                                                                          1

                                                                        	 
      	 
      	 
      	
                                                                          Brandy Avery,  JLL, 505 282 3203

                                                                        	 
      	
                                                                          lobby

                                                                        	 
      	
                                                                          18-Dec-00

                                                                        	 
      
	
                                                                          10693

                                                                        	 
      	 
      	 
      	
                                                                          Train at Rowe

                                                                        	 
      	
                                                                          Anderson, Roy

                                                                        	 
      	
                                                                          1

                                                                        	 
      	 
      	 
      	
                                                                          Enid  Cherry, JLL, ALB, 505 282 3200

                                                                        	 
      	
                                                                          lobby

                                                                        	 
      	 
      	 
      
	
                                                                          10694

                                                                        	 
      	 
      	 
      	
                                                                          General Kearney, Army of the West

                                                                        	 
      	
                                                                          Spaulding, Don

                                                                        	 
      	
                                                                          1

                                                                        	 
      	 
      	 
      	
                                                                          Enid  Cherry, JLL, ALB, 505 282 3200

                                                                        	 
      	
                                                                          lobby

                                                                        	 
      	 
      	 
      
	
                                                                          10695

                                                                        	 
      	 
      	 
      	
                                                                          1610 Don Pedro de Peralta, Founding of Santa Fe

                                                                        	 
      	
                                                                          Grinnell, Roy

                                                                        	 
      	
                                                                          1

                                                                        	 
      	 
      	 
      	
                                                                          Brandy Wilson, 505 282 3203

                                                                        	 
      	
                                                                          lobby

                                                                        	 
      	 
      	 
      
	
                                                                          10696

                                                                        	 
      	 
      	 
      	
                                                                          The Trail to Santa Fe

                                                                        	 
      	
                                                                          Niblett, Gary

                                                                        	 
      	
                                                                          1

                                                                        	 
      	 
      	 
      	
                                                                          Brandy Wilson, JLL, 505 282 3202

                                                                        	 
      	
                                                                          lobby

                                                                        	 
      	 
      	 
      
	
                                                                          10804

                                                                        	 
      	 
      	 
      	
                                                                          Unknown

                                                                        	 
      	
                                                                          Multiple Artists, Multiple Artists

                                                                        	 
      	
                                                                          2

                                                                        	 
      	
                                                                          board

                                                                        	 
      	 
      	 
      	 
      	 
      	 
      	 
      
	
                                                                          35550

                                                                        	 
      	 
      	 
      	
                                                                          Song of Sun Turning North

                                                                        	 
      	
                                                                          Kloss, Gene

                                                                        	 
      	
                                                                          1

                                                                        	 
      	 
      	 
      	
                                                                          Enid Cherry, JLL ALBQ, 505 282 3207

                                                                        	 
      	
                                                                          Bank Investment Services reception

                                                                        	 
      	
                                                                          30-May-03

                                                                        	 
      
	
                                                                          35551

                                                                        	 
      	 
      	 
      	
                                                                          Indian Chief with Tomahawk

                                                                        	 
      	
                                                                          Scholder, Fritz

                                                                        	 
      	
                                                                          1

                                                                        	 
      	 
      	 
      	
                                                                          Enid Cherry JLL Albuq  505 282 3207

                                                                        	 
      	
                                                                          Bank Investment Services office

                                                                        	 
      	
                                                                          29-May-03

                                                                        	 
      

                                                                

                                                              

                                                            

                                                          

                                                        

                                                      

                                                    

                                                  

                                                

                                              

                                            

                                          

                                        

                                      

                                    

                                  

                                

                              

                            

                          

                        

                      

                    

                  

                

              

            

          

        

      

      
        
           

        

        
           

          
            

          

        

        
           

        

      

       

      Schedule 4 to Master Lease Agreement
- BAC Artwork

      
        
          
            
              
                
                  
                    
                      
                        
                          
                            
                              
                                
                                  
                                    
                                      
                                        
                                          
                                            
                                              
                                                
                                                  
                                                    
                                                      
                                                        
                                                          
                                                            
                                                              	
                                                                      Serial#

                                                                    	 
      	
                                                                      Part#

                                                                    	 
      	
                                                                      Title

                                                                    	 
      	
                                                                      Artist

                                                                    	 
      	
                                                                      Floor

                                                                    	 
      	
                                                                      Dept

                                                                    	 
      	
                                                                      Contact

                                                                    	 
      	
                                                                      Space

                                                                    	 
      	
                                                                      Installed

                                                                    	 
      
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	
                                                                      35552

                                                                    	 
      	 
      	 
      	
                                                                      Bufflalo Dancer

                                                                    	 
      	
                                                                      Scholder, Fritz

                                                                    	 
      	
                                                                      1

                                                                    	 
      	 
      	 
      	
                                                                      Enid Cherry Jll ALB 505 282 3703

                                                                    	 
      	
                                                                      Bank investment services office

                                                                    	 
      	
                                                                      30-May-03

                                                                    	 
      
	
                                                                      35553

                                                                    	 
      	 
      	 
      	
                                                                      On Christmas Day

                                                                    	 
      	
                                                                      Kloss, Gene

                                                                    	 
      	
                                                                      1

                                                                    	 
      	 
      	 
      	
                                                                      Enid Cherry JLL Albuq, 505 282 3207

                                                                    	 
      	
                                                                      Bank Investment  Services Reception

                                                                    	 
      	
                                                                      30-May-03

                                                                    	 
      
	
                                                                      35554

                                                                    	 
      	 
      	 
      	
                                                                      Indian Pottery

                                                                    	 
      	
                                                                      Rommell, Lee

                                                                    	 
      	
                                                                      1

                                                                    	 
      	 
      	 
      	
                                                                      Enid Cherry Jll Alb 505 282 3703

                                                                    	 
      	
                                                                      Office

                                                                    	 
      	
                                                                      30-May-03

                                                                    	 
      
	
                                                                      35555

                                                                    	 
      	 
      	 
      	
                                                                      Protector's Message

                                                                    	 
      	
                                                                      La Fountain, Preston

                                                                    	 
      	
                                                                      1

                                                                    	 
      	 
      	 
      	
                                                                      Enid Cherry JLL ALB, 505 282 3702

                                                                    	 
      	
                                                                      Platform

                                                                    	 
      	
                                                                      23-May-03

                                                                    	 
      
	
                                                                      35556

                                                                    	 
      	 
      	 
      	
                                                                      Market Day

                                                                    	 
      	
                                                                      Rommell, Lee

                                                                    	 
      	
                                                                      1

                                                                    	 
      	 
      	 
      	
                                                                      Enid Cherry JLL ALB, 505 282 3703

                                                                    	 
      	
                                                                      Office

                                                                    	 
      	
                                                                      30-May-03

                                                                    	 
      
	
                                                                      35557

                                                                    	 
      	 
      	 
      	
                                                                      Sunset Sonata

                                                                    	 
      	
                                                                      Graves, Valerie

                                                                    	 
      	
                                                                      1

                                                                    	 
      	 
      	 
      	
                                                                      Enid Cherry, Jll Alb, 505 282 3703

                                                                    	 
      	
                                                                      Office

                                                                    	 
      	
                                                                      30-May-03

                                                                    	 
      
	
                                                                      35558

                                                                    	 
      	 
      	 
      	
                                                                      Spirit of Woman

                                                                    	 
      	
                                                                      La Fountain, Preston

                                                                    	 
      	
                                                                      1

                                                                    	 
      	 
      	 
      	
                                                                      Enid Cherry, JLL ALB, 505 282 3702

                                                                    	 
      	
                                                                      office

                                                                    	 
      	
                                                                      30-May-03

                                                                    	 
      
	
                                                                      35559

                                                                    	 
      	 
      	 
      	
                                                                      Navajo Rug

                                                                    	 
      	
                                                                      Unk-USA, Navajo

                                                                    	 
      	
                                                                      1

                                                                    	 
      	 
      	 
      	
                                                                      Enid Cherry, JLL ALB 505 282 3073

                                                                    	 
      	
                                                                      Platform

                                                                    	 
      	
                                                                      30-May-03

                                                                    	 
      
	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      
	
                                                                      NVRENO030 - Reno Operations Center

                                                                    	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      
	
                                                                      47160

                                                                    	 
      	 
      	 
      	
                                                                      Homage To Griffin

                                                                    	 
      	
                                                                      Bell, Larry

                                                                    	 
      	
                                                                      1

                                                                    	 
      	 
      	 
      	
                                                                      Annie Waters, 602 523 2810

                                                                    	 
      	
                                                                      Storage

                                                                    	 
      	
                                                                      05-Mar-02

                                                                    	 
      
	
                                                                      35602

                                                                    	 
      	 
      	 
      	
                                                                      Center Stage

                                                                    	 
      	
                                                                      McCollum,

                                                                    	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      
	
                                                                      35603

                                                                    	 
      	 
      	 
      	
                                                                      Southern Exposure

                                                                    	 
      	
                                                                      McCollum,

                                                                    	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      
	
                                                                      35604

                                                                    	 
      	 
      	 
      	
                                                                      Untitled #3

                                                                    	 
      	
                                                                      Aguilar, Kevin

                                                                    	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      
	
                                                                      35605

                                                                    	 
      	 
      	 
      	
                                                                      Winter Rider

                                                                    	 
      	
                                                                      Morrow, K

                                                                    	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      
	
                                                                      35619

                                                                    	 
      	 
      	 
      	
                                                                      Channel Island, Death Valley

                                                                    	 
      	
                                                                      Harris, Glorianne

                                                                    	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      
	
                                                                      35620

                                                                    	 
      	 
      	 
      	
                                                                      Concrete Grass

                                                                    	 
      	
                                                                      Harris, Glorianne

                                                                    	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      
	
                                                                      35621

                                                                    	 
      	 
      	 
      	
                                                                      Vapors Concrete and Gray

                                                                    	 
      	
                                                                      Harris, Glorianne

                                                                    	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      
	
                                                                      35625

                                                                    	 
      	 
      	 
      	
                                                                      Untitled (Yellow X )

                                                                    	 
      	
                                                                      Antreasian, Garo

                                                                    	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      
	
                                                                      35626

                                                                    	 
      	 
      	 
      	
                                                                      Untitled (Gray tile profiles)

                                                                    	 
      	
                                                                      Antreasian, Garo

                                                                    	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      
	
                                                                      35627

                                                                    	 
      	 
      	 
      	
                                                                      Untitled (rainbow end)

                                                                    	 
      	
                                                                      Antreasian, Garo

                                                                    	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      
	
                                                                      35628

                                                                    	 
      	 
      	 
      	
                                                                      Untitled ( gray v's)

                                                                    	 
      	
                                                                      Antreasian, Garo

                                                                    	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      
	
                                                                      47114

                                                                    	 
      	 
      	 
      	
                                                                      Big Cactus II

                                                                    	 
      	
                                                                      Fincher, John

                                                                    	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      
	 
      	 
      	 
      	 
      	
                                                                      More work of various quality in storage in this building.

                                                                    	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      
	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      
	
                                                                      OKFOUC000 - Founder's Center

                                                                    	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      
	
                                                                      32124

                                                                    	 
      	 
      	 
      	
                                                                      Untitled (House, Snow, Trees, Fence)

                                                                    	 
      	
                                                                      Taylor, D.

                                                                    	 
      	
                                                                      1

                                                                    	 
      	 
      	 
      	
                                                                      Jeff Hawthorn 405-848-7680

                                                                    	 
      	
                                                                      storage

                                                                    	 
      	
                                                                      03-Aug-01

                                                                    	 
      
	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      
	
                                                                      WABAL-000 – Ballard

                                                                    	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      
	
                                                                      58599

                                                                    	 
      	 
      	 
      	
                                                                      Untitled

                                                                    	 
      	
                                                                      Unknown,

                                                                    	 
      	
                                                                      1

                                                                    	 
      	
                                                                      37605

                                                                    	 
      	
                                                                      Rob Martin

                                                                    	 
      	 
      	 
      	
                                                                      27-Mar-01

                                                                    	 
      
	
                                                                      58603

                                                                    	 
      	 
      	 
      	
                                                                      Salmon

                                                                    	 
      	
                                                                      Peterson, Bob

                                                                    	 
      	
                                                                      1

                                                                    	 
      	
                                                                      37065

                                                                    	 
      	
                                                                      Rob Martin

                                                                    	 
      	 
      	 
      	
                                                                      27-Mar-01

                                                                    	 
      
	
                                                                      58604

                                                                    	 
      	 
      	 
      	
                                                                      North Star Coming

                                                                    	 
      	
                                                                      Munzo, Rie

                                                                    	 
      	
                                                                      1

                                                                    	 
      	
                                                                      37065

                                                                    	 
      	
                                                                      Rob Martin

                                                                    	 
      	 
      	 
      	
                                                                      27-Mar-01

                                                                    	 
      
	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      
	
                                                                      WAIND-000 - Industrial Br

                                                                    	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      
	
                                                                      58687

                                                                    	 
      	 
      	 
      	
                                                                      Seattle Skyline with Ship

                                                                    	 
      	
                                                                      Wolfe, Art

                                                                    	 
      	
                                                                      1

                                                                    	 
      	
                                                                      30502

                                                                    	 
      	
                                                                      Joseph Zaraglia

                                                                    	 
      	 
      	 
      	
                                                                      01-Mar-01

                                                                    	 
      
	
                                                                      58688

                                                                    	 
      	 
      	 
      	
                                                                      Pike Place Market II

                                                                    	 
      	
                                                                      Wolfe, Art

                                                                    	 
      	
                                                                      1

                                                                    	 
      	
                                                                      30502

                                                                    	 
      	
                                                                      Joseph Zavaglia

                                                                    	 
      	 
      	 
      	
                                                                      01-Mar-01

                                                                    	 
      

                                                            

                                                          

                                                        

                                                      

                                                    

                                                  

                                                

                                              

                                            

                                          

                                        

                                      

                                    

                                  

                                

                              

                            

                          

                        

                      

                    

                  

                

              

            

          

        

      

      
        
           

        

        
           

          
            

          

        

        
           

        

      

       

      Schedule 4 to Master Lease Agreement
- BAC Artwork

       

      
        
          
            
              
                
                  
                    
                      
                        
                          
                            
                              
                                
                                  
                                    
                                      
                                        
                                          
                                            
                                              
                                                
                                                  
                                                    
                                                      
                                                        
                                                          
                                                            
                                                              	
                                                                      Serial#

                                                                    	 
      	
                                                                      Part#

                                                                    	 
      	
                                                                      Title

                                                                    	 
      	
                                                                      Artist

                                                                    	 
      	
                                                                      Floor

                                                                    	 
      	
                                                                      Dept

                                                                    	 
      	
                                                                      Contact

                                                                    	 
      	
                                                                      Space

                                                                    	 
      	
                                                                      Installed

                                                                    	 
      
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	
                                                                      58689

                                                                    	 
      	 
      	 
      	
                                                                      Pike Place Market I

                                                                    	 
      	
                                                                      Wolfe, Art

                                                                    	 
      	
                                                                      1

                                                                    	 
      	
                                                                      30502

                                                                    	 
      	
                                                                      Joseph Zavaglia

                                                                    	 
      	 
      	 
      	
                                                                      01-Mar-01

                                                                    	 
      
	
                                                                      58690

                                                                    	 
      	 
      	 
      	
                                                                      Ferry Boat

                                                                    	 
      	
                                                                      Wolfe, Art

                                                                    	 
      	
                                                                      1

                                                                    	 
      	
                                                                      30502

                                                                    	 
      	
                                                                      Joseph Zavaglia

                                                                    	 
      	 
      	 
      	
                                                                      01-Mar-01

                                                                    	 
      
	
                                                                      58691

                                                                    	 
      	 
      	 
      	
                                                                      Flag Plaza Seattle Center

                                                                    	 
      	
                                                                      Wolfe, Art

                                                                    	 
      	
                                                                      1

                                                                    	 
      	
                                                                      30502

                                                                    	 
      	
                                                                      Joseph Zavaglia

                                                                    	 
      	 
      	 
      	
                                                                      01-Mar-01

                                                                    	 
      
	
                                                                      58692

                                                                    	 
      	 
      	 
      	
                                                                      Seattle Skyline with Space Needle

                                                                    	 
      	
                                                                      Wolfe, Art

                                                                    	 
      	
                                                                      1

                                                                    	 
      	
                                                                      30502

                                                                    	 
      	
                                                                      Joseph Zavaglia

                                                                    	 
      	 
      	 
      	
                                                                      01-Mar-01

                                                                    	 
      
	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      
	
                                                                      WAKEN-100 – Kennewick

                                                                    	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      
	
                                                                      58705

                                                                    	 
      	 
      	 
      	
                                                                      Don't Hurry Tomorrow

                                                                    	 
      	
                                                                      Kemble, Richard

                                                                    	 
      	
                                                                      1

                                                                    	 
      	
                                                                      33902

                                                                    	 
      	
                                                                      Robert A. Stuart

                                                                    	 
      	 
      	 
      	
                                                                      07-Mar-01

                                                                    	 
      
	
                                                                      58706

                                                                    	 
      	 
      	 
      	
                                                                      Cloudy Down Tahoma

                                                                    	 
      	
                                                                      Lazelle, Keith

                                                                    	 
      	
                                                                      1

                                                                    	 
      	
                                                                      33902

                                                                    	 
      	
                                                                      Robert A. Stuart

                                                                    	 
      	 
      	 
      	
                                                                      07-Mar-01

                                                                    	 
      
	
                                                                      58707

                                                                    	 
      	 
      	 
      	
                                                                      Landscape

                                                                    	 
      	
                                                                      Bardner,

                                                                    	 
      	
                                                                      1

                                                                    	 
      	
                                                                      33902

                                                                    	 
      	
                                                                      Robert A. Stuart

                                                                    	 
      	 
      	 
      	
                                                                      07-Mar-01

                                                                    	 
      
	
                                                                      58708

                                                                    	 
      	
                                                                      A

                                                                    	 
      	
                                                                      Abstract

                                                                    	 
      	
                                                                      Singleton, S.

                                                                    	 
      	
                                                                      1

                                                                    	 
      	
                                                                      33902

                                                                    	 
      	
                                                                      Robert A. Stuart

                                                                    	 
      	 
      	 
      	
                                                                      08-Mar-01

                                                                    	 
      
	
                                                                      58709

                                                                    	 
      	 
      	 
      	
                                                                      Diamond Grids

                                                                    	 
      	
                                                                      Anderson, Larry

                                                                    	 
      	
                                                                      1

                                                                    	 
      	
                                                                      33902

                                                                    	 
      	
                                                                      Robert A. Stuart

                                                                    	 
      	 
      	 
      	
                                                                      08-Mar-01

                                                                    	 
      
	
                                                                      58710

                                                                    	 
      	 
      	 
      	
                                                                      Landscape with Stump

                                                                    	 
      	
                                                                      Berlin, Paul

                                                                    	 
      	
                                                                      1

                                                                    	 
      	
                                                                      33902

                                                                    	 
      	
                                                                      Robert A. Stuart

                                                                    	 
      	 
      	 
      	
                                                                      19-Nov-93

                                                                    	 
      
	
                                                                      58711

                                                                    	 
      	
                                                                      B

                                                                    	 
      	
                                                                      Abstract

                                                                    	 
      	
                                                                      Singleton, S.

                                                                    	 
      	
                                                                      1

                                                                    	 
      	
                                                                      33902

                                                                    	 
      	
                                                                      Robert A. Stuart

                                                                    	 
      	 
      	 
      	
                                                                      08-Mar-01

                                                                    	 
      
	
                                                                      58712

                                                                    	 
      	
                                                                      A

                                                                    	 
      	
                                                                      Abstract

                                                                    	 
      	
                                                                      Singleton, S.

                                                                    	 
      	
                                                                      1

                                                                    	 
      	
                                                                      33902

                                                                    	 
      	
                                                                      Robert A. Stuart

                                                                    	 
      	 
      	 
      	
                                                                      08-Mar-01

                                                                    	 
      
	
                                                                      58713

                                                                    	 
      	
                                                                      B

                                                                    	 
      	
                                                                      Abstract

                                                                    	 
      	
                                                                      Singleton, S.

                                                                    	 
      	
                                                                      1

                                                                    	 
      	
                                                                      33902

                                                                    	 
      	
                                                                      Robert A. Stuart

                                                                    	 
      	 
      	 
      	
                                                                      08-Mar-01

                                                                    	 
      
	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      
	
                                                                      WAPORT000 - Port Townsed

                                                                    	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      
	
                                                                      58757

                                                                    	 
      	 
      	 
      	
                                                                      Slopeside

                                                                    	 
      	
                                                                      Matzke, Augusta

                                                                    	 
      	
                                                                      1

                                                                    	 
      	
                                                                      55707

                                                                    	 
      	
                                                                      Janice Sanford

                                                                    	 
      	 
      	 
      	
                                                                      05-Mar-01

                                                                    	 
      
	
                                                                      58758

                                                                    	 
      	 
      	 
      	
                                                                      Port Townsend Street Scene

                                                                    	 
      	
                                                                      Haave,

                                                                    	 
      	
                                                                      1

                                                                    	 
      	
                                                                      55707

                                                                    	 
      	
                                                                      Janice Sanford

                                                                    	 
      	 
      	 
      	
                                                                      05-Mar-01

                                                                    	 
      
	
                                                                      58759

                                                                    	 
      	 
      	 
      	
                                                                      Ships in Harbor

                                                                    	 
      	
                                                                      Eisele, C.

                                                                    	 
      	
                                                                      1

                                                                    	 
      	
                                                                      55707

                                                                    	 
      	
                                                                      Janice Sanford

                                                                    	 
      	 
      	 
      	
                                                                      05-Mar-01

                                                                    	 
      
	
                                                                      58760

                                                                    	 
      	 
      	 
      	
                                                                      Abstract

                                                                    	 
      	
                                                                      Stimson,

                                                                    	 
      	
                                                                      1

                                                                    	 
      	
                                                                      55707

                                                                    	 
      	
                                                                      Janice Sanford

                                                                    	 
      	 
      	 
      	
                                                                      05-Mar-01

                                                                    	 
      
	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      
	
                                                                      WASEQ-000 – Sequim

                                                                    	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      
	
                                                                      58813

                                                                    	 
      	 
      	 
      	
                                                                      Glacier Peak

                                                                    	 
      	
                                                                      Darby, Robert D.

                                                                    	 
      	
                                                                      1

                                                                    	 
      	
                                                                      65003

                                                                    	 
      	
                                                                      Jean Blaurock

                                                                    	 
      	 
      	 
      	
                                                                      19-Jan-04

                                                                    	 
      
	
                                                                      58814

                                                                    	 
      	
                                                                      `

                                                                    	 
      	
                                                                      Beach With Distant Rocks

                                                                    	 
      	
                                                                      LaFall,

                                                                    	 
      	
                                                                      1

                                                                    	 
      	
                                                                      65003

                                                                    	 
      	
                                                                      Jean Baurock

                                                                    	 
      	 
      	 
      	
                                                                      19-Jan-04

                                                                    	 
      
	
                                                                      58815

                                                                    	 
      	 
      	 
      	
                                                                      Trees In Tile and Board

                                                                    	 
      	
                                                                      Farrell, J.

                                                                    	 
      	
                                                                      1

                                                                    	 
      	
                                                                      65003

                                                                    	 
      	
                                                                      Jean Blaurock

                                                                    	 
      	 
      	 
      	
                                                                      19-Jan-04

                                                                    	 
      
	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      
	
                                                                      WAWENV000 - Wenatchee Valley

                                                                    	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      	 
      
	
                                                                      58930

                                                                    	 
      	 
      	 
      	
                                                                      Farm Scene

                                                                    	 
      	
                                                                      Reynolds, Lee

                                                                    	 
      	
                                                                      1

                                                                    	 
      	
                                                                      81802

                                                                    	 
      	
                                                                      Rick Hallberg

                                                                    	 
      	 
      	 
      	
                                                                      15-Jun-01

                                                                    	 
      
	
                                                                      58931

                                                                    	 
      	 
      	 
      	
                                                                      Lunch    ll

                                                                    	 
      	
                                                                      Calkins, H.

                                                                    	 
      	
                                                                      1

                                                                    	 
      	
                                                                      81802

                                                                    	 
      	
                                                                      Rick Hallberg

                                                                    	 
      	 
      	 
      	
                                                                      10-Nov-93

                                                                    	 
      

                                                            

                                                          

                                                        

                                                      

                                                    

                                                  

                                                

                                              

                                            

                                          

                                        

                                      

                                    

                                  

                                

                              

                            

                          

                        

                      

                    

                  

                

              

            

          

        

      

       

      
        
          
          

        

        
          
          

          
            

          

        

        
          
          

        

      

    

    

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

    
       

      Schedule
5 To Master Lease

       

      Renewal Term Annual Basic
Rent Illustration

       

      The following illustrates the calculation and allocation
of Annual Basic Rent at renewal under two different Fair Market Rental Value
(“FMRV”) assumption sets.

      

      TABLE ONE  - BASE
ASSUMPTIONS:

      

      
        
          
            
              
                
                  
                    
                      
                        
                          	 
      	 
      	
                                  A

                                	 
      	
                                  B

                                	 
      	
                                  C

                                	 
      	
                                  D

                                	 
      
	
                                  Project

                                	 
      	
                                  Non-FMRV

                                  Renewal Space

                                	 
      	
                                  FMRV Space

                                	 
      	
                                  Total Renewal

                                  Premises NRA

                                  (A + B)

                                	 
      	
                                  Annual Basic Rent

                                  Factor

                                	 
      
	
                                  Project A

                                	 
      	
                                  85,000 RSF

                                	 
      	
                                  15,000 RSF

                                	 
      	
                                  100,000 RSF

                                	 
      	
                                  $

                                	
                                  9.00/RSF

                                	 
      
	
                                  Project B

                                	 
      	
                                  25,000 RSF

                                	 
      	
                                  None

                                	 
      	
                                  25,000 RSF

                                	 
      	
                                  $

                                	
                                  9.00/RSF

                                	 
      
	
                                  Project C

                                	 
      	
                                  40,000 RSF

                                	 
      	
                                  10,000 RSF

                                	 
      	
                                  50,000 RSF

                                	 
      	
                                  $

                                	
                                  9.00/RSF

                                	 
      
	
                                  Project D

                                	 
      	
                                  75,000 RSF

                                	 
      	
                                  None

                                	 
      	
                                  75,000 RSF

                                	 
      	
                                  $

                                	
                                  9.00/RSF

                                	 
      

                        

                      

                    

                  

                

              

            

          

        

      

      

      Illustration One

      

      Aggregate FMRV for Non-FMRV Renewal Space is greater
than the Maximum Renewal Term Basic Rent for the Non-FMRV Renewal
Space.

      

      Assume the Base Assumptions in Table One above which
show that (i) the Renewal Premises includes space at four Projects, (ii) the
Renewal Premises at two of the Projects includes FMRV Space (iii) the Annual
Basic Rent Factor for the applicable Renewal Term as set forth on Schedule 1 to
the Lease is $9.00 per RSF. Also assume the
Fair Market Rental Value (determined either by agreement of the parties or by
appraisal as provided in the Lease) for each of the Projects is as noted
below:

      

      
        
          
            
              
                
                  
                    
                      	
                              Project

                            	 
      	
                              FMRV

                            	 
      
	
                              Project A

                            	 
      	
                              $

                            	
                              15.00/RSF

                            	 
      
	
                              Project B

                            	 
      	
                              $

                            	
                              10.00/RSF

                            	 
      
	
                              Project C

                            	 
      	
                              $

                            	
                              6.00/RSF

                            	 
      
	
                              Project D

                            	 
      	
                              $

                            	
                              8.00/RSF

                            	 
      

                    

                  

                

              

            

          

        

      

      

      Step 1 - Calculate the Aggregate FMRV Rent for the
Non-FMRV Renewal Space:

      

      
        
          
            
              
                
                  
                    
                      
                        
                          
                            	
                                    Project

                                  	 
      	
                                    Non-FMRV

                                    Renewal Space

                                  	 
      	
                                    FMRV

                                  	 
      	
                                    FMRV Rent

                                    (A x B)

                                  	 
      
	
                                    Project A

                                  	 
      	
                                    85,000 RSF

                                  	
                                    X

                                  	
                                    $

                                  	
                                    15.00/RSF

                                  	
                                    =

                                  	
                                    $

                                  	
                                    1,275,000

                                  	 
      
	
                                    Project B

                                  	 
      	
                                    25,000 RSF

                                  	
                                    X

                                  	
                                    $

                                  	
                                    10.00/RSF

                                  	
                                    =

                                  	
                                    $

                                  	
                                    250,000

                                  	 
      
	
                                    Project C

                                  	 
      	
                                    40,000 RSF

                                  	
                                    X

                                  	
                                    $

                                  	
                                    6.00/RSF

                                  	
                                    =

                                  	
                                    $

                                  	
                                    240,000

                                  	 
      
	
                                    Project D

                                  	 
      	
                                    75,000 RSF

                                  	
                                    X

                                  	
                                    $

                                  	
                                    8.00/RSF

                                  	
                                    =

                                  	
                                    $

                                  	
                                    600,000

                                  	 
      
	
                                    Aggregate FMRV Rent

                                  	 
      	 
      	 
      	 
      	 
      	 
      	
                                    $

                                  	
                                    2,365,000

                                  	 
      

                          

                        

                      

                    

                  

                

              

            

          

        

      

       

      
        
          
          

        

        
          
          

          
            

          

        

        
          
          

        

      

       

      Step 2 - Calculate
the Maximum Renewal Term Basic Rent for the Non-FMRV Renewal
Space:

      

      
        
          
            
              
                
                  
                    
                      
                        	
                                Project

                              	 
      	
                                Non-FMRV

                                Renewal Space

                              	 
      	
                                Annual Basic

                                Rent Factor

                              	 
      	
                                Maximum

                                Renewal Term

                                Basic Rent

                              	 
      
	
                                Project
      A

                              	 
      	
                                85,000
      RSF

                              	
                                X

                              	
                                $

                              	
                                9.00/RSF

                              	
                                =

                              	
                                $

                              	
                                765,000

                              	 
      
	
                                Project
      B

                              	 
      	
                                25,000
      RSF

                              	
                                X

                              	
                                $

                              	
                                9.00/RSF

                              	
                                =

                              	
                                $

                              	
                                225,000

                              	 
      
	
                                Project
      C

                              	 
      	
                                40,000
      RSF

                              	
                                X

                              	
                                $

                              	
                                9.00/RSF

                              	
                                =

                              	
                                $

                              	
                                360,000

                              	 
      
	
                                Project
      D

                              	 
      	
                                75,000
      RSF

                              	
                                X

                              	
                                $

                              	
                                9.00/RSF

                              	
                                =

                              	
                                $

                              	
                                675,000

                              	 
      
	
                                Maximum
      Renewal Term Basic Rent

                              	 
      	 
      	 
      	 
      	 
      	 
      	
                                $

                              	
                                2,025,000

                              	 
      

                      

                    

                  

                

              

            

          

        

      

      

      Step 3 – Allocate Maximum Renewal Term Basic Rent for
the Renewal Premises amongst the Projects

      

      In this illustration, the Aggregate FMRV Rent for the
Non-FMRV Renewal Space exceeds the Maximum Renewal Term Basic Rent for the
Non-FMRV Renewal Space, requiring a special
allocation of the total Maximum Renewal Term Basic Rent for the Non-FMRV Renewal
Space amongst the Projects according to FMRV.

      

      This allocation is accomplished by reducing the FMRV
proportionately for each Project containing Non-FMRV Renewal Space by
multiplying it by a fraction, expressed as a decimal, the numerator of which is
the Maximum Renewal Term Basic Rent (i.e., $2,025,000.00) and the denominator of
which is the Aggregate FMRV Rent (i.e., $2,365,000.00):

      

      Rent Adjustment Factor  =
0.85624  (i.e., $2,025,000.00/$2,365,000.00)

      

      
        
          
            
              
                
                  
                    
                      
                        
                          
                            
                              
                                
                                  
                                    
                                      	
                                              Project

                                            	 
      	
                                              Non-FMRV

                                              Renewal Space

                                            	 
      	
                                              FMRV Rent

                                            	 
      	
                                              Rent

                                              Adjustment

                                              Factor

                                            	 
      	
                                              Adjusted

                                              FMRV Rent

                                            	 
      
	
                                              Project A

                                            	 
      	
                                              85,000 RSF

                                            	 
      	
                                              $

                                            	
                                              1,275,000

                                            	 
      	
                                              0.85624

                                            	 
      	
                                              $

                                            	
                                              1,091,702

                                            	 
      
	
                                              Project B

                                            	 
      	
                                              25,000 RSF

                                            	 
      	
                                              $

                                            	
                                              250,000

                                            	 
      	
                                              0.85624

                                            	 
      	
                                              $

                                            	
                                              214,059

                                            	 
      
	
                                              Project C

                                            	 
      	
                                              40,000 RSF

                                            	 
      	
                                              $

                                            	
                                              240,000

                                            	 
      	
                                              0.85624

                                            	 
      	
                                              $

                                            	
                                              205,497

                                            	 
      
	
                                              Project D

                                            	 
      	
                                              75,000 RSF

                                            	 
      	
                                              $

                                            	
                                              600,000

                                            	 
      	
                                              0.85624

                                            	 
      	
                                              $

                                            	
                                              513,742

                                            	 
      
	
                                              TOTAL

                                            	 
      	 
      	 
      	
                                              $

                                            	
                                              2,365,000

                                            	 
      	 
      	 
      	
                                              $

                                            	
                                              2,025,000

                                            	 
      

                                    

                                  

                                

                              

                            

                          

                        

                      

                    

                  

                

              

            

          

        

      

      

      Step 4 – Calculate
Annual Basic Rent for Renewal Premises (FMRV Space only)

      

      
        
          
            
              
                
                  
                    
                      
                        
                          
                            
                              
                                
                                  
                                    
                                      	
                                              Project

                                            	 
      	
                                              Renewal Premises

                                              FMRV Space

                                            	 
      	
                                              FMRV

                                            	 
      	
                                              FMRV Rent for

                                              Renewal Premises

                                              FMRV Space only

                                            	 
      
	
                                              Project A

                                            	 
      	
                                              15,000 RSF

                                            	 
      	
                                              $

                                            	
                                              15.00/RSF

                                            	 
      	
                                              $

                                            	
                                              225,000

                                            	 
      
	
                                              Project B

                                            	 
      	 
      	 
      	
                                              $

                                            	
                                              10.00/RSF

                                            	 
      	
                                              $

                                            	
                                              0

                                            	 
      
	
                                              Project C

                                            	 
      	
                                              10,000 RSF

                                            	 
      	
                                              $

                                            	
                                              6.00/RSF

                                            	 
      	
                                              $

                                            	
                                              60,000

                                            	 
      
	
                                              Project D

                                            	 
      	 
      	 
      	
                                              $

                                            	
                                              8.00/RSF

                                            	 
      	 
      	
                                              0

                                            	 
      
	
                                              TOTAL

                                            	 
      	 
      	 
      	 
      	 
      	 
      	
                                              $

                                            	
                                              285,000

                                            	 
      

                                    

                                  

                                

                              

                            

                          

                        

                      

                    

                  

                

              

            

          

        

      

       

      
        
          
          

        

        
          2

          
            

          

        

        
          
          

        

      

       

      Step 5 –
Sum components to determine Annual Basic Rent for all Renewal
Premises

      

      
        
          
            
              
                
                  
                    
                      
                        
                          
                            
                              
                                
                                  
                                    
                                      
                                        
                                          
                                            
                                              
                                                
                                                  
                                                    
                                                      	 
      	 
      	
                                                              A

                                                            	 
      	
                                                              B

                                                            	 
      	
                                                              C

                                                            	 
      
	
                                                              Project

                                                            	 
      	
                                                              Adjusted FMRV Rent

                                                              for Non-FMRV

                                                              Renewal Space

                                                            	 
      	
                                                              FMRV Rent for

                                                              FMRV Space only

                                                            	 
      	
                                                              Total Annual Basic

                                                              Rent for all

                                                              Renewal Premises

                                                              (A + B)

                                                            	 
      
	
                                                              Project A

                                                            	 
      	
                                                              $

                                                            	
                                                              1,091,702

                                                            	 
      	
                                                              $

                                                            	
                                                              225,000

                                                            	 
      	
                                                              $

                                                            	
                                                              1,316,702

                                                            	 
      
	
                                                              Project B

                                                            	 
      	
                                                              $

                                                            	
                                                              214,059

                                                            	 
      	
                                                              $

                                                            	
                                                              0

                                                            	 
      	
                                                              $

                                                            	
                                                              214,059

                                                            	 
      
	
                                                              Project C

                                                            	 
      	
                                                              $

                                                            	
                                                              205,497

                                                            	 
      	
                                                              $

                                                            	
                                                              60,000

                                                            	 
      	
                                                              $

                                                            	
                                                              265,497

                                                            	 
      
	
                                                              Project D

                                                            	 
      	
                                                              $

                                                            	
                                                              513,742

                                                            	 
      	 
      	
                                                              0

                                                            	 
      	
                                                              $

                                                            	
                                                              513,742

                                                            	 
      
	
                                                              TOTAL

                                                            	 
      	
                                                              $

                                                            	
                                                              2,025,000

                                                            	 
      	
                                                              $

                                                            	
                                                              285,000

                                                            	 
      	
                                                              $

                                                            	
                                                              2,310,000

                                                            	 
      

                                                    

                                                  

                                                

                                              

                                            

                                          

                                        

                                      

                                    

                                  

                                

                              

                            

                          

                        

                      

                    

                  

                

              

            

          

        

      

      

      Illustration Two

      

      Aggregate FMRV Rent for Non-FMRV Renewal Space is less
than or equal to the Maximum Renewal Term Basic Rent for the Non-FMRV Renewal
Space.

      

      Assume the Base Assumptions shown in Table One above
which show that (i) the Renewal Premises includes space at four Projects, (ii)
the Renewal Premises at two of the Projects includes FMRV Space (iii) the Annual
Basic Rent Factor for the applicable Renewal Term as set forth on Schedule 1 to
the Lease is $9.00 per RSF. Also assume the Fair Market Rental Value (determined
either by agreement of the parties or by appraisal as provided in the Lease) for
each of the Projects is as noted below:

      

      
        
          
            
              
                
                  
                    
                      	
                              Project

                            	 
      	
                              FMRV

                            	 
      
	 
      	 
      	 	 
      
	
                              Project A

                            	 
      	
                              $

                            	
                              10.00/RSF

                            	 
      
	
                              Project B

                            	 
      	
                              $

                            	
                              7.00/RSF

                            	 
      
	
                              Project C

                            	 
      	
                              $

                            	
                              6.00/RSF

                            	 
      
	
                              Project D

                            	 
      	
                              $

                            	
                              8.00/RSF

                            	 
      

                    

                  

                

              

            

          

        

      

      

      Step 1 - Calculate the Aggregate FMRV Rent for the
Non-FMRV Renewal Space:

      

      
        
          
            
              
                
                  
                    
                      
                        
                          
                            
                              
                                
                                  
                                    	
                                            Project

                                          	 
      	
                                            Non-FMRV

                                            Renewal Space

                                          	 
      	
                                            FMRV

                                          	 
      	
                                            FMRV Rent

                                            (A x B)

                                          	 
      
	
                                            Project
      A

                                          	 
      	
                                            85,000
      RSF

                                          	
                                            X

                                          	$	
                                            10.00/RSF

                                          	
                                            =

                                          	
                                            $

                                          	
                                            850,000

                                          	 
      
	
                                            Project
      B

                                          	 
      	
                                            25,000
      RSF

                                          	
                                            X

                                          	$	
                                            7.00/RSF

                                          	
                                            =

                                          	
                                            $

                                          	
                                            175,000

                                          	 
      
	
                                            Project
      C

                                          	 
      	
                                            40,000
      RSF

                                          	
                                            X

                                          	$	
                                            6.00/RSF

                                          	
                                            =

                                          	
                                            $

                                          	
                                            240,000

                                          	 
      
	
                                            Project
      D

                                          	 
      	
                                            75,000
      RSF

                                          	
                                            X

                                          	$	
                                            8.00/RSF

                                          	
                                            =

                                          	
                                            $

                                          	
                                            600,000

                                          	 
      
	
                                            Aggregate
      FMRV Rent

                                          	 
      	 
      	 
      	 	 
      	 
      	
                                            $

                                          	
                                            1,865,000

                                          	 
      

                                  

                                

                              

                            

                          

                        

                      

                    

                  

                

              

            

          

        

      

      

      Step 2 - Calculate the Maximum Renewal Term Basic Rent
for the Non-FMRV Renewal Space:

      

      
        
          
            
              
                
                  
                    
                      
                        	
                                Project

                              	 	
                                Non-FMRV

                                Renewal Space

                              	 
      	
                                Annual Basic

                                Rent Factor

                              	 
      	
                                Maximum

                                Renewal Term

                                Basic Rent

                              	 
      
	
                                Project
      A

                              	 	
                                85,000
      RSF

                              	
                                X

                              	
                                $

                              	
                                9.00/RSF

                              	
                                =

                              	
                                $

                              	
                                765,000

                              	 
      
	
                                Project
      B

                              	 	
                                25,000
      RSF

                              	
                                X

                              	
                                $

                              	
                                9.00/RSF

                              	
                                =

                              	
                                $

                              	
                                225,000

                              	 
      
	
                                Project
      C

                              	 	
                                40,000
      RSF

                              	
                                X

                              	
                                $

                              	
                                9.00/RSF

                              	
                                =

                              	
                                $

                              	
                                360,000

                              	 
      
	
                                Project
      D

                              	 	
                                75,000
      RSF

                              	
                                X

                              	
                                $

                              	
                                9.00/RSF

                              	
                                =

                              	
                                $

                              	
                                675,000

                              	 
      
	
                                Maximum
      Renewal Term Basic Rent

                              	 	 
      	 
      	 
      	 
      	 
      	
                                $

                              	
                                2,025,000

                              	 
      

                      

                    

                  

                

              

            

          

        

      

      

      
        
          
          

        

        
          3

          
            

          

        

        
          
          

        

      

      

      Step 3 – Allocate Maximum Renewal Term Basic Rent for
the Renewal Premises

      

      In this illustration, the Aggregate FMRV Rent for the
Non-FMRV Renewal Space is less than the Maximum Renewal Term Basic Rent for the
Non-FMRV Renewal Space.  No adjustment to FMRV is
necessary.

      

      Step 4 – Calculate Annual Basic Rent for FMRV Space
portion of Renewal Premises

      

      
        
          
            
              
                
                  
                    
                      
                        
                          
                            
                              
                                
                                  	
                                          Project

                                        	 
      	
                                          Renewal Premises

                                          FMRV Space

                                        	 
      	
                                          FMRV

                                        	 
      	
                                          FMRV Rent for

                                          Renewal Premises

                                          FMRV Space

                                        	 
      
	
                                          Project A

                                        	 
      	
                                          15,000 RSF

                                        	 
      	
                                          $

                                        	
                                          10.00/RSF

                                        	 
      	
                                          $

                                        	
                                          150,000

                                        	 
      
	
                                          Project B

                                        	 
      	 
      	 
      	
                                          $

                                        	
                                          7.00/RSF

                                        	 
      	 
      	
                                          0

                                        	 
      
	
                                          Project C

                                        	 
      	
                                          10,000 RSF

                                        	 
      	
                                          $

                                        	
                                          6.00/RSF

                                        	 
      	
                                          $

                                        	
                                          60,000

                                        	 
      
	
                                          Project D

                                        	 
      	 
      	 
      	
                                          $

                                        	
                                          8.00/RSF

                                        	 
      	 
      	
                                          0

                                        	 
      
	
                                          TOTAL

                                        	 
      	 
      	 
      	
                                           

                                        	 
      	 
      	
                                          $

                                        	
                                          210,000

                                        	 
      

                                

                              

                            

                          

                        

                      

                    

                  

                

              

            

          

        

      

      

      Step 5 –
Sum components to determine Annual Basic Rent for all Renewal
Premises

      

      
        
          
            
              
                
                  
                    
                      
                        
                          
                            
                              	 
      	 	
                                      A

                                    	 	
                                      B

                                    	 	
                                      C

                                    	 
	
                                      Project

                                    	 	
                                      FMRV Rent for Non-

                                      FMRV Renewal

                                      Space)

                                    	 	
                                      FMRV Rent for

                                      Renewal Premises

                                      FMRV Space

                                    	 	
                                      Total Annual Basic

                                      Rent for all

                                      Renewal Premises

                                      (A + B)

                                    	 
	
                                      Project A

                                    	 	$	850,000	 	$	150,000	 	$	1,000,000	 
	
                                      Project B

                                    	 	$	175,000	 	 	0	 	$	175,000	 
	
                                      Project C

                                    	 	$	240,000	 	$	60,000	 	$	300,000	 
	
                                      Project D

                                    	 	$	600,000	 	 	0	 	$	600,000	 
	
                                      TOTAL

                                    	 	$	1,865,000	 	$	210,000	 	$	2,075,000	 

                            

                          

                        

                      

                    

                  

                

              

            

          

        

      

      

      
        
          
          

        

        
          4

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00170-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00170-of-00352.parquet"}]]