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Unassociated Document

                                                                                Exhibit
    10.45

    STATE
      OF
      GEORGIA

    COUNTY
      OF
      DEKALB

    

    

    LEASE
      AGREEMENT

    

    THIS
      LEASE,
      made
      this 13th
      day of
      January, 2000 by and between BSRT Phoenix Business Park LLC, an Illinois limited
      liability company (hereinafter called “Lessor”) and LightNetworks,
      Inc.,
      (hereinafter called “Lessee”).

    

    

    WITNESSETH:

    

    WHEREAS,
      Lessor
      is
      the owner of Phoenix Business Park (hereinafter called the “Business Park”, said
      Business Park, the parcel of land upon which it and its amenities are situated
      and all improvements and betterments of any nature thereon are hereinafter
      collectively called the “Property”); and

    

    WHEREAS,
      Lessee
      wishes to lease from Lessor space known as 2700
      NE Expressway, Building B, Suite B-900, Atlanta, DeKalb County, GA
      30345
      of the
      Business Park, as outlined on the diagram marked Exhibit
      A
      attached
      hereto and by this reference incorporated herein (hereinafter called the
“Premises”);

    

    NOW
      THEREFORE,
      in
      consideration of the payment of the rent and the keeping and performance of
      the
      covenants and agreements by Lessee as hereinafter set forth, Lessor does hereby
      lease to Lessee, the Lessee does hereby lease from Lessor, the Premises. Except
      as otherwise provided in this lease Lessee hereby accepts the Premises in their
      condition existing as of the date hereof.

    

    FOR
      AND
      IN CONSIDERATION
      of the
      leasing of the premises as aforesaid, the parties hereby covenant and agree
      as
      follows:

    

     

    
      	1.  	
              TERM.
                The term (hereinafter called the “Lease Term”) of this Lease shall
                commence on the
                earlier of substantial completion or May 1, 2000 (hereinafter
                called the “Commencement Date”) and, unless sooner terminated pursuant to
                the provisions hereof, shall expire at midnight at
                the end of the 66th
                (sixty sixth full month, (See Special
                Stipulations.)

            

    

     

     

    
      	2.  	
              RENT.

            

    

     

     

    
      	2.1  	
              Lessee
                agrees to pay an annual base rental (hereinafter called “Annual Base
                Rental”) for each year during Lease Term determined in accordance with
                this Paragraph. During the first year of the Lease Term, Annual Base
                Rental shall be (see
                Special Stipulations).
                The Annual Base Rental for each subsequent year of the Lease Term
                shall
                adjust according to the Rent Schedule described on Exhibit C and
                by this
                reference incorporated herein. If the final period of the Lease Term
                is
                not equal to one year, Annual Base Rental for such partial year shall
                be
                prorated based on a 30 day month and a 360 day
                year.

            

    

     

     

    
      	2.2  	
              Annual
                Base Rental shall be paid in equal monthly installments (hereinafter
                called “Base Rent”), said Base Rent to be paid in advance on the first day
                of every calendar month (except that the first month’s rent shall be paid
                at the time this Lease is executed). For any partial month, Base
                Rent
                shall be adjusted on the basis of a 30 day
                month.

            

    

     

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

    
      	2.3  	
              Upon
                execution of this Lease by Lessee, Lessee shall pay a deposit in
                the
                amount of Eighteen
                thousand one hundred and thirty four dollars and eighty eight cents
                ($18,134.88)
                (hereinafter called the “Security Deposit”), which Security Deposit may be
                applied by Lessor towards (but not necessarily in satisfaction of)
                Lessor’s damage or injury by virtue of any default by Lessee in the
                performance of Lessee’s covenants and obligations under this Lease. If at
                the expiration or other termination of this Lease the Security Deposit
                has
                not been previously applied and Lessee is not in default of any of
                its
                covenants, the Security Deposit shall be returned to Lessor without
                interest.

            

    

     

     

    
      	2.4  	
              If
                Lessee shall commit more than two defaults of this Lease within any
                twelve
                month period, irrespective of whether such default is cured, then,
                without
                limiting the other rights and remedies of Lessor hereunder, the Security
                Deposit shall be automatically increased by 100 percent of its current
                amount and such increased amount shall be paid by Lessee to Lessor
                within
                five (5) days of written
                notice from Landlord of said
                default. Failure of Lessee to timely increase the Security Deposit
                as
                aforesaid shall be a default
                hereunder.

            

    

     

     

    
      	2.5  	
              Lessee
                shall pay the rent and all other sums, amounts, liabilities and
                obligations which Lessee herein assumes or agrees to pay or is liable
                for
                (whether designated Base Rent, additional rent, Common costs, taxes,
                insurance, costs, expenses, damages, loses, or otherwise) (all of
                which
                are hereinafter called “Amount Due”) promptly at the time and in the
                manner herein specified without deduction, setoff, abatement, counterclaim
                or defense, and regardless of whether or not the Lease Term has previously
                ended. If any Amount Due is not received by Lessor on or before the
                date
                on which the same is due, Lessee shall pay Lessor interest on such
                Amount
                Due from the date on which the same was due until the date the same
                in
                actually paid at a rate per annum equal to the lessor of (i) the
                prime
                rate of interest announced by NationsBank, Atlanta, Georgia (or successor
                thereto) from time to time plus five percent (5%) or (ii) the maximum
                rate
                permitted by applicable usury law. Any Amount Due shall be paid at
                such
                place or places as Lessor may from time to time designate in
                writing.

            

    

     

     

    
      	3.  	
              TAXES
                AND INSURANCE STOPS; COMMON COST
                RECOVERY

            

    

     

     

    
      	3.1  	
              For
                every whole or partial calendar year during the Lease Term, Lessee
                agrees
                to pay as additional rent the excess of actual Taxes over the Tax
                Base,
                “Actual Taxes” means the result obtained by (i) dividing Taxes by the Area
                of the Business Park, and (ii) multiplying the result by the Area
                of the
                Premises. “Area of the Premises” means 26,378
                square feet, plus any subsequent additions thereto. “Area of the Business
                Park” shall mean the area of all space in the Business Park (including
                expansions thereof, if any), which is presently 110,639
                square feet. “Taxes for any calendar year shall mean (i) personal property
                taxes imposed upon the Property or any part thereof, (ii) real estate
                taxes, assessments, sanitary taxes, and any other governmental charge,
                general or special, ordinary or extraordinary, now or hereafter levied
                or
                assessed against or allocable to the Property or any portion thereof,
                or
                Lessor, as owner of the Property, and (iii) fees and charges of
                consultants incurred by Lessor with respect to items (i) and (ii)
                of this
                sentence to the
                extent that it reduces taxes.
                “Tax Base” means the product obtained by multiplying the Area of the
                Premises by Base
                Year 2000 Taxes
                divided by Area of the Business
                Park.

            

    

     

     

    
      	3.2  	
              For
                every whole or partial calendar year during the Lease Term, Lessee
                agrees
                to pay as additional rent the excess of Actual Insurance Premiums
                over the
                Insurance Base. “Actual Insurance Premiums” means the result obtained by
                (i) dividing Lessor’s Insurance Premiums by the Area of the Business Park,
                and (ii) multiplying that result by the Area of the Premises. “Lessor’s
                Insurance Premiums” means the premiums charged by Lessor’s insurers for
                Lessor’s Insurance during the calendar year in question. “Lessor’s
                Insurance” means insurance carried by Lessor attributable or allocable to
                the Property for fire and extended coverage insurance, public liability
                and property damage insurance, rent loss insurance, and any other
                insurance which Lessor is required to carry by the holder of any
                Mortgage
                on the Property or any part thereof. “Insurance Base” means the product
                obtained by multiplying the Area of the Premises by Base
                Year 2000
                Lessor’s Insurance Premium divided by Area of the Business
                Park.

            

    

     

     

    
      	3.3  	
              For
                any partial calendar year payments under Paragraphs 3.1 and 3.2 shall
                be
                prorated based on the actual number of days in such partial year.
                If
                Actual Taxes for any calendar year are less than the Tax Base, no
                payment
                shall be due under Paragraph 3.1, nor will Lessor have any obligation
                to
                make any payment or reimbursement to Lessee on account thereof. If
                Actual
                Insurance Premiums for any calendar year are less than the Insurance
                Base,
                no amount shall be due Lessor under Paragraph 3.2 nor will Lessor
                have any
                obligation to make any payment or reimbursement to Lessee on account
                thereof. Lessor will send Lessee a statement of statements showing
                amounts
                due under Paragraph 3.1 or 3.2 as the case may be, and the amounts
                reflected on any such statements shall be due and payable in full
                30 days
                after any such statement is mailed by Lessor; provided, however,
                that for
                the calendar year in which the Lease Term expires, Lessor may bill
                Lessee
                under Paragraph 3.1 and 3.2 for such partial calendar year at any
                time
                within 60 days prior to the expiration of the Lease Term, with said
                bill
                or bills being due and payable on the earlier of 30 days after mailing
                thereof or the day the Lease Term expires, said bill or bills to
                be bsed
                on Lessor’s estimate of the amount due Lessor, with an appropriate
                adjustment or adjustments being made a t such time as actual figures
                are
                available.

            

    

     

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

    
      	3.4  	
              For
                every whole or partial calendar year during the Lease term, Lessee
                agrees
                to pay as additional rent Lessee’s Proportionate Share of Common Costs, as
                hereinafter set forth.

            

    

     

     

    
      	3.4.1  	
              “Lessee’s
                Proportionate Share of Common Costs” means the result obtained by (i)
                dividing Common Costs by the Area of the Business Park, and (ii)
                multiplying that result by the Area of the Premises. “Common Costs” mean
                (a) all expenses incurred by Lessor allocable or attributable to,
                or for
                the operation and maintenance of the Property, or any part thereof,
                other
                than Taxes and Lessor’s Insurance Premiums, including, without limitation,
                costs incurred for property management; lighting; painting; policing
                of
                common areas; interior and exterior cleaning; traffic control; driveway,
                sidewalk and parking lot maintenance; garbage or debris collection
                and
                removal; landscape maintenance and replacement; and utility line
                maintenance and replacement; and electric, water and sewer charges
                not
                separately metered to lessees of the Business Park, and (b) and all
                levies, assessments, special assessments, dues and other charges
                allocable
                to the Property by virtue of any owner’s association or similar group of
                which Lessor is a part, the Property’s share of costs of maintenance and
                repair of common amenities (such as roadways, lakes streams, paths,
                and
                entrances) for the Project known as Phoenix Business Park, of which
                the
                Property is a part, including any expansions of the Project, and
                covenants, restrictions or other agreements affecting the Property
                or any
                portion thereof, including those described in Section 23
                hereof.

            

    

     

     

    
      	3.4.2  	
              From
                and after the Commencement Date, Lessee agrees to pay Lessor on the
                first
                day of each month during the Lease Term a sum equal to one-twelfth
                of
                Lessor’s estimate of Lessee’s Proportionate Share of Common cost for the
                calendar year (or portion thereof) in question. For the calendar
                year in
                which the Commencement Date occurs, Lessor’s estimate of Lessee’s
                Proportionate Share of Common Costs shall be deemed to be $.50
                per square foot times the Area of the Premises. For each subsequent
                calendar year or portion thereof during the Lease Term, Lessor will
                provide Lessee with an estimate of Common Costs and a calculation
                of the
                monthly payment due under this subparagraph 3.4.2. If Lessor does
                not
                provide said data prior to January 1 of the calendar year in question,
                Lessee shall continue paying monthly amounts from the previous calendar
                year until a new estimate is provided, at which time Lessee shall
                pay any
                shortfall for previous months (or take a credit against subsequent
                payments). For any period of less than a month, an appropriate proration
                will be made based on the actual number of days involved.
                Lessee’s responsibility to pay any increases in Common Costs shall be
                limited to no more than a 10% (ten percent) increase over the previous
                years actual Common costs.

            

    

     

     

    
      	3.4.3  	
              After
                each calendar year, Lessor will furnish Lessee with a statement of
                Lessee’s Proportionate Share of Common Costs for such year. If Lessee’s
                Proportionate Share of Common Costs exceeds the estimated payments
                made by
                Lessee under subparagraph 3.4.2 for the year in question. Lessee
                will pay
                such excess within 30 days after Lessor’s statement is mailed; if said
                estimated payments exceed Lessee’s Proportionate Share of Common costs,
                the overpayment will be credited against the next payments coming
                due
                under subparagraph 3.4.2 hereof. For any partial calendar year, an
                appropriate proration will be made based on the actual number of
                days
                involved.

            

    

     

    
      	3.5  	
              The
                payment obligations set forth in this Section 3 shall survive the
                expiration of the Lease Term.

            

    

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

     

    4.
      USE.

     

     

    4.1
       Lessee
      shall use the Premises only for office/warehouse purposes, and for no other
      purpose without the prior written consent of Lessor. Lessee shall operate its
      business at the Premises in a reputable manner in compliance with all applicable
      laws, ordinances, Business Park rules, regulations, covenants, restrictions
      and
      other matters shown on the public records, now in force or hereafter enacted.
      Lessee will not permit, create or maintain any disorderly conduct, trespass,
      noise or nuisance, whatsoever, about the Premises or the Common Areas, or annoy
      or disturb any persons occupying other parts of the Property.

     

     

    4.2 Lessee
      shall not install any equipment that will exceed or overload the capacity of
      the
      Business Park, or the utility facilities located at the Premises. If any
      equipment installed by Lessee shall require additional utility facilities,
      the
      same shall be installed by Lessor at Lessee’s expense in accordance with plans
      and specifications approved by Lessor prior to installation.

     

     

    4.3 Lessee
      shall not, and shall not allow or suffer (whether intentionally or ortherwise),
      any Hazardous Substance to be introduced, kept, stored, created, emitted,
      released, impregnated or discharged into, on or in the Property (including
      sanitary and storm sewer systems), the Business Park or the Premises. As used
      herein “Hazardous Substance” means any hazardous, toxic or dangerous waste,
      substance or material, whether or not in excess of maximum levels set by any
      governmental or other authority, including, but not limited to the cost of
      removal of any Hazardous Substance from the Property, the Business Park, or
      the
      Premises; the cost of repairing and restoring the same; loss, expense or damage
      relating to the existence of any Mortgage (including cost of compliance with
      lender requirements and damage caused by default, acceleration or foreclosure);
      reimbursement for any fines or impositions imposed by any governmental
      authority, agency or court; and the cost of complying with the requirement
      of
      any governmental authority, agency or court. Lessee,
      at Lessee’s cost and risk will be permitted to store and use reasonable
      quantities of fuel for Lessee’s generator and the storage and use of reasonable
      quantities of UPS batteries. The storage, use and location of said items will
      meet all governing and regulating authorities’ requirements and will need to be
      approved by Lessor, which shall not be unreasonably
      withheld.

     

     

    5.
      UTILITIES.

     

    5.1 Lessee
      shall pay for electricity, gas, telephone and other utility service supplied
      to
      the Premises.

     

    5.2 Unless
      due lessor’s gross negligence,
      Lessor
      shall not be held liable for any damage or injury suffered by Lessee or by
      any
      of Lessee’s licensees, agents, invitees, servants, employees, contractors or
      subcontractors, resulting directly or indirectly from the installation, use
      or
      interruption of any utility service to the Premises or Property. No temporary
      interruption of services shall relieve Lessee from fulfillment of any covenant
      of this Lease or constitute a constructive eviction.

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

     

    6.
      MAINTENANCE.

     

     

    
      	 	 	
              6.1
                Lessor shall keep the roof foundation, exterior walls and all sewer
                and
                utility lines to the Business Park in good order and repair, except
                as to
                damage to which Section 14 is
                applicable.

            

    

     

     

    6.2 Lessor
      shall have no obligation to make any repairs unless and until Lessee notifies
      Lessor in writing of the necessity thereof, in which event Lessor shall have
      a
      reasonable time in which to make such repairs.

     

     

    6.3 Lessee
      shall keep the Premises maintained free from all litter, dirt, debris and
      obstructions and in a clean and sanitary condition. Notwithstanding anything
      herein to the contrary, Lessee shall maintain, replace and repair any
      improvements (including, but not limited to, utility lines, sewer connections,
      plumbing, wiring and glass) which are or were installed for Lessee. Lessee
      will
      purchase, keep in force and provide Lessor with a copy of a maintenance
      agreement in form and substance satisfactory to Lessor, from a contract
      satisfactory to Lessor, covering the heating and air conditioning equipment
      serving the Premises. At the expiration or other termination of this Lease,
      Lessee shall surrender the Premises (and keys thereto) in as good condition
      as
      when received, ordinary wear and tear only accepted. Lessor
      shall warrant all HVAC equipment for a period of one year from the Commencement
      Date of this Lease.

     

     

    
      	 	
              7.

            	
              FORCE
                MAJEURE. In the event that Lessor shall be delayed or hindered in
                or
                prevented from the performance of any act required hereunder by reason
                of
                strikes, lock-outs, labor troubles, inability to procure materials,
                failure of power, restrictive government laws or regulations, riots,
                insurrection, war or other reason of a like nature (other than for
                financial reasons) not the fault of Lessor, then performance of such
                act
                shall be excused for the period of the delay and the period for the
                performance of such act shall be extended for a period equivalent
                to the
                period of such delay. The provisions of this Section 7 shall not
                cancel or
                postpone or delay the due date of any payment to be made
                hereunder.

            

    

     

     

    
      	 	
              8.

            	
              PROPERTY
                AND LIABILITY INSURANCE.

            

    

     

     

    8.1 Throughout
      the Lease Term, Lessor will insure the Business Park (excluding foundations
      and
      excavations) and the machinery and equipment contained therein owned by Lessor
      (excluding any property with respect to which Lessee is obligated to insure
      pursuant to Paragraph 8.3 below) against damage by fire, lightning, explosion
      and extended coverage, in amounts and with carriers satisfactory to Lessor.
      All
      property of Lessee, Lessee’s agent, servants, employees, invitees, licensees,
      contractors, subcontractors, or any other person, shall be on the Premises
      at
      the risk of Lessee only, and Lessor shall not be responsible therefor.
Upon
      written notice from lessee, Lessor shall provide Lessee written proof of
      insurance.

     

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

    8.2 Lessee
      shall comply with all insurance regulations so the lowest fire, lighting,
      explosion, extended coverage and liability insurance rates available for the
      Business Park may be obtained by Lessor, and nothing shall be done or kept
      in or
      on the Premises by Lessee which will cause cancellation of any such insurance
      or
      increase the rate thereof, or threat thereof. Lessee shall remedy any condition
      giving rise to such cancellation, reduction or cost increase or threat thereof
      within five
      (5) days
      after
      notice thereof by Lessor.

     

     

    8.3 Lessee
      shall, during its occupancy of the Premises and during the entire Lease Term,
      at
      its sole cost and expense, obtain, maintain and keep in full force and effect,
      and with Lessee, Lessor and Lessor’s mortgages named as additional insurers
      therein as their respective interests may appear, all insurance required by
      law
      and such insurance as is reasonably required by Lessor for risks against which
      a
      prudent tenant would protect itself, including, without limitation, the
      following:

     

     

    8.3.1 Upon
      property of every description and kind owned by Lessee and located at the
      Property or for which Lessee is legally liable or installed by or on behalf
      of
      Lessee, including, without limitation, furniture, fittings, installations,
      alterations, additions, partitions and fixtures, in an amount not less than
      one
      hundred percent (100%) of the full replacement cost thereof.

     

     

    8.3.2 Public
      liability insurance in an amount not less than $2,00,000.00 for any one
      occurrence or such higher limits as Lessor may reasonably require from time
      to
      time; such insurance shall include a waiver of subrogation clause in favor
      of
      Lessor and coverage against liability for bodily injuries or property damage
      arising out of the use by or on behalf of Lessee of owned, non-owned or hired
      automobiles and other vehicles for a limit not less than that specified
      above.

     

     

    8.4 All
      insurance policies shall be taken out with companies licensed and registered
      to
      operate in the State of Georgia acceptable to Lessor and in form satisfactory
      to
      Lessor. Lessee shall deliver certificates evidencing such insurance policies,
      and any endorsement, rider or renewal thereof, to Lessor; certificates
      evidencing renewals shall be delivered to Lessor in no event less than thirty
      (30) days prior to any material change, cancellation or termination
      thereof.

     

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

     

    
      	9.  	
              ALTERATIONS
                AND IMPROVEMENTS.

            

    

     

     

    
      	9.1 	
              The
                agreements of Lessor and Lessee concerning the work necessary to
                prepare
                the Premises for occupancy are set forth in the Special
                Stipulations, further identified as Exhibit “B’
                attached.
                If
                Lessee does not occupy the Premises, or if lessee vacates the Premises
                prior to August 31, 2005, in either event through no default of Lessor,
                Lessee shall, notwithstanding any termination of this Lease, pay
                Lessor
                upon demand (as an Amount Due) for the cost of all work described
                on
                Exhibit B or otherwise done to the Premises by or on behalf of Lessee,
                less the percentage of said amount equal to the number of days for
                which
                Base Rent was paid divided by the number of days in the Lease
                Term.

            

    

     

     

    
      	9.2  	
              Other
                than the matters specified in this Lease, Lessee shall not make any
                alterations, additions or improvements in or to the Premises, nor
                install
                or attach fixtures in or to the Premises, without the prior written
                consent of Lessor which
                shall not be unreasonably withheld, excepting alterations of cosmetic
                nature not exceeding $10,000.00 (ten thousand dollars) in
                cost.
                All alterations, additions or improvements made, installed in or
                attached
                to the Premises by Lessee shall be made at Lessee’s expense in a good and
                workmanlike, manner, strictly in accordance with the plans and
                specifications approved by Lessor. Prior to the commencement of any
                such
                work by Lessee, Lessee shall deliver to Lessor certificates issued
                by
                insurance companies licensed and registered to operate in the State
                of
                Georgia, evidencing that workers’ compensation insurance, public liability
                insurance and property damage insurance, all in amounts satisfactory
                to
                Lessor are in force and effect and maintained by all contractors
                and
                subcontractors engaged by Lessee to perform such
                work.

            

    

     

     

    
      	9.3  	
              Lessee
                shall keep the Premises free from all liens, rights to liens or claims
                of
                liens of contractors, subcontractors, mechanics or materialmen for
                work
                done or materials furnished to the Property at the request of Lessee.
                If
                any claim of lien, or other statutory notice relating to mechanics
                and
                materialmen’s liens, is filed, Lessor may, but shall not be obligated to,
                discharge the same either by paying the amount claimed to be due
                or by
                procuring the discharge of such lien or statutory notice by deposit
                or by
                bonding proceedings. Any amount so paid by Lessor and all costs and
                expenses, including without limitation attorneys’ fees incurred by Lessor
                in connection therewith shall constitute additional rent payable
                by Lessee
                on demand. Lessee shall not have the authority to subject the interest
                or
                estate of Lessor or the Property or any part thereof to any liens,
                right
                to liens or claims of liens for services, materials, supplies or
                equipment
                furnished to Lessee.

            

    

     

     

    
      	9.4  	
              All
                alterations, additions or improvements, including, but not limited,
                to,
                fixtures, partitions, counters and window and floor coverings, which
                may
                be made or installed by either of the parties hereto upon the Premises,
                irrespective of the manner of annexation and irrespective of which
                party
                may have paid the cost thereof, excepting only movable office furniture,
                office equipment and appliances put in at the expense of Lessee,
                shall be
                the property of Lessor, and shall remain upon and be surrendered
                in good
                condition with the Premises at the expiration or other termination
                of this
                Lease. Notwithstanding
                the forgoing, however, if Lessor so elects, it shall be Lessee’s
                obligation prior to expiration of this Lease at the Lessee’s expense
                (notwithstanding the expiration of the Lease Term) to restore the
                Premises
                to the condition they were in previous to such alterations, additions,
                improvements, partitions and
                fixtures.

            

    

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

     

    
      	10.  	
              ASSIGNMENT
                OR SUBLETTING.

            

    

     

     

    
      	10.1  	
              Lessee
                shall not assign this lease, or any interest herein, or sublet or
                allow
                any other person, firm or corporation to use or occupy the Premises,
                or
                any part thereof, without the prior written consent of Lessor, which
                consent will not
                be unreasonably withheld. Any
                consent by Lessor under the preceding sentence shall not be deemed
                to be a
                consent to any subsequent event within the scope of the preceding
                sentence. An assignment of stock, membership units, general partnership
                or
                other ownership interest in Lessee, or any merger, consolidation
                or other
                corporate reorganization shall be deemed an assignment within the
                meaning
                of this Paragraph. Lessee
                will provide Lessor notice of such assignment of stock that does
                not
                require Lessor’s approval. Notwithstanding, Lessee and Assignee shall be
                liable for the performance of all terms and conditions of this
                Lease.

            

    

     

     

    
      	10.2  	
              If
                Lessee shall make any assignment of this lease or shall make any
                subletting hereunder in any way not authorized by the terms hereof,
                the
                acceptance by Lessor of any rent or other Amount Due from any person
                claiming as assignee, sublessee or otherwise shall not be construed
                as a
                recognition of or consent to such assignment or subletting or as
                a waiver
                of the right of Lessor thereafter to collect any rent from lessee,
                it
                being agreed that Lessor may at any time accept rent or any other
                Amount
                Due under this Lease from any person offering to pay the same without
                thereby acknowledging the person so paying as a Lessee in place of
                Lessee
                hereinabove named, and without releasing said Lessee from the obligations
                of this lease, but the same shall be taken to be a payment on account
                by
                Lessee.

            

    

     

     

    
      	10.3  	
              In
                the case of any assignment consented to or permitted by Lessor hereunder,
                at the time of such assignment Lessee shall pay Lessor as consideration
                therefor, as Additional Rent, an amount equal to all sums and other
                consideration paid to Lessee by the assignee for or by reason of
                such
                assignment (including any sum paid for the sale, rental or use of
                Lessee’s
                property) less the reasonable brokerage commissions and legal fees,
                if any
                actually paid by Lessee to unaffiliated third parties in connection
                with
                such assignment. In the case of any subletting consented to or permitted
                by Lessor hereunder, at the time of such subletting, Lessee shall
                pay
                Lessor as consideration therefore, as additional rent, an amount
                equal to
                any rents, additional charges or other consideration payable under
                the
                sublease to Lessee by the subtenant (including any sums paid for
                the sale,
                rental or use of Lessee’s property) which are in excess of the Base Rent
                during the term of the sublease in respect of the subleased space,
                less
                the reasonable brokerage commissions retrofitting
                costs
                and legal fees, if any, actually paid by Lessee to unaffiliated third
                parties in connection with such
                subletting.

            

    

     

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

    
      	11.  	
              DEFAULTS.

            

    

     

     

    
      	11.1  	
              In
                the event that (i) the Base Rent or any additional rent herein reserved,
                or any part thereof, or any other Amount Due, shall not be paid when
                due
                and within
                five (5) days after written notice from Lessor,
                or (ii) Lessee shall fall to comply with any of the other terms,
                covenants, conditions or agreements herein contained or in any of
                the
                rules and regulations now or hereafter established for the government
                or
                operation of the Business Park, or (iii)Lessee shall fail to comply
                with
                any term, provision, condition or covenant of any other agreement
                between
                Lessor and Lessee within thirty (30) days after written notice from
                Lessor, or (iv) Lessee makes an assignment for the benefit of creditors,
                fails to pay its debts as they mature, seeks, prepares to seek, or
                has
                filed against it, any petition for relief under any federal, state
                or
                other bankruptcy, debtor relief or insolvency law now or hereafter
                enacted, or a receiver or trustee is appointed for any substantial
                portion
                of lessee’s assets or business; then, in any such event, Lessor shall have
                the option, but not the obligation, to do any or more of the
                following:

            

    

     

     

    
      	11.1.1  	
              Terminate
                this Lease, in which event Lessee shall surrender the Premises to
                Lessor
                immediately without further notice or demand; and Lessor may, without
                further notice or demand, thereupon enter the Premises and take possession
                of same, and expel, remove and put out of possession Lessee and its
                effects, using such help, assistance and force in so doing as may
                by
                needful and proper, without being liable for prosecution or damages
                therefore, and without prejudice to any other remedy allowed in such
                cases. If Lessor exercises its rights under this subparagraph 11.1.1,
                Lessee agrees that in addition to any other recovery permitted hereunder
                or by law, Lessor shall be entitled to recover all Amounts Due (with
                interest as herein provided) plus fees and costs under Section 28
                hereof,
                as elements of Lessor’s damages.

            

    

     

     

    
      	11.1.2  	
              Without
                terminating this Lease and without in any way diminishing Lessee’s
                liability for the payment of all Annual Base Rental, additional rent
                and
                all other Amounts Due, whether past due or which come due during
                the
                remainder of the Lease Term (except for the credit for rentals collected
                upon reletting set forth in the next sentence), retake possession
                of the
                Premises (whether by self-help, dispossessory or eviction proceeding
                or
                otherwise), and , if Lessor desires to do so (though it shall have
                absolutely no obligation to do so), rent same, or any part thereof,
                for
                Lessee’s account for such term or terms and for such rent and upon such
                conditions as Lessor may, in its sole discretion, think best, making
                such
                changes, improvements, alterations and repairs to the Premises as
                may be
                required. In the event Lessor does relet the Premises pursuant to
                this
                Paragraph, whether or not Lessor elects to collect liquidated damages
                hereunder, all rent received by Lessor from such reletting during
                the
                Lease Term shall be applied as follows: first, to the payment of
                any
                Amount Due other than Base Rent; second, to the payment of any costs
                and
                expenses of such reletting, including but not limited to brokerage
                fees,
                attorney’s fees, and costs of such changes, improvements, alterations and
                repairs; third to Base Rent due and unpaid hereunder; fourth, any
                residue
                shall be held by Lessor and applied in payment of future rent or
                damage as
                the same may become due and payable hereunder; and fifth, when all
                of
                Lessee’s obligations have been satisfied, any balance remaining shall be
                paid to Lessee. In the event lessor exercises its rights under this
                Paragraph 11.1.2. at Lessor’s sole option Lessee shall pay Lessor upon
                demand as liquidated damages for Lessee’s breach and not as a penalty, an
                amount equal to the sum of (i) all unpaid Annual Base Rental discounted
                at
                the rate of six (6%) percent per annum from the date each installment
                is
                due hereunder, plus (ii) all Amounts Due (with interest as herein
                provided), plus (iii) fees and costs as provided in Section 28 hereof.
                It
                is the express intent of the parties that the liquidated damages
                provided
                for in the preceding sentence be treated as a full liquidation of
                damages
                for such breach, the parties agreeing that said liquidated damages
                are a
                fair and reasonable pre-estimate of Lessor’s damages and that the actual
                amount of damages sustained by Lessor in the event of breach is not
                readily ascertainable.

            

    

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

     

    
      	11.1.3  	
              Correct
                or cure such default and recover such amount expended as an Amount
                Due
                hereunder.

            

    

     

     

    
      	11.1.4  	
              Recover
                any and all costs incurred by Lessor resulting directly, indirectly,
                proximately or remotely from such default, including, but not limited
                to
                reasonable attorneys’ fees, as an Amount Due
                hereunder.

            

    

     

     

    
      	11.2  	
              In
                the event of a default or threatened default of this Lease by Lessee,
                Lessor shall be entitled to all equitable remedies, including without
                limitation injunction and specific performance. The various rights,
                remedies, powers, options and elections of Lessor reserved, expressed
                or
                contained in this Lease are cumulative, and no one of them shall
                be deemed
                to be exclusive of the others, or of such other rights, remedies,
                powers,
                options or elections as are now, or may hereafter, be conferred upon
                Lessor by law or in equity. Failure by Lessor to enforce one or more
                of
                the remedies herein provided shall not be deemed or construed to
                constitute a waiver of such default, or any violation or breach of
                any of
                the terms, provisions, or covenants herein contained, or a waiver
                of
                Lessor’s right thereafter to insist upon strict compliance with the terms
                hereof.

            

    

     

     

    
      	12.  	
              DAMAGE
                AND CONDEMNATION.

            

    

     

     

    
      	12.1  	
              In
                the event during the Lease Term the Premises are damage by fire or
                other
                casualty, but not to such an extent that repairs and rebuilding cannot
                reasonably be completed within one hundred eighty (180) days of the
                date
                of the event causing such damage, Lessor may, at Lessor’s option, repair
                and rebuild the Premises. If Lessor elects to repair and rebuild
                the
                Premises which said
                notice shall be given to Lesssee within sixty (60) days of said
                damage,
                this Lease shall remain in full force and effect, but Lessor may
                require
                Lessee to temporarily vacate the Premises while the same are being
                repaired and, subject to the provisions of this Paragraph 12.1, rent
                shall
                abate during this period to the extent that the Premises are untenantable;
                provided, however, that Lessor shall not be liable to Lessee for
                any
                damage or expense which temporarily vacating the Premises may cause
                Lessee. If the Premises are not repaired, rebuilt or otherwise made
                suitable for occupancy by Lessee within the aforesaid one hundred
                eighty
                (180) day period, Lease shall have the right, by written notice to
                Lessor,
                to terminate this Lease, in which event rent shall be abated for
                the
                unexpired Lease Term, effective as of the date of such written
                notification, but the other terms hereof shall remain in full force
                and
                effect. If Lessor elects not to repair and rebuild the Premises
                said
                notice shall be given to Lessee within sixty (60)
                days
                or
                if the Business Park or any part thereof be so damaged that repairs
                and
                rebuilding cannot reasonably be completed within one hundred eighty
                (180)
                days of the date of the event causing such damage, which
                said notice shall be given to Lessee within sixty (60)
                days
                of
                Lessor or
                Lessee
                may be written notice to the other party terminate this Lease in
                which
                event rent shall be abated for the unexpired Lease Term, effective
                as of
                the date of such written notification, but the other terms hereof
                shall
                remain in full force and effect.

            

    

     

     

    
      	12.2  	
              In
                the event the Business Park shall be taken, in whole or in part,
                by
                condemnation or the exercise of the right of eminent domain, or if
                in lieu
                of any formal condemnation proceedings or actions, if any, Lessor
                shall
                sell and convey the Premises, or any portion thereof, to the governmental
                or other public authority , agency, body or public utility, seeking
                to
                take said Premises or any portion thereof, then Lessor, at its option,
                may
                terminate this Lease as of the date possession is taken by the condemning
                authority upon ten (10 ) days prior written notice to Lessee and
                prepaid
                rent shall be proportionately refunded from the date of possession
                by the
                condemning authority. All damages or other sums awarded in connection
                with
                any condemnation or taking of any portion of the Premises or the
                Property,
                or paid as the purchase price for any conveyance in lieu of formal
                condemnation proceedings, whether for the fee or the leasehold interest,
                shall belong to and be the property of Lessor. Lessee shall execute
                and
                deliver any instruments as Lessor may deem necessary to expedite
                any
                condemnation proceedings or to effectuate a proper transfer of title
                to
                such governmental or other public authority, agency, body or public
                utility seeking to take or acquire the said lands, and Premises or
                any
                portion thereof. If Lessor chooses not to terminate this Lease, then
                to
                the extent and availability of condemnation proceeds received by
                Lessor
                and subject to the rights of any mortgagee thereto, Lessor shall
                at the
                sole cost and expense of Lessor and with due diligence and in a good
                and
                workmanlike manner, restore the Premises within a period of six
                (6)
                months after the date of the physical taking, and such restoration
                shall
                make the same reasonably tenantable and suitable for the general
                use being
                made by lessee prior to the taking; provided, however, that Lessor
                shall
                have no obligation to restore and reconstruct Lessee’s leasehold
                improvements unless and to the extent that Lessor receives an award
                of
                condemnation proceeds specifically designated as compensation for
                such
                improvements. Notwithstanding the foregoing, if Lessor has not completed
                such restoration and reconstruction on or before six
                (6) months
                after the date of physical taking or if the Premises (or so much
                thereof
                as would render them untenantable) are taken in condemnation, Lessee
                shall
                have the right to cancel this Lease by prompt notice after such
                occurrence. If this lease continues in effect after such physical
                taking,
                the rent payable hereunder shall be equitably adjusted both during
                the
                period of restoration operations of Lessor and during the unexpired
                portion of the Lease Term.

            

    

     

     

    
      	12.3  	
              In
                the event Lessor, during the Lease Term, shall be required by any
                governmental authority or the order or decree of any court, to repair,
                alter, remove, reconstruct or improve any part of the Premises, such
                repairs, alterations, removal reconstruction or improvement shall
                not in
                any way affect the obligations or covenant of Lessee herein contained,
                and
                Lessee hereby waives all claims for damages or abatement of rent
                because
                of such repairs, alterations, removal, reconstruction or improvement,
                except that rent shall abate during the period of and to the extent
                of
                untenantability; provided, if Lessor reasonably concludes that the
                work
                involved cannot be reasonably accomplished within one hundred eighty
                (180)
                days, Lessor may at its option terminate this lease by notice to
                Lessee;
                provided, further, that where the requirement by a governmental authority
                to repair, alter, remove, reconstruct or improve any part of the
                Premises
                arises out of any act of omission or commission by Lessee, then such
                repair, alteration, removal, reconstruction or improvement shall
                be
                effected promptly at the sole cost and expense of Lessee, and there
                shall
                not, in any event, be any abatement of rent nor any right in Lessee
                to
                terminate this Lease.

            

    

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

     

    
      	13.  	
              TRANSFER.
                This Section shall apply only at such times and from time to time
                as the
                Area of the Premises is 5,000 square feet or less. In the event the
                Premises are increased to a size greater than 5,000 square feet,
                Lessor
                hereby reserves the right, at its sole option and upon giving at
                least
                sixty (60) days prior written notice to Lessee, to transfer and remove
                Lessee from the Premises from time to time to any other available
                space in
                the Business Park of substantially equal area. Lessor hereby agrees
                to
                bear the expense of such transfer and removal, as well as the expense
                of
                any renovations or alterations which are necessary to make the new
                space
                conform substantially in layout and apportionment to the
                Premises.

            

    

     

     

    
      	14.  	
              LIABILITY
                OF LESSOR. Notwithstanding that joint or concurrent liability may
                be
                imposed upon Lessor
                or Lessee
                by
                law, Lessee
                and Lessee
                shall indemnify, defend and hold harmless the
                other party
                and the Property at each
                parties
                expense, against any loss, cost, damage or expense (including attorneys’
                fees and court costs) relating to or as a result of (a) any default
                or
                failure to comply with the terms hereof (whether in connection with
                termination hereof or otherwise) by the
                other party
                or
                any permitted sub-tenant hereunder; (b) any act or negligence of
                the
                other party
                or
                its agents, contractors, employees, invitees or licensees; and (c)
                all
                claims for damages to persons or property by reason of the use or
                occupancy of the Premises not caused by the
                other party.
                Moreover, either
                party shall
                not be liable for any damage or injury to the Premises, the
                other party’s
                property, to the
                other party,
                its agents, contractors, employees, invitees or licensees, arising
                from
                any use or condition of the Property or the act or neglect of co-tenants
                or any other person, or the malfunction of any equipment or apparatus
                serving the Premises. Any and all claims against either party for
                any
                damage referred to in this Section 14 are hereby waived and released
                by
                the other party. Notwithstanding anything contained herein to the
                contrary, in the event either
                party
                incurs any liability to the other party hereunder, such liability
                shall be
                satisfied only out of the
                other party’s
                interest in the Premises, it being agreed that the liability of each
                party, its venturers, partners (individually and as partners),
                shareholders, officers, agents and employees, shall in all events
                be
                satisfied out of the
                other party’s
                interest in the Premises.

            

    

     

     

    
      	15.  	
              RIGHT
                OF ENTRY.Lessor
                reserves the right to use at its discretion, the Business Park and
                every
                part thereof, except the interior of the Premises, in any manner
                which
                does not materially interfere with the use of the Premises to be
                made by
                Lessee hereunder. Lessor reserves the right, for itself or its mortgagees
                and prospective purchasers, or their respective agents and duly authorized
                representatives, to enter and be upon the Premises at any time and
                from
                time to time to inspect the Premises to see that Lessee is complying
                with
                all obligations hereunder and to repair, maintain, alter, improve
                and
                remodel, but Lessor shall not materially interfere with Lessee’s normal
                operations except in case of an emergency. Lessee shall not be entitled
                to
                any compensation, damages or abatement or reduction in rent on account
                of
                any such repairs, maintenance, alterations, improvements or remodeling.
                Except as otherwise provided in this Lease, nothing contained in
                this
                Section 15 shall imply any duty on the part of Lessor to repair,
                maintain,
                alter, improve or remodel.

            

    

     

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

    
      	16.  	
              BUSINESS
                PARK RULES AND REGULATIONS. Lessor reserves the right to establish
                reasonable
                rules and regulations pertaining to the use and occupancy of the
                Business
                Park which rules and regulations may be changed by Lessor from time
                to
                time. As and when established, such rules and regulations will be
                deemed
                incorporated in this Lease. Lessee shall comply with any such rules
                and
                regulations established by Lessor.

            

    

     

     

    
      	17.  	
              PROPERTY
                LEFT ON THE PREMISES. If upon the expiration of this Lease, or if
                the
                Premises should be vacated or abandoned by lessee at any time, or
                this
                Lease should terminate for any cause, Lessee or Lessee’s agents, servants,
                employees, invitees, licensees, contractors, subcontractors or any
                other
                person should leave any property of any kind or character in or upon
                the
                Premises, the fact of such leaving of property in or upon the Premises
                shall be conclusive evidence of intent by Lessee or such person to
                abandon
                such property, and such leaving shall constitute abandonment of the
                property unless
                Lessee continues to pay rent.
                Lessor, its agents or attorneys, shall have the right and authority
                upon
                one (1) days written
                notice to Lessee or anyone else except as required by law, to remove
                and
                destroy, store, sell or otherwise dispose of, such property, or any
                part
                thereof, without being in any way liable to Lessee or anyone else
                therefor. Lessee shall be liable to Lessor for all expenses incurred
                under
                this Section, notwithstanding the expiration or termination of this
                Lease.
                The proceeds from the sale or other disposition of such property
                shall
                belong to the Lessor as compensation for the removal and disposition
                of
                said property.

            

    

     

     

    
      	18.  	
              OTHER
                INTERESTS.

            

    

     

     

    
      	18.1  	
              This
                Lease and Lessee’s interest hereunder shall at all times be subject and
                subordinate to the lien and security title of any deeds to secure
                debt,
                security agreement, mortgages, or other interests heretofore or hereafter
                granted by Lessor or which otherwise encumber or affect the Premises
                and
                to any and all advances to be made thereunder and to all renewals,
                modifications, consolidations, replacements, substitutions and extensions
                thereof (all of which are hereinafter called the “Mortgage”).
                This clause shall be self operative and no further instrument of
                subordination need be required by any holder of any Mortgage. Lessee
                hereby waives and releases any claim it might have against Lessor
                or any
                other party for any actions lawfully taken by the holder of any Mortgage.
                 Upon
                written request from Lessee, Lessor will endeavor to get Lessee a
                Non-Disturbance Agreement.

            

    

     

     

    
      	18.2  	
              In
                the event of a sale or conveyance by Lessor of Lessor’s interest in the
                Premises (including a long term ground lease) other than a transfer
                for
                security purposes only, Lessor shall be relieved, from and after
                the date
                of transfer, of all obligations and liabilities accruing thereafter
                on the
                part of Lessor, provided
                that the new Owner assumes all obligations and liability of Lessor
                from
                and after the transfer and
                provided that any funds in the hands of Lessor at the time of transfer
                in
                which Lessee has an interest shall be delivered to the successor
                of
                Lessor. This Lease shall not be affected by any such sale and Lessee
                shall
                attorn to the purchaser or
                assignee.

            

    

     

     

    
      	18.3  	
              If
                the holder of a Mortgage shall hereafter succeed to the rights of
                Lessor
                under this Lease, whether through possession of foreclosure action
                or
                delivery of a new lease, Lesseee shall, at the option of the holder
                of
                such Mortgage, attorn to and recognize such successor as Lessee’s landlord
                under this Lease and shall promptly execute and deliver any instrument
                that may be necessary to evidence such attornment. Upon such attornment,
                this Lease shall continue in full force and effect as a direct lease
                between every successor landlord and Lessee, subject to all of the
                terms,
                covenants and conditions of this Lease and Lessee’s tenancy hereunder
                shall not be disturbed so long as Lessee is in full compliance with
                the
                terms and conditions hereof.

            

    

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

     

    
      	18.4  	
              In
                the event that Lessee is notified of the existence of any Mortgage
                and of
                the address of the holder of any such Mortgage, Lessee agrees that
                it will
                give the holder of any such Mortgage notice of any claimed default
                by
                Lessor under this lease, and will exercise no remedies which it may
                have
                on account thereof until fifteen
                (15)
                days have elapsed after the receipt of such notice by the holder
                of said
                Mortgage without cure thereof.

            

    

     

     

    
      	18.5  	
              Lessee
                shall, at Lessor’s request, promptly execute, acknowledge and deliver any
                instrument which may be required to evidence or confirm the subordination
                and attornment provisions set forth in Paragraphs 18.1, 18.2 and
                18.3
                hereof and, upon Lessee’s failure to do so, Lessor may, in addition to any
                other rights or remedies hereunder, execute, acknowledge, and deliver
                any
                document needed to accomplish same, as the agent and attorney-in-fact
                of
                Lessee, and Lessee hereby irrevocably and unconditionally constitutes
                Lessor as its attorney-in-fact for such purpose, Lessee acknowledging
                that
                such appointment is coupled with an
                interest.

            

    

     

     

    
      	19.  	
              LANDLORD’S
                LIEN.

            

    

     

     

    
      	19.1  	
              All
                property of Lessee now or subsequently located upon the Premises
                during
                the Lease Term shall be held and bound by a continuing lien and security
                interest for payment of rent, damages all other Amounts Due, and
                for full
                performance of all agreements to be performed by Lessee hereunder,
                and
                Lessee hereby grants a security interest therein to Lessor for such
                purpose.

            

    

     

     

    
      	19.2  	
              Lessee
                covenants to occupy the Premises on or before th Commencement Date.
                Lessee
                shall not abandon or vacate the Premises at any time during the Lease
                term, whether by operation of law or otherwise. Notwithstanding
                vacating the Premises and being current on Lessee’s rental obligations
                shall not constitute a
                default.

            

    

     

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

    
      	20.  	
              DELAYED
                POSSESSION. If Lessor shall fail to deliver to Lessee actual possession
                of
                the Premises by the Commencement Date rent shall abate until such
                possession is given, but Lessor shall not be liable to Lessee for
                such
                failure nor shall the Lease Term be thereby extended. Notwithstanding
                the
                foregoing, however, if the Premises are not available for occupancy
                by
                lessee within sixty (60) days after the Commencement Date through
                no
                default of Lessee, this lease shall be voidable by either party,
                and if
                voided, any payments made to Lessor by Lessee hereunder shall be
                immediately refunded to Lessee; provided however that such date shall
                be
                extended to the extent permitted under Section 7 hereof. The Premises
                shall be “available for occupancy” when they are so completed that Lessee
                may conduct nominal operations, or when a Certificate of Occupancy
                has
                been issued for the Premises, whichever is
                earlier.

            

    

     

     

    
      	21.  	
              HOLDING
                OVER. In the event of holding over by Lessee after the expiration
                or
                earlier termination of this Lease, there shall be no renewal of this
                Lease
                by operation of law but Lessee shall be a tenant at sufferance, and
                Lessee
                shall pay Lessor for the period of such hold-over an amount equal
                to one
                and one-half times the Base Rent and rent due under Paragraph 3.5
                which
                would have been payable by Lessee had the hold-over period been part
                of
                the original Lease Term, together with any other Amount Due under
                this
                Lease. Lessee shall vacate and deliver the Premises to Lessor upon
                Lessee’s receipt of notice from Lessor to vacate. No holding over by
                Lessee, whether with or without consent by Lessor, or acceptance
                of rent
                by Lessor, shall operate to reinstate, continue or extend the Lease
                Term.

            

    

     

     

    
      	22.  	
              NO
                WAIVER. Lessee understand and acknowledges that no assent, express
                or
                implied, by Lessor to any breach of any one or more of the terms,
                covenants or conditions hereof, shall be deemed or taken to be a
                waiver of
                any succeeding or other breach, whether of the same or any other
                term,
                covenant or condition hereof, or of Lessor’s right thereafter to insist
                upon strict compliance with the terms
                hereof.

            

    

     

     

    
      	23.  	
              COMPLIANCE
                WITH PROTECTIVE COVENANTS. In addition to and without any way limiting
                any
                of the foregoing provisions, Lessee shall comply with any reasonable
                protective covenants now or hereafter of record against the Property
                and
                with any changes to such covenants and/or rules and standards duly
                adopted
                in accordance with the procedures for either
                therein.

            

    

     

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

    
      	24.  	
              SIGNS.
                Lessee shall not install, paint, display, inscribe, place or affix
                any
                sign, picture, advertisement, notice, lettering or direction (hereinafter
                collectively called a “Sign”) which could be visible from outside of the
                Premises without first securing written consent from Lessor therefor.
                Any
                Sing permitted by Lessor shall at all times conform with all municipal
                ordinances or other laws, regulations, deed restrictions and protective
                covenants applicable thereto. Lessee shall remove all Signs at the
                expiration or other termination of this Lease, at Lessee’s sole expense,
                and shall in a good and workmanlike manner properly repair any damage
                cause by the installation, existence or removal of Lessee’s
                Signs.

            

    

     

     

    
      	25.  	
              ESTOPPEL
                CERTIFICATE: Lessee shall, at any time, and from time to time, upon
                not
                less than ten (10) days prior written notice from Lessor, execute,
                acknowledge and deliver to Lessor without charge a statement in writing
                in
                such form and substance as may be required by Lessor (a) certifying
                that
                this Lease is unmodified and in full force and effect and the dates
                to
                which the rent and other charges are paid in advance, if any; (b)
                certifying the Commencement Date of this Lease and the monthly Base
                Rent
                and additional rent under Paragraph 3.7 hereof being paid by Lessee;
                (c)
                acknowledging that there are not, to Lessee’s knowledge, any uncured
                defaults on the part of Lessor or Lessee hereunder and that Lessee
                has no
                right of offset, counterclaim or deduction from or against future
                rentals;
                (d) stating that no rent not yet due and payable as of the date of
                the
                letter has been paid in advance and no concessions, rebates, allowance
                or
                other considerations for free or reduced rent in the future have
                been
                granted; (e) all improvements or other work required to be made or
                performed by the Lessor have been fully completed in accordance with
                the
                plans and specifications therefor and to the satisfaction of the
                Lessee;
                and (f) the lessee has accepted and occupied the Premises, and Lessee
                is
                in full and complete possession of the Premises and actively conducting
                its business therein. Any such statement may be relied upon by any
                prospective purchaser of or Lender upon the security of the
                Premises.

            

    

     

     

    
      	26.  	
              COMMON
                AREA CONTROL.

            

    

     

     

    
      	26.1  	
              Lessee
                acknowledges and agrees that all areas outside of the Premises shall
                at
                all times be subject to the exclusive control and management of
                Lessor.

            

    

     

     

    
      	26.2  	
              Lessee
                and its servants, agents, employees, contractors, subcontractors,
                invitees, and licensees shall not be entitled to use more of the
                parking
                spaces from the Business Park than four
                spaces per thousand square feet of Area of the Premises. Lessor shall
                have
                the right, but not the duty, to assign parking spares to tenants
                of the
                Business Park.

            

    

     

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

    
      	26.3  	
              UTILITY
                DEREGULATIONS

            

    

     

     

    
      	a.  	
              Lessor
                Controls Selection.
                Lessor has advised Lessee that presently Georgia
                Power Company
                (“Electric Service Provider”) is the utility company selected by Landlord
                to provide electric service for the Business Park. Notwithstanding
                the
                foregoing, if permitted by law, Lessor shall have the right at any
                time
                and from time to time during the Lease Term to either contract for
                service
                from a different company or companies providing electric service
                (each
                such company shall hereinafter be referred as an “Alternate Service
                Provider”) or continue to contract for service from the Electric Service
                Provider.

            

    

     

     

    
      	b.  	
              Lessee
                Shall Give Lessor Access.
                Lessee shall cooperate with Lessor, the Electric Service Provider,
                and any
                Alternate Service Provider, at all times and, as reasonably necessary,
                shall allow Lessor, Electric Service Provider, and any Alternate
                Service
                Provider reasonable access to the Business Park’s electric lines, feeders,
                risers, wiring and any other machinery within the
                Premises.

            

    

     

     

    
      	c.  	
              Lessor
                Not Responsible for Interruption of Service.
                Unless
                due to Lessor’s gross negligence or willful
                misconduct,
                Lessor shall in no way be liable or responsible for any loss, damage
                or
                expense that Lessee may sustain or incur by reason of any change,
                failure,
                interference, disruption, or defect in the supply or character of
                the
                electric energy furnished to the Premises, or if the quantity or
                character
                of the electric energy supplied by the Electric Service Provider
                or any
                Alternate Service Provider is no longer available or suitable for
                Lessee’s
                requirements, and no such change, failure, defect, unavailability
                or
                unsuitability shall constitute an actual or constructive eviction,
                in
                whole or in part, or entitle Lessee to any abatement or diminution
                of rent
                or relieve Lessee from any of its obligations under the
                Lease.

            

    

     

     

    
      	27.  	
              NOTICES.
                All notices and other communications hereunder shall be in writing
                and
                shall be deemed to have been given and effective when delivered in
                person
                or when deposited in the United States mail, return receipt requested,
                addressed, if to Lessor, at the address set forth on the first page
                of
                this Lease, or to such other addresses as lessor may direct from
                time to
                time by fifteen (15) days prior written notice, and if to Lessee,
                at the
                Premises. Lessee hereby appoints as its agent to receive service
                of all
                dispossessory or distraint proceeding and notices in connection therewith,
                the person in charge of or occupying the Premises at the time; and
                if no
                person is in charge of or occupying the Premises, then such service
                or
                notice may be made by attaching the same on the main entrance to
                the
                Premises and on the same day enclosing, directing, stamping and marking
                by
                first class mail a copy of such service or notice to Lessee at the
                last
                known address of Lessee.

            

    

     

     

    
      	28.  	
              ATTORNEY’S
                FEES.If
                any Amount Due hereunder is collected by or through an attorney,
                Lessee
                agrees to pay fifteen (15%) percent thereof as attorneys’ fees together
                with any costs and expenses which Lessor incurs in attempting to
                enforce
                any of the obligations of Lessee under this Lease, if Lessee does
                not
                prevail in such proceedings.

            

    

     

     

    
      	29.  	
              HOMESTEAD.
                Lessee waives all homestead rights and exemptions which it may have
                under
                any law as against any obligations owing under this Lease. Lessee
                hereby
                assigns to Lessor its homestead and
                exemption.

            

    

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

     

    
      	30.  	
              ACCORD
                AND SATISFACTION. No payment by Lessee or receipt by Lessor of a
                lesser
                amount than the Base Rent, additional rent or any other amount due
                herein
                stipulated shall be deemed to be other than on account of the earliest
                of
                the same then due, nor shall any endorsement or statement on any
                check or
                any letter accompanying any check or payment as rent be deemed an
                accord
                and satisfaction, and Lessor may accept such check or payment without
                prejudice to Lessor’s fight to recover the balance of such rent or pursue
                any other remedy provided in this
                lease.

            

    

     

     

    
      	31.  	
              BROKERS.
                Other than NAI/Brannen
                Goddard
                (hereinafter collectively called “Agent”), Lessee warrants and represents
                that it has had no dealings with any broker or agent in connection
                with
                this Lease and covenants to pay, hold harmless and indemnify Lessor
                from
                and against any and all cost, expense or liability for any compensation,
                commissions and charges claimed by any broker or agent with respect
                to
                this Lease or negotiations thereof who purports to have been engaged
                by
                Lessee.

            

    

     

     

    
      	32.  	
              MISCELLANEOUS.

            

    

     

     

    
      	32.1  	
              All
                the terms and provisions of this Lease shall be binding upon and
                apply to
                the successors, permitted assigns and legal representatives of Lessor
                and
                Lessee or any person claiming by, through or under either of them
                or their
                agents or attorneys, subject always, as to Lessee, to the restrictions
                contained in Section 10 hereof. Words of any gender used in this
                Lease
                shall be held and construed to include any other gender, and words
                in the
                singular number shall be held to include the plural unless the context
                otherwise requires.

            

    

     

     

    
      	32.2  	
              The
                captions are inserted in this lease for convenience only, and in
                no way
                define, limit, or describe the scope of intent of this Lease or of
                any
                provision hereof, nor in any way affect the interpretation of this
                Lease.

            

    

     

     

    
      	32.3  	
              This
                lease is made and delivered in, and shall be interpreted, construed
                and
                enforced with, the laws of the State of
                Georgia.

            

    

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

     

    
      	32.4  	
              This
                Lease and the schedules and exhibits attached hereto and forming
                part
                hereof set forth all of the covenants, promises, agreements, conditions
                and understandings between Lessor and Lessee concerning the Premises
                and
                the property, and there are no covenants, promises, terms, conditions
                or
                understandings either oral or written, between them other than as
                are
                herein set forth. Except as herein otherwise provided, no subsequent
                alteration, amendment, change or addition to this Lease shall be
                binding
                upon Lessor or Lessee unless reduced to writing and signed by the
                Party to
                be bound thereby.

            

    

     

     

    
      	32.5  	
              The
                terms, conditions, covenants and provisions of this Lease shall be
                deemed
                to be severable and legally independent. If any clause or provision
                herein
                contained shall be adjudged to be invalid or unenforceable by a court
                of
                competent jurisdiction or by operation of any applicable law, it
                shall not
                affect the validity of any other clause or provision herein, but
                such
                other clauses or provisions shall remain in full force and
                effect.

            

    

     

     

    
      	32.6  	
              This
                Lease, or any portion hereof, shall not be recorded, unless both
                parties
                hereto agree to such recording.

            

    

     

     

    
      	32.7  	
              Time
                is of the essence of this Lease.

            

    

     

     

    
      	32.8  	
              This
                Lease shall create the relationship of landlord and tenant between
                Lessor
                and Lessee, and nothing contained herein shall be deemed or construed
                by
                the parties hereto, or by any third party, as creating the relationship
                or
                principal and agent or of partnership, or of joint venture, or of
                any
                relationship other than landlord and tenant, between the parties
                hereto;
                no estate shall pass out of Lessor; Lessee has only a usufruct not
                subject
                to levy and sale.

            

    

     

     

    For
      additional terms and stipulations of this Lease (if any) see Exhibit C, attached
      hereto and by this reference incorporated herein.

     

     

    IN
      WITNESS WHEREOF, the parties hereto have hereunto set their hands and seals
      the
      day and year first above written. 

     

     

    

     

     

    LESSOR:
      BSRT Phoenix Business Park L.L.C

                                    BSRT
      PORTFOLIO CORP.,
      its managing members

     

                                         
By:
      /s/_______________

                                       Vice
      President

     

     

    LESSEE: LightNetworks,
      Inc.

    By:
M.
      Eston Kirby, Jr.

                                            VP
      of
      Planning

     

     

    {CORPORATE
      SEAL}

     

     

    

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

     

     

    EXHIBIT
      “A”

     

     

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

    

    EXHIBIT
      “B”

    Special
      Stipulations

    

    Lease
      Agreement between BSRT Phoenix Business Park L.L.C., as Lessor, and
      LightNetworks, Inc., as Lessee, dated____________________, 19______ for
26,378
      rentable
      square feet.

    

    These
      Special Stipulations are made and entered into contemporaneously with the Lease
      Agreement described above. In the case of any conflict between the Special
      Stipulations and the Lease, these Special Stipulations shall control. All terms
      used herein shall be the same as defined in the Lease.

    
      	1.  	
              Base
                Rent

            

    

    

    Lessee’s
      Base Monthly Rental shall adjust as follows:

    

     

    
      	
              Period

            	 	
              Rent/SF

            	
              Annual
                Base Rent

            	
              Monthly
                Base Rent

            
	
              Commencement
                Date

            	
              Month
                6

            	
              $4.13

            	
              $108,941.14

            	
              $9,078.43

            
	
              Month
                7-

            	
              Month
                18

            	
              8.25

            	
              217,618.50

            	
              18,134.88

            
	
              Month
                19-

            	
              Month
                30

            	
              8.50

            	
              224,213.00

            	
              18,684.42

            
	
              Month
                31-

            	
              Month
                42

            	
              8.75

            	
              230,807.50

            	
              19,233.96

            
	
              Month
                43-

            	
              Month
                54

            	
              9.01

            	
              237,665.78

            	
              19,805.48

            
	
              Month
                55-

            	
              Month
                66

            	
              9.29

            	
              245,051.62

            	
              20,420.97

            

    

     

    
      	2.  	
              Broker
                Disclosure

            

    

    

    NAI/Brannen
      Goddard has acted as Agent for the Lessor and Lessee in this transaction and
      will be paid a commission by Lessor pursuant to a separate
      agreement.

    

    
      	3.  	
              Temporary
                Space

            

    

    

    Upon
      the
      full execution of the Lease, Lessee may occupy Suite B-450, approximately 7,776
      square feet at Phoenix Business Park on a rent free basis until Lessee’s
      Premises are ready for occupancy at which time Lessee will relocate to Lessee’s
      Premises. Lessee shall abide by all other terms and conditions of Lease during
      Lessee’s occupancy of the temporary space. Additionally, Lessee is responsible
      for all Lessee’s utility costs to the temporary space during said time. The
      temporary space shall be returned to Lessor in the same condition as privded
      Lessee, normal wear and tear accepted. Lessor
      reserves the right to move Lessee, at Lessor’s expense, to alternative space,
      Suite C-200, approximately 7,726 square feet, should Lessor have a new Lessee
      for Suite B-450.

    

    
      	4.  	
              Premises
                Improvements Allowance

            

    

    

    Lessor,
      at an expense not to exceed $15.00/SF ($395.670.00) (“Improvement Allowance”),
      shall complete improvements to the Premises per mutually agreed upon
      construction drawings. Lessee
      shall provide Lessor permittable drawings no later than February 15, 2000.
      Should there be any delay in the delivery of premises to Lessee by May 1, 2000
      due to Lessor not receiving permittable plans by February 15, 2000, this Lease
      shall commence May 1, 2000.
      Said
      Improvement Allowance shall go toward the cost of Lessee’s improvements,
      architectural fees and a construction management fee equal to five percent
      (5%)
      of said costs. The Improvement Allowance may not be used to pay for
      non-construction items, such as rent, moving expenses, furniture or
      telecommunications equipment. Should the actual improvement costs exceed the
      Improvement Allowance, Lessee shall pay Lessor said excess amount within 30
      days
      of the receipt of an invoice from Lessor for said amount. Notwithstanding
      Lessor, at Lessor’s expense, and at an expense not be part of the Improvement
      Allowance, shall replace all HVAC units.

    

    
      	5.  	
              Irrevocable
                Letter of Credit.

            

    

    

    As
      part
      of this Lease, Lessee shall provide Lessor an Irrevocable Letter of Credit
      (“L.C.”), which is assignable, acceptable to Lessor in the amount of $200,000.00
      (two hundred thousand dollars and no cents). Provided Lessee is not in default
      of the Lease, the L.C. will be reduced to $100,000.00 (one hundred thousand
      dollars and no cents) at the end of the 36th
      month of
      the Lease term and reduced to $0.00 at the end of the 48th
      month of
      the Lease term. A copy of the L.C. is attached to and made part of this Lease
      as
      Exhibit “C”.

    

    6.
      First
      Right of Offering

    

    Provided
      Lessee is not in default and upon receiving interest from a Third Party in
      Suite
      B-700, approximately 5,198 square feet, Lessor will first offer in writing
      to
      Lessee said space at terms and conditions as the Premises would be offered
      to
      any other Third Party. Lessee has three (3) business days to agree with Lessor
      on business terms and subsequently three (3) more business days to execute
      an
      Amendment to Lease said space. Should Lessee not respond to Lessor’s written
      notification within three (3) business days, Lessor will be free to lease said
      space to said Third Party.

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

    EXHIBIT
      “C”

    

    L.C.Unassociated Document

                                                                                Exhibit
    10.46

    FIRST
      AMENDMENT TO LEASE AGREEMENT

    

    THIS
      FIRST LEASE AMENDMENT is made and entered into this 17th
      day
      of February, 2000
      among
      BSRT Phoenix
      Business Park, L.L.C.,
      as
      Landlord, and LightNetworks,
      Inc.,
      a
      Georgia Corporation as Tenant.

    

    WITNESSETH

    

    WHEREAS,
      Landlord and Tenant entered into a Lease Agreement (“Lease”) for the use and
      occupancy of the certain premises (the “Premises”) by Tenant located in Phoenix
      Business Park, 2700 N.E. Expressway, Building B, Suite B-900, Atlanta, GA 30345
      (the “Building”) dated January 13, 2000; and

    

    WHEREAS,
      Landlord and tenant do hereby intend to amend and modify the Lease as herein
      set
      forth.

    

    NOW
      THEREFORE, in consideration of the mutual covenants and conditions contained
      herein the received insufficiency which are hereby acknowledged, the parties
      hereto agree as follows:

    

     

    
      	1.  	
              Expansion

            

    

     

     

    Effective
      February 15, 2000 Tenant will add to the Premises approximately 5198 rentable
      square feet known as Suite B-700, Exhibit “A” attached. For the purposes of this
      Lease, tenant’s Premises shall now be defined as 31,576 rentable square
      feet.

     

     

    
      	2.  	
              Expansion
                Space Lease Term

            

    

     

     

    The
      Lease
      Term for the expansion space shall commence February 15, 2000 and expire at
      the
      same time as the main space, Suite B-900 expires, at the end of the sixty sixth
      (66th)
      month
      of the Lease term as described and defined in the Lease.

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

     

    
      	3.  	
              Expansion
                Space Rent Schedule

            

    

     

    
      	
               

              February
                15, 2000- February 29, 2000

               

            	
               

              $1,786.81/half
                month

               

            
	
               

              March
                1, 2000- Month 18 (as defined in the Lease)

               

            	
               

              $3,573.63/month

               

            
	
               

              Month
                19- Month 30 (as defined in the Lease)

               

            	
               

              $3,681.92/month

               

            
	
               

              Month
                31- Month 42 (as defined in the Lease)

               

            	
               

              $3,790.21/month

               

            
	
               

              Month
                43- Month 54 (as defined in the Lease)

               

            	
               

              $3,902.83/month

               

            
	
               

              Month
                55- Month 66 (as defined in the Lease)

               

            	
               

              $4,024.12/month

               

            

    

     

    
      	4.  	
              Expansion
                Space Security Deposit

            

    

    

    Upon
      the
      execution of this First Amendment to Lease Agreement, Tenant shall pay to
      Landlord an amount of $3,573.63 which shall be added to and made a part of
      Tenant’s Security Deposit as defined in the Lease.

    

    
      	5.  	
              Expansion
                Space Premises

            

    

    

    Lessor,
      at an expense not to exceed $15.00/SF ($77,790.00) (“Improvement Allowance”) and
      no later than September 30, 2000 shall complete improvements to the Premises
      per
      mutually agreed upon construction drawings. Said Improvement Allowance shall
      go
      toward the cost of Lessee’s improvements, architectural fees and a construction
      management fee equal to five percent (5%) of said costs. The Improvement
      Allowance may not be used to pay for non-construction items, such as rent,
      moving expenses, furniture or telecommunications equipment. Should the actual
      improvement costs exceed the Improvement Allowance, Lessee shall pay Lessor
      said
      excess amount within 30 days of the receipt of an invoice from Lessor for said
      amount. Notwithstanding Lessor at Lessor’s expense, and at an expense not to be
      part of the Improvement Allowance shall replace all HVAC units.

    

    
      	6.  	
              Expansion
                Space Irrevocable Letter of
                Credit

            

    

    

    As
      part
      of the First Amendment to Lease Agreement, Lessee shall provide Lessor an
      Irrevocable Letter of Credit (“L.C.”), which is assignable, acceptable to Lessor
      in the amount of $40,000.00 (forty thousand dollars and no cents) within thirty
      (30) days of the execution of this Amendment. Provided Lessee is not in default
      of the Lease, the L.C. will be reduced to $20,000.00 (twenty thousand dollars
      and no cents) at the end of the 36th
      month of
      the Lease term and reduced to 0.00 at the end of the 48th
      month of
      the Lease term. A copy of the L.C. is to be attached to and made part of this
      Amendment as Exhibit “B”.

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

    Exhibit
      “B”

    

    L.C.
      (to
      be attached)

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

    Except
      as
      expressly amended or modified hereby, the terms and conditions of the First
      Amendment to Lease Agreement, as amended, shall be and remain in full force
      and
      effect and are hereby confirmed by Landlord and Tenant.

    

    The
      terms
      and conditions of this First Amendment shall inure to the benefit of, and be
      binding upon, the successors, assigns and legal representative of the parties
      hereto.

    

    LESSOR: BSRT
      Phoenix Business Park L.L.C.

    

    

    By: BSRT
      PORTFOLIO CORP., its managing member

    

    By:
      /s/________________________________________

    Vice
      President    

                                                                         

    LESSEE:
       LightNetworks,
      Inc.

    By:
      Joseph Phillips

    Title  
      Leasing Administrator     

    Attest:_________________________________________

    

    

    {CORPORATE
      SEAL}

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