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                                                                   Exhibit 10.29

                              AMERICAN PLAZA LEASE

This Lease Agreement is made and entered into by and between K-Twelve, Ltd, a
Texas limited partnership ("Lessor"), and U.S. Filter ("Lessee").

In consideration of the mutual covenants and agreements set forth in this lease,
and other good and valuable consideration, Lessor does hereby demise and lease
to Lessee, and Lessee does hereby lease from Lessor, the suite of offices ("the
premises" or "the leased premises") comprising not less than Thirteen Thousand
One Hundred Twenty-Two (13,122) usable square feet of space, located on the 6th
floor of the American Plaza Building ("the building") and more particularly
described in Exhibit A attached to this lease.

                                ARTICLE 1- TERM

1.01.  Primary Term of Lease. The primary term of this lease shall be four (4)
       years. The primary term of this lease commences July 1, 1999, and expires
       June 30, 2003, unless sooner terminated or extended as provided in this
       lease.

1.02.  Holdover. Should Lessee continue to occupy the Premises after expiration
       of the primary term of this lease or any extension thereof, or after any
       early termination as provided herein, such tenancy shall (without
       limitation on any of Landlord's rights or remedies therefor) be on at
       sufferance from month-to-month at a minimum monthly rent equal to 1.3
       times the total of all rent payable for the last month of the term of
       this lease.

                                ARTICLE 2 - RENT

2.01.  Basic Rent. Lessee will pay to Lessor the sum of $16,599.33 per month,
       from the commencement of the term of this lease and continuing throughout
       June 30, 2003. Rent for any extended terms will be as set forth in
       Exhibit B.

2.02.  Additional Rent. In the event that operating costs exceed the $4.00 per
       square foot of rentable area per year budgeted figure, Lessee agrees to
       pay his proportionate share of these expenses on the basis of the space
       occupied by Lessee as a percentage of total space occupied by other
       Lessees in the building provided that if the rentable area is less than
       75% occupied, Lessee's proportionate share shall be based upon the space
       occupied by Lessee as a percentage of 75% of the total rentable area.
       This expenditure includes, but is not limited to, such costs as
       utilities, janitorial, repairs, maintenance, replacements, materials,
       supplies, administration, insurance, Real Estate and other taxes.

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                          ARTICLE 3 -- USE OF PREMISES

3.01.  Permitted Use. Lessee will use the leased premises only for executive or
       professional and general business office purposes, unless Lessor shall
       give Lessee prior written consent for a different use.

3.02.  Insurance Hazards. Lessee shall not use, or permit the use of, the
       premises in any manner that will cause a cancellation of, or an increase
       in, the existing rates for fire, liability, or other insurance policies
       insuring the premises or any improvements on the premises, or insuring
       the Lessor for any liability in connection with ownership of the
       premises.

3.03.  Waste, Nuisance, or Illegal Uses. Lessee shall not use, or permit the use
       of, the premises in any manner that results in waste of the premises or
       constitutes a nuisance. Nor shall Lessee use, or permit the use of, the
       premises for any illegal purpose. Lessee at its own expense will comply,
       and will cause its officers, employees, agents, and invitees to comply,
       with all applicable laws and governmental agencies concerning the use of
       the premises.

3.04.  Use of Common Areas. Restrooms, elevators, stairs, hallways, lobbies,
       parking lots, courtyards, walkways, and all other common areas of the
       Building are for the joint use of Lessee and the other tenants of the
       Building. Lessee and its officers, employees, agents, and invitees will
       use such common areas in a reasonable, orderly, and sanitary manner in
       cooperation with all other tenants and their officers, employees, agents,
       and invitees.

3.05.  Consideration for Other Tenants. Lessee will conduct itself, and will
       cause its officers, employees, agents, and invitees to conduct
       themselves, with full regard for the rights, convenience, and welfare of
       all other tenants in the Building.

               ARTICLE 4 -- SERVICES, MAINTENANCE, AND SURRENDER

4.01.  Services and Maintenance by Lessor:

       A.  Lessor agrees that it shall:

                (1)  Keep the Building open from 7:00 a.m. to 7:00 p.m. Monday
                     through Friday and 7:00 a.m. to 2:00 p.m. Saturday, except
                     for holidays. For purposes of this lease, the term
                     "Holiday" shall mean New Year's Day, Memorial Day, July 4,
                     Labor Day, Thanksgiving Day and Christmas Day of each year
                     during the term. Lessee, its agents, employees, and
                     invitees shall have access to the Premises during all other
                     hours subject to compliance with such security measures as
                     shall from time to time be in effect for the Building.

                (2)  Furnish heat and air conditioning necessary, in Lessor's
                     reasonable judgment, for comfortable occupancy of the
                     Premises, Monday through Friday from 7:00 a.m. to 6:00 p.m.
                     and on Saturday from 8:00 a.m. to 1:00 p.m. except on
                     holidays. Heat and air conditioning required by Lessee at
                     other times shall

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                     be paid for by Lessee to Lessor, promptly upon billing, at
                     a rate of $20 per hour with a minimum charge of 2 hours per
                     use.

                (3)  Provide passenger elevator service to the Premises daily
                     except on Sundays and holidays from 7:00 a.m. to 6:00 p.m.,
                     with at least one elevator subject to call at all other
                     times; however, Lessor may suspend all elevator use at any
                     time or times for the purpose of making such repairs and
                     improvements thereto as Lessor deems desirable without
                     liability to Lessee or anyone else for any interruption of
                     elevator service however caused.

                (4)  Provide normal janitorial service to the Premises. Any
                     additional or specialized janitorial service desired by
                     Lessee shall be provided by Lessee at Lessee's expense.

                (5)  Make all structural repairs to the Building and all repairs
                     which, in Lessor's sole judgment, may be needed to the
                     mechanical, electrical, and plumbing systems in the
                     Premises, excluding repairs to any non-Building standard
                     fixtures or other improvements installed or made by or at
                     the request of Lessee. In the event that any repair or
                     replacement is required by reason of the negligence or
                     abuse of Lessee or its agents, employees, or invitees or of
                     any other person using the Premises with Lessee's consent,
                     express or implied, Lessor may make such repair and add the
                     cost thereof to the next monthly installment of rent
                     thereafter becoming due unless Lessor shall have actually
                     recovered such costs through proceeds.

                (6)  Provide water for drinking, lavatory and toilet purposes
                     drawn through fixtures installed by Lessor.

                (7)  Furnish the Premises with electric current for normal
                     office needs, and for heating and air conditioning. Replace
                     standard light bulbs and fluorescent tubes in the
                     Building's standard fixtures when required. The cost of
                     such light bulbs and tubes shall be paid by Lessee to
                     Lessor as invoiced. Lessee shall have the right to install
                     electrically operated office equipment including PC
                     computers and other standard office machines. If Lessee
                     requires the use of electrical equipment with power
                     consumption higher than ordinary business office
                     consumption, Lessee agrees to pay all additional electrical
                     power consumption charges. Lessee shall not install any
                     equipment which would or might necessitate any changes,
                     replacements, or additions to the water system, plumbing
                     system, heating system, air conditioning system or the
                     electrical system, without the prior written consent of the
                     Lessor and, in the event such consent is granted, the cost
                     of such replacements, changes or additions shall be paid by
                     the Lessee.

            B.  It is understood and agreed that Lessor does not warrant that
                any of the services referred to in this Section will be free
                from interruption from causes beyond the control of Lessor. No
                interruption of service shall ever be deemed an eviction or

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       disturbance of Lessee or render Lessor liable to Lessee for damages, by
       abatement of rent or otherwise, or relieve Lessee from performance of any
       of Lessor's obligations under this lease, unless Lessor after reasonable
       notice and opportunity to perform, shall willfully and without cause fail
       or refuse to take action within Lessor's reasonable control to restore
       such service.

4.02   Maintenance and Surrender by Lessee. Except as provided in 4.01, Lessee
       shall maintain the leased premises throughout the primary lease term, and
       any extensions of that term, and keep them free from waste or nuisance.
       At the termination of the lease, Lessee shall deliver the premises in as
       good a state of repair and condition as they were in at the time Lessor
       delivered possession to Lessee, reasonable wear and tear and damage by
       fire, tornado, or other casualty excepted.

                     ARTICLE 5 - TAXES ON LESSEE'S PROPERTY

Lessor shall be liable for all taxes levied or assessed against personal
property, furniture, or fixtures placed by lessee in or on the premises. If any
such taxes for which Lessee is liable are levied or assessed against Lessor or
Lessor's property, and if Lessor elects to pay the same, or if the assessed
value of Lessor's property is increased by inclusion of the personal property,
furniture, or fixtures placed by Lessee in the premises, and Lessor elects to
pay the taxes based on such increase, Lessee shall pay to Lessor upon demand
that part of such taxes for which Lessee is primarily liable under this article.

         ARTICLE 6 - ALTERATIONS, ADDITIONS, IMPROVEMENTS, AND FIXTURES

6.01   Consent of Lessor. Lessee shall not make any alterations, additions, or
       improvements to the leased premises without the prior written consent of
       Lessor. Consent for nonstructural alterations, additions, or improvements
       shall not be unreasonably withheld by Lessor.

6.02   Property of Lessor. All alterations, additions, or improvements made by
       Lessee shall become the property of Lessor at the termination of this
       lease; however, Lessee shall promptly remove, if Lessor so elects, all
       alterations, additions, and improvements and any other property placed in
       or on the Premises by Lessee, and Lessee shall repair any damage caused
       by such removal.

6.03   Trade Fixtures. Lessee shall have the right at all times to erect or
       install furniture and fixtures, provided that Lessee complies with all
       applicable governmental laws, ordinances, and regulations. Lessee shall
       have the right to remove such items at the termination of this lease,
       provided Lessee is not in default at that time and the fixtures can be
       removed without structural damage to the premises. Prior to the
       termination of this lease, Lessee must repair any damage caused by
       removal of any fixtures. Any furniture or fixtures that have not been
       removed by Lessee at the termination of this lease shall be deemed
       abandoned by Lessee and shall automatically become the property of the
       Lessor.

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                       ARTICLE 7 - DAMAGE OR DESTRUCTION

In case of damage to the Premises or the Building by fire or other casualty,
Lessee shall give immediate notice thereof to Lessor. Excluding as elsewhere
herein provided, Lessor shall thereupon cause the damage to be repaired with
reasonable speed, at the expense of the Lessor, subject to delays which may
arise by reason of adjustment of loss under insurance policies and for delays
beyond the reasonable control of Lessor. To the extent and for the time that the
Premises are thereby rendered untenantable, the rent shall be proportionately
abated, except that, where the fire or other casualty has been caused by Lessee,
or its agents or employees, here shall be no abatement of rent. If a dispute
arises as to the amount of such abatement, Lessee agrees to pay the full amount
claimed by Lessor, but Lessee shall have the right to proceed by law to recover
any excess payment. In the event the damage shall be so extensive that Lessor
shall decide not to repair or rebuild, Lessor shall so notify Lessee in writing
and this Lease shall terminate as of a date specified in such notice, but not
later than ninety (90) days thereafter, and the rent (taking into account any
abatement as aforesaid) shall be adjusted to the termination date, and Lessee
shall thereupon promptly vacate the Premises by such date.

                            ARTICLE 8 - CONDEMNATION

8.01   Total Condemnation. If during the term of this lease, or any extension or
       renewal of the lease, all of the leased premises should be taken for any
       public or quasi-public use under any governmental law, ordinance, or
       regulation, or by right of eminent domain, or should be sold to the
       condemning authority under threat of condemnation, this lease shall
       terminate, and the rent shall be abated during the unexpired portion of
       this lease, effective as of the date of the taking of the premises by the
       condemning authority.

8.02   Partial Condemnation. If less than all, but more than twenty (20)
       percent, of the leased premises is taken for any public or quasi-public
       use under any governmental law, ordinance, or regulation, or by right of
       eminent domain, or is sold to the condemning authority under threat or
       condemnation, either party may terminate the lease by giving written
       notice to the other party within thirty (30) days after possession of the
       condemned portion is taken by the entity exercising the power of
       condemnation.

If the leased premises are partially condemned and neither party elects to
terminate the lease or, if less than twenty (20) percent of the leased premises
is condemned, this lease shall not terminate, but the rent shall be adjusted
equitably during the unexpired portion of this lease.

8.03   Condemnation Award. Lessor shall receive the entire award from any
       condemnation, and Lessee shall have no claim to that award or for the
       value of any unexpired term of this lease.

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                       ARTICLE 9 - RULES AND REGULATIONS

Lessee and Lessee's officers, employees, agents, and invitees, will comply fully
with all of the rules and regulations of the Building and related facilities.
These rules and regulations are attached to this lease as Exhibit C. Lessor
shall at all times have the right to make reasonable changes, additions, or
deletions to these rules and regulations for the purpose of ensuring or
enhancing the safety, care, cleanliness, maintenance, or preservation of the
Building and related facilities and premises, as well as for the purpose of
preserving good order in and on the Building and its related facilities and
premises. Lessee and its officers, employees, agents, and invitees will be bound
by any such changes, additions, or deletions to the rules and regulations upon
receipt by Lessee of written notice from Lessor setting forth the change,
addition, or deletion. Lessee shall be responsible for the compliance of its
officers, agents, and invitees with all such rules and regulations.

                       ARTICLE 10 - INSPECTION BY LESSOR

Lessor and its officers, agents, employees, and representatives shall have the
right to enter into and upon any and all parts of the leased premises at all
reasonable hours for purposes of inspection, cleaning, maintenance, repairs,
alterations, or additions as Lessor may deem necessary (but without any
obligations to perform any of these functions except as expressly provided in
this lease), or to show the premises to prospective tenants, purchasers, or
lenders. Lessee shall not be entitled to any abatement or reduction of rent by
reason of the entry of Lessor or any of its officers, agents, representatives,
or employees pursuant to this article, nor shall such entry be deemed an actual
or constructive eviction.

                          ARTICLE 11 - MECHANIC'S LIEN

Lessee will not permit any mechanic's lien or liens to be placed upon the leased
premises or upon improvements on the premises. If a mechanic's lien is filed on
the leased premises or on improvements on the leased premises, Lessee will
promptly pay the lien. If default in payment of the lien continues for twenty
(20) days after written notice from Lessor to Lessee, Lessor may, at its option,
pay the lien or any portion of it without inquiry as to its validity. Any
amounts paid by Lessor to remove a mechanic's lien caused to be filed against
the premises or against improvements on the premises by Lessee, including
expenses and interest, shall be due from Lessee to Lessor and shall be repaid to
Lessor immediately on rendition of notice, together with interest at ten (10)
percent per annum until repaid.

                             ARTICLE 12 - INDEMNITY

Lessee agrees to indemnify, defend, and save harmless Lessor, its partners and
its building manager and their officers, employees and agents from suits,
actions, damages, liability and expenses (including reasonable attorney's fees)
in connection with loss of life, bodily or personal injury or property damage
arising from any cause whatsoever unless such loss of life, injury or property
damage is the result of the willful and gross negligence of Lessor, its building
manager or their officers, employees and agents. Lessor, its building manager
and their officers, employees and agents shall not be liable for

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Lessee for any such damage or loss, whether or not the result of their willful
and gross negligence, to the extent Lessee is compensated therefor by Lessee's
insurance. Lessee shall and does hereby indemnify, defend and hold Lessor
harmless of and from all loss or liability incurred by Lessor in connection
with any failure of Lessee to fully perform Lessee's obligations under this
Lease or in connection with any personal injury or damage of any type or nature
occurring in or resulting out of Lessee's use of the Premises.

                      ARTICLE 13 - ASSIGNMENT AND SUBLEASE

13.01. Assignments and Subletting by Lessee. Lessee will not assign, mortgage,
       or pledge this Lease, by operation of law or otherwise, or sublease the
       whole or any part of the Premises, or permit the Premises to be used by
       others, without the prior written consent of Lessor which consent shall
       not be unreasonably withheld. Consent by Lessor to one assignment or
       sublease or other use shall not be construed as meaning consent to
       further assignments or subleases or use by others. Any assignment,
       sublease or use by others approved by Lessor shall be subject to all of
       the terms and conditions of this lease and Lessee shall at all times
       remain liable to Lessor for the payment of all rent provided herein and
       for compliance with and performance of all obligations imposed upon
       Lessee by the provisions of this Lease. Any transfer by sale,
       encumbrance, or otherwise of a majority of Lessee's issued and
       outstanding stock, (if Lessee is a corporation), or any lawful levy or
       sale on execution or other legal process, or any assignment or sale in
       bankruptcy or insolvency or under any compulsory procedure, shall be
       deemed an assignment within the meaning of this section.

13.02. Assignment by Lessor. Lesser is expressly given the right to assign any
       or all of its interest under the terms of this Lease.

                              ARTICLE 14 - DEFAULT

14.01. Lessee's Default.

       A.  The following events shall be an event of default by Lessee hereunder
           ("Event of Default"):

           (1)  Lessee's failure to pay any installment of rent, or any other
                sums of money due to Lessor under the terms of this Lease,
                within ten (10) days after the same is due and payable;

           (2)  Lessee's failure to comply with any term, provision, or
                condition of this Lease, other than the payment of rent, or
                other sum provided for above, which failure should continue for
                a period of ten (10) days after written notice to Lessee;

           (3)  Lessee's making a transfer in fraud of creditors or making an
                assignment for the benefit of creditors;

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           (4)  Lessee's making an application to be adjudicated a bankrupt or
                for a Bankruptcy Act Chapter XI arrangement or the filing of
                involuntary bankruptcy proceedings against Lessee;

           (5)  Adjudication of Lessee as a bankrupt, through either voluntary
                or involuntary proceedings, which shall immediately terminate
                this Lease without notice;

           (6)  The appointment of a receiver for all or substantially all of
                the assets of Lessee; or

           (7)  Lessee's abandonment of any substantial portion of the Premises.

        B. Failure of Lessor to declare any Event of Default immediately upon
           occurrence thereof shall not constitute a waiver by Lessor of such
           default, but Lessor shall have the right to declare any such default
           at any time, and to take such action, in law or in equity, as may be
           lawful or authorized under this Lease.

14.02. Lessor's Remedies.

        A. Upon the occurrence of any event of default specified in 14.01,
           Lessor shall have the option to pursue any one or more of the
           following remedies:

           (1)  Lessor may terminate this Lease, in which event Lessee shall
                immediately surrender the premises to Lessor, and if Lessee
                fails to do so, Lessor may, without prejudice to any other
                remedy that it may have for possession or arrearages in rent,
                enter upon and take possession and expel or remove Lessee and
                any other person who may be occupying the premises or any part
                thereof. Lessee agrees to pay Lessor on demand the amount of all
                loss and damage that Lessor suffers by reason of such
                termination, whether through inability to relet the premises on
                satisfactory terms or otherwise.

           (2)  Lessor may enter upon and take possession of the premises and
                expel or remove Lessee and any other person who may be occupying
                the premises or any part of them, relet the premises on such
                terms as Lessor deems advisable, and receive the rent for the
                reletting. Lessee agrees to pay Lessor on demand any deficiency
                that may arise by reason of such reletting.

           (3)  Lessor may enter upon the premises, and do whatever Lessee is
                obligated to do under the terms of this Lease to correct the
                default. Lessee agrees to reimburse Lessor on demand for any
                expenses that Lessor may incur in effecting compliance with
                Lessee's obligations under this lease in this manner, and Lessee
                further agrees that Lessor shall not be liable for any damages
                resulting to Lessee from such action.

        B. No reentry or taking possession of the premises by Lessor shall be
           construed as an election on its part to terminate this lease, unless
           a written notice of such intention be

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               given to Lessee. Notwithstanding any such reletting or reentry or
               taking possession, Lessor may at any time thereafter elect to
               terminate this lease for a previous default. The loss or damage
               that Lessor may suffer by reason of termination of this lease, or
               the deficiency from may reletting as provided for above, shall
               include the expenses of repossession.

14.03.    Lessee's Remedies. After notice to Lessor of a default in furnishing
          or paying for any utilities, services or facilities to be furnished
          Lessee hereunder and failure of Lessor to cure such default within a
          reasonable time specified by Lessee in the notice, Lessee may cure
          such default and invoice Lessor therefor and Lessor shall reimburse
          Lessee within thirty (30) days after receipt of the invoice, failing
          which Lessee may deduct any costs and expenses incurred by Lessee
          therefor from the rent due and to become due hereunder.

14.04.    Waiver of Default. No waiver by either party of any default or
          violation or breach of any of the terms, provisions, and covenants
          contained in this lease shall be deemed or construed to constitute a
          waiver of any other violation or breach of any of the terms,
          provisions, and covenants of the lease. Forbearance by either party to
          enforce one or more of the remedies provided in this lease by law upon
          an event of default shall not be deemed or construed constitute a
          waiver of such default. Lessor's acceptance of remedies following an
          event of default under this lease shall not be construed as Lessor's
          waiver of the default.

14.05.    Surrender of Premises. No act or thing done by Lessor or its agents
          during the lease term shall be deemed an acceptance of surrender of
          the premises, and no agreement to accept a surrender of the premises
          shall be valid unless the same is in writing as subscribed by Lessor.

                           ARTICLE 15 - MISCELLANEOUS

15.01.    Mortgages. Lessee accepts this lease subject to deeds of trust,
          security interests, or mortgages that might now or later constitute a
          lien upon the Building or on improvements in the Building or on the
          leased premises. Lessee must, on demand, execute any instruments,
          releases, or other documents that are required by mortgagee for the
          purpose of subjecting and subordinating this lien to the lien of any
          such deed of trust, security interest, or mortgage constituting a lien
          on the Building or improvements in the Building the leased premises,
          Lessor has the right to waive the applicability of this section so
          that this lease will not be subject and subordinate to any such deed
          of trust, security interest, or mortgage.

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15.02.  Notices and Addresses. All notices to be given under this agreement
        shall be given by certified mail or registered mail addressed to the
        proper party, at the following addresses:

                                    Lessor:       K-Twelve, Ltd.
                                                  200 W. Highway 6, Ste 210
                                                  Waco, Texas 76712

                                    Lessee:       U.S. Filter
                                                  P.O. Box 8328
                                                  Waco, Texas 76714

            Either party may change the address to which notices are to be sent
            giving the other party notice of the new address in the manner
            provided in this section.

15.03.  Parties Bound. This agreement shall be binding upon, inure to the
        benefit of, the parties to the agreement and their respective heirs,
        executors, administrators, legal representatives, successors, and
        assigns when permitted by this agreement.

15.04.  Texas Law to Apply. This agreement shall be construed under, and in
        accordance with, the laws of the State of Texas, and obligations of the
        parties created by this agreement are performable in McLennan County,
        Texas.

15.05.  Legal Construction. In case any one or more of the provisions contained
        in this agreement shall for any reason be held invalid, illegal, or
        unenforceable in any respect, such invalidity illegality, or
        unenforceability shall not affect any other provisions of the agreement,
        and this agreement shall be construed as if such invalid, illegal, or
        unenforceable provision had never been included in the agreement.

15.06.  Prior Agreements superseded. This agreement constitutes the sole and
        only agreement of the parties and this agreement supersedes any prior
        understandings or written or oral agreements between the parties
        respecting the subject matter of this agreement.

15.07.  Amendment. No amendment, modification, or alteration of the terms of
        this agreement shall be binding unless the same is in writing, dated
        subsequent to the date of this agreement, and duly executed by the
        parties to this agreement.

15.08.  Joint and Several Liability. If there is more than one Lessee, the
        obligations imposed upon Lessees by virtue of this lease shall be joint
        and several. If there is a guarantor of Lessee's obligations under this
        lease, the obligations imposed upon Lessee shall be the joint and
        several obligations of Lessee and the guarantor. Lessor need not first
        proceed against Lessee before proceeding against the guarantor, nor
        shall any such guarantor be released from its guaranty for any reason
        whatsoever.

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15.09.  Rights and Remedies Cumulative. The rights and remedies provided by this
        lease agreement are cumulative, and the use of any one right or remedy
        by either party shall not preclude or waive its right to use any or all
        other remedies. These rights and remedies are given in addition to any
        other rights the parties may have by law, statute, ordinance, or
        otherwise.

15.10.  Attorney's Fees and Costs. If, as a result of a breach of this agreement
        by either party, the other party employs an attorney or attorneys to
        enforce its rights under this lease, then the breaching or defaulting
        party agrees to pay the other party the reasonable attorney's fees and
        costs incurred to enforce the lease.

15.11.  Force Majeure. Neither Lessor nor Lessee shall be required to perform
        any term, condition, or covenant in this lease so long as such
        performance is delayed or prevented by force majeure, which shall mean
        acts of God, strikes, lockouts, material or labor restrictions by any
        governmental authority, civil riot, floods, and any other cause not
        reasonably within the control of Lessor or Lessee and which by the
        exercise of due diligence Lessor or Lessee is unable, wholly or in part,
        to prevent or overcome.

15.12.  Zoning. Lessor represents that the Real Property upon which the Building
        is located is now zoned to permit use and occupancy as a general office
        building. In the event, however, Lessor is ever enjoined or threatened
        to be enjoined from so using such Real Property due to any changes in
        such zoning or due to any violation or asserted violation of applicable
        building codes and other laws and regulations, Lessor shall notify
        Lessee of such pending or threatened matters and the Lessor shall have
        the option, upon ninety (90) days written notice to Lessor, to terminate
        this lease.

15.13.  Time of Essence. Time is of the essence of this agreement.

15.14.  Incorporation of Exhibits. All exhibits attached hereto are incorporated
        herein and made a part hereof as though fully set out in the lease.

15.15.  Smoke Free Building. Lessee agrees that Lessee's officers, employees,
        agents and invitees will not smoke cigarettes or cigars while in the
        confines of the space leased by Lessee or any other area within the
        American Plaza Building.

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The undersigned Lessor and Lessee execute this agreement on June 23, 1999, at
Waco. McLennan County, Texas.

                                    Lessor:
                                    K-Twelve, Ltd.

                                    By: K-Twelve Management, LC, General Partner
                                    By: Kyle Deaven, President

                                        /s/ Kyle Deaven
                                       -----------------------------------------

                                    Lessee:
                                    U.S. FILTER

                                    By: /s/ Michael Skillingstad
                                       -----------------------------------------
                                       Vice President

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                                   EXHIBIT A

                                    PREMISES

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                                   EXHIBIT B

                             ADDITIONAL PROVISIONS

1. Primary Term: The Primary Term shall commence on July 1, 1999 expire on
   June 30, 2003.

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American Plaza Lease
Page 14
<PAGE>

                                   EXHIBIT C

                                 AMERICAN PLAZA
                             RULES AND REGULATIONS

1.  The entry passages, elevators and stairways may be used for ingress and
    egress only.

2.  Space for admitting natural light into any public area of the Building shall
    not be covered or obstructed by Lessee except in a manner approved by
    Lessor.

3.  Toilets and other like apparatus shall be used only for the purpose for
    which they were constructed. Any and all damage from misuse by Lessee shall
    be borne by Lessee.

4.  Lessor reserves the right to determine the number of letters allowed Lessee
    on any directory Lessor maintains.

5.  No sign, advertisement, notice, or the like, shall be used in the Building
    by Lessee (other than on its office doors and then only as approved by
    Lessor). If Lessee violates the foregoing, Lessor may remove the violation
    without liability and may charge all costs and expenses incurred in so doing
    or repairs arising therefrom to Lessee.

6.  Lessee shall not throw or permit to be thrown anything out of windows or
    doors or down passages or elsewhere in the building, or bring or keep any
    pets or other animals therein, or commit or make an indecent or improper act
    or noise, or do or permit anything which will in any way obstruct, injure,
    annoy or interfere with other lessees or those having business with them, or
    affect any insurance rate on the building or violate any provision of any
    insurance policy on the Building.

7.  Blinds of the quality, type, design and color designated by Lessor shall be
    used on all windows. All curtains, shades, screens and other fixtures may be
    of a quality, type, design, and color, and attached in a manner approved by
    Lessor.

8.  Lessor will furnish Lessee with one key for the leased Premises and one
    magnetic card for entrance to the Building after hours. All such keys in
    Lessee's possession or known by Lessee to be in existence shall be delivered
    to Lessor at the termination of this lease. Lessee shall not place any
    additional locks on any door in the Building or change the existing locks,
    and doors leading to the corridors or main halls shall be kept closed at all
    times except as they may be used for ingress and egress.

9.  The Premises shall not be defaced in any way. No nails shall be driven, no
    screws inserted, there shall be no boring or cutting for wires, and no
    change in electric fixtures or other appurtenances or the Premises shall be
    made, without the prior written consent of Lessor.

--------------------------------------------------------------------------------
American Plaza Lease
Page 15
<PAGE>
10.  No bicycles or vehicles of any kind shall be brought into or kept in or
     about the premises or the lobby or halls of the Building, and no cooking
     shall be done or permitted by Lessee on the Premises. Lessee shall not
     cause or permit any unusual or objectionable odors to be produced upon or
     emanate from the Premises.

11.  Unless specifically authorized by Lessor, employees of Lessor shall not
     perform nor be asked to perform work other than their regularly assigned
     duties.

12.  Canvassing, soliciting and peddling in the Building is prohibited and
     Lessee shall cooperate to prevent the same.

13.  All parking regulations established from time to time by Lessor shall be
     obeyed.

14.  Lessee shall not place a load on any floor of the Premise exceeding 50 lb.
     per square foot. Lessor reserves the right to prescribe the weight and
     position of all safes and heavy equipment.

15.  Lessee shall not install or use any air conditioning or heating device or
     system other than provided by the Lessor.

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American Plaza Lease
Page 16<PAGE>
                                                                   Exhibit 10.30

                   SUBLEASE EXTENSION AND AMENDMENT AGREEMENT
                   ------------------------------------------

AGREEMENT made this 17th day of June, 1999, between GENERAL MOTORS CORPORATION,
a Delaware corporation, with its principal address at 3044 West Grand
Boulevard, Detroit, Michigan 48202, hereinafter referred to as Sublessor, and
U.S. FILTER DISTRIBUTION GROUP, INC., a Georgia corporation, with its principal
address at 200 Highway 6 West, American Plaza, Suite 620, Waco, Texas 76712,
hereinafter referred to as Sublessee,

                              W I T N E S S E T H:

That the Sublease Agreement dated April 16, 1990, as extended and amended,
between the Sublessor and Water Products Company, whose interest is now vested
in the Sublessee herein covering approximately 27,000 rentable square feet at
1910 38th Street, Denver, Colorado, for a term commencing April 16, 1990, and
as extended expiring December 31, 1999, is hereby extended and amended as
follows:

(1)  Effective January 1, 2000, the term of said Sublease is extended for a
     further period so as to expire December 31, 2004.

(2)  Effective January 1, 2000, the rental shall be increased from SIXTY
     THOUSAND SEVEN HUNDRED FIFTY AND 00/100 DOLLARS ($60,750.00) per year to
     SIXTY-SEVEN THOUSAND FIVE HUNDRED AND 00/100 DOLLARS ($67,500.00) per year,
     payable in advance in equal monthly installments of $5,625.00.

Except as heretofore and hereby amended and extended, said Sublease Agreement
dated April 16, 1990, is in all respects ratified and confirmed.

IN WITNESS WHEREOF, the Sublessor has signed and sealed this instrument this
12th
<PAGE>
day of July, 1999, and the Sublessee has signed and sealed this instrument this
22th day of June, 1999.

In the presence of:                     GENERAL MOTORS CORPORATION

/s/ Illegible                         BY  /s/ Conrad P. Schwactz
_________________________                 _______________________________
                                                     Director
                                              Worldwide Real Estate

/s/ Gregg L. Moore                      ATTEST  /s/ Bernice C. Heady
_________________________                     ____________________________
                                                    Bernice C. Heady
                                                   Assistant Secretary

In the presence of:                     U.S. FILTER DISTRIBUTION GROUP, INC.

/s/ Susan Chapman                       BY   /s/ Illegible
_________________________                 _________________________________
                                                  Vice - President

/s/ ILLEGIBLE                           ATTEST   /s/ ILLEGIBLE
_________________________                     ______________________________
                                                  Asst. Secretary

                                      -2-
<PAGE>
                        ESTOPPEL CERTIFICATE AND CONSENT

     General Motors Company, a Delaware corporation ("SUBLESSOR"), being the
sublessor of the premises located at 1910 38th Street, Denver, Colorado (the
"PREMISES") pursuant to a Sublease dated April 16, 1990, as amended by the
Letter dated April 10, 1991, and as further amended by the Sublease Extension
and Amendment Agreement dated August 9, 1993 (collectively, the "SUBLEASE"), by
and between Sublessor and Water Products Company, whose interest is now vested
in WaterPro Supplies Corporation, a Massachusetts corporation ("SUBLESSEE"), for
good and valuable consideration, the receipt and sufficiency of which are hereby
acknowledged, and intending to be legally bound hereby, certifies and
acknowledges to United States Filter Corporation, a Delaware corporation ("U.S.
FILTER"), in connection with the acquisition of Sublessee by U.S. Filter as
follows:

          1.   The Sublease constitutes the entire agreement between Sublessor
and Sublessee with respect to the Leasehold Premises and to the best of
Sublessor's knowledge has not been assigned, supplemented, amended, modified in
any way, canceled or terminated and remains in full force and effect. The
expiration date of the extended term of the Sublease is December 31, 1999. The
current monthly rent under the Sublease is $4,612.50, which will increase on
January 1, 1997, to $5,062.50 per month for the remainder of the extended term.

          2.   All terms, covenants, provisions and conditions to be performed
or observed by Sublessee, to date, under the Sublease have been performed,
observed and complied with, no default or event of default by Sublessee exists
under the Sublease, and there does not now exist any condition which, if
remaining uncured, would result in a default by Sublessee under the Sublease. No
rent, sums, assessments, dues or charges required to be paid by Sublessee under
the Sublease are past due.

          3.   Sublessor has not received any notice of default from Sublessee.

          4.   In connection with the acquisition of Sublessee by U.S. Filter,
Sublessor hereby consents to: (i) the acquisition of all of Sublessee's issued
and outstanding stock by U.S. Filter Distribution, Inc., a subsidiary of U.S.
Filter; and (ii) following such acquisition, the merger of Sublessee with and
into U.S. Filter Distribution Systems, Inc.

          5.   The persons executing this instrument on behalf of Sublessor have
personal knowledge of the matters stated herein and have all necessary power and
authority to execute and deliver this instrument on behalf of Sublessor and, in
so doing, to bind Sublessor in accordance with the terms and provisions hereof.

     IN WITNESS WHEREOF, the undersigned has executed this instrument this 31st
day of October, 1996.

WITNESS:                           GENERAL MOTORS COMPANY

/s/ M.J. Ansley                    By:    /s/ M.P. Cullen
------------------------                  ----------------------------
M.J. Ansley                               M.P. Cullen, Director
                                   Title: Worldwide Real Estate
                                          ----------------------------
<PAGE>
                   SUBLEASE EXTENSION AND AMENDMENT AGREEMENT

AGREEMENT made this 9th day of August, 1993, between GENERAL MOTORS
CORPORATION, a Delaware corporation, with its principal address at 3044 West
Grand Boulevard, Detroit, Michigan 48202, hereinafter referred to as Sublessor,
and WATERPRO SUPPLIES CORPORATION, a Massachusetts corporation, with its
principal address at 7887 Fuller Road, Eden Prairie, Minnesota 55344,
hereinafter referred to as Sublessee,

                              W I T N E S S E T H:

That the Sublease dated April 16, 1990, as amended by a letter agreement dated
April 10, 1991 (hereinafter referred to as "Sublease"), between Water Products
Company, whose interest is now vested in the Sublessee herein, and Sublessor
covering premises known as 1910 38th Street, Denver, Colorado, for a term
commencing April 16, 1990, and expiring December 31, 1994, is hereby extended
and amended as follows:

(1)  The term of said Sublease is hereby extended for a further period so as to
     expire December 31, 1999.

(2)  Effective January 1, 1995, through December 31, 1996, the rental shall be
     FIFTY-FIVE THOUSAND THREE HUNDRED FIFTY AND 00/100 DOLLARS ($55,350.00) per
     year, payable in advance in equal monthly installments of $4,612.50.

(3)  Effective January 1, 1997, through December 31, 1999, the rental shall be
     SIXTY THOUSAND SEVEN HUNDRED FIFTY AND 00/100 DOLLARS ($60,750.00) per
     year, payable in advance in equal monthly installments of $5,062.50.

(4)  Sublessor represents and warrants that the underlying Lease for the
     premises between Sublessor and Eline Properties of Delaware, Inc., remains
     in full force and effect for a term currently extending at least through
     December 31, 1999, that there has occurred no
<PAGE>
     defaults thereunder, and that Sublessor has obtained all required consents
     under the underlying Lease necessary for Sublessor to enter into and
     perform the Sublease as amended and extended hereby.

Except as hereby amended and extended, said Sublease is in all respects
ratified and confirmed.

IN WITNESS WHEREOF, the Sublessor has signed and sealed this instrument this
21st day of September, 1993, and the Sublessee has signed and sealed this
instrument this 9th day of September, 1993.

In the presence of:                    GENERAL MOTORS CORPORATION

                                       By W.J. O'Keefe
-------------------------------------     --------------------------------------

/s/ Bernice C. Heady                   ATTEST /s/ ILLEGIBLE
-------------------------------------        -----------------------------------

                                                             Assistant Secretary

In the presence of:                    WATERPRO SUPPLIES CORPORATION

ILLEGIBLE                              By /s/ ILLEGIBLE
-------------------------------------    ---------------------------------------
                                                                       President

/s/ ILLEGIBLE                          ATTEST /s/ ILLEGIBLE
-------------------------------------         ----------------------------------

                                                                           Clerk

                                      -2-
<PAGE>
                                   [GM LOGO]

                           General Motors Corporation

                                 April 10, 1991

Water Products Company
15801 W. 78th Street
Eden Prairie, MN 55344

     Re:  Sublease dated as of April 16, 1990
          Sublessee: Water Products Company
          Sublessor: General Motors Corporation
          Premises: 1910 - 38th Street
                    Denver, Colorado

Dear Sirs:

     The purpose of this letter is to serve as a clarification of the above
described Sublease regarding the parties' obligation for real estate taxes. From
the date of Sublessee's possession and throughout the term of the Sublease, the
responsibility for payment of the real estate taxes for which the premises are
subject shall be the sole responsibility of Sublessee. Sublessor shall forward
copies of the real estate tax bills and Sublessee shall pay same directly to the
taxing authority prior to any interest or penalties accruing. Sublessee shall
provide Sublessor with proof of timely payment of the taxes. In the event
Sublessee fails to pay said taxes, Sublessor may, but shall not have the
obligation to, pay said taxes and charge them to Sublessee as rent. Failure of
Sublessee to pay said taxes in a timely manner shall constitute a material
default of the Sublease and Sublessor shall be provided with the remedies upon
default contained in the Sublease. The taxes shall be allocated on a prorata
basis at the beginning and end of the Sublease term.

     The terms contained in this letter agreement shall control over
inconsistencies or conflicts with the Sublease.
<PAGE>
Water Products Company
April 10, 1991
Page 2

     Please indicate your acceptance and agreement to the above terms by your
signature below and returning a fully executed copy of this letter to the
undersigned.

                                        GENERAL MOTORS CORPORATION

                                        By: /s/ W.J. O'Keefe
                                        --------------------------------------
                                        W.J. O'KEEFE
                                        Executive Director, Corporate Services

Accepted and agreed to:

WATER PRODUCTS COMPANY

By: /s/ Mark C. Miller
    -----------------------
Date 4-26-91                                 By: /s/ illegible
     ----------------------                      -----------------------------

<PAGE>
                                    SUBLEASE

     THIS SUBLEASE, dated as of April 16, 1990, between GENERAL MOTORS
CORPORATION, whose principal office is located at 3044 W. Grand Boulevard,
Detroit, Michigan 48202, hereinafter called the Sublessor, and WATER PRODUCTS
COMPANY, whose address is 15801 W. 78th Street, Eden Prairie, Minnesota 55344,
hereinafter called the Sublessee.

                                   WITNESSETH

       THE PARTIES HERETO COVENANT AND AGREE WITH EACH OTHER AS FOLLOWS:

1.   PREMISES.  Sublessor hereby lets to Sublessee and Sublessee hires from
Sublessor the following described premises:

          1910 38th Street, Denver, Colorado, and more
          particularly described in Exhibit "A" attached
          hereto and made a part hereof ("Premises").

2.   USE AND TERM.  The Premises is to be used for an office and warehouse or
any type of business, or any other lawful purpose not inconsistent with the
character of the premises, for a term commencing April 16, 1990 and expiring
December 31, 1994; provided, however, that the Premises may not be used to
treat, store, or dispose of hazardous substances, hazardous wastes, or toxic
substances as those terms are defined under applicable federal and state
environmental laws.

3.   RENT.  No base rent shall be charged to Sublessee from April 16, 1990
through November 16, 1990. The rent of Three Thousand Seven Hundred Twelve and
50/100 ($3,712.50) Dollars per month for the period of November 17, 1990,
through March 31, 1993 and of Four Thousand One Hundred Sixty-Two and 50/100
($4,162.50) Dollars per month for the period commencing April 1, 1993 through
December 31, 1994 shall be paid by Sublessee to Sublessor. Rent during each said
month as charged above shall be prorated for any partial month and shall be
payable in advance on the first business day of said month or partial month.

4.   SUBLEASE.  This is a Sublease and the Sublessor's interest in the premises
is as Lessee under an underlying Lease originally made by and between ELINE
PROPERTIES OF DELAWARE, INC., as Lessor, and GENERAL MOTORS CORPORATION, as
Lessee, dated April 7, 1959. The underlying Lease is in full force and effect
and there have been no defaults thereunder. Sublessor has obtained all required
consents under the underlying Lease necessary for Sublessor to enter into and
perform this Sublease. Sublessor will seek prior approval of Sublessee for any
changes to said underlying Lease that affect Sublessee's rights hereunder.

5.   MAINTENANCE AND REPAIRS.  The Sublessee shall maintain and repair as
necessary, the interior and the exterior of the building including the roof
(except if any such roof repairs or replacement exceeds One Thousand ($1,000.00)
Dollars for a single roof repair or replacement job, the Sublessee shall be
reimbursed by Sublessor for the amount of such roof repair or replacement in
excess of said One Thousand ($1,000.00) Dollars), exterior walls, drains, eaves
troughs, downspouts, gutters, exterior painting and ongoing incidental repair to
the building.

[7901]                                                                    Page 1
<PAGE>
The Sublessee shall keep and not misuse the premises so that they may be
returned to the Sublessor in as good an order and condition as when delivered to
Sublessee, excepting ordinary wear and tear, damage by fire, vandalism, the
elements and casualty, and damage due to any cause or happening not occasioned
by the negligence of the Sublessee. The Sublessee shall maintain, repair and
replace as necessary the plumbing, heating, ventilating and air conditioning
equipment, lighting and other electrical and mechanical equipment, sprinkler
system, elevators, glass, damage by vandals, and make all other repairs and
replacements including termite damage. The Sublessee shall also maintain, repair
and replace as necessary, the improvements and the lands which are a part of and
used in connection with the premises, including but not limited to ditches,
drains, sewers, utility lines, driveways, sidewalks, parking areas, lighting,
landscaping and fencing subject to the terms and provisions of Paragraph
Twenty-Four. If Sublessee shall fail to perform the repairs and maintenance set
forth above, Sublessor may elect to have such repair or maintenance performed at
its expense and seek reimbursement from the Sublessee. In such event Sublessee
shall also be liable to Sublessor for interest on such reimbursement amounts at
the highest interest rate allowable by law for the period commencing with
Sublessor's payment of such cost up to the date of its receipt of reimbursement
from Sublessee. In addition, if Sublessor shall commence a legal action against
Sublessee to obtain such reimbursement, Sublessee shall be liable to Sublessor
for all incidental costs incurred by Sublessor in conducting such legal action
including but not limited to court costs and reasonable legal fees incurred.

Anything to the contrary notwithstanding, Sublessor warrants the structural
integrity of the building and any structural fault which requires repair or
replacement (excepting the roof for which repair and replacement is as provided
for above) shall be the responsibility of and shall be paid by the Sublessor.

6.   EASEMENTS.  The enjoyment and use of all entrances, exits, approaches and
means of entrance and approach, and of light and air now existing in favor of
the demised Premises shall not be interfered with or interrupted by any act or
asset of the Sublessor during the term of this Sublease.

7.   ASSIGNMENT.  The Sublessee will not assign this Sublease without the
written consent of the Sublessor.

8.   NEGATIVE COVENANTS.  The Sublessee will not consent to any use of the
demised premises which shall be contrary to any valid ordinance or bylaw of any
municipality governing the Premises.

9.   CONDITION OF PREMISES.  Sublessee acknowledges that it has inspected the
Premises and agrees to enter into this Sublease Agreement and take possession of
the Premises in its "as is" condition, except as otherwise provided in Section 5
hereof. Sublessor makes no warranties or representations as to the condition of
the Premises, except as otherwise provided in Section 5 hereof.

[7901]                                                                    Page 2
<PAGE>
10.  VIEWING PREMISES. The Sublessor may during the term at reasonable times
enter to view the Premises and may at any time within six (6) months before the
expiration of the said term, show the said Premises and building or buildings
to others, and affix to any suitable part of the said Premises a notice for
letting or selling the Premises, or building or buildings and keep the same
affixed without hindrance or molestation.

11.  DESTRUCTION OF PREMISES. If the Premises shall be damaged by fire, the
elements, casualty, war, insurrection, riot, public disorder, act, authorized
or unauthorized, on the part of any governmental authority of any cause or
happening as to be substantially destroyed, then this Sublease shall cease and
come to an end, and any unearned rent paid in advance by the Sublessee shall be
refunded to it.

In the case of only partial damage or destruction of the Premises or of other
portions of the building or buildings containing the Premises, then said
Premises or other portions of said building or buildings may be restored by the
Sublessor to their previous condition and a just proportion of the rent herein
reserved, according to the extent to which they have been rendered
untenantable, shall abate until the said Premises shall have been so restored
and put in proper condition for use and occupancy, and a just proportion of any
rent paid in advance by the Sublessee shall be refunded to it. Nonetheless, in
the event of such partial damage or destruction of the Premises, Sublessor may
elect to terminate this Lease upon five (5) days notice to Sublessee.

The Sublessor shall maintain fire and supplemental perils insurance coverage in
an amount sufficient to comply with the aforementioned provisions of this
Agreement.

If any authority having jurisdiction shall decide that the said building or
buildings should be demolished and removed, then forthwith upon such decision
being made and upon the Sublessee vacating the Premises, this Sublease shall
cease and come to an end and any unearned rent paid in advance by the Sublessee
shall be refunded to it.

12.  UNLAWFUL OCCUPATION. The Sublessor represents that the Premises may be used
for the purposes for which they are hereby leased and in the event of the
enactment or existence of any law, ordinance, rule, ruling, regulation, covenant
or restriction prohibiting or limiting the use of said Premises for any one or
more of the purposes for which they are hereby leased, then in that event at the
option of the Sublessee, this Sublease shall terminate and all liability
hereunder shall cease from and after the date such prohibition becomes
effective, and any unearned rent paid in advance by the Sublessee shall be
refunded to it.

13. RIGHTS UPON DEFAULT. If the Sublessee shall neglect or fail to perform or
observe any of the covenants contained herein on its part to be observed and
performed for thirty (30) days after written notice by the Sublessor, or if the
Sublessee shall be adjudicated bankrupt or insolvent according to law, or shall
make an assignment for the benefit of creditors, then and in any of said cases
the Sublessor may lawfully enter into and upon the said Premises or any part
thereof in the name of the whole, and repossess the same as of the former estate
of the

[7901]                                                                    Page 3

<PAGE>
Sublessor and expel the Sublessee and those claiming under and through it and
remove its effects (forcibly if necessary), without being deemed guilty of any
manner of trespass, and without prejudice to any remedies which might otherwise
be used for arrears of rent or preceding breach of covenant and upon entry as
aforesaid this Sublease shall terminate and the Sublessee covenants that in case
of such termination it will indemnify the Sublessor against all unavoidable loss
of rent which the Sublessor may incur by reason of such termination during the
residue of the term above specified.

14. TERMINATION.  Notwithstanding any provision of law or any judicial decision
to the contrary, (a) no notice shall be required to terminate the term of this
Sublease on December 31, 1994 and the term hereof shall expire on such date
without notice being required from either party; (b) in the event that the
Sublessee, any assignee, or sub-sublessee remains beyond the expiration date of
the term herein, it is the intention of the parties and it is hereby agreed that
a tenancy from month to month shall arise upon all the same terms and conditions
contained herein.

15. QUIET POSSESSION.  Sublessor hereby covenants that Sublessee on paying the
rent and performing all and singular the covenants and conditions of this
Sublease on its part to be performed, shall and may peaceably and quietly have,
hold and enjoy the demised premises for the term aforesaid, and for the term of
any renewal or renewals hereof, free from molestation, eviction or destruction
by the Sublessor, or by any other person or persons lawfully claiming the same.
Sublessor herein represents that it has good right to make this Sublease for the
full term hereby granted, including any period for which the Sublessee may have
the  right to effect a renewal hereof. Sublessor further agrees that in the
event the Sublease is assigned during the term of this Sublease or any extension
thereof, an executed copy of the Assignment of this Sublease shall be furnished
to Sublessee, it being understood that the consideration for such conveyance may
be deleted from such instruments.

16. SERVICES TO BE OBTAINED BY SUBLESSEE. The Sublessee shall be responsible for
obtaining and paying for utility services for the Premises, including electric
current for all purposes required by the Sublessee, janitor service, snow
removal, water, sewer, elevator service, gas and fuel, as Sublessee may require,
and fluorescent tubes or electric bulbs for lamps for lighting the demised
Premises and the Sublessee shall renew all such fluorescent tubes or bulbs when
necessary.

17. ALTERATIONS BY SUBLESSEE.  With the prior written consent of Sublessor, the
Sublessee shall have the right at any time during the term or any extension
thereof, at its own expense to make alterations, changes, improvements, and
remodeling to the demised Premises, inside or outside, provided the same shall
be in conformity with the building laws governing such construction. In case of
said alterations, changes, improvements and remodeling, the Sublessee shall not
be required upon the termination of the Sublease or any extension thereof to
restore the Premises to their original condition.

18. FIXTURES AND EQUIPMENT.  All machinery, movable partitions, fixtures or
equipment installed in the demised Premises at the Sublessee's expense

                                                                          Page 4
<PAGE>
shall remain the property of the Sublessee and may be removed by the Sublessee.
The Sublessee shall, however, repair any damage caused directly and exclusively
by said removal.

19. SIGNS.  The Sublessee after written approval by Sublessor, which approval
shall not be unreasonably withheld, shall have the right to install or place a
sign on or about the demised Premises and upon removal of said sign at the
termination of this Sublease shall repair any damage caused by such
installation and removal.

20. CONDEMNATION.  In the event the Premises or any part thereof are taken or
condemned by a temporary or permanent public or quasi-public use so as to
interfere with Sublessee's use, Sublessee may at its option terminate this
Sublease and, in such event, any unearned rent paid in advance shall be returned
to Sublessee, but nothing herein contained shall prevent Sublessee from
recovering any damages sustained by Sublessee due to such taking.

21. MORTGAGE SUBORDINATION.  This Sublease shall be subject and subordinate to
the lien of any mortgages hereafter placed on the Premises and Sublessee agrees
to execute and deliver upon demand, in confirmation of such subordination, such
further instruments as shall be required by any mortgages or proposed mortgages.
Provided, that if and when such mortgage or mortgages are placed, the mortgagee
shall agree for itself and for every subsequent holder or owner of the mortgage
and for any receiver or purchaser of the Premises in the event of foreclosure,
Sublessee's quiet possession of the Premises will not be disturbed on account of
said mortgage or by reason of anything done thereunder so long as Sublessee pays
the rent and performs all other covenants required of it hereunder.

22. NOTICES.  All notices to be given hereunder shall be in writing and given by
personal delivery to only the executive officers of the Sublessor or to one of
the executive officers of the Sublessee or shall be sent by telegram or by
registered mail addressed to the party intended to be notified at the post
office address of such party last known to the party giving such notice and
notice given as aforesaid shall be a sufficient service thereof, and shall be
deemed given as of the date when  deposited in any post office, or in any post
office box regularly maintained by the Federal Government or, in the case of a
telegram, when given to an employe of the telegraph company for transmission.
Provided, however, that it is mutually agreed that the Sublessor appoints the
President, the Executive Vice-President, and the Vice-President in charge of
real estate, General Motors Corporation, and the Executive in charge of real
estate, the Manager and the Director, Real Estate Department of Argonaut Realty
Division, General Motors Corporation, Argonaut Building, 485 W. Milwaukee
Avenue, Detroit, Michigan 48202, as its agents and that any one of them may give
all notices and receive all notices to be given hereunder and may receive the
rent.

23. INSURANCE.  Sublessor shall maintain and keep in full force and effect
during the term of this Sublease property damage and casualty insurance in the
amount equal to at least the full replacement value of the improvements on the
Premises. Sublessee shall keep and maintain

                                                                          Page 5
<PAGE>
during the term of this Sublease public liability insurance coverage in the
amount of One Million ($1,000,000.00) Dollars for personal injury or death
resulting from any one occurrence and such policy shall include the Sublessor
as an additional insured.

24. YARD MAINTENANCE AND REPAIR.  Sublessor and Sublessee acknowledge that the
paved yard on the west side of the existing building on the Premises is in good
condition as of the date of execution of this Sublease and that Sublessee is
solely responsible for the maintenance of such yard during the normal
day-to-day usage in Sublessee's business. Should significant disrepair in such
yard occur during the term of this Lease due to sources other than the normal
day-to-day usage by Sublessee, then Sublessor shall bear the cost to repair
said yard.

The covenants and agreements contained in the foregoing Sublease are binding
upon the parties hereto and their respective heirs, executors, administrators,
successors, legal representatives and assigns.

IN WITNESS WHEREOF, Sublessor has executed this Agreement on the 30th day of
May, 1990, and Sublessee has executed this Agreement on the ____ day of
_________, 1990.

WITNESSES:                             SUBLESSOR:

                                       GENERAL MOTORS CORPORATION

                                   BY:  /S/ W.J. O'Keefe
---------------------------------      --------------------------------------
                                            W.J. O'Keefe
/s/ Bernice C. Heady                   Executive Director, Corporate Services
---------------------------------      --------------------------------------

                                       SUBLESSEE:

                                       WATER PRODUCTS COMPANY

                                   BY:  /S/ Mark C. Miller
---------------------------------      --------------------------------------
                                            VP Admin
---------------------------------      --------------------------------------

                                                                         Page 6

<PAGE>
                                  EXHIBIT A

All the following described or parcel of land, situate, lying and being in the
City and County of Denver, and State of Colorado, to-wit:

     The Northeasterly 200 feet of Block Forty-One (41) St. Vincent's
     Addition Second Filing, also described as: Beginning at the most
     Northerly corner of Block Forty-One (41) St. Vincent's Addition Second
     Filing and running thence Southwesterly along the Northwesterly
     boundary line of the Block, 200 feet; Thence Southeasterly at right
     angles along the Northeasterly boundary line of Lots Nine (9) and
     Fifty-Six (56), 266 feet to the Southeasterly boundary line of Block
     Forty-One (41); Thence Northeasterly along said Southeasterly boundary
     line, 200 feet to the Northeasterly boundary line of Block Forty-One
     (41); Thence Northwesterly at right angles along the Northeasterly
     boundary line of Block Forty-One (41), 266 feet to the point of
     beginning; TOGETHER WITH AN EASEMENT OVER THE NORTHEASTERLY 12.5 FEET
     OF LOT FIFTY-SIX (56), BLOCK FORTY-ONE (41), ST. VINCENT'S ADDITION
     SECOND FILING, AS DESCRIBED IN INSTRUMENT RECORDED IN BOOK 6834 AT
     PAGE 570 IN THE OFFICE OF THE COUNTY CLERK AND RECORDER IN AND FOR THE
     CITY AND COUNTY OF DENVER, COLORADO.

<PAGE>
Rider to Sublease dated as of April 16, 1990 between General Motors Corporation
and Water Products Company

25.  ENVIRONMENTAL HOLD HARMLESS. Sublessee indemnifies and holds Sublessor
harmless from any loss, expense, liability, or damage, excluding consequential
damages such as loss of profit or business opportunity (hereinafter "Claims")
due to any environmental contamination which occurs on the Premises as a result
of Sublessee's acts or omissions during the term, and any extensions thereto, of
this Sublease Agreement which results in liability being imposed by a
governmental agency or alleged by a third party; provided, however, that in no
event shall Sublessee be responsible for any environmental contamination which
occurred on the Premises prior to, or which occurs after, Sublessee's tenancy.
Sublessor indemnifies and holds Sublessee harmless from any Claims due to
environmental contamination which occurred on the Premises prior to the term of
this Sublease Agreement, including specifically any such contamination related
to the underground storage tanks which were removed prior to the term hereof,
which results in liability being imposed by a governmental agency or alleged by
a third party.

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