Document:

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                                                                   EXHIBIT 10.37

                                                           WASHINGTON PARISH, LA

RECORDING REQUESTED BY AND
WHEN RECORDED, RETURN TO:

ANE C. PRIESTER
LATHAM & WATKINS LLP
633 W. FIFTH STREET, SUITE 4000
LOS ANGELES, CALIFORNIA 90071

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              MORTGAGE, COLLATERAL ASSIGNMENT OF LEASES AND RENTS,
                   SECURITY AGREEMENT AND FINANCING STATEMENT

                            DATED AS OF JULY 16, 2003

                                       BY

                              CALPINE CORPORATION,
                             A DELAWARE CORPORATION,
                                  AS MORTGAGOR

                                       TO

                              THE BANK OF NEW YORK,
                         A NEW YORK BANKING CORPORATION,
                                  AS MORTGAGEE

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                                TABLE OF CONTENTS

<TABLE>
<CAPTION>
                                                                                                   PAGE
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<S>                                                                                                <C>
ARTICLE 1 - DEFINITIONS .......................................................................       4

         1.1    Defined Terms .................................................................       4
         1.2    Accounting Terms ..............................................................       6

ARTICLE 2 - GENERAL COVENANTS AND PROVISIONS ..................................................       6

         2.1    Mortgagor Performance of Secured Debt Documents ...............................       6
         2.2    General Representations, Covenants and Warranties .............................       6
         2.3    Compliance with Legal Requirements ............................................       7
         2.4    Insurance; Application of Insurance Proceeds; Application of Eminent Domain
                Proceeds ......................................................................       7
         2.5    Assignment of Rents ...........................................................       8
         2.6    [Reserved.] ...................................................................       9
         2.7    Expenses ......................................................................       9
         2.8    Mortgagee Assumes No Obligations ..............................................       9
         2.9    Further Assurances ............................................................       9
         2.10   Acts of Mortgagor .............................................................       9
         2.11   After-Acquired Property .......................................................       9
         2.12   Site ..........................................................................      10
         2.13   Power of Attorney .............................................................      10
         2.14   Covenant to Pay ...............................................................      10
         2.15   Security Agreement ............................................................      11

ARTICLE 3 - REMEDIES ..........................................................................      11

         3.1    Protective Advances ...........................................................      11
         3.2    Institution of Equity Proceedings .............................................      12
         3.3    Mortgagee's Power of Enforcement ..............................................      12
         3.4    Mortgagee's Right to Enter and Take Possession, Operate and Apply Income ......      14
         3.5    Separate Sales ................................................................      15
         3.6    Waiver of Appraisement, Moratorium, Valuation, Stay, Extension, Redemption
                Laws and Other Rights .........................................................      15
         3.7    Receiver ......................................................................      15
         3.8    Suits to Protect the Mortgaged Property .......................................      16
         3.9    Proofs of Claim ...............................................................      16
         3.10   Mortgagor to Pay Amounts Secured Hereby on Any Default in Payment;
                Application of Monies
                by Mortgagee ..................................................................      16
         3.11   Delay or Omission; No Waiver ..................................................      17
         3.12   No Waiver of One Default to Affect Another ....................................      17
         3.13   Discontinuance of Proceedings; Position of Parties Restored ...................      18
         3.14   Remedies Cumulative ...........................................................      18
         3.15   Interest After Event of Default ...............................................      18
         3.16   Foreclosure; Expenses of Litigation ...........................................      18
         3.17   Deficiency Judgments ..........................................................      19
         3.18   Waiver of Jury Trial ..........................................................      19
         3.19   Exculpation of Mortgagee ......................................................      19
</TABLE>

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<TABLE>
<S>                                                                                                  <C>
ARTICLE 4 - GENERAL ...........................................................................      19

         4.1    Discharge .....................................................................      19
         4.2    No Waiver .....................................................................      19
         4.3    Extension, Rearrangement or Renewal of Obligations ............................      20
         4.4    Forcible Detainer .............................................................      20
         4.5    Waiver of Stay or Extension ...................................................      20
         4.6    Notices .......................................................................      20
         4.7    Severability ..................................................................      20
         4.8    Application of Payments .......................................................      21
         4.9    GOVERNING LAW .................................................................      21
         4.10   Amendments ....................................................................      21
         4.11   Successors and Assigns ........................................................      21
         4.12   Renewal .......................................................................      21
         4.13   Future Advances ...............................................................      21
         4.14   Liability .....................................................................      22
         4.15   Severability and Compliance With Usury Law ....................................      22
         4.16   Release of Collateral .........................................................      23
         4.17   Time of the Essence ...........................................................      23
         4.18   Counterpart Execution .........................................................      23
         4.19   WAIVER OF MORTGAGOR'S RIGHTS ..................................................      23
         4.20   Attorneys' Fees ...............................................................      23
</TABLE>

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<PAGE>

                                                           WASHINGTON PARISH, LA

              MORTGAGE, COLLATERAL ASSIGNMENT OF LEASES AND RENTS,
                   SECURITY AGREEMENT AND FINANCING STATEMENT

STATE OF LOUISIANA

COUNTY OR PARISH OF WASHINGTON

      BE IT KNOWN, that on this 16th day of July, 2003, before me, the
undersigned Notary Public duly commissioned and qualified, personally came and
appeared:

            CALPINE CORPORATION, a Delaware corporation, successor by merger
            with Washington Parish Energy Center, LLC, having a mailing address
            of 50 West San Fernando Street, San Jose, CA 95113, and a federal
            taxpayer identification number of 77-0212977, appearing herein
            through its undersigned representative, duly authorized hereunto
            pursuant to resolutions of its Board of Directors

(the "Mortgagor"), who declared that Mortgagor does by these presents declare
and acknowledge an indebtedness unto:

            THE BANK OF NEW YORK, a New York banking corporation, having a
            mailing address of 101 Barclay Street, New York, New York 10286, and
            a federal taxpayer identification number of 13-5160382, acting not
            in its individual capacity but solely as Collateral Trustee under
            the Collateral Trust Agreement dated July 16, 2003 (the "Collateral
            Trust Agreement") among Mortgagor, the 2007 Trustee, the 2010
            Trustee, the 2013 Trustee, Credit Agreement Agent and Term Loan
            Administrative Agent

(the "Mortgagee"). References to this "Mortgage" shall mean this instrument and
any and all renewals, modifications, amendments, supplements, extensions,
consolidations, substitutions, spreaders, restatements and replacements of this
instrument.

      Capitalized terms not otherwise defined herein shall have the meanings
ascribed thereto in the Collateral Trust Agreement.

                                    Recitals

      A. Mortgagor has entered into an Amended and Restated Credit Agreement
dated as of July 16, 2003 (the "Credit Agreement") among, inter alia, Mortgagor,
the Lenders referred to therein and The Bank of Nova Scotia as Administrative
Agent, relating to a $500,000,000 senior secured credit facility made available
in the form of revolving loans and term loans, including letters of credit
issued thereunder.

      B. Mortgagor also intends to (a) issue $500,000,000 in aggregate principal
amount of Second Priority Senior Floating Rate Secured Notes due 2007 (the "2007
Notes") pursuant to the

<PAGE>

Indenture dated as of July 16, 2003 (the "2007 Indenture") between Mortgagor and
Wilmington Trust Company, as Trustee (together with its successors in such
capacity, the "2007 Trustee"), (b) issue $1,150,000,000 in aggregate principal
amount of 8.50% Second Priority Senior Secured Fixed Rate Notes due 2010 (the
"2010 Notes") pursuant to the Indenture dated as of July 16, 2003 (the "2010
Indenture") between Mortgagor and Wilmington Trust Company, as Trustee (together
with its successors in such capacity, the "2010 Trustee"), (c) issue
$900,000,000 in aggregate principal amount of 8.75% Second Priority Senior
Secured Fixed Rate Notes due 2013 (the "2013 Notes") pursuant to the Indenture
dated as of July 16, 2003 (the "2013 Indenture") between Mortgagor and
Wilmington Trust Company, as Trustee (together with its successors in such
capacity, the "2013 Trustee"), and (d) borrow $750,000,000 in Term Loans (the
"Term Loans") pursuant to a Term Loan Agreement dated as of July 16, 2003 (the
"Term Loan Agreement") between Mortgagor and Goldman Sachs Credit Partners L.P.,
as Administrative Agent (together with its successors in such capacity, the
"Term Loan Administrative Agent").

      C. As permitted pursuant to the Secured Debt Documents, Mortgagor may
incur future debt which could, together with the obligations under the Credit
Agreement, constitute Priority Lien Debt and Mortgagor may incur future debt
which could, together with the 2007 Notes, 2010 Notes, the 2013 Notes and the
Term Loans, constitute Parity Lien Debt, provided that the aggregate amount of
the Secured Debt to be secured hereby shall not exceed $4,200,000,000. Mortgagor
intends to secure certain obligations, including the obligations (a) under the
Credit Agreement and any future Priority Lien Debt, equally and ratably, on a
priority basis, and (b) subject to such priority, under the 2007 Notes, 2010
Notes, 2013 Notes and Term Loans and any future Parity Lien Debt, equally and
ratably, with liens and security interests in, among other collateral, the
Mortgaged Property under the Existing Mortgage, as contemplated in the
Collateral Trust Agreement.

      D. Mortgagor (i) is the owner of the interests in the lands described in
Exhibit A attached hereto and (ii) owns, leases or otherwise has the right to
use all of the buildings, improvements, structures and fixtures located on the
lands described in Exhibit A and is executing and delivering this instrument in
order to secure its Obligations (as defined below).

                                    Agreement

      NOW, THEREFORE, to secure the prompt and complete payment when and as due
and payable of all of the obligations and liabilities of Mortgagor to Mortgagee,
by acceleration or otherwise, arising out of or in connection with the Credit
Agreement, the 2007 Indenture, the 2010 Indenture, the 2013 Indenture and the
Term Loan Agreement and the obligations of Mortgagor set forth herein
(collectively, the "Obligations"), and in consideration of the covenants herein
and therein, Mortgagor, intending to be legally bound, does hereby grant,
bargain, sell, convey, warrant, assign, transfer, mortgage, pledge, set over
hypothecate, transfer and confirm unto Mortgagee as set forth in this Mortgage,
all of Mortgagor's estate, right, title, interest, property, claim and demand,
now or hereafter arising, in and to the following property and rights (herein
collectively called the "Mortgaged Property"):

            (a) Mortgagor's interest in the lands and premises more particularly
      described in Exhibit A hereto (the "Site");

            (b) any and all easements, leases, licenses, option rights,
      rights-of-way and other rights used in connection with the Site or as a
      means of access thereto, all easements for

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      ingress and egress and easements for water, natural gas and sewage
      pipelines, running in favor of Mortgagor, or appurtenant to the Site, and
      any and all sidewalks, alleys, strips and gores of land adjacent thereto
      or used in connection therewith together with all and singular the
      tenements, hereditaments and appurtenances thereto, and with any land
      lying within the right-of-way of any streets, open or proposed, adjoining
      the same (including, without limitation, the easements, leases, licenses
      and other instruments described in Exhibit B hereto) (collectively, the
      "Easements"; and the Site and the Easements collectively referred to
      herein as the "Real Property");

            (c) all buildings, structures, fixtures and other improvements now
      or hereafter erected on the Real Property, including the Project
      (collectively, the "Improvements");

            (d) all machinery, apparatus, equipment, fittings, fixtures,
      boilers, turbines and other articles of personal property, including all
      goods and all goods which become fixtures, now owned or hereafter acquired
      by Mortgagor and now or hereafter located on, attached to or used in the
      operation of or in connection with the Real Property and/or the
      Improvements, and all replacements thereof, additions thereto and
      substitutions therefor, to the fullest extent permitted by applicable law
      (all of the foregoing being hereinafter collectively called the
      "Equipment");

            (e) all raw materials, work in process and other materials used or
      consumed in the construction of, or now or hereafter located on or used in
      connection with, the Real Property, the Improvements and/or the Equipment,
      (including, without limitation, fuel and fuel deposits, now or hereafter
      located on the Real Property or elsewhere or otherwise owned by Mortgagor)
      (the above items, together with the Equipment, being hereinafter
      collectively called the "Tangible Collateral");

            (f) all rights, powers, privileges and other benefits of Mortgagor
      (to the extent assignable) now or hereafter obtained by Mortgagor and/or
      from any Governmental Authority, including, without limitation, permits
      issued in the name of Mortgagor, governmental actions relating to the
      ownership, operation, management and use of the Real Property,
      Improvements, Equipment or Tangible Collateral, the development and
      financing of the Project, the Improvements and the Equipment, and any
      improvements, modifications or additions thereto;

            (g) all the lands and interests in lands, tenements and
      hereditaments hereafter acquired by Mortgagor in connection with or
      appurtenant to the Real Property and/or any other property or rights
      subject to the lien hereof, including (without limitation) all interests
      of Mortgagor, whether as lessor or lessee, in any leases of land hereafter
      made and all rights of Mortgagor thereunder;

            (h) any and all other property in any way associated or used in
      connection with or appurtenant to the Real Property, Improvements,
      Equipment or Tangible Collateral that may from time to time, by delivery
      or by writing of any kind, be subjected to the lien hereof by Mortgagor or
      by anyone on its behalf or with its consent, or which may come into the
      possession or be subject to the control of Mortgagee pursuant to this
      Mortgage, being hereby collaterally assigned to Mortgagee and subjected or
      added to the lien or estate created by this Mortgage forthwith upon the
      acquisition thereof by Mortgagor, as fully as if such property

                                       3
<PAGE>

      were now owned by Mortgagor and were specifically described in this
      Mortgage and subjected to the lien and security interest hereof; and
      Mortgagee is hereby authorized to receive any and all such property as and
      for additional security hereunder; and

            (i) all the remainder or remainders, reversion or reversions, rents,
      revenues, issues, profits, royalties, income and other benefits derived
      from any of the foregoing, all of which are hereby assigned to Mortgagee,
      who is hereby authorized to collect and receive the same, to give proper
      receipts and acquittances therefor and to apply the same in accordance
      with the provisions of this Mortgage.

      The maximum amount of the Obligations that may be outstanding at any time
and from time to time that this Mortgage secures, including without limitation
as a mortgage and a collateral assignment, including all principal, interest and
any sums paid or incurred by Mortgagee pursuant to this Mortgage, including
without limitation under Section 2.14 and Section 3.1 hereof, and all other
amounts included within the Obligations, is 4.2 billion ($4,200,000,000)
dollars.

      Notwithstanding any provision herein to the contrary, the Mortgaged
Property or any part thereof may be released from the conveyance created by this
Mortgage in accordance with the provisions of the Collateral Trust Agreement.

      TO HAVE AND TO HOLD the said Mortgaged Property, whether now owned or held
or hereafter acquired, unto Mortgagee, its successors and assigns, pursuant to
the provisions of this Mortgage.

      IT IS HEREBY COVENANTED, DECLARED AND AGREED that the lien, security
title, security interest or estate created by this Mortgage to secure the
payment of the Obligations, both present and future, shall be first, prior and
superior to any Lien, security interest, reservation of title or other interest
(other than superior Permitted Liens) heretofore, contemporaneously or
subsequently suffered or granted by Mortgagor, its legal representatives,
successors or assigns, except only those, if any, expressly hereinafter referred
to and that the Mortgaged Property is to be held, dealt with and disposed of by
Mortgagee, upon and subject to the terms, covenants, conditions, uses and
agreements set forth in this Mortgage.

      PROVIDED ALWAYS, that upon payment in full of the Obligations in
accordance with the terms and provisions hereof and of the other Secured Debt
Documents and the observance and performance by Mortgagor of its covenants and
agreements set forth herein and therein, then this Mortgage and the estate
hereby and therein granted shall be cancelled and surrendered and shall be
reconveyed as provided herein below.

                            ARTICLE 1 - DEFINITIONS

      1.1 Defined Terms. (a) Capitalized terms used in this Mortgage and not
otherwise defined herein shall have the meanings assigned to them in the
Collateral Trust Agreement. Any term defined by reference to an agreement,
instrument or other document shall have the meaning so assigned to it whether or
not such document is in effect. In addition, for purposes of this Mortgage, the
following definitions shall apply:

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<PAGE>

            "Applicable Law" means with respect to any Person or matter, any
federal, state, regional, tribal or local statute, law, code, rule, treaty,
convention, application, order, decree, consent decree, injunction, directive,
determination or other requirement (whether or not having the force of law)
relating to such Person or matter and, where applicable, any interpretation
thereof by a Governmental Authority having jurisdiction with respect thereto or
charged with the administration or interpretation thereof.

            "Default Rate" has the meaning ascribed to it in the Secured Debt
Documents.

            "Easements" has the meaning ascribed to it in the Granting Clauses.

            "Equipment" has the meaning ascribed to it in the Granting Clauses.

            "Event of Default" means an Actionable Default as defined under the
Collateral Trust Agreement.

            "Governmental Authority" means any and all courts, boards, agencies,
commissions, offices or authorities of any nature whatsoever for any
governmental unit (federal, state, county, district, municipal, city, tribe or
otherwise) whether now or hereafter in existence charged with the
administration, interpretation or enforcement of any Applicable Law.

            "Improvements" has the meaning ascribed to it in the Granting
Clauses.

            "Legal Requirements" means (i) any and all present and future
judicial decisions, statutes, rulings, rules, regulations, licenses, decisions,
orders, injunctions, decrees, permits, certificates or ordinances of any
Governmental Authority in any way applicable to Mortgagor, or the Mortgaged
Property, including the ownership, use, occupancy, operation, maintenance,
repair or reconstruction thereof, and any other Applicable Law enacted by any
Governmental Authority relating to health or the environment, (ii) Mortgagor's
presently or subsequently effective Organic Documents, (iii) any and all Leases,
(iv) any and all leases and other contracts (written or oral) of any nature to
which Mortgagor, or the Mortgaged Property may be bound and (v) any and all
restrictions, restrictive covenants or zoning, present and future, as the same
may apply to the Mortgaged Property.

            "Mortgaged Property" has the meaning ascribed to it in the Granting
Clauses.

            "Obligations" has the meaning ascribed to it in the Granting
Clauses.

            "Organic Documents" means the Articles of Incorporation, Certificate
of Incorporation, limited liability company certificate of formation and
regulations or operating agreement, partnership agreement, limited partnership
agreement, joint venture agreement, trust agreement or other similar documents
governing the organization and operation of a business association.

            "Permitted Lien" means the liens, easements, building lines,
restrictions, exceptions, reservations, conditions, limitations, security
interests and other matters (if any) as permitted in the Secured Debt Documents.

                                       5
<PAGE>

            "Person" means any natural person, corporation, partnership, limited
liability company, firm, association, trust, government, governmental agency or
any other entity, whether acting in an individual, fiduciary or other capacity.

            "Proceeds" has the meaning assigned to it under the UCC and, in any
event, shall include, without limitation, (i) any and all proceeds of any
insurance (including, without limitation, property casualty and title
insurance), indemnity, warranty or guaranty payable from time to time with
respect to any of the Mortgaged Property; (ii) any and all proceeds in the form
of accounts (as such term is defined in the UCC), security deposits, tax escrows
(if any), down payments (to the extent the same may be pledged under applicable
law), collections, contract rights, documents, instruments, letters of credit,
chattel paper, liens and security instruments, guaranties or general intangibles
relating in whole or in part to the Mortgaged Property and all rights and
remedies of whatever kind or nature Mortgagor may hold or acquire for the
purpose of securing or enforcing any obligation due Mortgagor thereunder.

            "Project" means that certain 600 MW (approximately) power generating
facility located on the Real Property.

            "Real Property" has the meaning ascribed to it in the Granting
Clauses.

            "Secured Debt Documents" has the meaning ascribed to it in the
Collateral Trust Agreement.

            "Site" has the meaning ascribed to it in the Granting Clauses.

            "State" means that state in which the Site is located.

            "Tangible Collateral" has the meaning ascribed to it in the Granting
Clauses.

            "UCC" means the Uniform Commercial Code as in effect from time to
time in the State of Louisiana, and the terms "Accounts," "Account Debtor, "As
Extracted Collateral," "Chattel Paper," "Contract Rights," "Deposit Accounts,"
"Documents," "Electronic Chattel Paper," "General Intangibles," "Goods,"
"Equipment," "Fixtures," "Inventory," "Instruments," and "Proceeds" shall have
the respective meanings assigned to such terms in the Uniform Commercial Code.

      1.2 Accounting Terms. As used herein and in any certificate or other
document made or delivered pursuant hereto, accounting terms not defined herein
shall have the respective meanings given to them under GAAP.

                  ARTICLE 2 - GENERAL COVENANTS AND PROVISIONS

      2.1 Mortgagor Performance of Secured Debt Documents. Mortgagor shall
perform, observe and comply with each and every provision hereof, and with each
and every provision contained in the Secured Debt Documents and shall promptly
pay, when payment shall become due, the principal with interest thereon and all
other sums required to be paid by Mortgagor under this Mortgage and the other
Secured Debt Documents at the time and in the manner provided in the Secured
Debt Documents.

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<PAGE>

      2.2 General Representations, Covenants and Warranties. Mortgagor, to the
best of its knowledge, represents, covenants and warrants that as of the date
hereof: (a) Mortgagor has good and marketable title to that portion of the Real
Property which constitutes real property interests free and clear of all
encumbrances except Permitted Liens with respect to the Site, and other matters
which, individually and in the aggregate, do not have a materially adverse
effect upon the ownership or operation of the Site; (b) Mortgagor has the right
to hold, occupy and enjoy its interest in the Real Property and has good right,
full power and lawful authority to grant the same as provided herein, and
Mortgagee may at all times peaceably and quietly enter upon, hold, occupy and
enjoy the Real Property in accordance with the terms hereof; (c) except as
otherwise disclosed in the Secured Debt Documents, all costs arising from
construction of any improvements, the performance of any labor and the purchase
of all Mortgaged Property have been or shall be paid when due; (d) the Site has
access for ingress and egress to dedicated street(s); and (e) no material part
of the Mortgaged Property has been damaged, destroyed, condemned or abandoned.

      2.3 Compliance with Legal Requirements. Mortgagor shall promptly comply in
all material respects with all Legal Requirements relating to its use and
occupancy of the Mortgaged Property, whether or not such compliance requires
work or remedial measures that are ordinary or extraordinary, foreseen or
unforeseen, structural or nonstructural, or that interfere with the use or
enjoyment of the Mortgaged Property.

      2.4 Insurance; Application of Insurance Proceeds; Application of Eminent
Domain Proceeds.

            2.4.1 Mortgagor shall carry with financially sound and reputable
insurance companies and in amounts as is customary in the industry or as
otherwise required pursuant to the Secured Debt Documents, the following
insurance: (1) workmen's compensation insurance and public liability and
property damage insurance in respect of all activities in which Mortgagor might
incur personal liability for the death of or injury to an employee or third
person, or damage to or destruction of another's property; and (2) to the extent
such insurance is carried by similar companies engaged in similar undertakings
in, the same general areas in which the Mortgaged Property, is located,
insurance in respect of the Equipment, against loss or damage by fire,
lightning, hail, tornado, explosion and other similar risks, hazards, casualties
and contingencies (including business interruption insurance covering loss of
revenues) with limits and sublimits as appropriate; provided, that any such
insurance may be provided by way of self insurance to the extent that similar
companies engaged in similar undertakings in the same general areas also
self-insure. Each insurance policy issued in connection therewith shall provide
by way of endorsements, riders or otherwise that (i) name Mortgagee as a loss
payee on all property insurance policies and an additional insured on all
liability insurance policies, and provide that proceeds from property insurance
policies will be payable to Mortgagee as its interest may appear, which proceeds
are hereby assigned to Mortgagee, it being agreed by Mortgagor that such
payments shall be applied A) if there be no Event of Default existing or which
would exist but for due notice or lapse of time, or both, to the restoration,
repair or replacement of the Mortgaged Property, or B) if there be an Event of
Default existing, or which would exist but for due notice or lapse of time, or
both, in accordance with the provisions of the Collateral Trust Agreement,
either for the above stated purpose or toward the payment of the Indebtedness;
(ii) the coverage of Mortgagee shall not be terminated, reduced or affected in
any manner regardless of any breach or violation by Mortgagor of any warranties,
declarations or conditions in such

                                       7
<PAGE>

policy; (iii) no such insurance policy shall be canceled, materially endorsed,
materially altered or reissued to effect a change in coverage for any reason and
to any extent whatsoever unless such insurer, their authorized representative or
Mortgagor shall have first given Mortgagee and each Secured Debt Representative
thirty (30) days prior written notice thereof; and (iv) Mortgagee may, but shall
not be obligated to, make premium payments to prevent any cancellation,
endorsement, alteration or re-issuance and such payments shall be accepted by
the insurer to prevent the same. Mortgagee shall be furnished with a certificate
evidencing such coverage in form and content as are customary in the industry.
All policies to be maintained under this Mortgage are to be issued on forms and
by companies and with endorsements as are customary in the industry. Mortgagor
shall maintain insurance in an amount sufficient to prevent Mortgagor from
becoming a co-insurer under any policy required hereunder. If Mortgagor fails to
maintain the level of insurance required under this Mortgage, then Mortgagor
shall and hereby agrees to indemnify Mortgagee to the extent that a casualty
occurs and insurance proceeds would have been available had such insurance been
maintained;

            2.4.2 All insurance proceeds and all eminent domain proceeds shall
be paid and/or shall be applied in accordance with the provisions of the Secured
Debt Documents.

      2.5 Assignment of Rents. Mortgagor unconditionally and absolutely assigns
to Mortgagee all of Mortgagor's right, title and interest in and to: all leases,
subleases, occupancy agreements, licenses, rental contracts and other similar
agreements now or hereafter existing relating to the use or occupancy of the
Mortgaged Property, together with all guarantees, modifications, extensions and
renewals thereof; and all rents, issues, profits, income and proceeds due or to
become due from tenants of the Mortgaged Property (the "Leases"), including
rentals and all other payments of any kind under any leases now existing or
hereafter entered into, together with all deposits (including security deposits)
of tenants thereunder. This is an absolute assignment to Mortgagee and not an
assignment as security for the performance of the obligations under the Secured
Debt Documents, or any other indebtedness. Subject to the provisions of herein
below, Mortgagee shall have the right, power and authority to, but shall not be
obligated to: notify any person that the Leases have been assigned to Mortgagee
and that all rents and other obligations are to be paid directly to Mortgagee,
whether or not Mortgagee has commenced or completed foreclosure or taken
possession of the Mortgaged Property; settle compromise, release, extend the
time of payment of, and make allowances, adjustments and discounts of any rents
or other obligations under the Leases; enforce payment of rents and other rights
under the Leases, prosecute any action or proceeding, and defend against any
claim with respect to rents and Leases; enter upon, take possession of and
operate the Mortgaged Property; lease all or any part of the Mortgaged Property;
and/or perform any and all obligations of Mortgagor under the Leases and
exercise any and all rights of Mortgagor therein contained to the full extent of
Mortgagor's rights and obligations thereunder, with or without the bringing of
any action or the appointment of a receiver. At Mortgagee's request, Mortgagor
shall deliver a copy of this Mortgage to each tenant under a Lease. Mortgagor
irrevocably directs any tenant, without any requirement for notice to or consent
by Mortgagor, to comply with all demands of Mortgagee under this Section 2.5 and
to turn over to Mortgagee on demand all rents which it receives. Mortgagee shall
have the right, but not the obligation, to use and apply all rents received
hereunder in such order and such manner as Mortgagee may determine in accordance
with the Collateral Trust Agreement. Notwithstanding that this is an absolute
assignment of the rents and Leases and not merely the collateral assignment of,
or the grant of a lien or security interest in the rents and Leases, Mortgagee
grants to Mortgagor a

                                       8
<PAGE>

revocable license to collect and receive the rents and to retain, use and enjoy
such rents. Such license may be revoked by Mortgagee only upon the occurrence of
any Event of Default. Mortgagor shall apply any rents which it receives to the
payment due under the Obligations, taxes, assessments, water charges, sewer
rents and other governmental charges levied, assessed or imposed against the
Mortgaged Property, insurance premiums, and other obligations of lessor under
the Leases before using such proceeds for any other purpose.

      2.6 [Reserved.]

      2.7 Expenses. Mortgagor shall indemnify Mortgagee with respect to any
transaction or matter in any way connected with any portion of the Mortgaged
Property, or Mortgagor's use, occupancy, or operation of the Mortgaged Property
in accordance with the Collateral Trust Agreement.

      2.8 Mortgagee Assumes No Obligations. It is expressly agreed that,
anything herein contained to the contrary notwithstanding, Mortgagor shall
remain obligated under all agreements which are included in the definition of
"Mortgaged Property" and shall perform all of its obligations thereunder in
accordance with the provisions thereof, and neither Mortgagee nor any of the
Secured Debtholders shall have any obligation or liability with respect to such
obligations of Mortgagor, nor shall Mortgagee or any of the Secured Debtholders
be required or obligated in any manner to perform or fulfill any obligations or
duties of Mortgagor under such agreements, or to make any payment or to make any
inquiry as to the nature or sufficiency of any payment received by it, or to
present or file any claim or take any action to collect or enforce the payment
of any amounts which have been assigned to Mortgagee hereunder or to which
Mortgagee or the Secured Debtholders may be entitled at any time or times.

      2.9 Further Assurances. Mortgagor shall, from time to time, at its
expense, promptly execute and deliver all further instruments and documents, and
take all further action, that may be necessary or that Mortgagee may reasonably
request, in order to perfect and continue the lien and security interest granted
hereby and to enable Mortgagee to obtain the full benefits of the lien and
security interest granted or intended to be granted hereby. Mortgagor shall keep
the Mortgaged Property free and clear of all Liens, other than Permitted Liens.
Without limiting the generality of the foregoing, Mortgagor shall execute and
record or file this Mortgage and each amendment hereto, and such financing or
continuation statements, or amendments thereto, and such other instruments,
endorsements or notices, as may be necessary, or as Mortgagee may reasonably
request, in order to perfect and preserve the lien and security interest granted
or purported to be granted hereby. Mortgagor hereby authorizes Mortgagee to file
one or more financing statements or continuation statements, and amendments
thereto, relative to all or any part of the Mortgaged Property necessary to
preserve or protect the lien and security interest granted hereby without the
signature of Mortgagor where permitted by law.

      2.10 Acts of Mortgagor. Except as provided in or permitted by the Secured
Debt Documents, Mortgagor hereby represents and warrants that it has not
granted, mortgaged, hypothecated, assigned or pledged and hereby covenants that
it will not grant, mortgage, hypothecate, assign or pledge, so long as this
Mortgage shall remain in effect, any of its right, title or interest in and to
the Mortgaged Property or any part thereof, other than Permitted Liens, to
anyone other than Mortgagee.

                                       9
<PAGE>

      2.11 After-Acquired Property. Any and all of the Mortgaged Property which
is hereafter acquired shall immediately, without any further conveyance,
assignment or act on the part of Mortgagor or Mortgagee, become and be subject
to the lien and security interest of this Mortgage as fully and completely as
though specifically described herein, but nothing contained in this Section 2.11
shall be deemed to modify or change the obligations of Mortgagor under Section
2.9 hereof. If and whenever from time to time Mortgagor shall hereafter acquire
any real property or interest therein which constitutes or is intended to
constitute part of the Mortgaged Property hereunder, Mortgagor shall promptly
give notice thereof to Mortgagee and Mortgagor shall forthwith execute,
acknowledge and deliver to Mortgagee a supplement to this Mortgage subjecting
the property so acquired to the lien of this Mortgage.

      2.12 Site. Mortgagor shall observe all applicable covenants, easements and
other restrictions of record with respect to the Site, the Easements or to any
other part of the Mortgaged Property, in all material respects.

      2.13 Power of Attorney. Mortgagor does hereby irrevocably constitute and
appoint Mortgagee, its true and lawful attorney (which appointment is coupled
with an interest), with full power of substitution, for Mortgagor and in the
name, place and stead of Mortgagor or in Mortgagee's own name, for so long as
any of the Obligations are outstanding, to ask, demand, collect, receive,
receipt for and sue for any and all rents, income and other sums which are
assigned hereunder with full power to endorse the name of Mortgagor on all
instruments given in payment or in part payment thereof, to settle, adjust or
compromise any claims thereunder as fully as Mortgagor itself could do and file
any claim or take any action or proceeding, either in its own name or in the
name of Mortgagor or otherwise, as are necessary or appropriate to protect and
preserve the right, title and interest of Mortgagee in and to such rents, income
and other sums and the security intended to be afforded hereby; provided that
Mortgagee shall not exercise such rights unless an Event of Default has occurred
and is continuing.

      2.14 Covenant to Pay. If an Event of Default has occurred and is
continuing and such Event of Default could reasonably be expected to materially
and adversely affect Mortgagee's interest hereunder in the Mortgaged Property or
result in personal injury, then Mortgagee, among its other rights and remedies,
shall have the right, but not the obligation, to pay, observe or perform the
same, in whole or in part, and with such modifications as Mortgagee reasonably
shall deem advisable. To the extent provided in the Secured Debt Documents, all
sums, including, without limitation, reasonable attorneys fees, so expended or
incurred by Mortgagee by reason of the default of Mortgagor, or by reason of the
bankruptcy or insolvency of Mortgagor, as well as, without limitation, sums
expended or incurred to sustain the lien or estate of this Mortgage or its
priority, or to protect or enforce any rights of Mortgagee hereunder, or to
recover any of the Obligations, or to complete construction of the Project for
which the Secured Debt Documents are intended as financing, or for repairs,
maintenance, alterations, replacements or improvements thereto or for the
protection thereof, or for real estate taxes or other governmental assessments
or charges against any part of the Mortgaged Property, or premiums for insurance
of the Mortgaged Property, shall be entitled to the benefit of the lien on the
Mortgaged Property as of the date of the recording of this Mortgage, shall be
deemed to be added to and be part of the Obligations secured hereby, whether or
not the result thereof causes the total amount of the Obligations to exceed the
stated amount set forth in the second introductory paragraph of this Mortgage,
and shall be repaid by Mortgagor as provided in the Secured Debt Documents.

                                       10
<PAGE>

      2.15 Security Agreement.

            2.15.1 This Mortgage shall also be a security agreement between
Mortgagor and Mortgagee covering the Mortgaged Property constituting personal
property or fixtures (hereinafter collectively called "UCC Collateral") governed
by the UCC in effect in the State as the same may be more specifically set forth
in any financing statement delivered in connection with this Mortgage, and as
further security for the payment and performance of the Obligations, Mortgagor
hereby grants to Mortgagee a security interest in such portion of the Mortgaged
Property to the full extent that the Mortgaged Property may be subject to the
UCC. In addition to Mortgagee's other rights hereunder, Mortgagee shall have all
rights of a secured party under the UCC. Mortgagor shall execute and deliver to
Mortgagee all financing statements and such further assurances that may be
required to establish, create, perfect (to the extent the same can be achieved
by the filing of a financing statement) and maintain the validity and priority
of Mortgagee's security interests, and Mortgagor shall bear all reasonable costs
thereof, including all UCC searches. Except as otherwise provided in the Secured
Debt Documents, if Mortgagee should dispose of any of the Mortgaged Property
comprising the UCC Collateral pursuant to the UCC, ten (10) days prior written
notice by Mortgagee to Mortgagor shall be deemed to be reasonable notice;
provided, however, Mortgagee may dispose of such property in accordance with the
foreclosure procedures of this Mortgage in lieu of proceeding under the UCC.
Mortgagee may, but shall not be obligated to, from time to time execute and
deliver at Mortgagor's expense, all continuation statements, termination
statements, amendments, partial releases, or other instruments relating to all
financing statements by and between Mortgagor and Mortgagee. Except as otherwise
provided in the Secured Debt Documents, if an Event of Default shall occur and
is continuing, (a) Mortgagee, in addition to any other rights and remedies which
it may have, may exercise immediately and without demand to the extent permitted
by law, any and all rights and remedies granted to a secured party under the UCC
including, without limiting the generality of the foregoing, the right to take
possession of the UCC Collateral or any part thereof, and to take such other
measures as may be necessary for the care, protection and preservation of such
collateral and (b) upon request or demand of Mortgagee, Mortgagor shall at its
expense, assemble the UCC Collateral and make it available to Mortgagee at a
convenient place acceptable to Mortgagee. Mortgagor shall pay to Mortgagee on
demand, any and all expenses, including reasonable attorneys' fees and
disbursements incurred or paid by Mortgagee in protecting the interest in the
UCC Collateral and in enforcing the rights hereunder with respect to such UCC
Collateral.

            2.15.2 Mortgagor agrees, to the extent permitted by law, that: (i)
all or a part of the Mortgaged Property are or are to become fixtures; and (ii)
the address of Mortgagor is as set forth on the first page of this Mortgage.

                              ARTICLE 3 - REMEDIES

      3.1 Protective Advances. If an Event of Default shall have occurred and is
continuing, then without thereby limiting Mortgagee's other rights or remedies,
waiving or releasing any of Mortgagor's obligations, or imposing any obligation
on Mortgagee, Mortgagee may, but shall not be obligated to, either advance any
amount owing or perform any or all actions as may be necessary or appropriate to
cure such default. All such advances shall constitute "Protective Advances." No
sums advanced or performance rendered by Mortgagee shall cure, or be deemed a
waiver of any Event of Default.

                                       11
<PAGE>

      3.2 Institution of Equity Proceedings. If an Event of Default occurs and
is continuing, Mortgagee may, but shall not be obligated to, institute an
action, suit or proceeding in equity for specific performance of this Mortgage
or any other Secured Debt Document, all of which shall be specifically
enforceable by injunction or other equitable remedy.

      3.3 Mortgagee's Power of Enforcement.

            3.3.1 If an Event of Default shall have occurred, Mortgagee may, but
shall not be obligated to, sell the Mortgaged Property or any part of the
Mortgaged Property at public sale or sales before the door of the courthouse of
the county in which the Mortgaged Property or any part of the Mortgaged Property
is situated, to the highest bidder for cash, in order to pay the indebtedness
secured hereby and accrued interest thereon and insurance premiums, liens,
assessments, taxes and charges, including utility charges, if any, with accrued
interest thereon, and all expenses of the sale and of all proceedings in
connection therewith, including reasonable attorneys' fees actually incurred,
after advertising the time, place and terms of sale once a week for four (4)
weeks immediately preceding such sale (but without regard to the number of days)
in a newspaper in which Sheriff's sales are advertised in said county. At any
such public sale, Mortgagee may, but shall not be obligated to, execute and
deliver to the purchaser a conveyance of the Mortgaged Property or any part of
the Mortgaged Property in fee simple, with full warranties of title (or without
warranties if Mortgagee shall so elect) and to this end, Mortgagor hereby
constitutes and appoints Mortgagee the agent and attorney-in-fact of Mortgagor
to make such sale and conveyance, and thereby to divest Mortgagor of all right,
title, interest, equity and equity of redemption that Mortgagor may have in and
to the Mortgaged Property and to vest the same in the purchaser or purchasers at
such sale or sales, and all the acts and doings of said agent and
attorney-in-fact are hereby ratified and confirmed and any recitals in said
conveyance or conveyances as to facts essential to a valid sale shall be binding
upon Mortgagor. The aforesaid power of sale and agency hereby granted are
coupled with an interest and are irrevocable by dissolution, insolvency or
otherwise, are granted as cumulative of the other remedies provided hereby or by
law for collection of the indebtedness secured hereby and shall not be exhausted
by one exercise thereof but may be exercised until full payment of all
indebtedness secured hereby. In the event of any such foreclosure sale by
Mortgagee, Mortgagor shall be deemed a tenant holding over and shall forthwith
deliver possession to the purchaser or purchasers at such sale or be summarily
dispossessed according to provisions of law applicable to tenants holding over.

            3.3.2 Mortgagee may adjourn from time to time any sale by it to be
made under or by virtue of this Mortgage by announcement at the time and place
appointed for such sale or for such adjourned sale or sales; and, except as
otherwise provided by any applicable provision of law, Mortgagee, without
further notice or publication, may make such sale at the time and place to which
the same shall be so adjourned.

            3.3.3 Upon any sale made under or by virtue of this Section 3.3
(whether made under the power of sale herein granted or under or by virtue of
judicial proceedings or of a judgment or decree of foreclosure and sale),
Mortgagee may bid for and acquire the Mortgaged Property or any part thereof and
in lieu of paying cash therefor may make settlement for the purchase price by
crediting upon the indebtedness the net sales price after deducting therefrom
the expenses of the sale and the costs of the action and any other sums which
Mortgagee is authorized to deduct under this Mortgage.

                                       12
<PAGE>

            3.3.4 No recovery of any judgment by Mortgagee and no levy of an
execution under any judgment upon the Mortgaged Property or upon any other
property of Mortgagor shall affect in any manner or to any extent, the lien and
title of this Mortgage upon the Mortgaged Property or any part thereof, or any
liens, titles, rights, powers or remedies of Mortgagee hereunder, but such
liens, titles, rights, powers and remedies of Mortgagee shall continue
unimpaired as before.

            3.3.5 Mortgagee is authorized, but shall not be obligated, to
foreclose this Mortgage subject to the rights of any tenants of the Mortgaged
Property, and the failure to make any such tenants parties to any such
foreclosure proceedings and to foreclose their rights will not be, nor be
asserted to be by Mortgagor, a defense to any proceedings instituted by
Mortgagee to collect the sums secured hereby.

            3.3.6 After deducting all costs, fees and expenses of Mortgagee and
of this Mortgage, including, without limitation, costs of evidence of title and
reasonable attorneys' fees of Mortgagee in connection with a sale, Mortgagee
shall apply the proceeds of such sale to payment of all sums expended under the
terms hereof not then repaid, with accrued interest at the Default Rate then to
the payment of all other sums then secured hereby and the remainder, if any, to
the person or persons legally entitled thereto.

            3.3.7 If any Event of Default occurs and is continuing, Mortgagee
may, either with or without entry or taking possession of the Mortgaged
Property, and without regard to whether or not the indebtedness and other sums
secured hereby shall be due and without prejudice to the right of Mortgagee
thereafter to bring an action or proceeding to foreclose or any other action for
any default existing at the time such earlier action was commenced, proceed by
any appropriate action or proceeding: (1) to enforce payment of the Obligations,
to the extent permitted by law, or the performance of any term hereof or any
other right; (2) to foreclose this Mortgage in any manner provided by law for
the foreclosure of mortgages or deeds of trust or deeds to secure debt on real
property and to sell, as an entirety or in separate lots or parcels, the
Mortgaged Property or any portion thereof upon executory or ordinary process and
pursuant to the laws of the State or under the judgment or decree of a court or
courts of competent jurisdiction, and Mortgagee shall be entitled to recover in
any such proceeding all costs and expenses incident thereto, including
reasonable attorneys' fees in such amount as shall be awarded by the court; (3)
to exercise any or all of the rights and remedies available to it under the
Secured Debt Documents; and (4) to pursue any other remedy available to it.
Mortgagee may take action either by such proceedings or by the exercise of its
powers with respect to entry or taking possession, or both, as Mortgagee may
determine.

            3.3.8 The remedies described in this Section 3.3 may be exercised
with respect to all or any portion of the UCC Collateral, either simultaneously
with the sale of any real property encumbered hereby or independent thereof.
Mortgagee may at any time be permitted to proceed with respect to all or any
portion of the UCC Collateral in any manner permitted by the UCC. Mortgagor
agrees that Mortgagee's inclusion of all or any portion of the UCC Collateral in
a sale or other remedy exercised with respect to the real property encumbered
hereby, as permitted by the UCC, is a commercially reasonable disposition of
such property.

                                       13
<PAGE>

      3.4 Mortgagee's Right to Enter and Take Possession, Operate and Apply
Income.

            (a) If an Event of Default occurs and is continuing, Mortgagor, upon
demand of Mortgagee, shall forthwith surrender to Mortgagee the actual
possession and, if and to the extent permitted by law, Mortgagee itself, or by
such officers or agents as it may appoint, may enter and take possession of all
of the Mortgaged Property, including the Tangible Collateral, without liability
for trespass, damages or otherwise, and may exclude Mortgagor and its agents and
employees wholly therefrom and may have joint access with Mortgagor to the
books, papers and accounts of Mortgagor.

            (b) If an Event of Default has occurred and is continuing and
Mortgagor shall for any reason fail to surrender or deliver the Mortgaged
Property or any part thereof after Mortgagee's demand, Mortgagee may obtain a
judgment or decree conferring on Mortgagee the right to immediate possession or
requiring Mortgagor to deliver immediate possession of all or part of such
property to Mortgagee and Mortgagor hereby specifically consents to the entry of
such judgment or decree. Mortgagor shall pay to Mortgagee, upon demand, all
costs and expenses of obtaining such judgment or decree and reasonable
compensation to Mortgagee, its attorneys and agents, and all such costs,
expenses and compensation shall, until paid, be secured by the lien, security
title and security interest of this Mortgage.

            (c) Upon every such entering upon or taking of possession, Mortgagee
may hold, store, use, operate, manage and control the Mortgaged Property and
conduct the business thereof, and, from time to time and without being under any
duty to so act:

                  (1) make all necessary and proper maintenance, repairs,
renewals and replacements thereto and thereon, and all necessary additions,
betterments and improvements thereto and thereon and purchase or otherwise
acquire fixtures, personalty and other property in connection therewith;

                  (2) insure or keep the Mortgaged Property insured;

                  (3) manage and operate the Mortgaged Property and exercise all
the rights and powers of Mortgagor in their name or otherwise with respect to
the same;

                  (4) enter into agreements with others to exercise the powers
herein granted Mortgagee, all as Mortgagee from time to time may determine; and
shall apply the monies so received by Mortgagee in such priority as provided by
the Secured Debt Documents to (1) the payment of interest and principal due and
payable to the Mortgagee, (2) the deposits for taxes and assessments and
insurance premiums due, (3) the cost of insurance, taxes, assessments and other
proper charges upon the Mortgaged Property or any part thereof; (4) the
compensation, expenses and disbursements of the agents, attorneys and other
representatives of Mortgagee as allowed under this Mortgage; and (5) any other
charges or costs required to be paid by Mortgagor under the terms of the Secured
Debt Documents.

                  (5) rent or sublet the Mortgaged Property or any portion
thereof for any purpose permitted by this Mortgage.

                                       14
<PAGE>

      Mortgagee shall surrender possession of the Mortgaged Property to
Mortgagor (i) as may be required by law or court order, or (ii) when all amounts
under any of the terms of the Secured Debt Documents, including this Mortgage,
shall have been paid current and all Events of Default have been cured or
waived. The same right of taking possession, however, shall exist if any
subsequent Event of Default shall occur and be continuing.

      3.5 Separate Sales. To the extent permitted by law or Governmental
Authority, the Mortgaged Property may be sold in one or more parcels and in such
manner and order as Mortgagee, in its sole discretion, may elect, it being
expressly understood and agreed that the right of sale arising out of any Event
of Default shall not be exhausted by any one or more sales.

      3.6 Waiver of Appraisement, Moratorium, Valuation, Stay, Extension,
Redemption Laws and Other Rights.

            (a) Mortgagor agrees to the full extent permitted by law that if an
Event of Default occurs and is continuing, neither Mortgagor nor anyone claiming
through or under it shall or will set up, claim or seek to take advantage of any
appraisement, moratorium, valuation, stay, extension or redemption laws now or
hereafter in force, in order to prevent or hinder the enforcement or foreclosure
of this Mortgage or the absolute sale of the Mortgaged Property or any portion
thereof or the final and absolute putting into possession thereof, immediately
after such sale, of the purchasers thereof, and Mortgagor for itself and all who
may at any time claim through or under it, hereby waives, to the full extent
that it may lawfully so do, the benefit of all such laws, and any and all right
to have the assets comprising the Mortgaged Property marshalled upon any
foreclosure of the lien hereof and agrees that Mortgagee or any court having
jurisdiction to foreclose such lien may sell the Mortgaged Property in part or
as an entirety.

            (b) Mortgagor waives in favor of Mortgagee any and all homestead
exemptions and other exemptions of seizure or otherwise to which Mortgagor is or
may be entitled under the constitution and statutes of the State of Louisiana
insofar as the Mortgaged Property is concerned. Mortgagor further waives: (i)
the benefit of appraisement as provided in Louisiana Code of Civil Procedure
Articles 2332, 2336, 2723, 2724, and all other laws conferring the same; (ii)
the demand and three days delay accorded by Louisiana Code of Civil Procedure
Articles 2639 and 2721; (iii) the notice of seizure required by Louisiana Code
of Civil Procedure Articles 2293 and 2721; (iv) the three days delay provided by
Louisiana Code of Civil Procedure Articles 2331 and 2722; and (v) the benefit of
the other provisions of Louisiana Code of Civil Procedure Articles 2331, 2722
and 2723, not specifically mentioned above.

            (c) Any and all declarations of facts made by authentic act before a
notary public in the presence of two witnesses by a person declaring that such
facts lie within his knowledge, shall constitute authentic evidence of such
facts for the purpose of executory process. Mortgagor specifically agrees that
such an affidavit by a representative of Mortgagee as to the existence, amount,
terms and maturity of the Obligations and of a default thereunder shall
constitute authentic evidence of such facts for the purpose of executory
process.

      3.7 Receiver. If an Event of Default occurs and is continuing, Mortgagee,
to the extent permitted by law, and without regard to the value, adequacy or
occupancy of the security for the indebtedness and other sums secured hereby,
shall be entitled as a matter of right, but shall not be

                                       15
<PAGE>

obligated to, if it so elects to the appointment of a receiver to enter upon and
take possession of the Mortgaged Property and to collect all earnings, revenues
and receipts and apply the same as the court may direct, and such receiver may
be appointed by any court of competent jurisdiction upon application by
Mortgagee. To the extent permitted by law, Mortgagee may have a receiver
appointed without notice to Mortgagor or any third party, and Mortgagee may
waive any requirement that the receiver post a bond. To the extent permitted by
law, Mortgagee shall have the power to designate and select the Person who shall
serve as the receiver and to negotiate all terms and conditions under which such
receiver shall serve. To the extent permitted by law, any receiver appointed on
Mortgagee's behalf may be an Affiliate of Mortgagee. The reasonable expenses,
including receiver's fees, reasonable attorneys' fees, costs and agents'
compensation, incurred pursuant to the powers herein contained shall be secured
by this Mortgage. The right to enter and take possession of and to manage and
operate the Mortgaged Property and to collect all earnings, revenues and
receipts, whether by a receiver or otherwise, shall be cumulative to any other
right or remedy available to Mortgagee under this Mortgage, the other Secured
Debt Documents or otherwise available to Mortgagee and may be exercised
concurrently therewith or independently thereof, but such rights shall be
exercised in a manner which is otherwise in accordance with and consistent with
the Secured Debt Documents. Mortgagee shall be liable to account only for such
earnings, revenues and receipts (including, without limitation, security
deposits) actually received by Mortgagee, whether received pursuant to this
section or any other provision hereof. Notwithstanding the appointment of any
receiver or other custodian, Mortgagee shall be entitled as pledgee to the
possession and control of any cash, deposits, or instruments at the time held
by, or payable or deliverable under the terms of this Mortgage to, Mortgagee.

      3.8 Suits to Protect the Mortgaged Property. Mortgagee shall have the
power and authority, but shall not be obligated, to institute and maintain any
suits and proceedings as may be advisable (a) to prevent any impairment of the
Mortgaged Property by any acts which may be unlawful or in violation of this
Mortgage, (b) to preserve or protect its interest in the Mortgaged Property, or
(c) to restrain the enforcement of or compliance with any legislation or other
Legal Requirement that may be unconstitutional or otherwise invalid, if the
enforcement of or compliance with such enactment, rule or order might impair the
security hereunder or be prejudicial to Mortgagee's interest

      3.9 Proofs of Claim. In the case of any receivership, insolvency,
bankruptcy, reorganization, arrangement, adjustment, composition or other
judicial proceedings affecting Mortgagor, any Affiliate or any guarantor,
co-maker or endorser of any of Mortgagor's obligations, its creditors or its
property, Mortgagee, to the extent permitted by law, shall be entitled, but
shall not be obligated, to file such proofs of claim or other documents as may
be necessary or advisable in order to have its claims allowed in such
proceedings for the entire amount due and payable by Mortgagor under the Secured
Debt Documents, at the date of the institution of such proceedings, and for any
additional amounts which may become due and payable by Mortgagor after such
date.

      3.10 Mortgagor to Pay Amounts Secured Hereby on Any Default in Payment;
Application of Monies by Mortgagee.

            (a) In case of a foreclosure sale of all or any part of the
Mortgaged Property and of the application of the proceeds of sale to the payment
of the sums secured hereby, to the extent permitted by law, the Secured
Debtholders shall be entitled to enforce payment from

                                       16
<PAGE>

Mortgagor of any additional amounts then remaining due and unpaid and to recover
judgment against Mortgagor for any portion thereof remaining unpaid, with
interest at the Default Rate.

            (b) Mortgagor hereby agrees to the extent permitted by law, that no
recovery of any such judgment by the Secured Debtholders or other action by the
Secured Debtholders and no attachment or levy of any execution upon any of the
Mortgaged Property or any other property shall in any way affect the Lien and
security interest of this Mortgage upon the Mortgaged Property or any part
thereof or any Lien, rights, powers or remedies of Mortgagee hereunder, but such
Lien, rights, powers and remedies shall continue unimpaired as before.

            (c) Any monies collected or received by Mortgagee under this Section
3.10 shall be first applied to the payment of compensation, expenses and
disbursements of the agents, attorneys and other representatives of the
Beneficiary and the Secured Debtholders, and the balance remaining shall be
applied as provided in the Collateral Trustee Agreement.

      3.11 Delay or Omission; No Waiver. No delay or omission of Mortgagee or
the Secured Debtholders to exercise any right, power or remedy upon any Event of
Default shall exhaust or impair any such right, power or remedy or shall be
construed to waive any such Event of Default or to constitute acquiescence
therein. Every right, power and remedy given to Mortgagee whether contained
herein or in the other Secured Debt Documents or otherwise available to
Mortgagee may be exercised from time to time and as often as may be deemed
expedient by Mortgagee.

      3.12 No Waiver of One Default to Affect Another. No waiver of any defaults
hereunder shall extend to or affect any subsequent or any other defaults then
existing, or impair any rights, powers or remedies consequent thereon. If
Mortgagee (a) grants forbearance or an extension of time for the payment of any
sums secured hereby; (b) takes other or additional security for the payment
thereof; (c) waives or does not exercise any right granted in this Mortgage or
any other Secured Debt Document; (d) releases any part of the Mortgaged Property
from the lien or security interest of this Mortgage or any other instrument
securing the Obligations; (e) consents to the filing of any map, plat or replat
of the Real Property or any part thereof; (f) consents to the granting of any
easement on the Real Property; or (g) makes or consents to any agreement
changing the terms of this Mortgage or any other Secured Debt Document
subordinating the lien or any charge hereof, no such act or omission shall
release, discharge, modify, change or affect the liability under this Mortgage
or any other Secured Debt Document or otherwise of Mortgagor, or any subsequent
purchaser of the Mortgaged Property or any part thereof or any maker, co-signer,
surety or guarantor with respect to any other matters not addressed by such act
or omission. No such act or omission shall preclude Mortgagee from exercising
any right, power or privilege herein granted or intended to be granted in case
of any Event of Default then existing or of any subsequent Event of Default,
nor, except as otherwise expressly provided in an instrument or instruments
executed by Mortgagee, shall the lien or security interest of this Mortgage be
altered thereby, except to the extent expressly provided in such acts or
omissions. In the event of the sale or transfer by operation of law or otherwise
of all or any part of the Mortgaged Property, Mortgagee, without notice to any
person, firm or corporation, is hereby authorized and empowered to deal with any
such vendee or transferee with reference to the Mortgaged Property or the
indebtedness secured hereby, or with reference to any of the terms or conditions
hereof, as fully and to the same extent as it might deal with the original
parties hereto and without in any way releasing or discharging any of the
liabilities or undertakings hereunder, or waiving its right to declare such sale
or transfer an Event of Default as provided herein. Notwithstanding anything to
the contrary contained in this Mortgage or any other

                                       17
<PAGE>

Secured Debt Document, (i) in the case of any non-monetary default, Mortgagee
may continue to accept payments due hereunder without thereby waiving the
existence of such or any other default and (ii) in the case of any monetary
Event of Default, Mortgagee may accept partial payments of any sums due
hereunder without thereby waiving the existence of such Event of Default if the
partial payment is not sufficient to completely cure such Event of Default.

      3.13 Discontinuance of Proceedings; Position of Parties Restored. If
Mortgagee shall have proceeded to enforce any right or remedy under this
Mortgage by foreclosure, entry of judgment or otherwise and such proceedings
shall have been discontinued or abandoned for any reason, or such proceedings
shall have resulted in a final determination adverse to Mortgagee, then and in
every such case Mortgagor and Mortgagee shall be restored to their former
positions and rights hereunder, and all rights, powers and remedies of Mortgagee
shall continue as if no such proceedings had occurred or had been taken.

      3.14 Remedies Cumulative. Subject to the provisions of Section 4.15
hereof, no right, power or remedy, including without limitation remedies with
respect to any security for the Obligations, conferred upon or reserved to
Mortgagee by this Mortgage or any other Secured Debt Document is exclusive of
any other right, power or remedy, but each and every such right, power and
remedy shall be cumulative and concurrent and shall be in addition to any other
right, power and remedy given hereunder or under any other Secured Debt
Document, now or hereafter existing at law, in equity or by statute, and
Mortgagee shall be entitled to resort to such rights, powers, remedies or
security as Mortgagee may deem advisable.

      3.15 Interest After Event of Default. If an Event of Default shall have
occurred and is continuing, all sums outstanding and unpaid under the Secured
Debt Documents, including this Mortgage, may bear interest at the Default Rate
until such Event of Default has been cured. Mortgagor's obligation to pay such
interest shall be secured by this Mortgage.

      3.16 Foreclosure; Expenses of Litigation. If Mortgagee forecloses,
reasonable attorneys' fees for services in the supervision of said foreclosure
proceeding shall be allowed to the Mortgagee as part of the foreclosure costs.
In the event of foreclosure of the lien hereof, there shall be allowed and
included as additional indebtedness all reasonable expenditures and expenses
which may be paid or incurred by or on behalf of Mortgagee for attorneys' fees,
appraisers' fees, outlays for documentary and expert evidence, stenographers'
charges, publication costs, and costs (which may be estimated as to items to be
expended after foreclosure sale or entry of the decree) of procuring all such
abstracts of title, title searches and examinations, title insurance policies
and guarantees, and similar data and assurances with respect to title as are
necessary either to prosecute such suit or to evidence to a bidder at any sale
which may be had pursuant to such decree the true condition of the title to or
the value of the Mortgaged Property or any portion thereof. All expenditures and
expenses of the nature in this section mentioned, and such expenses and fees as
may be incurred in the protection of the Mortgaged Property and the maintenance
of the lien and security interest of this Mortgage, including the reasonable
fees of any attorney employed by Mortgagee in any litigation or proceeding
affecting this Mortgage or any other Secured Debt Document, the Mortgaged
Property or any portion thereof, including, without limitation, civil, probate,
appellate and bankruptcy proceedings, or in preparation for the commencement or
defense of any proceeding or threatened suit or proceeding, shall be immediately
due and payable by Mortgagor, with interest thereon at the Default Rate, and
shall be secured by this Mortgage.

                                       18
<PAGE>

Mortgagee waives its right to any statutory fee in connection with any judicial
or nonjudicial foreclosure of the lien hereof and agrees to accept a reasonable
fee for such services.

      3.17 Deficiency Judgments. If after foreclosure of this Mortgage, there
shall remain any deficiency with respect to any amounts payable under the
Secured Debt Documents, including hereunder, or any amounts secured hereby, and
Mortgagee may institute any proceedings to recover such deficiency or
deficiencies, all such amounts shall continue to bear interest at the Default
Rate. Mortgagor waives any defense to Mortgagee's recovery against Mortgagor of
any deficiency after any foreclosure sale of the Mortgaged Property. To the
extent permitted by law, Mortgagor expressly waives any defense or benefits that
may be derived from any statute granting Mortgagor any defense to any such
recovery by Mortgagee. In addition, Mortgagee shall be entitled to recovery of
all of its reasonable costs and expenditures (including without limitation any
court imposed costs) in connection with such proceedings, including their
reasonable attorneys' fees, appraisal fees and the other costs, fees and
expenditures referred to in Section 3.16 above. This provision shall survive any
foreclosure or sale of the Mortgaged Property, any portion thereof and/or the
extinguishment of the lien hereof.

      3.18 Waiver of Jury Trial. Mortgagee and Mortgagor each waive any right to
have a jury participate in resolving any dispute whether sounding in contract,
tort or otherwise arising out of, connected with, related to or incidental to
the relationship established between them in connection with this Mortgage or
any other Secured Debt Document. Any such disputes shall be resolved in a bench
trial without a jury.

      3.19 Exculpation of Mortgagee. The acceptance by Mortgagee of the
assignment contained herein with all of the rights, powers, privileges and
authority created hereby shall not, prior to entry upon and taking possession of
the Mortgaged Property by Mortgagee, be deemed or construed to make Mortgagee a
"mortgagee in possession"; nor thereafter or at any time or in any event
obligate Mortgagee to appear in or defend any action or proceeding relating to
the Mortgaged Property, nor shall Mortgagee, prior to such entry and taking, be
liable in any way for any injury or damage to person or property sustained by
any Person in or about the Mortgaged Property.

                               ARTICLE 4 - GENERAL

      4.1 Discharge. When all of the Obligations shall have been paid in full,
then this Mortgage and the lien and security interest created hereby shall be of
no further force and effect, Mortgagor shall be released from the covenants,
agreements and obligations of Mortgagor contained in this Mortgage and all
right, title and interest in and to the Mortgaged Property shall revert to
Mortgagor. Mortgagee, at the request and the expense of Mortgagor, shall
promptly execute a deed of reconveyance and such other documents as may be
reasonably requested by Mortgagor to evidence the discharge and satisfaction of
this Mortgage and the release of Mortgagor from its obligations hereunder.

      4.2 No Waiver. The exercise of the privileges granted in this Mortgage to
perform Mortgagor's obligations under the agreements which constitute the
Mortgaged Property shall in no event be considered or constitute a waiver of any
right which Mortgagee may have at any time, after an Event of Default shall have
occurred and be continuing, to declare the Obligations to be immediately due and
payable. No delay or omission to exercise any right, remedy or power accruing
upon any default shall impair any such right, remedy or power or shall be
construed to be a

                                       19
<PAGE>

waiver of any such default or acquiescence therein; and every such right, remedy
and power may be exercised from time to time and as often as may be deemed
expedient.

      4.3 Extension, Rearrangement or Renewal of Obligations. It is expressly
agreed that any of the Obligations at any time secured hereby may be from time
to time extended for any period, or with the consent of Mortgagor rearranged or
renewed, and that any part of the security herein described, or any other
security for the Obligations, may be waived or released, without altering,
varying or diminishing the force, effect or lien or security interest of this
Mortgage; and the lien and security interest granted by this Mortgage shall
continue as a prior lien and security interest on all of the Mortgaged Property
not expressly so released, until the Obligations are fully paid and this
Mortgage is terminated in accordance with the provisions hereof; and no other
security now existing or hereafter taken to secure the payment of the
Obligations or any part thereof or the performance of any obligation or
liability of Mortgagor whatever shall in any manner impair or affect the
security given by this Mortgage; and all security for the payment of the
Obligations or any part thereof and the performance of any obligation or
liability shall be taken, considered and held as cumulative.

      4.4 Forcible Detainer. Mortgagor agrees for itself and all Persons
claiming by, through or under it, that subsequent to foreclosure hereunder in
accordance with this Mortgage and applicable law if Mortgagor shall hold
possession of the Mortgaged Property or any part thereof, Mortgagor or the
Persons so holding possession shall be guilty of trespass; and any such Person
(including Mortgagor) failing or refusing to surrender possession upon demand
shall be guilty of forcible detainer and shall be liable to Mortgagee or any
purchaser in foreclosure, as applicable, for reasonable rental on said premises,
and shall be subject to eviction and removal in accordance with law.

      4.5 Waiver of Stay or Extension. To the extent permitted to be waived by
law, Mortgagor shall not at any time insist upon or plead or in any manner
whatever claim the benefit or advantage of any stay, extension or moratorium law
now or at any time hereafter in force in any locality where the Mortgaged
Property or any part thereof may or shall be situated, nor shall Mortgagor claim
any benefit or advantage from any law now or hereafter in force providing for
the valuation or appraisement of the Mortgaged Property or any part thereof
prior to any sale thereof to be made pursuant to any provision of this Mortgage
or to a decree of any court of competent jurisdiction, nor after any such sale
shall Mortgagor claim or exercise any right conferred by any law now or at any
time hereafter in force to redeem the Mortgaged Property so sold or any part
thereof; and Mortgagor hereby expressly waives all benefit or advantage of any
such law or laws and the appraisement of the Mortgaged Property or any part
thereof, and covenants that Mortgagor shall not hinder or delay the execution of
any power herein granted and delegated to Mortgagee but that Mortgagor shall
permit the execution of every such power as though no such law had been made.

      4.6 Notices. Except where certified or registered mail notice is required
by applicable law, any notice to Mortgagor or Mortgagee required or permitted
hereunder shall be deemed to be given when given in the manner prescribed in the
Collateral Trust Agreement.

      4.7 Severability. All rights, powers and remedies provided herein may be
exercised only to the extent that the exercise thereof does not violate any
applicable law, and are intended to be limited to the extent necessary so that
they will not render this Mortgage invalid, unenforceable

                                       20
<PAGE>

or not entitled to be recorded, registered or filed under any applicable law. In
the event any term or provision contained in this Mortgage is in conflict, or
may hereafter be held to be in conflict, with the laws of the State or of the
United States of America, this Mortgage shall be affected only as to such
particular term or provision, and shall in all other respects remain in full
force and effect.

      4.8 Application of Payments. In the event that any part of the Obligations
cannot lawfully be secured hereby, or in the event that the lien and security
interest hereof cannot be lawfully enforced to pay any part of the Obligations,
or in the event that the lien or security interest created by this Mortgage
shall be invalid or unenforceable as to any part of the Obligations, then all
payments on the Obligations shall be deemed to have been first applied to the
complete payment and liquidation of that part of the Obligations which is not
secured by this Mortgage and the unsecured portion of the Obligations shall be
completely paid and liquidated prior to the payment and liquidation of the
remaining secured portion of the Obligations.

      4.9 GOVERNING LAW. THIS MORTGAGE IS GOVERNED BY AND SHALL BE CONSTRUED IN
ACCORDANCE WITH THE LAWS OF THE STATE OF LOUISIANA.

      4.10 Amendments. This Mortgage may be amended, supplemented or otherwise
modified only by an instrument in writing signed by Mortgagor and Mortgagee.

      4.11 Successors and Assigns. All terms of this Mortgage shall run with the
land and bind each of Mortgagor and Mortgagee and their respective successors
and assigns, and all Persons claiming under or through Mortgagor or Mortgagee,
as the case may be, or any such successor or assign, and shall inure to the
benefit of Mortgagee and Mortgagor, and their respective successors and assigns.

      4.12 Renewal. To the extent permitted under the other Secured Debt
Documents, Mortgagee may, but shall not be obligated to, at any time and from
time to time renew or extend this Mortgage, or alter or modify the same in any
way, or waive any of the terms, covenants or conditions hereof in whole or in
part and may release any portion of the Mortgaged Property or any other
security, and grant such extensions and indulgences in relation to the
Obligations as Mortgagee may determine, without the consent of any junior lienor
or encumbrancer and without any obligation to give notice of any kind thereto
and without in any manner affecting the priority of the lien and security
interest hereof on any part of the Mortgaged Property; provided that nothing in
this Section 4.12 shall grant Mortgagee the right to alter or modify the
Mortgage without the consent of the Mortgagor unless otherwise specifically
permitted in this Mortgage.

      4.13 Future Advances. It is understood and agreed that this Mortgage
secures, among other things, (i) the Priority Lien Debt (including future
advances to be made with respect thereto), and all other Obligations of
Mortgagor under the Priority Lien Documents; (ii) the Parity Lien Debt
(including future advances to be made with respect thereto), and all other
Obligations of Mortgagor under the Parity Lien Documents; (iii) all Obligations
under any other Priority Lien Debt or Parity Lien Debt; (iv) any sums advanced
or expenses or costs incurred by Mortgagee or any Secured Debtholder, or by any
receiver appointed hereunder, which are made or incurred pursuant to, or
permitted by, the terms hereof, plus interest thereon at the rate therein
specified or otherwise agreed upon, from the date of the advances or the
incurring of such expenses or costs until reimbursed; (v) any and all other
indebtedness of Mortgagor to Mortgagee now or hereafter owing, whether direct

                                       21
<PAGE>

or indirect, primary or secondary, fixed or contingent, joint or several,
regardless of how evidenced or arising, where the indebtedness provides that it
is secured hereby; and (vi) any extensions, refinancings, modifications or
renewals of all such indebtedness described in subparagraphs (i) through (iv)
above, whether or not Mortgagor executes any extension agreement or renewal
instrument, and that the lien of any such future advances shall relate to the
date of this Mortgage.

      4.14 Liability. Notwithstanding any provision in this Mortgage to the
contrary, none of Mortgagee or any Secured Debt Representative or any of their
agents shall be liable for any error of judgment or act done in good faith, or
be otherwise responsible or accountable under any circumstances whatsoever. None
of Mortgagee or any Secured Debt Representative or any of their agents shall be
personally liable in case of entry by them, or anyone entering by virtue of the
powers herein granted them, upon the Mortgaged Property for debts contracted or
liability or damages incurred in the management or operation of the Mortgaged
Property. Such persons shall have the right to rely on any instrument, document
or signature authorizing or supporting any action taken or proposed to be taken
by them hereunder, believed by them in good faith to be genuine. Mortgagee or
any Secured Debt Representative or any of their agents shall be entitled to
reimbursement for expenses incurred by them in the performance of their duties
hereunder and to reasonable compensation for such of their services hereunder as
shall be rendered. Mortgagor will, from time to time, pay the compensation due
hereunder and reimburse such parties for, and save them harmless against, any
and all liability and expenses which may be incurred by them in the performance
of their duties.

      4.15 Severability and Compliance With Usury Law. The Secured Debt
Documents are intended to be performed in accordance with, and only to the
extent permitted by, all applicable Applicable Laws and Legal Requirements. If
any provision of any of the Secured Debt Documents or the application thereof to
any person or circumstance shall, for any reason and to any extent, be invalid
or unenforceable, neither the remainder of the instrument in which such
provision is contained, nor the application of such provision to other persons
or circumstances, nor the other instruments referred to hereinabove, shall be
affected thereby, but rather shall be enforceable to the greatest extent
permitted by law. It is expressly stipulated and agreed to be the intent of
Mortgagor at all times to comply with the applicable State law governing the
maximum rate or amount of interest payable on or in connection with the
Obligations. If the Applicable Law is ever judicially interpreted so as to
render usurious any amount called for under the Secured Debt Documents, or
contracted for, charged, taken, reserved or received with respect to the
extension of credit evidenced by the Secured Debt Documents or if acceleration
of the maturity of the Obligations or if any prepayment by Mortgagor results in
Mortgagor having paid any interest in excess of that permitted by law, then it
is Mortgagor's express intent that all excess amounts theretofore collected by
Mortgagee be credited on the principal balance due under the Secured Debt
Documents (or, if the Secured Debt Documents have been or would thereby be paid
in full, refunded to Mortgagor), and the provisions of the Secured Debt
Documents immediately be deemed reformed and the amounts thereafter collectible
thereunder reduced, without the necessity of the execution of any new document,
so as to comply with the applicable law, but so as to permit the recovery of the
fullest amount otherwise called for hereunder and thereunder. The right to
accelerate maturity of Obligations does not include the right to accelerate any
interest which has not otherwise accrued on the date of such acceleration, and
Mortgagee may not collect any unearned interest in the event of acceleration.
All sums paid or agreed to be paid to Mortgagee for the use, forbearance or
detention of the Obligations may, to the extent permitted by applicable law, be
amortized, prorated, allocated

                                       22
<PAGE>

and spread throughout the full term of the Obligations until payment in full so
that the rate or amount of interest on account of the Obligations does not
exceed the applicable usury ceiling.

      4.16 Release of Collateral. Notwithstanding any provision herein to the
contrary, the Mortgaged Property or any part thereof shall be released from the
security interest created by this Mortgage in accordance with the provisions of
the Collateral Trust Agreement.

      4.17 Time of the Essence. Mortgagor acknowledges that time is of the
essence in performing all of Mortgagor's obligations set forth herein.

      4.18 Counterpart Execution. This Mortgage may be executed by the parties
hereto in any number of counterparts (and be each of the parties hereof on
separate counterparts), each of which when so executed and delivered shall be an
original, but all such counterparts shall together constitute but one and the
same instrument.

      4.19 WAIVER OF MORTGAGOR'S RIGHTS. BY EXECUTION OF THIS MORTGAGE AND BY
INITIALING THIS SECTION 4.19, MORTGAGOR EXPRESSLY: (A) ACKNOWLEDGES THE RIGHT TO
ACCELERATE THE INDEBTEDNESS EVIDENCED BY THE NOTES AND THE POWER OF ATTORNEY
GIVEN HEREIN TO MORTGAGEE TO SELL THE MORTGAGED PROPERTY BY NONJUDICIAL
FORECLOSURE UPON DEFAULT BY MORTGAGOR WITHOUT ANY JUDICIAL HEARING AND WITHOUT
ANY NOTICE (EXCEPT AS OTHERWISE PROVIDED HEREIN); (B) EXCEPT TO THE EXTENT
PROVIDED OTHERWISE HEREIN, WAIVES ANY AND ALL RIGHTS WHICH MORTGAGOR MAY HAVE
UNDER THE CONSTITUTION OF THE UNITED STATES (INCLUDING THE FIFTH AND FOURTEENTH
AMENDMENTS THEREOF), THE VARIOUS PROVISIONS OF THE CONSTITUTIONS FOR THE SEVERAL
STATES, OR BY REASON OF ANY OTHER APPLICABLE LAW, TO NOTICE AND TO JUDICIAL
HEARING PRIOR TO THE EXERCISE BY MORTGAGEE OF ANY RIGHT OR REMEDY HEREIN
PROVIDED TO MORTGAGEE; (C) ACKNOWLEDGES THAT MORTGAGOR HAS READ THIS MORTGAGE
AND ITS PROVISIONS HAVE BEEN EXPLAINED FULLY TO MORTGAGOR AND MORTGAGOR HAS
CONSULTED WITH COUNSEL OF MORTGAGOR'S CHOICE PRIOR TO EXECUTING THIS MORTGAGE;
AND (D) ACKNOWLEDGES THAT ALL WAIVERS OF THE AFORESAID RIGHTS OF MORTGAGOR HAVE
BEEN MADE KNOWINGLY, INTENTIONALLY AND WILLINGLY BY MORTGAGOR AS PART OF A
BARGAINED FOR LOAN TRANSACTION:

                             INITIALED BY MORTGAGOR:

                     ______________________________________

                        By:______________________________

      4.20 Attorneys' Fees. Notwithstanding anything contained herein to the
contrary, (i) "reasonable attorneys' fees" are not, and shall not be, statutory
attorneys' fees under State law, (ii) if, under any circumstances Mortgagor is
required hereunder to pay any or all of Mortgagee's attorneys' fees and
expenses, Mortgagor shall be responsible only for actual legal fees and out of
pocket expenses actually incurred by Mortgagee at customary hourly rates for the
work done, and

                                       23
<PAGE>

(iii) Mortgagor shall not be liable under any circumstances for additional
attorneys' fees or expenses under State law.

                  [REMAINDER OF PAGE INTENTIONALLY LEFT BLANK]

                                       24
<PAGE>

                                                           WASHINGTON PARISH, LA

      THUS DONE AND PASSED on the day and in the month and year hereinabove
first written, in the presence of the undersigned witness who hereunto sign
their names with Mortgagor and me, Notary, after due reading of the whole.

WITNESSES AS TO SIGNATURES:

___________________________________

___________________________________

                                        MORTGAGOR:

                                        CALPINE CORPORATION,
                                        a Delaware corporation

                                        By:    _________________________________

                                        Name:  _________________________________

                                        Title: _________________________________

___________________________________
NOTARY PUBLIC

My Commission Expires:  ___________

<PAGE>

                                                           WASHINGTON PARISH, LA

                                    EXHIBIT A

                          LEGAL DESCRIPTION OF PREMISES

<PAGE>

                                                           WASHINGTON PARISH, LA

                                    EXHIBIT B

                            DESCRIPTION OF SERVITUDES

               [legal descriptions to be inserted at a later date]<PAGE>

                                                                   EXHIBIT 10.38

                    AMENDED AND RESTATED HAZARDOUS MATERIALS
                            UNDERTAKING AND INDEMNITY

      This Amended and Restated Hazardous Materials Undertaking and Indemnity
(this "Indemnity") is executed by CALPINE CORPORATION, a Delaware corporation
(the "Indemnitor") in favor of THE BANK OF NEW YORK, a New York banking
corporation ("BONY"), not in its individual capacity but solely as Collateral
Trustee under the Collateral Trust Agreement dated July 16, 2003 (the
"Collateral Trust Agreement") among Indemnitor, BONY, the 2007 Trustee, the 2010
Trustee, the 2013 Trustee, Credit Agreement Agent and Term Loan Administrative
Agent (collectively, with the Secured Debtholders and their successors and
assigns, the "Indemnified Parties"), whose address is 101 Barclay Street, New
York, New York 10286.

      Capitalized terms not otherwise defined herein shall have the meanings
ascribed thereto in the Collateral Trust Agreement.

                                    Recitals

      Indemnitor is party to that certain (i) Credit Agreement, dated as of
March 8, 2002 (herein, as the same may be amended, modified or supplemented from
time to time, called the "Existing 2002 Credit Agreement"), and (ii) Second
Amended and Restated Credit Agreement dated as of May 23, 2000 (herein, as the
same may be amended, modified, or supplemented from time to time, called the
"Existing 2000 Credit Agreement" and together with the Existing 2002 Credit
Agreement, collectively, the "Existing Credit Agreements").

      Indemnitor, as a condition to the making of the loans pursuant to the
Existing Credit Agreement has heretofore executed and delivered to The Bank of
Nova Scotia, for itself and as agent for the Lender Parties, that certain
Hazardous Materials Undertaking and Indemnity, dated as of May 1, 2002 (the
"Existing Hazardous Materials Indemnity").

      Indemnitor, the Existing Lenders and the Credit Agreement Agent have now
agreed to, among other things, (i) terminate the commitments under the Existing
2000 Credit Agreement, and (ii) amend and restate the Existing 2002 Credit
Agreement (as so amended and restated, and as the same may, from time to time
hereafter, be amended, supplemented, modified or amended and restated, the
"Amended and Restated Credit Agreement").

      Indemnitor also intends to issue the 2007 Notes, the 2010 Notes, and the
2013 Notes (collectively, the "Notes") and to borrow the Term Loans pursuant to
the Term Loan Agreement. The proceeds from the issuance of the Notes, and the
borrowing of the Term Loans will be used to refinance a portion of the loans and
other indebtedness outstanding under the Existing Credit Agreements.

      The Secured Debt is secured by, among other things, all of the right,
title and interest of Indemnitor in the real property and interests comprising
the oil and gas

<PAGE>

reserves, gas, assets, power plants and any other real property at any time
owned by Indemnitor and now or hereafter mortgaged to BONY and all fixtures,
personal property and other improvements now existing or to be constructed on
any of such properties (such properties, descriptions of which are attached
hereto as Exhibit A, herein collectively called, the "Properties"), with respect
to which Indemnitor has executed counterparts of those certain mortgages or
deeds of trust dated July 16, 2003 (the "Mortgages").

      The Secured Debtholders have agreed to enter into the Secured Debt
Documents only if the Indemnified Parties are indemnified and held harmless with
respect to any risk that the Properties may now or in the future be in any way
contaminated, or its use or value impacted by any Hazardous Materials, as
defined below.

      It is a condition precedent to issuing the Secured Debt that Indemnitor
execute and deliver this Indemnity, which Indemnity amends and restates the
Existing Hazardous Materials Indemnity.

      In order to induce the Lenders to issue the Secured Debt, and with the
full intention and understanding that the Indemnified Parties will rely hereon,
Indemnitor represents, warrants, covenants and agrees as follows:

      1. CERTAIN DEFINITIONS. As used in this Indemnity, the following terms
shall have the following respective meanings:

      "Hazardous Materials" means crude or refined oil or fraction thereof,
petroleum substances, petrochemical products, PCBs, asbestos, asbestos
containing materials, urea formaldehyde, salts, flammable explosives,
radioactive materials, hazardous wastes, toxic, mutagenic or pathogenic
substances or related materials, including, without limitation, any substances
defined as or included in the definition of "hazardous substances," "hazardous
wastes," "hazardous materials," or "toxic substances" under any applicable
federal or state laws or regulations.

      "Hazardous Materials Laws" means all federal, state or local laws,
ordinances, regulations, orders and directives pertaining to Hazardous
Materials.

      2. REPRESENTATIONS AND WARRANTIES. Without limiting the generality of any
of the representations or warranties contained in the other Secured Debt
Documents, Indemnitor hereby represents and warrants to BONY and the other
Indemnified Parties that, except as disclosed on Exhibit B hereto, as of the
date of this Indemnity and continuing thereafter,

            (a) the Properties and each portion thereof (including the
      underlying groundwater) are not and have not been a site for the use,
      generation, manufacture, discharge, assembly, processing, storage,
      release, disposal or transportation to or from of any Hazardous Materials,
      except in connection with the production, storage and transportation of
      crude oil, natural gas, other

                                      -2-
<PAGE>

      hydrocarbons and petroleum, and other petroleum products in the ordinary
      course of Indemnitor's business;

            (b) the Properties and each portion thereof (including the
      underlying groundwater) are presently in compliance in all material
      respects with all Hazardous Materials Laws, including, without limitation,
      those relating to exposure to Hazardous Materials, the labeling, storage
      and containment of Hazardous Materials, and air, soil and surface and
      ground water conditions;

            (c) there have been no past, and there are no pending or, to
      Indemnitor's knowledge, threatened

                  (i) claims, complaints, notices or requests for information
            received by Indemnitor with respect to any alleged violation of any
            Environmental Law, including Hazardous Materials Laws, that, singly
            or in the aggregate, may reasonably be expected to result in a
            Material Adverse Effect, or

                  (ii) complaints, notices or inquiries to Indemnitor regarding
            potential liability under any Environmental Law, including Hazardous
            Materials Laws, that, singly or in the aggregate, may reasonably be
            expected to result in a Material Adverse Effect;

            (d) there have been no unremediated Releases of Hazardous Materials
      at, on or under any property (including the Properties) now or previously
      owned or leased by Indemnitor that, singly or in the aggregate, result in,
      or may reasonably be expected to result in, a Material Adverse Effect;

            (e) Indemnitor has been issued and is in material compliance with
      all permits, certificates, approvals, licenses and other governmental
      authorizations relating to environmental matters and necessary for its
      businesses;

            (f) no property (including the Properties) now or previously owned
      or leased by Indemnitor is listed or proposed for listing (with respect to
      owned property only) on the National Priorities List pursuant to CERCLA,
      on the CERCLIS or on any similar state list of sites requiring
      investigation or clean-up;

            (g) Indemnitor has not directly transported or directly arranged for
      the transportation of any Hazardous Material to any location which is
      listed or proposed for listing on the National Priorities List pursuant to
      CERCLA, on the CERCLIS or on any similar state list or which is the
      subject of federal, state or local enforcement actions or other
      investigations which may lead to material claims against Indemnitor for
      any remedial work, damage to natural resources or personal injury,
      including claims under CERCLA;

            (h) there are no polychlorinated biphenyls or friable asbestos
      present at any property (including the Properties) now or previously owned
      or leased by

                                      -3-
<PAGE>

      Indemnitor that, singly or in the aggregate, result in, or may reasonably
      be expected to result in, a Material Adverse Effect; and

            (i) no conditions exist at, on or under any property (including the
      Properties) now or previously owned or leased by Indemnitor which, with
      the passage of time, or the giving of notice or both, would give rise to
      liability under any Environmental Law, which liability would reasonably be
      expected to result in a Material Adverse Effect.

      3. COVENANTS. Indemnitor hereby covenants and agrees that, so long as any
obligation under any of the Secured Debt Documents or otherwise in connection
with the Secured Debt is outstanding:

            (a) Indemnitor shall not permit the Properties or any portion of any
      parcel thereof to be a site for the use, generation, manufacture,
      discharge, assembly, processing, storage, Release, disposal or
      transportation to or from of Hazardous Materials except (i) as disclosed
      on Exhibit B hereto, (ii) in such quantities and as may be necessary for
      the production, storage and transportation of crude oil, natural gas and
      other Hydrocarbons (as defined in the Mortgages) in the ordinary course of
      Indemnitor's business as conducted on the Effective Date, (iii) as
      necessary or required to develop the Properties in the ordinary course of
      Indemnitor's business and (iv) as may be necessary to respond to any
      emergency, each of which excepted activities will be conducted in a manner
      designed to minimize environmental risk;

            (b) Indemnitor shall keep and maintain the Properties and each
      portion of any parcel thereof in compliance in all material respects with
      all Environmental Laws, including Hazardous Materials Laws (and to the
      extent there are violations of such laws existing as of the date hereof
      which are disclosed on Exhibit B, with the remediation plans and work
      plans listed on Exhibit B), and otherwise shall not cause or permit the
      Properties or any portion of any parcel thereof to be in violation, in any
      material respect, of such laws;

            (c) As to any claim or matter not disclosed on Exhibit B, Indemnitor
      shall immediately advise BONY and each of the Secured Debt Representatives
      in writing of:

                  (i) any and all enforcement, cleanup, removal or other
            governmental or regulatory actions instituted, completed or
            threatened against Indemnitor or the Properties pursuant to any
            applicable Environmental Laws, including Hazardous Materials Laws
            that, singly or in the aggregate, have, or may reasonably be
            expected to have, a Material Adverse Effect;

                  (ii) any and all material claims made or threatened by any
            third party against Indemnitor or the Properties relating to any
            claim, liability, cause of action, nuisance, fine, penalty, charge,
            administrative or judicial

                                      -4-
<PAGE>

            order or proceeding, judgment, remedial action or cleanup
            requirement, enforcement, damage, contribution, cost recovery,
            compensation, loss or injury resulting from any Hazardous Materials
            that, singly or in the aggregate, have, or may reasonably be
            expected to have, a Material Adverse Effect (the matters set forth
            in Sections 3(c)(i) and (ii) hereof are hereinafter referred to as
            "Hazardous Materials Claims");

                  (iii) any change in any claim or matter disclosed in Exhibit B
            that, singly or in the aggregate, have, or may reasonably be
            expected to have, a Material Adverse Effect; and

                  (iv) For the purpose of protecting the collateral given to
            secure the Obligations, BONY and any Secured Debt Representative
            shall have the right to join and participate in, as a party if it so
            elects, any legal proceedings or actions initiated in connection
            with any Hazardous Materials Claims and to have its reasonable
            attorneys' fees and expenses in connection therewith paid by
            Indemnitor;

            (d) Indemnitor shall not, without the prior written consent (which
      consent shall not be unreasonably withheld or delayed) of a Secured Debt
      Representative, take any remedial action in response to the presence of
      any Hazardous Materials on, under, or about the Properties (except (i)
      with respect to oil, gas and other Hydrocarbons, in the ordinary course of
      Indemnitor's business, or (ii) as may be necessary to respond to any
      emergency), nor enter into any settlement agreement, consent decree, or
      other compromise in respect of any Hazardous Material Claim in excess of
      $250,000;

            (e) Annually, at the time Indemnitor's audited financial statements
      are required to be delivered pursuant to any Secured Debt Document,
      Indemnitor shall deliver to BONY and each Secured Debt Representative a
      report discussing significant issues or concerns arising, or measures
      taken, during the preceding year and those contemplated for the following
      year relating to compliance with Hazardous Materials Laws and
      Environmental Laws, including, without limitation, compliance with any
      then effective order of the Regional Water Quality Control Board (or other
      lead agency) pertaining to the characterization, abatement and remediation
      of soil and groundwater contamination of the Properties;

            (f) To the extent that Indemnitor has the right to do so, Indemnitor
      shall permit BONY and any Secured Debt Representative or its agents, at
      the cost and expense of Indemnitor, to enter upon the Properties and all
      parts thereof, for the purpose of investigating and inspecting the
      condition and operation thereof, and shall permit reasonable access to the
      field offices and other offices, including the principal place of
      business, of Indemnitor to inspect and examine the Properties and to
      inspect, review and reproduce as necessary any books, records, accounts,
      contracts or other documents of Indemnitor;

                                      -5-
<PAGE>

            (g) Without limiting the generality of the foregoing clause (f),
      BONY and any Secured Debt Representative shall have the right, subject to
      any existing contractual restrictions binding on Indemnitor and on
      twenty-four (24) hours prior notice to Indemnitor, to cause such persons
      and entities as such parties may designate to enter the Properties to
      conduct (at the cost and expense of Indemnitor), or to cause Indemnitor to
      conduct (at the cost and expense of Indemnitor), such tests and
      investigations as such parties deem necessary to determine whether any
      hazardous substance or solid waste is being generated, transported,
      stored, or disposed of in accordance with applicable Environmental Laws.
      Such tests and investigations may include, without limitation, underground
      borings, ground water analyses and borings from the floors, ceilings and
      walls of any improvements located on the Properties. This Section 3(g)
      shall not be construed to affect or limit the obligations of Indemnitor
      pursuant to Section 4 hereof;

            (h) Neither BONY nor any Secured Debt Representative shall have any
      duty to visit or observe the Properties or to conduct tests, and no site
      visit, observation or testing by such parties shall impose any liability
      on such parties, nor shall Indemnitor or any other Obligor be entitled to
      rely on any visit, observation or testing by BONY and/or any Secured Debt
      Representative in any respect. BONY and any Secured Debt Representative
      may, in its discretion, disclose to Indemnitor or any other Person,
      including any governmental agency, any report or finding made as a result
      of, or in connection with, any site visit, observation or testing by such
      parties. Indemnitor agrees that no warranty or representation is made by
      these parties to Indemnitor or any other Obligor regarding the truth,
      accuracy or completeness of any such report or findings that may be so
      disclosed. Indemnitor also acknowledges that, depending upon the results
      of any site visit, observation or testing by such parties and disclosed to
      Indemnitor, Indemnitor may have a legal obligation to notify one or more
      governmental agencies of such results, that such reporting requirements
      are site-specific, and are to be evaluated by Indemnitor without advice or
      assistance from such parties; and

            (i) Cooperate fully with any environmental consultant retained by
      BONY and/or any Secured Debt Representative to prepare reports on the
      Properties.

      4. CONTINUING INDEMNITY. Indemnitor hereby agrees to indemnify, hold
harmless and defend (by one law firm of counsel reasonably satisfactory to BONY
and/or any Secured Debt Representative unless an Event of Default shall have
occurred and be continuing) the Secured Debt Representatives and the Indemnified
Parties and their directors, officers, employees, agents, successors and assigns
(collectively, "Indemnitees") from and against any and all claims (including
without limitation third party claims for personal injury or real or personal
property damage), losses, damages, liabilities, fines, penalties, charges,
administrative and judicial proceedings (including informal proceedings) and
orders, judgments, remedial action requirements, enforcement actions of any
kind, and all costs and expenses incurred in

                                      -6-
<PAGE>

connection therewith (including but not limited to reasonable attorneys' and/or
paralegals' fees and expenses), including, but not limited to, all costs
incurred in connection with any investigation or monitoring of site conditions
or any clean-up, remedial, removal or restoration work by any federal, state or
local government agency, arising directly or indirectly, in whole or in part,
out of (i) the presence on or under the Properties of any Hazardous Materials,
or any escape, seepage, leakage, spillage, discharge, emission or Release of any
Hazardous Materials on, under or from the Properties, or (ii) any activity
carried on or undertaken on or off the Properties, whether prior to or during
the term of the Secured Debt, and whether by Indemnitor or any predecessor in
title or any employees, agents, contractors or subcontractors of Indemnitor or
any predecessor in title, or any third persons at any time occupying or present
on the Properties, in connection with the handling, treatment, removal, storage,
decontamination, clean-up, transport or disposal of any Hazardous Materials that
at any time are located or present on or under or that at any time migrate,
flow, percolate, diffuse or in any way move onto or under the Properties;
provided however, that nothing herein shall require Indemnitor to indemnify
Indemnitees for any matter arising solely from the gross negligence or wilful
misconduct of BONY. The foregoing indemnity shall further apply to any residual
contamination on or under the Properties, or affecting any natural resources,
and to any contamination of any property or natural resources arising in
connection with the generation, use, handling, storage, transport or disposal of
any such Hazardous Materials, and irrespective of whether any of such activities
were or will be undertaken in accordance with applicable laws, regulations,
codes and ordinances. It is expressly understood and agreed that the indemnity
provided for herein shall survive: (i) the repayment of the Secured Debt and the
release of or reconveyance (whether full or partial) of the Mortgages; or (ii)
the acquisition of title to all or any portion of the Properties by BONY, or any
successor in interest to BONY, or any nominee or designee of any of them, by
foreclosure under or transfer in lieu of foreclosure of the Mortgages, whether
or not the same is otherwise in satisfaction of Indemnitor's obligations in
connection with the Secured Debt.

      5. TIME OF THE ESSENCE. Time is of the essence of this Indemnity.

      6. GOVERNING LAW. This Indemnity shall be governed by and construed in
accordance with the laws of the State of New York, except to the extent
preempted by Federal Law. Indemnitor irrevocably agrees that any legal action or
proceeding with respect to this Indemnity may be brought in a court of competent
jurisdiction of the State of New York or of the United States of America, as
BONY may elect, and by execution and delivery of this Indemnity the Indemnitor
hereby irrevocably submits to each such jurisdiction; and agrees that final
judgment against the Indemnitor in any such action or proceeding shall be
conclusive and may be enforced in any jurisdiction within the United States
including, without limitation, the State of New York, by suit on the judgment, a
certified copy of which shall be conclusive evidence of the fact and of the
amount of the indebtedness owed.

      7. INDEMNITOR WAIVERS. Indemnitor waives: (a) any defense based upon any
legal disability to enter into the Secured Debt Documents or other defense of
Indemnitor under the Secured Debt Documents; (b) any defense based on any lack
of

                                      -7-
<PAGE>

authority of the officers, directors, partners or agents acting or purporting to
act on behalf of Indemnitor or any principal of Indemnitor, or any defect in the
formation of Indemnitor or any principal of Indemnitor; (c) any defense based
upon the application of the Secured Debt by Indemnitor for purposes other than
the purposes represented by Indemnitor to BONY or intended or understood by BONY
or Indemnitor; (d) any defense based upon BONY's election, in any proceeding
instituted under the Federal Bankruptcy Code, of the application of Section
111(b)(2) of the Federal Bankruptcy Code or any successor statute; (e) any
defense based upon any borrowing or any grant of security interest under Section
364 of the Federal Bankruptcy Code; (f) presentment, demand, protest and notice
of any kind; and (g) the benefit of any statute of limitations affecting the
liability of Indemnitor hereunder or the enforcement hereof.

      8. OTHER PROVISIONS.

            (a) This Indemnity is executed pursuant to the Secured Debt
      Documents and shall be construed, administered and applied in accordance
      with the terms and provisions thereof.

            (b) All notices pursuant to this Indemnity shall be delivered at the
      times, in the manner and to the addressees as set forth in any Secured
      Debt Documents.

            (c) No amendment to or waiver of any provision of this Indemnity nor
      consent to any departure by Indemnitor herefrom shall be effective unless
      the same shall be in writing and signed by BONY or a Secured Debt
      Representative and Indemnitor.

            (d) This Indemnity shall be binding on and for the benefit of, the
      parties hereto, together with their respective successors and assigns.

            (e) The obligations of Indemnitor hereunder shall survive any
      termination of this Indemnity and the termination of all the Secured Debt
      Obligations. The representations and warranties made by Indemnitor in this
      Agreement shall survive the execution and delivery of this Indemnity.

            (f) Any provision of this Indemnity which is prohibited or
      unenforceable in any jurisdiction shall, as to such provision and such
      jurisdiction, be ineffective to the extent of such prohibition or
      unenforceability without invalidating the remaining provisions of this
      Indemnity or affecting the validity or enforceability of such provision in
      any other jurisdiction.

            (g) The various headings of this Indemnity are inserted for
      convenience only and shall not affect the meaning or interpretation of
      this Indemnity or any provisions hereof.

                                      -8-
<PAGE>

Dated: as of July 16, 2003

                                        "Indemnitor"

                                        CALPINE CORPORATION, a Delaware
                                        corporation

                                        By: /a/ B.A. Berligen
                                            ------------------------------------
                                            Name:  B.A. Berilgen
                                            Title: Executive Vice President

<PAGE>

                                    EXHIBIT A
                                       to
                  HAZARDOUS MATERIAL UNDERTAKING AND INDEMNITY

                         Legal Description of Properties

<PAGE>

                                    EXHIBIT B
                                       to
                  HAZARDOUS MATERIAL UNDERTAKING AND INDEMNITY

                            Description of Hazardous
                          Materials On Properties, etc.

                                      None.

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