Document:

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                                                                   EXHIBIT 10.25

                           SECOND AMENDMENT TO RADNOR
                      TECHNOLOGY AND RESEARCH CENTER LEASE

      THIS SECOND AMENDMENT TO LEASE (the "Amendment") is made this 3rd day of
March, 2003 by and between RADNOR PROPERTIES-145 KOP, L.P., a Delaware
limited partnership (hereinafter called "Landlord"), and CENTOCOR, INC., a
Pennsylvania corporation (hereinafter called "Tenant").

                                   BACKGROUND

      A.    Landlord and Tenant entered into that certain Radnor Technology and
Research Center Lease dated March 8, 2002, as amended by that First Amendment to
Lease dated June 21, 2002 (the "Lease"), whereby Landlord leased to Tenant and
Tenant rented from Landlord the space containing 135,125 rentable square feet
located on the court level and third (3rd) and fourth (4th) floors of the
research building (the "Research Building") and the space containing 1,344
rentable square feet located in the Storage Building, which are located within
the Radnor Technology and Research Center (the "Center"), at 145 King of Prussia
Road, Radnor Township, Delaware County, Pennsylvania 19087.

      B.    Tenant desires to lease the first floor of the Research Building
which space is more particularly delineated on the site plan attached hereto as
Exhibit "A" and made a part hereof containing" 46,672 rentable square feet
located on the first (1st) floor (the "First Floor Space"). Landlord is Willing
to lease the First Floor Space to Tenant, and otherwise accommodate Tenant all
on and subject to the terms set forth herein.

      C.    As of the date hereof, except as otherwise specifically set forth
herein, the First Floor Space shall constitute a part of the "Demised Premises"
under the Lease and, unless expressly set forth herein to the contrary, all of
the terms and conditions set forth in the Lease shall apply to the First Floor
Space.

                                      TERMS

      NOW, THEREFORE, Landlord and Tenant, in consideration of the mutual
promises contained herein and for other good and valuable consideration, the
receipt and adequacy of which are hereby acknowledged, and incorporating the
above Background, and intending to be legally bound, agree as follows:

      1. FIRST FLOOR SPACE.

            1.1. FIRST FLOOR SPACE. Landlord, for a term commencing on the
delivery of a fully executed Amendment to Tenant (the "First Floor Space
Commencement Date") on which date the First Floor Space shall be delivered to
Tenant and, unless extended or sooner terminated as herein provided, expiring
coterminous with the balance of the Demised Premises on March

(C)2001 The Rubenstein Company, L.P. All Rights Reserved.

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31, 2007 (the "First Floor Term"), leases to Tenant, and Tenant rents from
Landlord, the First Floor Space, on the following terms and conditions:

                  (i) Minimum rent for the First Floor Space shall commence on
March 1, 2003 (the "First Floor Space Rent Commencement Date") and accrue during
the First Floor Term as follows:

<TABLE>
<CAPTION>
                                                       ANNUAL MINIMUM        MONTHLY
       AGREEMENT PERIOD                    RATE            RENT           MINIMUM RENT
-------------------------------         ---------     --------------     --------------
<S>                                     <C>           <C>                <C>
March 1, 2003 - March 31, 2004          $   15.50     $   723,416.04     $   60,284.67
April 1, 2004 - March 31, 2005          $   16.25     $   758,420,04     $   63,201.67
April 1, 2005 - March 31, 2006          $   17.00     $   793,424.04     $   66,118.67
April 1, 2006 - March 31, 2007          $   17.75     $   828,428.04     $   69,035.67
</TABLE>

Minimum rent shall be payable during the First Floor Term, in advance, in the
monthly installments as set forth above, the first installment to be payable
upon the execution of this Amendment and subsequent installments to be payable
on the first day of each successive month of the First Floor Term following the
First Floor Space Rent Commencement Date.

                  (ii) TENANT'S PROPORTIONATE SHARE. As of the First Floor Space
Commencement Date, Tenant's Proportionate Share shall be seventy nine and
4,265/10,000 percent (79.4265%). This is equal to the ratio of the rentable
square feet of the Demised Premises in the Research Building to the total
rentable square feet of space in the Research Building which is 228,887. The
ratio of the rentable square feet in the Demised Premises to the total rentable
square feet of office and laboratory space in the Center (which is 427,109)
shall be Forty Two and 5,645/10,000 percent (42.5645%).

            1.2. Tenant may occupy any and all portions of the First Floor
Space, for the purpose of conducting Tenant's business therein, prior to the
First Floor Space Rent Commencement Date, with no obligation to pay the minimum
rent set forth above until the First Floor Rent Commencement Date; provided,
however, Tenant shall be responsible for the payment of all utilities, Taxes and
Operating Expenses, repairs and any other costs involved in operating, occupying
and maintaining the First Floor Space. Tenant may occupy any and all portions of
the First Floor Space for the purpose of constructing improvements therein prior
to the First Floor Commencement Date and during such time Tenant shall have no
obligation to pay for any of the costs set forth in this paragraph.

      2. RENEWAL OPTION. If Tenant exercises its option to extend the term of
the Lease pursuant to Paragraph 30 therein, Tenant must also elect to extend the
term of the Lease for the First Floor Space beyond March 31, 2007, and in the
event Tenant properly exercises the Renewal Option, such extension as to the
First Floor Space shall be on the same terms and conditions that are set forth
in such Paragraph 30. Notwithstanding the provisions of such Paragraph 30, the
minimum annual rental rate for the First Floor Space shall be a continuing

(C)2001 The Rubenstein Company, L.P. All Rights Reserved.

                                        2
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increase of $0.75 per rentable square foot per annum over the previous annual
minimum rent starting with the last year of the Lease term.

      3. SERVICES. Landlord agrees that during the term of the Lease, Landlord
shall provide services to the First Floor Space as set forth in this Paragraph
3.

            (A)   STANDARD CENTRAL HVAC SERVICES. Landlord shall provide heat,
ventilation and air-conditioning ("HVAC") during "Business Hours (which shall
mean twenty-four hours a day, seven days a week) as follows:

                  (1) FIRST FLOOR. Landlord shall provide conditioned air
(nominal 55 degrees F and no less than 65% relative humidity), 24 hours a day,
365 days per year, between outdoor design conditions of 95 degrees F dry bulb,
78 degrees F wetbulb and 0 degrees F up to a total maximum rate of 35,000 cubic
feet per minute ("CFM") to the First Floor Space. Landlord shall provide Tenant
with access to the Building Automation System for the limited purpose of
controlling space temperature set points and humidity on the First Floor Space.
Air flow to the First Floor Space is supplied by one (1) or more of the nine (9)
air handling units ("AHUs"), which serve floors 1 through 4 of the Research
Building. Landlord shall have the right to approve Tenant's allocation of the
available CFM from each of the air handling units. Landlord shall furnish
exhaust air up to a maximum rate of 31,000 CFM. Exhaust is furnished to the
floors by 2 exhaust fans, which serve floors 1 through 4 of the Research
Building. Landlord shall have the right to approve Tenant's allocation of the
available CFM to each of the Exhaust fans.

            Landlord understands that Tenant intends to make modifications, at
Tenants sole expense, to several or all of the existing nine (9) AHUs that
service floors 1 through 4 that will result in increasing the total available
conditioned airflow to floors 1 through 4, and to utilize a portion of that
increased air volume for use on the First Floor Space. Landlord has approved, in
concept, these modifications, including but not limited to replacement of AHUs #
6 and # 7 with new 18,900 CFM AHUs, with the condition that Landlord reserves
the right to approve Tenant's final plans and specifications for such
modifications in advance of the work being performed, and with the further
condition that the available air to be allocated to the Second Floor from AHUs 1
through 9 shall in no event be less than 59,000 CFM. Tenant shall be responsible
and bear all costs associated with necessary modifications of the Exhaust System
resulting from any Tenant changes, as described in the following paragraph.

            Landlord further understands that Tenant intends to make
modifications, at Tenants sole expense, to one or both of the existing two (2)
Exhaust Fans that service floors 1 through 4 that will result in increasing the
total available exhaust airflow from floors 1 through 4, and to utilize a
portion of that increased exhaust air volume for use on the First Floor Space.
Landlord has approved, in concept, these modifications, with the condition that
Landlord reserves the right to approve Tenant's final plans and specifications
for such modifications in advance of the work being performed, and with the
further condition that the available exhaust air to be allocated to the Second
Floor from Exhaust Fans 1 and 2 shall in no event be less than 57,000 CFM.

(C)2001 The Rubenstein Company, L.P. All Rights Reserved.

                                        3

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            Tenant acknowledges that Tenant's actions in increasing the airflow
from AHUs 1 through 9 will result in an increased demand on the Central Plant's
chilled water capacity which may, in turn, result in a deficiency of
approximately 150 Tons of chilled water capacity throughout the entire Center.
In order to address this deficiency, Tenant agrees to install, at Tenant's sole
cost, piping connections and valves onto the primary chilled water loop, to
which Tenant shall furnish and connect a portable chilled water plant to
eliminate the deficiency in chilled water volume during periods where the Center
experiences chilled water loads in excess of the available capacity. This
connection will be sized to accommodate a 700 ton unit and will also be used by
Tenant to furnish supplemental chilled water in the event of a temporary loss of
use of one of the existing permanent chillers which limits the ability of the
Central Plant to provide the required volume of chilled water to satisfy the
Center demands up to a maximum capacity of 3040 tons. All costs associated with
furnishing and operation of the portable chilled water plant will be borne by
Tenant, regardless of the reason the portable chilled water plant is needed. The
furnishing, installation and/or maintenance of the portable chilled water plant
by Tenant shall not relieve Landlord of its obligations under sections 5.11 and
5.12 of the Lease to repair and/or replace any Central Plant equipment, nor
shall it act to assign to Tenant Landlord's obligation to provide chilled water
to other tenants of the Center.

            (B) EMERGENCY GENERATOR. With respect to the electric allocation set
forth in Paragraph 5(C) of the Lease, Tenant shall be entitled to the use of
emergency power furnished by the Research Building's generator not to exceed a
maximum demand load of 50 kVA for the First Floor Space. Tenant shall limit
transformer and panel connections to the emergency bus duct to 62 kVA, but may
increase connected branch loads up to a reasonable diversity factor in
accordance with good engineering practice. A portion of this 50 kVA is presently
connected to equipment and receptacles in the Demised Premises. Subject to
Landlord's consent, Tenant may reallocate the distribution of this emergency
power to meet its specific needs. Tenant's use of emergency power shall not
interfere with the life safety equipment connected to the generator. Regardless
of the allocation set forth herein, Tenant's total coincident demand (inclusive
of Tenant's emergency loads on other floors) on the emergency bus duct system
shall not exceed the total code allowable current carrying capacity of the bus
duct system as adjusted for Tenant's proportionate share on a gross square
footage basis. If Tenant's total coincident demand exceeds the total code
allowable current carrying capacity of the bus duct system as adjusted for
tenant's proportionate share, then Tenant shall reduce its total connected load
until compliance is achieved. Tenant may, subject to Landlord's reasonable
approval, and at Tenant's sole cost make modifications to the existing electric
distribution system to utilize up to 100 KVA of the excess connected load
capacity of the existing generator by installing a new 100 KVA feeder from the
substation to a new first floor emergency panel. In no case, does Landlord
represent or warrant that emergency power in excess of Tenant's Proportionate
Share of the current carrying capacity of the existing bus duct system is
available for Tenant use and it is further agreed that Landlord shall not be
responsible for any failure or inadequacy of the Research Building's emergency
generator and its distribution system to supply emergency power. This provision
is not intended to amend Landlord or Tenants rights and obligations as set forth
in section 5.11 or 5.12 of the Lease.

(C)2001 The Rubenstein Company, L.P. All Rights Reserved.

                                        4

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      4. RIGHT TO PURCHASE.

            4.1. GRANT. Landlord hereby grants to Tenant the right and option
(the "Purchase Option"), to purchase all (but not less than all) of the Center
and all fixtures, equipment and other structures and improvements owned by
Landlord and then existing on or within the Land or the Center and used by the
Landlord in connection with the operation thereof, (collectively, the
"Property"), all for the Purchase Price and on the other terms and conditions
hereinafter set forth. Capitalized terms, when used in this Paragraph 4 without
separate definition, will have the same respective meanings as set forth
elsewhere in this Lease.

            4.2. EXERCISE. In order to exercise the Purchase Option, Tenant
shall give irrevocable written notice (an "Exercise Notice") to Landlord on or
before April 1, 2005, time being of the essence. In order for the Purchase
Option to be timely and effectively exercised, Landlord must have received the
Exercise Notice on or before April 1, 2005, and that Exercise Notice must have
been accompanied by the Deposit required in Paragraph 4.4(2)(i) below. Tenant
shall have performed any and all due diligence which Tenant deems necessary
prior to providing the Exercise Notice and shall not receive any further due
diligence period.

            4.3. EFFECT OF AN EXERCISE. If the Purchase Option is timely
exercised as required hereby, then Landlord agrees to sell and convey the
Property to Tenant, and Tenant agrees to purchase and accept the same from
Landlord, all for the Purchase Price and on the other terms and conditions
hereinafter set forth.

            4.4. PURCHASE PRICE.

                  (1) The purchase price (the "Purchase Price") due from Tenant
to Landlord for the Property shall be determined using a Nine and One Half
percent (9.5%) cap rate if Closing occurs during 2003 and a Nine percent (9%)
cap rate if Closing occurs any time thereafter. The aforementioned cap rates
shall apply to net rents then payable by (i) Tenant (including net rents that
would be due for the First Floor Space if Closing occurs prior to the First
Floor Rent Commencement Date), (ii) by third-party tenants elsewhere in the
Center at the time of the Exercise Notice, adjusted to be exclusive of Operating
Expenses, Taxes and utilities, and (iii) if any space is un-leased by Tenant or
a third party, the rent attributable to such space shall be the net rent then
payable by Tenant for similar space. By way of example, if laboratory space is
un-leased at the time of the Exercise Notice, the rental paid or next payable by
Tenant for the Court, Third or Fourth floors of the Research Building shall be
attributable to the un -leased laboratory space. If the un-leased space is
office space (including any floors in Buildings I, II and III) then the net rent
attributable to that space will be the rental provided for under that certain
Office and Cafeteria Lease dated June 21, 2002 between Landlord and Tenant, all
as more fully set forth on the schedule set forth in Exhibit "B" attached hereto
and made a part hereof.

                  (2) The Purchase Price shall be payable in accordance with the
following:

                        (i) Simultaneously with the delivery by Tenant to
Landlord of the Exercise Notice, Tenant shall deliver to Landlord a certified or
bank treasurer's or cashier's

(C)2001 The Rubenstein Company, L.P. All Rights Reserved.

                                        5

<PAGE>

check in the amount of Ten Million and 00/100 Dollars ($10,000,000.00) (the
"Deposit"). The Deposit shall be non-refundable and shall be held by Landlord in
a separate interest-bearing account with a federally insured federal or
state-chartered banking institution. All interest earned on the Deposit shall be
paid over to Landlord at Closing and credited to the Purchase Price.

                        (ii) The balance of the Purchase Price, subject to
pro-rations and adjustments as hereinafter set forth, shall be paid at Closing
by wire transfer of immediately available federal funds (such to be transferred
to the account of Landlord or to such other person or persons as Landlord may
designate in writing).

            4.5. CLOSING. In the event the Purchase Option is effectively
exercised as aforesaid, then Landlord and Tenant shall promptly thereafter (and
in any event within thirty (30) days) execute an Agreement of Purchase and Sale
upon the terms and conditions set forth in the Exercise Notice to the extent
such terms and conditions do not conflict with this Paragraph in which event the
terms and conditions of this Paragraph shall control unless otherwise
specifically agreed to, in writing, by Landlord and Tenant. The Agreement of
Purchase and Sale shall provide that (i) any term or condition in the Exercise
Notice relating to this Lease or within the control of Tenant (including,
without limitation, any condition requiring the execution of an estoppel
certificate and/or a subordination and attornment agreement by Tenant) shall
automatically be deemed to have been satisfied; (ii) the closing (the "Closing")
thereunder shall take place on a date selected by Landlord which date shall be
any time within six (6) months of Landlord's receipt of the Exercise Notice;
Closing shall be held at the office of Landlord's affiliate, The Rubenstein
Company, L.P., 4100 One Commerce Square, 2005 Market Street, Philadelphia,
Pennsylvania 19103-7041, or on such other date or at such other time or place as
Landlord and Tenant may mutually agree, (iii) at Closing, Tenant shall pay the
Purchase Price and all rent due under this Lease applicable to the period prior
and up to the Closing date, Tenant shall accept title to the Property subject to
all easements, covenants, conditions and encumbrances (other than monetary
liens) existing on the date of this Amendment) and Landlord and Tenant shall
each execute and deliver (as applicable) such documents and instruments, and
make such pro-rations, and pay such expenses (and shall split equally any realty
transfer taxes) as may be required or reasonably requested by either party to
effect or assure the simultaneous, complete and effective transfer, assignment
and conveyance to, and assumption by, Tenant of all of Landlord's right, title
and interest in and to the Subject Property. Furthermore, except as otherwise
specifically agreed to in writing by Landlord and Tenant (but subject to clause
(i) of this subsection above), the Property shall be sold and conveyed in an "AS
IS-WHERE IS" condition, without any express or implied warranty whatsoever as to
the condition thereof, fitness for a particular purpose or otherwise. In the
event Landlord and Tenant shall fail, within such thirty (30) day period, to
execute an Agreement of Purchase and Sale upon the terms and conditions set
forth above, then Tenant shall be deemed to have failed to have effectively
exercised the Purchase Option and such Purchase Option shall thereafter be of no
force or effect and the Deposit shall be forfeited by Tenant to Landlord.

            4.6. FINANCING. In the event Landlord obtains financing secured by
the Property, Tenant's rights under this Section 4 shall be conditioned upon (i)
the lender's consent to the sale of the Property to Tenant; and (ii) Tenant, in
addition to paying the Purchase Price, paying all costs and expenses in
connection with the release of the Property as security for such financing.

(C)2001 The Rubenstein Company, L.P. All Rights Reserved.

                                        6

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If Tenant exercises the Purchase Option, Tenant must either assume the then
current financing secured by the Property or pay any pre-payment penalties and
other costs incurred by Landlord, From time to time during the term of the
Lease, Tenant may request, in writing, that Landlord disclose in reasonable
detail, the terms of the then existing financing, if any, on the Property and
Landlord agrees to provide such information within fifteen (15) days after
receiving Tenant's request. As of the date of this Amendment, there is no
pre-payment penalty associated with the existing financing on the Property.

            4.7. EXERCISE. At the time that the Purchase Option is exercised
this Lease must be in full force and effect and there must exist no Event of
Default or event after which, the giving of notice, the passage of time, or
both, would (or at Landlord's option could) constitute an Event of Default.

            4.8. RIGHTS PERSONAL TO TENANT. The rights contained in this Section
4 are personal to Tenant and shall be automatically extinguished if any Transfer
has occurred, except to an Affiliate as such term is defined in Section 7.6 of
the Lease, whether or not Landlord has consented to such Transfer.

            4.9 MISCELLANEOUS. If Landlord and Tenant have executed the
Agreement of Purchase and Sale and Tenant defaults in its obligation to proceed
to and consummate Closing, then Landlord shall have the following further
rights: (i) to retain or receive the Deposit (whether or not then paid) as
liquidated damages (and not as a penalty) for such default and (ii) the Purchase
Option shall be null and void. Notwithstanding anything to the contrary
contained herein, the Purchase Option will be of no further force or effect by
the disposition of the Center, or any part thereof, at sheriffs sale following
foreclosure of any mortgage encumbering the Center or the transfer of the
Center, or any part thereof, by deed in lieu of foreclosure. Landlord and Tenant
agree that all time periods and deadlines contained in this Purchase Option are
of the essence.

            4.10. FAILURE TO EXERCISE. In the event Tenant fails to provide to
Landlord the Exercise Notice in the manner and within the applicable time
periods set forth herein, this Purchase Option shall automatically and
immediately terminate and Tenant shall have no other Purchase Option. In such
event, the Purchase Option shall be of no force or effect.

      5. PARKING. In addition to the Non-Reserved Spaces (as defined in the
Lease) granted to Tenant in the Lease, Tenant shall have the free, non-exclusive
use of 106 Non-Reserved Spaces for Tenant, Tenant's employees, Tenant's business
invitees and Tenant's agents (93 in connection with Tenant's leasing the First
Floor Space; 13 due to a shortfall provided to Tenant in the Cafeteria Lease).
All of the terms and conditions set forth in Section 1.5 of the Lease shall
apply to the Non-Reserved Spaces granted to Tenant in this Amendment.

      6. AS IS/WHERE IS. Tenant represents that the First Floor Space, and the
street or streets, sidewalks, parking areas, curbs and access ways adjoining
them, and the present uses and non-uses thereof, have been examined by Tenant,
and Tenant accepts them in the condition or state in which they now are, or any
of them now is, without relying on any representation, covenant or warranty,
express or implied, by Landlord. Tenant specifically agrees to accept the First
Floor Space in "AS-IS", "WHERE-IS" condition, without any obligation on the part
of

(C)2001 The Rubenstein Company, L.P. All Rights Reserved.

                                        7

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Landlord to perform any alterations, improvements, redecorating or other work
therein. The provisions of this Paragraph shall survive the termination of the
Lease.

      7. BROKER. Tenant represents and warrants that it has not dealt with any
broker or agent in the negotiation for or the obtaining of this Amendment, other
than The Rubenstein Brokerage Group, Inc. and Brite Realty Services, Inc.
("Brokers"), and agrees to indemnify, defend and hold Landlord harmless from any
and all cost or liability for compensation claimed by any such broker or agent,
other than Brokers, employed or engaged by it or claiming to have been employed
or engaged by it. Each of the Brokers is entitled to a leasing commission in
connection with the making of this Amendment, and Landlord shall pay such
commission to each of the Brokers pursuant to a separate agreement between
Landlord and each of the respective Brokers.

      8. CONFESSION OF JUDGMENT. Tenant hereby grants the warrants of attorney
to Landlord to confess judgment against Tenant as set forth in Paragraph 12.7 of
the Lease, all of the terms and conditions of which are incorporated herein by
reference. The parties further acknowledge the effectiveness of such confession
of judgment as if fully set forth herein.

      9. DEFINITIONS. For purposes of this Amendment, capitalized terms shall
have the meanings ascribed to them in the Lease unless otherwise defined herein.

      10. No DEFAULT. Tenant represents, warrants and covenants that to the best
of Tenant's knowledge, no Event of Default has occurred under the Lease and no
event has occurred which, with the passage of time or the giving of notice, or
both, would constitute a default by either Landlord or Tenant thereunder.

      11. EFFECT OF AMENDMENT. Except as modified by this Amendment, the Lease
and all the covenants, agreements, terms, provisions and conditions thereof
shall remain in full force and effect and are hereby ratified and affirmed. The
covenants, agreements, terms, provisions and conditions contained in this
Amendment shall bind and inure to the benefit of the parties hereto and their
respective successors and, except as otherwise provided in the Lease, their
respective assigns.

      12. MISCELLANEOUS. This Amendment becomes effective only upon execution
and delivery hereof by Landlord and Tenant.

(C)2001 The Rubenstein Company, L.P. All Rights Reserved.

                                        8

<PAGE>

            IN WITNESS WHEREOF, intending to be legally bound hereby, the
parties hereto have caused this Amendment to be executed by their duly
authorized representatives the day and year first above written.

WITNESS:                                 LANDLORD:

                                         RADNOR PROPERTIES-145 KOP, L.P.,

                                        By: Radnor GP-145 KOP, L.L.C.
                                            General Partner

 By: /s/ [ILLEGIBLE]                        By: /s/ [ILLEGIBLE]
     -------------------------                  -------------------------
                                                Authorized Signature

WITNESS:                                TENANT:

                                        CENTOCOR, INC.

By: /s/ [ILLEGIBLE]                        By: /s/ RICHARD A. BIERLY
    ---------------------------            -----------------------------
    Name:                                  Name: RICHARD A. BIERLY
                                           Title: VP FINANCE

(C)2001 The Rubenstein Company, L.P. All Rights Reserved.

                                        9<PAGE>

                                                                   EXHIBIT 10.26

                            THIRD AMENDMENT TO RADNOR
                      TECHNOLOGY AND RESEARCH CENTER LEASE

      THIS THIRD AMENDMENT TO LEASE (the "Amendment") is made this 19th day of
January, 2004 by and between RADNOR PROPERTIES- 145 KOP, L.P., a Delaware
limited partnership (hereinafter called "Landlord"), and CENTOCOR, INC., a
Pennsylvania corporation (hereinafter called "Tenant").

                                   BACKGROUND

      A.    Landlord and Tenant entered into that certain Radnor Technology and
Research Center Lease dated March 8, 2002, as amended by that First Amendment to
Lease dated June 21, 2002, and that Second Amendment to Lease dated March 3,
2003 (collectively, the "Lease"), whereby Landlord leased to Tenant and Tenant
rented from Landlord the space containing 181,797 rentable square feet located
on the Court level and First (1st), Third (3rd) and Fourth (4th) floors of the
research building (the "Research Building") and the space containing 1,344
rentable square feet located in the Storage Building (as defined in the Lease),
which are located within the Radnor Technology and Research Center (the
"Center"), at 145 King of Prussia Road, Radnor Township, Delaware County,
Pennsylvania 19087.

      B.    Tenant desires to lease 47,090 rentable square feet located on the
second (2nd) Floor (the "Second Floor Space") which space is more particularly
delineated on the site plan attached hereto as Exhibit "A" and made a part
hereof. Landlord is willing to lease the Second Floor Space to Tenant, and
otherwise accommodate Tenant all on and subject to the terms set forth herein.

      C.    Tenant further desires to extend the term of the Lease for the Court
level, and the First, Third and Fourth Floors of the Research Building and the
Storage Building and Landlord is willing to so extend the term of the Lease, all
on and subject to the terms set forth herein.

      D.    As of the date hereof, except as otherwise specifically set forth
herein, the Second Floor Space shall constitute a part of the "Demised Premises"
under the Lease and, unless expressly set forth herein to the contrary, all of
the terms and conditions set forth in the Lease shall apply to the Second Floor
Space.

                                      TERMS

      NOW, THEREFORE, Landlord and Tenant, in consideration of the mutual
promises contained herein and for other good and valuable consideration, the
receipt and adequacy of which are hereby acknowledged, and incorporating the
above Background, and intending to be legally bound, agree as follows:

(C)2001 The Rubenstein Company, L.P. All Rights Reserved.

<PAGE>

      1. SECOND FLOOR SPACE.

            1.1. SECOND FLOOR SPACE. Landlord, for a term commencing on the
delivery of a fully executed Amendment to Tenant (the "Second Floor Space
Commencement Date") on which date the Second Floor Space shall be delivered to
Tenant and, unless extended or sooner terminated as herein provided, expiring
coterminous with the balance of the Demised Premises (pursuant to the extension
set forth herein) on March 31, 2010 (the "Second Floor Term"), leases to Tenant,
and Tenant rents from Landlord, the Second Floor Space, on the following terms
and conditions:

                  (i) Minimum rent for the Second Floor Space shall commence on
April 1, 2004 (the "Second Floor Space Rent Commencement Date") and accrue
during the Second Floor Term as follows:

<TABLE>
<CAPTION>
                                                       MONTHLY         ANNUAL MINIMUM
        AGREEMENT PERIOD                RATE         MINIMUM RENT            RENT
------------------------------        ---------     -------------     ----------------
<S>                                   <C>           <C>               <C>
April 1, 2004 - March 31, 2005        $   23.25     $   91,236.88     $   1,094,842.56
April 1, 2005 - March 31, 2006        $   24.00     $   94,180.00     $   1,130,160.00
April 1, 2006 - March 31, 2010        $   24.75     $   97,123.13     $   1,165,477.56
</TABLE>

Minimum rent shall be payable during the Second Floor Term, in advance, in the
monthly installments as set forth above, the first installment to be payable
upon the execution of this Amendment and subsequent installments to be payable
on the first day of each successive month of the Second Floor Term following the
Second Floor Space Rent Commencement Date.

                  (ii) TENANT'S PROPORTIONATE SHARE. As of the Second Floor
Space Commencement Date, Tenant's Proportionate Share shall be one hundred
percent (100%). This is equal to the ratio of the rentable square feet of the
Demised Premises in the Research Building to the total rentable square feet of
space in the Research Building which is 228,887. The ratio of the rentable
square feet in the Demised Premises to the total rentable square feet of office
and laboratory space in the Center (which is 427,109) shall be Fifty three and
5,898/10,000 percent (53.5898%).

            1.2. Tenant may occupy any and all portions of the Second Floor
Space, for the purpose of conducting Tenant's business therein, prior to the
Second Floor Space Rent Commencement Date, with no obligation to pay the minimum
rent set forth above until the Second Floor Space Rent Commencement Date;
provided, however, Tenant shall be responsible for the payment of all utilities,
Taxes and Operating Expenses, repairs and any other costs involved in operating,
occupying and maintaining the Second Floor Space. Tenant may occupy any and all
Second Floor Space for the purpose of constructing improvements therein prior to
the Second Floor Space Rent Commencement Date and during such time Tenant shall
have no obligation to pay for any of the costs set forth in this paragraph.

      2. RENEWAL OPTION. Section 30.1 of the Lease is hereby amended to delete
the reference to five (5) years and replace it with forty eight (48) months.
Further, the date on which Tenant must provide Landlord notice that Tenant
wishes to exercise the Renewal Option as set

(C)2001 The Rubenstein Company, L.P. All Rights Reserved.

                                        2

<PAGE>

forth in Section 30.3 of the Lease, is hereby changed from March 31, 2005 to
March 31, 2008. If Tenant exercises its option to extend the term of the Lease
pursuant to Paragraph 30 therein, Tenant must also elect to extend the term of
the Lease for the Second Floor Space beyond March 31, 2010, and in the event
Tenant properly exercises the Renewal Option, such extension as to the Second
Floor Space shall be on the same terms and conditions that are set forth in such
Paragraph 30. Notwithstanding the provisions of such Paragraph 30, the minimum
annual rental rate during the renewal term for the Court, Third and Fourth
floors of the Research Building, the Storage Building and the Cafeteria will
escalate by three percent (3%) per annum, such escalation dating back to the
rental rate for the period April 1, 2006 through March 31, 2007 (for example, if
the renewal option is exercised, the April 1, 2010 rental rate per square foot
for the Court, Third and Fourth floors of the Research Building will be $35.45
and will increase each year thereafter by three percent (3%)). The rental rate
per rentable square foot during the renewal term for the First Floor of the
Research Building and the Second Floor Space will escalate by $.75 per annum,
such escalation dating back to the rental rate paid by Tenant for the period
April 1, 2006 through March 31, 2007.

      3. SERVICES. Landlord agrees that during the term of the Lease, Landlord
shall provide services to the First, Second, Third and Fourth Floor Space as set
forth in this Paragraph 3.

            (A) Standard Central HVAC Services. Landlord shall provide heat,
ventilation and air-conditioning ("HVAC") during "Business Hours (which shall
mean twenty-four hours a day, seven days a week) as follows:

                  (1) First, Second, Third and Fourth Floors. Landlord shall
operate, maintain and service all air handling and exhaust equipment that
services the First through Fourth floors (hereinafter referred to as the "Upper
Floors"). Landlord shall provide access to the existing "Building Automation
System" to Tenant for operation of this equipment. Landlord shall supply no
greater than 3,348 diversified (based on a 92% diversity factor) gallons per
minute ("GPM") of 45 degree chilled water at outdoor design conditions of
95(degree) Dry Bulb/780 Wet Bulb and to supply required steam to the air
handling units preheat coils not to exceed a rate of 12,900 Ibs/hr and for all
air handling units combined at outdoor design conditions of zero degrees
Fahrenheit. Steam shall also be provided to the air handler humidifiers at a
rate not to exceed 4,900 Ibs/hr at 10 psig for all air handling units combined
and 7,000 Ibs/hr for space heaters and 1,000 Ibs/hr for Lab processes. This is
in addition to the quantities provided to the Court level pursuant to the Lease.
All costs associated with the operation and maintenance of the HVAC system on
the Upper Floors will be borne by Tenant and capital items shall be charged in
accordance with Paragraph 4.1(B) of the Lease. Tenant shall be permitted to make
modifications to the supply and exhaust systems, subject to Landlord's written
approval of such modifications.

                  (2) Tenant acknowledges that the quantity of chilled water
Landlord has agreed to furnish to Tenant for the Court and Upper Floors is equal
to the Central Plant capacity, less Landlord's requirement of 1,152 diversified
(based on a 92% diversity factor) gallons per minute of chilled water that is
required to satisfy Landlord's chilled water requirements for the remainder of
the Center. Tenant further acknowledges that, in the event that the total
facility chilled water demand exceeds available Central Plant capacity for any
reason, including, but not limited to scheduled or unscheduled chiller outages,
Tenant, at Tenant's sole expense, shall furnish and install a temporary chilled
water plant to eliminate the chilled water

(C)2001 The Rubenstein Company, L.P. All Rights Reserved.

                                        3

<PAGE>

volume deficiency up to a maximum 720 tons of chilled water capacity as provided
in the Second Amendment to Lease. To the extent that there is any deficiency in
chilled water volume, either before or after Tenant has installed the temporary
chilled water plant, such deficiency will act to reduce Landlord's obligation to
provide chilled water to Tenant pursuant to this section on a gallon-per-gallon
basis up to a maximum of 720 tons. In the event the chilled water volume
deficiency is greater than 720 tons, then with respect to such additional
deficiency, Landlord's obligation to provide chilled water to Tenant shall be
reduced on a proportional basis based upon the diversified loads stated above.
In the event that Tenant is not using its entire chilled water allocation set
forth herein, Landlord may use such amounts. Notwithstanding the foregoing, it
is understood that in the event of a chilled water deficiency at the Center, the
furnishing of chilled water to the Court level takes priority over all other
areas of the Center. Nothing in this section shall be construed to create any
third party liability to Tenant in the event of a chilled water shortage that
results in a business interruption to other tenants in the Center, unless such
shortage results from Tenant's negligence or willful misconduct.

This section shall terminate Landlord's obligations to provide a specific
quantity of conditioned air pursuant to sections 5A(2) of the Lease and 3A(1) of
the Second Amendment.

            (B) Emergency Generator. With respect to the electric allocation set
forth in Paragraph 5(C) of the Lease, Tenant shall be entitled to the use of
emergency power furnished by the Research Building's generator. Tenant's total
coincident demand (inclusive of Tenant's emergency loads on other floors) on the
emergency bus duct system shall not exceed the total code allowable current
carrying capacity of the bus duct system. If Tenant's total coincident demand
exceeds the total code allowable current carrying capacity of the bus duct
system, then Tenant shall reduce its total connected load until compliance is
achieved. In no case, does Landlord represent or warrant that emergency power in
excess of the current carrying capacity of the existing bus duct system is
available for Tenant's use. This provision is not intended to amend Landlord or
Tenants' rights and obligations as set forth in section 5.11 or 5.12 of the
Lease or section 3.B of the Second Amendment.

      4. EXTENSION.

            4.1. The term of the Lease for the Court level and the First, Third
and Fourth floors of the Research Building (the "Original Premises") and the
Storage Building is hereby extended for an additional period of thirty-six (36)
months from its current expiration date (the "Extended Lease Term"), thereby
commencing on April 1, 2007 (the "Extended Lease Term Commencement Date") and
continuing until, through and including, and expiring at 11:59 P.M. local time
on March 31, 2010 (the "Extended Lease Term Expiration Date").

            4.2. The Lease is hereby amended to reflect that Tenant's obligation
to pay minimum rent to Landlord with respect to the Original Premises and the
Storage Building during the Extended Lease Term shall commence on the Extended
Lease Term Commencement Date, and shall continue to accrue during the Extended
Lease Term as set forth below:

COURT, 3RD AND 4TH FLOORS (135,125 RSF)

(C)2001 The Rubenstein Company, L.P. All Rights Reserved.

                                        4

<PAGE>

<TABLE>
<CAPTION>
                                     ANNUAL BASE         MONTHLY                ANNUAL
  FROM                 TO         RENTAL RATE/RSF       BASE RENT              BASE RENT
--------          --------       -----------------     -----------          --------------
<S>               <C>            <C>                   <C>                  <C>
04/01/07          03/31/10          $    29.00         $326,552.08          $ 3,918,624.96
</TABLE>

1ST FLOOR (46,672 RSF)

<TABLE>
<CAPTION>
                                     ANNUAL BASE         MONTHLY                ANNUAL
  FROM                 TO         RENTAL RATE/RSF       BASE RENT              BASE RENT
--------          --------       -----------------     -----------          --------------
<S>               <C>            <C>                   <C>                  <C>
04/01/07          03/31/10           $ 17.75           $ 69,035.67          $  828,428.04
</TABLE>

STORAGE BUILDING (1,344 RSF)
<TABLE>
<CAPTION>
                                     ANNUAL BASE         MONTHLY                ANNUAL
  FROM                 TO         RENTAL RATE/RSF       BASE RENT              BASE RENT
--------          --------       -----------------     -----------          --------------
<S>               <C>            <C>                   <C>                  <C>

04/01/07          03/31/10         $    16.80          $ 1,881.60           $   22,579.20
</TABLE>

      5. RIGHT TO PURCHASE.

            5.1. EXERCISE. Section 4.1 of the Second Amendment to Lease is
hereby amended by changing the date on which Tenant shall give an Exercise
Notice to Landlord from April 1, 2005 to April 1, 2008, time being of the
essence.

            5.2. PURCHASE PRICE. The Purchase Price (as defined in the First
Amendment), shall be calculated based upon a three percent (3%) per annum
increase in the rental rate per rentable square foot for Court, Third and Fourth
floors from April 1, 2006 to March 31, 2007 and an increase of $.75 per annum
per rentable square foot with respect to the office space leased by Tenant
(including the First Floor) from April 1, 2006 to March 31, 2007 and any
unleased office space, all regardless of the actual rental rate paid for such
space. The rental rate per rentable square foot for the Second Floor Space shall
not be included in the Purchase Price calculation (as the rental rate per
rentable square foot of the Court, Third and Fourth floors shall control).
Exhibit "B" attached hereto shall replace and supercede Exhibit "B" attached to
the First Amendment and such Exhibit "B" is of no further force or effect.

      6. PARKING. In addition to the Non-Reserved Spaces (as defined in the
Lease) granted to Tenant in the Lease (as amended), Tenant shall have the free,
non-exclusive use of 94 Non- Reserved Spaces for Tenant, Tenant's employees,
Tenant's business invitees and Tenant's agents. All of the terms and conditions
set forth in Section 1.5 of the Lease shall apply to the Non-Reserved Spaces
granted to Tenant in this Amendment.

      7. LOADING DOCKS. From and after the date of this Amendment, no other
tenant shall use the Research Building loading docks without Tenant's prior
written consent.

      8. Elevators, From and after the date of this Amendment, no other tenant
shall use the Research Building elevators without Tenant's prior written
consent. Tenant may install a front opening in the Research Building freight
elevator on the First Floor, provided that upon

(C)2001 The Rubenstein Company, L.P. All Rights Reserved.

                                        5

<PAGE>

expiration or termination of the Lease, Landlord may require Tenant to restore
the First Floor elevator opening to the original condition.

      9. STORAGE BUILDING. Landlord's right to recapture one third (1/3) of the
Storage Building, as more fully set forth in Section 1.1 of the First Amendment
to Lease, is hereby deleted and of no further force or effect.

      10. AS IS/WHERE IS. Tenant represents that the Second Floor Space, and the
street or streets, sidewalks, parking areas, curbs and access ways adjoining
them, and the present uses and non-uses thereof, have been examined by Tenant,
and Tenant accepts them in the condition or state in which they now are, or any
of them now is, without relying on any representation, covenant or warranty,
express or implied, by Landlord. Tenant specifically agrees to accept the Second
Floor Space in "AS-IS", "WHERE-IS" condition, without any obligation on the part
of Landlord to perform any alterations, improvements, redecorating or other work
therein. The provisions of this Paragraph shall survive the termination of the
Lease.

      11. BROKER. Tenant represents and warrants that it has not dealt with any
broker or agent in the negotiation for or the obtaining of this Amendment, other
than The Rubenstein Brokerage Group, Inc. and Brite Realty Services, Inc.
("Brokers"), and agrees to indemnify, defend and hold Landlord harmless from any
and all cost or liability for compensation claimed by any such broker or agent,
other than Brokers, employed or engaged by it or claiming to have been employed
or engaged by it. Each of the Brokers is entitled to a leasing commission in
connection with the making of this Amendment, and Landlord shall pay such
commission to each of the Brokers pursuant to a separate agreement between
Landlord and each of the respective Brokers.

      12. CONFESSION OF JUDGMENT. Tenant hereby grants the warrants of attorney
to Landlord to confess judgment against Tenant as set forth in Paragraph 12.7 of
the Lease, all of the terms and conditions of which are incorporated herein by
reference. The parties further acknowledge the effectiveness of such confession
of judgment as if fully set forth herein.

      13. DEFINITIONS. For purposes of this Amendment, capitalized terms shall
have the meanings ascribed to them in the Lease unless otherwise defined herein.

      14. No DEFAULT. Tenant represents, warrants and covenants that to the best
of Tenant's knowledge, no Event of Default has occurred under the Lease and no
event has occurred which, with the passage of time or the giving of notice, or
both, would constitute a default by either Landlord or Tenant thereunder.

      15. EFFECT OF AMENDMENT. Except as modified by this Amendment, the Lease
and all the covenants, agreements, terms, provisions and conditions thereof
shall remain in full force and effect and are hereby ratified and affirmed. The
covenants, agreements, terms, provisions and conditions contained in this
Amendment shall bind and inure to the benefit of the parties hereto and their
respective successors and, except as otherwise provided in the Lease, their
respective assigns.

      16.MISCELLANEOUS. This Amendment becomes effective only upon execution and
delivery hereof by Landlord and Tenant.

(C)2001 The Rubenstein Company, L.P. All Rights Reserved.

                                        6

<PAGE>

            IN WITNESS WHEREOF, intending to be legally bound hereby, the
parties hereto have caused this Amendment to be executed by their duly
authorized representatives the day and year first above written.

WITNESS:                                    LANDLORD:

                                            RADNOR PROPERTIES-145 KOP, L.P.,

                                            By: Radnor GP-145 KOP, L.L.C.
                                                  General Partner

By: /s/ [ILLEGIBLE]                         By: /s/ [ILLEGIBLE]
    -------------------                        --------------------------
                                               Authorized Signature

WITNESS:                                    TENANT:

                                            CENTOCOR, INC.

By: /s/ JILL TIRACORDA                      By: /s/ RICHARD A. BIERLY
   --------------------                         ------------------------
  Name: JILL TIRACORDA                         Name: Richard A. Bierly
                                               Title: VP FINANCE

(C)2001 The Rubenstein Company, L.P. All Rights Reserved.

                                        7

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