Document:

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                                                                   EXHIBIT 10.20

                             SUB-SUBLEASE AGREEMENT

        This SUB-SUBLEASE AGREEMENT("Sub-Sublease")is made and entered into as
of the 28th day of February 2000 by and between CRAVENS & COMPANY, INC., a
California corporation ("Cravens" or "Sublandlord") and L90, a Delaware
corporation ("Subtenant").

        A. 333 Bush Street Associates, as original landlord ("Original
Landlord"), and Founders Title Group, as original tenant ("Original Tenant"),
entered into that certain Office Lease dated April 13, 1988 ("Original Master
Lease") pursuant to which Original Landlord leased to Original Tenant space on
the twentieth (20th) floor ("Master Premises") of the building located at 333
Bush Street, San Francisco, California (the "Building") as more particularly
described in the Original Master Lease, upon the terms and conditions contained
therein.

        B. The Original Master Lease was amended by that certain First Amendment
of Lease dated as of June 23, 1992 ("First Amendment") and that certain Second
Amendment to Lease dated as of May 26, 1998 ("Second Amendment"). The Original
Master Lease as amended by the First Amendment and the Second Amendment is
referred to herein as the "Master Lease." All capitalized terms used herein
shall have the same meaning ascribed to them in the Master Lease unless
otherwise defined herein. A copy of the Master Lease is attached hereto as
Exhibit "A" and made a part hereof

        C. Bush Street San Francisco Property L.P. ("Landlord") has succeeded to
the interest of Original Landlord under the Master Lease.

        D. Old Republic Title Holding Company, Inc. ("Tenant") has succeeded to
the interest of Original Tenant under the Master Lease.

        E. Tenant and Cravens, as subtenant, entered into that certain Sublease
Agreement ("Sublease") dated as of September 28, 1998, pursuant to which Cravens
sublet certain premises on the twentieth (20th) floor of the Building.

        F. Sublandlord and Subtenant are desirous of entering into a
sub-sublease of that portion of the Master Premises shown hatched in black on
the demising plan attached hereto as Exhibit "B" and made a part hereof
("Sublease Premises") on the terms and conditions hereinafter set forth.

        NOW, THEREFORE, in consideration of the mutual covenants herein
contained, and for other good and valuable consideration, the receipt and
sufficiency of which are hereby acknowledged, the parties hereto mutually
covenant and agree as follows:.

        1. Demise. Sublandlord hereby sub-subleases and demises to Subtenant and
Subtenant hereby hires and sub-subleases from Sublandlord the Sublease Premises,
upon and subject to the terms, covenants and conditions hereinafter set forth.

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        2. Lease Term. The term of this Sub-Sublease ("Term") shall be for the
period commencing on the earlier of (i) May 1, 2000, or (ii) the date upon which
Subtenant, or any person occupying any of the Sublease Premises with Subtenant's
permission, commences business operations from the Sublease Premises ("Sublease
Commencement Date") and ending, unless sooner terminated as provided herein, on
July 30, 2003 ("Sublease Expiration Date").

        3. Use. The Sublease Premises shall be used and occupied by Subtenant
for the uses permitted under and in compliance with the Master Lease and the
Sublease and for no other purpose.

        4. Subrental.

                (a) Base Rental. Beginning with the Sublease Commencement Date
and thereafter during the Term of this Sub-Sublease and ending on the Sublease
Expiration Date, Subtenant shall pay to Sublandlord monthly installments of base
rent ("Base Rental") equal to $29,250 ($351,000 per year). The first monthly
installment of Base Rental shall be paid by Subtenant upon the execution of this
Sub-Sublease. Base Rental and all additional rent payable hereunder or under the
Sublease or Master Lease by Subtenant in accordance hereof shall hereinafter be
collectively referred to as "Rent."

                (b) Prorations. If the Sublease Commencement Date is not the
first (1st) day of a month, or if the Sublease Expiration Date is not the last
day of a month, a prorated installment of monthly Base Rental based on a thirty
(30) day month shall be paid for the fractional month during which the Term
commenced or terminated, as the case may be.

                (c) Additional Rent. Beginning with the Sublease Commencement
Date and continuing through the Sublease Expiration Date, Subtenant shall pay to
Sublandlord as additional rent for this sub-subletting all special or
after-hours cleaning, heating, ventilating, air-conditioning, elevator and other
Building charges incurred at the request of, or on behalf of, Subtenant, or with
respect to the Sublease Premises, and all other additional expenses, costs and
charges payable to Landlord in connection with Subtenant's use of the Sublease
Premises.

                (d) Operating Expenses. During the Term of this Sub-Sublease,
Subtenant shall pay to Sublandlord as additional rent for this sub-subletting an
amount equal to one hundred percent (100%) of the Operating Costs and Taxes as
set forth in Section 5(B) of the Sublease attributable to the Sublease Premises.

                (e) Payment of Rent. Except as otherwise specifically provided
in this Sub-Sublease, Rent shall be payable in lawful money of the United
States, without demand; and without offset, counterclaim, or setoff in monthly
installments, in advance, on the first day of each and every month during the
Term of this Sub-Sublease. All of said Rent is to be paid to Sublandlord at its
office at the address set forth in Section 12 below, or at such other place or
to such agent and at such place as Sublandlord may from time to time designate
by notice to Subtenant. Any additional rent payable on account of items which is
not payable monthly by Sublandlord to Tenant by virtue of the Sublease and/or
the Master Lease is to be paid to Sublandlord as and when such items are payable
by Sublandlord under the Sublease and/or the

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Master Lease unless a different time for payment is elsewhere stated herein.
Upon written request therefor, Sublandlord agrees to provide Subtenant with
copies of any statements or invoices received by Sublandlord pursuant to the
terms of the Sublease and/or the Master Lease.

                (f) Late Charge. In the event Subtenant fails to pay any amounts
due hereunder or under the Sublease and/or the Master Lease as and when due,
Subtenant shall pay interest to Sublandlord on all such past-due amounts at an
annual interest rate equal to the prime rate, reference rate, or other similar
benchmark rate of interest publically announced by Bank of America, N.T. & S.A.
at its San Francisco, California headquarters plus five percent (5%) ("Interest
Rate"), such interest to accrue from the date upon which such amount was due
until paid.

        5. Security for Sublease.

                (a) Deposit. Concurrently with the execution of this
Sub-Sublease, Subtenant shall deposit with Sublandlord the sum of Twenty Nine
Thousand Two Hundred Fifty Dollars ($29,250.00) ("Deposit"), which shall be held
by Sublandlord as security for the full and faithful performance by Subtenant of
its covenants and obligations under this Sub-Sublease. The Deposit is not an
advance Rent deposit, an advance payment. of any other kind, or a measure of
Sublandlord's damage in case of Subtenant's default. If Subtenant defaults in
the full and timely performance of any or all of Subtenant's covenants and
obligations set forth in this Sub-Sublease, then Sublandlord may, from time to
time, without waiving any other remedy available to Sublandlord, use the
Deposit, or any portion of it, to the extent necessary to cure or remedy the
default or to compensate Sublandlord for all or a part of the damages sustained
by Sublandlord resulting from Subtenant's default. Subtenant shall immediately
pay to Sublandlord within five (5) days following demand, the amount so applied
in order to restore the Deposit to its original amount, and Subtenant's failure
to immediately do so shall constitute a default under this Sub-Sublease. If
Subtenant is not in default with respect to the covenants and obligations set
forth in this Sub-Sublease at the expiration or earlier termination of the
Sub-Sublease, Sublandlord shall return the Deposit to Subtenant within thirty
(30) days following the expiration or earlier termination of this Sub-Sublease.
Sublandlord's obligations with respect to the Deposit are those of a debtor and
not a trustee. Sublandlord shall not be required to maintain the Deposit
separate and apart. from Sublandlord's general or other funds and Sublandlord
may commingle the Deposit with any of Sublandlord's general or other funds.
Subtenant shall not at any time be entitled to interest on the Deposit.

                (b) Sublease Security. Upon Subtenant's execution of this
Sub-Sublease, Subtenant shall deliver to Sublandlord an irrevocable standby
letter of credit ("Sublease Letter of Credit") in the original amount of
$600,000 in form and substance satisfactory to Sublandlord and issued by a
financial institution satisfactory to Sublandlord in its sole discretion.

        6. Parking. Subtenant shall have the right, during the Term of this
Sublease, to use up to two (2) parking privileges in the parking facilities for
the Building as set forth in Section 8 of the Sublease. All such parking,
privileges shall be at the rates and subject to the terms and conditions set
forth in the Sublease and the Master Lease, and Subtenant shall

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reimburse Sublandlord, upon demand, for those amounts billed to Sublandlord for
said parking privileges.

        7. Incorporation of Terms of Master Lease.

                (a) This Sub-Sublease is subject and subordinate to the Sublease
and the Master Lease. Subject to the modifications set forth in this
Sub-Sublease, the terms of the Sublease and the Master Lease are incorporated
herein by reference, and shall, as between Sublandlord and Subtenant (as if they
were landlord and tenant, respectively, under the Master Lease and sublandlord
and subtenant under the Sublease) constitute the terms of this Sub-Sublease
except to the extent they are inapplicable to, inconsistent with, or modified
by, the terms of this Sub-Sublease. In the event of any inconsistencies between
the terms and provisions of the Master Lease or the Sublease and the terms and
provisions of this Sub-Sublease, the terms and provisions of this Sub-Sublease
shall govern. Subtenant acknowledges that it has reviewed the Sublease and the
Master Lease and is familiar with the terms and conditions thereof.

                (b) For the purposes of incorporation herein, the terms of the
Sublease and the Master Lease are subject to the following additional
modifications:

                        (i) In all instances where, pursuant to the Sublease or
        the Master Lease, the approval or consent of Landlord must be obtained,
        Subtenant shall be required to obtain the approval or consent of
        Sublandlord, Tenant, and Landlord.

                        (ii) In all provisions of the Sublease and the Master
        Lease requiring Tenant to submit, exhibit to, supply or provide Landlord
        with evidence, certificates, or any other matter or thing, Subtenant
        shall be required to submit, exhibit to, supply or provide, as the case
        may be, the same to Landlord, Tenant and Sublandlord. In any such
        instance, Sublandlord shall determine if such evidence, certificate or
        other matter or thing shall be satisfactory.

                        (iii) Sublandlord shall have no obligation to restore or
        rebuild any portion of the Sublease Premises after any destruction or
        taking by eminent domain.

                (c) The following provisions of the Master Lease are
specifically excluded from this Sub-Sublease: 1.01(2), 1.01(3), 1.01(5),
1.01(6), 1.01(7), 3.01, 3.03, 3.04, 4.01 (as amended by the Second Amendment),
4.02(b), 4.04, 5.05, 5.07, 9.03, 12.02, 12.04, 12.07, Article 14 in its
entirety, and Article 16 in its entirety. The following provisions of the First
Amendment are specifically excluded from this Sub-Sublease: 2, 3, 4, 6, 7, and
9. The following provisions of the Second Amendment are specifically excluded
from this Sub-Sublease: 2, 5, and 7.

                (d) The following provisions of the Sublease are specifically
excluded from this Sub-Sublease: 5A, 6, 7, 11, 12, 13 and 14.

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        8. Subtenant's Obligations. Subtenant covenants and agrees that all
obligations of Sublandlord (in its capacity as subtenant) under the Sublease
shall be done or performed by Subtenant, and Subtenant's obligations shall run
to Sublandlord, Tenant and Landlord as Sublandlord may determine to be
appropriate or be required by their respective interests. Subtenant agrees to
indemnify Sublandlord, and hold it harmless, from and against any and all
claims, damages, losses, expenses (including reasonable attorneys' fees) and
liabilities incurred as a result of the non-performance, non-observance or
non-payment of any of Sublandlord's obligations under the Sublease which, as a
result of this Sub-Sublease, is an obligation of Subtenant. If Subtenant makes
any payment to Sublandlord pursuant to this indemnity, Subtenant shall be
subrogated to the rights of Sublandlord concerning said payment. Subtenant shall
not do, nor permit to be done, any act or thing which is, or with notice or the
passage of time would be, a default under this Sub-Sublease, the Sublease, or
the Master Lease.

        9. Sublandlord's Obligations. Sublandlord agrees that Subtenant shall be
entitled to receive all services and repairs to be provided by Landlord to
Tenant under the Master Lease. Subtenant shall look solely to Landlord for all
such services and shall not, under any circumstances, seek or require
Sublandlord to perform any of such services, nor shall Subtenant make any claim
upon Sublandlord for any damages which may arise by reason of Landlord's or
Tenant's default under the Master Lease or Sublease. Any condition resulting
from a default by Landlord or Tenant shall not constitute, as between
Sublandlord and Subtenant, an eviction, actual or constructive, of Subtenant and
no such default shall excuse Subtenant from the performance or observance of any
of its obligations to be performed or observed under this Sub-Sublease, or
entitle Subtenant to receive any reduction in or abatement of the Rent provided
for in this Sub-Sublease. In furtherance of the foregoing, Subtenant does hereby
waive any cause of action and any right to bring any action against Sublandlord
by reason of any act or omission of Landlord or Tenant under the Master Lease or
Sublease.

        10. Default by Subtenant. In the event Subtenant shall be in default of
any covenant of, or shall fail to honor any obligation under, this Sub-Sublease,
Sublandlord shall have available to it against Subtenant all of the remedies
available (a) to Landlord under the Master Lease in the event of a similar
default on the part of Tenant thereunder or (b) at law.

        11. Quiet Enjoyment. So long as Subtenant pays all of the Rent due
hereunder and performs all of Subtenant's other obligations hereunder,
Sublandlord shall do nothing to affect Subtenant's right to peaceably and
quietly have, hold and enjoy the Sublease Premises.

        12. Cure Periods; Notices.

                (a) Cure Periods. Anything contained in any provision of this
Sublease to the contrary notwithstanding, Subtenant agrees to comply with and
remedy any default in this Sub-Sublease, the Sublease, or the Master Lease which
is Subtenant's obligation to cure, within the shorter of the period allowed to
Sublandlord under the Sublease or the Master Lease (as the case may be), even if
such time period is shorter than the period otherwise allowed therein due to the
fact that notice of default from Sublandlord to Subtenant is given after the
corresponding notice of default from Tenant to Sublandlord or Landlord to
Tenant.

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                (b) Notices. Sublandlord agrees to forward to Subtenant,
promptly upon receipt thereof by Sublandlord, a copy of each notice of default
received by Sublandlord. Subtenant agrees to forward to Sublandlord, promptly
upon receipt thereof, copies of any notices received by Subtenant from Landlord,
Tenant or from any governmental authority.

                (c) Delivery of Notices. All notices, demands and requests
hereunder to be delivered to either Sublandlord or Subtenant shall be in writing
and shall be sent by hand delivery, United States mail, certified mail/return
receipt requested, with postage prepaid, or by a nationally recognized overnight
courier service (e.g., Federal Express), return receipt requested, to the
address of the appropriate party. Notices, demands and requests so sent shall be
deemed given when the same are received. Notices to Sublandlord shall be sent to
the attention of:

                                        Cravens & Company, Inc.
                                        776 South State Street
                                        Suite 202
                                        Ukiah, California 95482
                                        Attn: Judy Lodge

      with a copy to:                   LeBoeuf, Lamb, Greene & MacRae, L.L.P.
                                        725 South Figueroa Street, Suite 3600
                                        Los Angeles, California 90017
                                        Attn: Robert M. Johnson, Esq.

      Notices to Subtenant shall be sent to
      the attention of:

                                        L90
                                        333 Bush Street
                                        Suite 2020
                                        San Francisco, California 94104
                                        Attn: Office Manager

        13. Broker. Sublandlord and Subtenant represent and warrant to each
other that, with the exception of GVA Beitler Commercial Real Estate Services,
representing Subtenant, and Colliers International, representing Sublandlord
(collectively, the "Brokers"), no brokers were involved in connection with the
negotiation or consummation of this Sub-Sublease. Sublandlord agrees to pay the
commission of the Brokers pursuant to a separate agreement. Each party agrees to
indemnify the other, and hold it harmless, from and against any and all claims,
damages, losses, expenses (including reasonable attorneys' fees) and liabilities
incurred by said party as a result of a breach of this representation and
warranty by the other party.

        14. Condition of Premises. Subtenant acknowledges that it is
sub-subleasing the Sublease Premises "as-is" and that Sublandlord is not making
any representation or warranty concerning the condition of the Sublease Premises
and that Sublandlord is not obligated to perform any work to prepare the
Sublease Premises for Subtenant's occupancy. Subtenant acknowledges that it is
not authorized to make or do any alterations or improvements in or to the

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Sublease Premises except as permitted by the provisions of this Sub-Sublease,
the Sublease and the Master Lease and that it must deliver the Sublease Premises
to Sublandlord on the Sublease Expiration Date in the condition required by the
Sublease and the Master Lease.

        15. Consent of Landlord. Each of the Master Lease and the Sublease
requires Sublandlord to obtain the written consent of Landlord and Tenant to
this Sub-Sublease. Sublandlord shall solicit Landlord's and Tenant's consent to
this Sub-Sublease promptly following the execution and delivery of this
Sub-Sublease by Sublandlord and Subtenant and Subtenant's delivery to
Sublandlord of (i) the Sublease Letter of Credit, (ii) the Deposit, and (iii)
the first month's installment of Rent. In the event Landlord's and Tenant's
written consent to this Sub-Sublease has not been obtained within ninety (90)
days after the execution hereof, then this Sub-Sublease may be terminated by
either party hereto upon notice to the other, and upon such termination (x)
neither party hereto shall have any further rights against or obligations to the
other party hereto and (y) Sublandlord shall return the Sublease Letter of
Credit, Deposit and first month's installment of Rent to Subtenant.

        16. Termination of the Master Lease. If for any reason the term of the
Master Lease or Sublease shall terminate prior to the Sublease Expiration Date,
this Sub-Sublease shall automatically be terminated and Sublandlord shall not be
liable to Subtenant by reason thereof unless said termination is caused by the
default of Sublandlord under the Sublease that directly or indirectly or in
whole or in part is not attributable to a Subtenant default (i) hereunder, or
(ii) under the Sublease or the Master Lease.

        17. Assignment and Subletting. It is understood and agreed that
Subtenant shall have no right to sublet the Sublease Premises or any portion
thereof or any right or privilege appurtenant thereto or assign its interest
under this Sub-Sublease to any person or entity.

        18. Limitation of Estate. Subtenant's estate shall in all respects be
limited to, and be construed in a fashion consistent with, the estate granted to
Sublandlord by Tenant. Subtenant shall stand in the place of Sublandlord and
shall defend, indemnify and hold Sublandlord harmless with respect to all
covenants, warranties, obligations, and payments made by Sublandlord under or
required of Sublandlord by the Sublease or the Master Lease. In the event
Sublandlord is prevented from performing any of its obligations under this
Sub-Sublease by a breach by Tenant or Landlord of a term or provision of the
Sublease or the Master Lease, then Sublandlord's sole obligation in regard to
its obligation under this Sub-Sublease shall be to use commercially reasonable
efforts at Subtenant's sole cost and expense in pursuing the correction or cure
by Tenant or Landlord of such breach.

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        IN WITNESS WHEREOF, the parties have entered into this Sub-Sublease as
of the date first written above.

                                            SUBLANDLORD:

                                            CRAVENS & COMPANY, INC.,
                                            a California corporation

                                            By: /s/ [Signature Illegible]
                                               ---------------------------------
                                            Its: Vice President
                                                --------------------------------

                                            SUBTENANT:

                                            L90,
                                            a Delaware corporation

                                            By: /s/ [Signature Illegible]
                                               ---------------------------------
                                            Its: VP of N.W. Sales & Secretary
                                                --------------------------------

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                                                                    EXHIBIT 10.2
                                                                    ------------

                              EMPLOYMENT AGREEMENT

         THIS EMPLOYMENT AGREEMENT (hereinafter referred to as this
"AGREEMENT"), is entered into this 29th day of December, 2000 by and between The
Home Savings and Loan Company of Youngstown, Ohio, a savings and loan
association incorporated under Ohio Law (hereinafter referred to as the
"COMPANY"), and Douglas M. McKay, an individual (hereinafter referred to as the
"EMPLOYEE");

                                   WITNESSETH:

         WHEREAS, the EMPLOYEE is currently employed as the Chief Executive
Officer of the COMPANY;

         WHEREAS, as a result of the skill, knowledge and experience of the
EMPLOYEE, the Board of Directors of the COMPANY desires to retain the services
of the EMPLOYEE as the Chief Executive Officer of the COMPANY;

         WHEREAS, the EMPLOYEE desires to serve as the Chief Executive Officer
of the COMPANY; and

         WHEREAS, the EMPLOYEE and the COMPANY desire to enter into this
AGREEMENT to set forth the terms and conditions of the employment relationship
between the COMPANY and the EMPLOYEE;

         NOW, THEREFORE, in consideration of the premises and mutual covenants
herein contained, the COMPANY and the EMPLOYEE hereby agree as follows:

1.       EMPLOYMENT AND TERM.

         (a) TERM. Upon the terms and subject to the conditions of this
AGREEMENT, the COMPANY hereby employs the EMPLOYEE, and the EMPLOYEE hereby
accepts employment, as the Chief Executive Officer of the COMPANY. The term of
this AGREEMENT shall commence on January 1, 2001, and shall end on December 31,
2003, unless extended by the COMPANY, with the consent of the EMPLOYEE, as
provided in subsection (b) of this Section 1 (hereinafter referred to, together
with such extensions, as the "TERM").

         (b) EXTENSION. On or before each anniversary of the date of this
AGREEMENT, the Board of Directors of the COMPANY shall review this AGREEMENT
and, upon approval by the Board of Directors, shall extend the term of this
AGREEMENT for a one-year period beyond the then effective expiration date. Any
such extension shall be subject to the written consent of the EMPLOYEE. The
Board of

<PAGE>   2

directors shall document its reasons for extending the term of this AGREEMENT in
the minutes of the meeting at which such action is taken.

2. DUTIES OF THE EMPLOYEE.

         (a) General Duties and Responsibilities. The EMPLOYEE shall serve as
the Chief Executive Officer of the COMPANY. Subject to the direction of the
Board of Directors of the COMPANY, the EMPLOYEE shall perform all duties and
shall have all powers which are commonly incident to the office of Chief
Executive Officer or which, consistent therewith, are delegated to him by the
Board of Directors.

         (b) Devotion of Entire Time to the Business of the COMPANY. The
EMPLOYEE shall devote his entire productive time, ability and attention during
normal business hours throughout the TERM to the faithful performance of his
duties under this AGREEMENT. The EMPLOYEE shall not directly or indirectly
render any services of a business, commercial or professional nature to any
person or organization other than the COMPANY, United Community Financial Corp.
(hereinafter referred to as the "HOLDING COMPANY"), the sole shareholder of the
COMPANY, or any subsidiary of the COMPANY or the HOLDING COMPANY without the
prior written consent of the Board of directors of the COMPANY; provided,
however, that the EMPLOYEE shall not be precluded from (i) vacations and other
leave time in accordance with Section 3 (d) below, (ii) reasonable participation
in community, civic, charitable or similar organizations, (iii) reasonable
participation in industry-related activities, including, but not limited to,
attending state and national trade association meetings and serving as an
officer, director or trustee of a state or national trade association or Federal
Home Loan Bank, (iv) serving as an officer or director of the HOLDING COMPANY or
any subsidiary of the COMPANY or the HOLDING COMPANY and receiving a salary,
director's fees or other compensation or benefits, as appropriate, or (v)
pursuing personal investments which do not interfere or conflict with the
performance of the EMPLOYEE's duties to the COMPANY.

3.       COMPENSATION.

         (a) TOTAL COMPENSATION. The EMPLOYEE shall receive during the TERM
total compensation established by the Compensation Committee of the Board of
Directors. In making its determination, the Compensation Committee shall
consider the average total compensation for the Chief Executive Officer of a
peer group of companies. The companies comprising the peer group shall be
selected by Deloitte & Touche LLP or another third party consultant acceptable
to the EMPLOYEE and the Compensation Committee of the Board of Directors of the
COMPANY. The selection of the peer group shall take into account the asset size
and performance ratios of the COMPANY, and such other factors as the consultant
considers appropriate under the circumstances. It is the intent of the COMPANY
that the EMPLOYEE'S total compensation shall include the following components:
(1) a base salary, payable in installments not less often than monthly; (2) cash
incentive compensation, payable not less often than annually; and (3)

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long term incentive compensation. The percentage of total compensation derived
from each of the three components described in the preceding sentence shall be
comparable to the peer group average. The EMPLOYEE shall receive an annual
salary of not less than $309,000.00, payable in equal installments but not less
often than monthly, and cash incentive compensation payable not less often than
annually.

         (b) ANNUAL REVIEW. On or before December 31st of each year, commencing
in 2001, the total compensation of the EMPLOYEE shall be reviewed by the Board
of Directors of the COMPANY and shall be set at an amount not less than
$309,000.00, based upon the EMPLOYEE'S individual performance and such other
factors as the Board of Directors may deem appropriate (hereinafter referred to
as the "ANNUAL REVIEW"). The results of the ANNUAL REVIEW shall be reflected in
the minutes of the Board of Directors of the COMPANY.

         (c) EMPLOYEE BENEFIT PROGRAMS. During the TERM, the EMPLOYEE shall be
entitled to participate in all formally established employee benefit, bonus,
insurance, profit sharing plans, stock benefit plans and similar programs
(hereinafter collectively referred to as "BENEFIT PLANS"), in accordance with
the terms and conditions of such BENEFIT PLANS that are maintained by the
COMPANY or the HOLDING COMPANY from time to time and all employee benefit plans
or programs hereafter adopted in writing by the Board of Directors of the
COMPANY or the HOLDING COMPANY for which senior management personnel of the
COMPANY are eligible. Notwithstanding any statement to the contrary contained
elsewhere in this AGREEMENT, the COMPANY may at any time discontinue or
terminate any BENEFIT PLAN now existing or hereafter adopted, to the extent
permitted by the terms of such BENEFIT PLAN, and shall not be required to
compensate the EMPLOYEE for such discontinuance or termination to the extent
such discontinuance or termination pertains to all employees of the COMPANY who
are eligible participants at the time.

         (d) VACATION AND SICK LEAVE. The EMPLOYEE shall be entitled, without
loss of pay, to be absent voluntarily from the performance of his duties under
this AGREEMENT, in accordance with the policies periodically established by the
Board of Directors of the COMPANY for senior management officials of the
COMPANY. The EMPLOYEE shall be entitled to annual sick leave as established by
the Board of Directors of the COMPANY for senior management officials of the
COMPANY.

         (e) EXPENSES. The COMPANY shall pay or reimburse the EMPLOYEE for
reasonable travel, entertainment and miscellaneous expenses incurred in
connection with the performance of his duties under this AGREEMENT, including
participation in industry-related activities.

4.       Termination of Employment.

         (a) General. The employment of the EMPLOYEE shall terminate at any time
during the TERM (i) at the option of the COMPANY, upon the delivery by the
COMPANY of written notice of termination to the EMPLOYEE, or (ii) at the option
of

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the EMPLOYEE, upon delivery by the EMPLOYEE of written notice of termination to
the COMPANY if the present capacity or circumstances in which the EMPLOYEE is
employed are materially adversely changed (including, but not limited to, a
material reduction in responsibilities or authority or the assignment of duties
or responsibilities substantially inconsistent with those normally associated
with the EMPLOYEE'S position described in Section 2 (a) of this AGREEMENT,
change of title or removal as a director of the COMPANY or the HOLDING COMPANY,
the requirement that the EMPLOYEE regularly perform his principal executive
functions more than thirty-five (35) miles from his primary office as of the
date of this AGREEMENT or the EMPLOYEE'S benefits provided under this AGREEMENT
are reduced, unless the benefit reductions are part of a Company-wide reduction.
The following subsections (A), (B) and (C) of this Section 4 (a) shall govern
the obligations of the COMPANY to the EMPLOYEE upon the occurrence of the events
described in such subparagraphs:

         (A) TERMINATION FOR CAUSE. In the event that the COMPANY terminates the
employment of the EMPLOYEE during the TERM because of the EMPLOYEE'S personal
dishonesty, incompetence, willful misconduct, breach of fiduciary duty involving
personal profit, intentional failure or refusal to perform the duties and
responsibilities assigned in this AGREEMENT, willful violation of any law, rule
or regulation (other than traffic violations or other minor offenses), or final
cease-and desist order or material breach of any provision of this AGREEMENT
(hereinafter collectively referred to as "CAUSE"), the EMPLOYEE shall not
receive, and shall have no right to receive, any compensation or other benefits
for any period after such termination.

         (B) TERMINATION IN CONNECTION WITH CHANGE OF CONTROL. In the event that
the employment of the EMPLOYEE is terminated by COMPANY in connection with a
CHANGE OF CONTROL (hereinafter defined) for any reason other than CAUSE or is
terminated by the EMPLOYEE as provided in Section 4 (a) (ii) above, then the
following shall occur:

                  (I) The COMPANY shall promptly pay to the EMPLOYEE or to his
beneficiaries, dependents or estate an amount equal to the product of 2.99
multiplied by the EMPLOYEE'S "base amount" as defined in Section 280G(b)(3) of
the Internal Revenue Code of 1986, as amended, and the regulations promulgated
thereunder (hereinafter collectively referred to as "SECTION 280G";

                  (II) The EMPLOYEE, his dependents, beneficiaries and estate
shall continue to be covered at the COMPANY'S expense under all health, life,
disability and other benefit plans of the COMPANY, as described in Section 3 (c)
of this AGREEMENT, in which the EMPLOYEE was a participant prior to the
effective date of the termination of his employment as if the EMPLOYEE were
still employed under this AGREEMENT until the earlier of the expiration of the
TERM or the date on which the EMPLOYEE is included in another employer's benefit
plans as a full-time employee; and

         (III) The EMPLOYEE shall not be required to mitigate the amount of any
payment provided for in this AGREEMENT by seeking other employment or otherwise,

                                     Page 4
<PAGE>   5

nor shall any amounts received from other employment or otherwise by the
EMPLOYEE offset in any manner the obligations of the COMPANY hereunder, except
as specifically stated in subparagraph (II) above.

         (C) TERMINATION NOT IN CONNECTION WITH CHANGE OF CONTROL. In the event
that the employment of the EMPLOYEE is terminated before expiration of the TERM
for any reason other than death, termination for CAUSE or termination in
connection with a CHANGE OF CONTROL, then the following shall occur:

                  (I) The COMPANY shall be obligated to continue to pay on at
least a monthly basis, until the expiration of the TERM, to the EMPLOYEE, his
designated beneficiaries or his estate, the total compensation in effect at the
time of termination pursuant to Section 3 above, plus a cash bonus equal to the
cash bonus, if any, paid to the EMPLOYEE in the twelve month period prior to the
termination of employment.

                  (II) The COMPANY shall continue to provide to the EMPLOYEE, at
the COMPANY'S expense, health, life, disability and other benefits, as described
in Section 3(C) of this AGREEMENT, substantially equal to those being provided
to the EMPLOYEE at the date of termination of his employment until the earliest
to occur expiration of the TERM or the date on which the EMPLOYEE is included in
another employer's benefit plans as a full-time employee; and

                  (III) The EMPLOYEE shall not be required to mitigate the
amount of any payment provided for in this AGREEMENT by seeking other employment
or otherwise, nor shall any amounts received from other employment or otherwise
by the EMPLOYEE offset in any manner the obligations of the COMPANY hereunder,
except as specifically stated in subparagraph II above.

         (b) DEATH OF THE EMPLOYEE. The TERM shall automatically expire upon the
death of the EMPLOYEE. In such event, the EMPLOYEE'S estate shall be entitled to
receive the compensation due the EMPLOYEE through the last day of the calendar
month in which the death occurred, except as otherwise specified herein.

         (c) "GOLDEN PARACHUTE" PROVISION. In the event that any payments
pursuant to this Section 4 would result in the imposition of a penalty tax
pursuant to SECTION 280G, such payments shall be reduced to the maximum amount
which may be paid under SECTION 280G without exceeding such limits. Any payments
made to the EMPLOYEE pursuant to this AGREEMENT are subject to and conditioned
upon their compliance with 12 U.S.C. Section 1828(k) and any regulations
promulgated thereunder.

         (d) DEFINITION OF "CHANGE OF CONTROL". A "CHANGE OF CONTROL" shall mean
any one of the following events:

         (i) the acquisition of ownership or power to vote more than 25% of the
         voting stock of the COMPANY or the HOLDING COMPANY;

                                     Page 5
<PAGE>   6

         (ii) the acquisition of the ability to control the election of a
         majority of the directors of COMPANY or the HOLDING COMPANY

         (iii) during any period of three or less consecutive years individuals
         who at the beginning of such period constitute the Board of Directors
         of the COMPANY or the HOLDING COMPANY cease for any reason to
         constitute at least a majority thereof; provided, however, that any
         individual whose election or nomination for election as a member of the
         Board of Directors of the COMPANY or the HOLDING COMPANY was approved
         by a vote of at least two-thirds of the directors then in office shall
         be considered to have continued to be a member of the Board of
         Directors of the COMPANY or the HOLDING COMPANY;

         (iv) the acquisition by any person or entity of "conclusive control" of
         the COMPANY within the meaning of 12 C.F.R. Section 574.4(a), or the
         acquisition by any person or entity of "rebuttable control" within the
         meaning of 12 C.F.R. section 574.4(b) that has not been rebutted in
         accordance with 12 C.F.R. Section 574.4(c); or

         (v)      an event that would be required to be reported in response to
                  Item 1 (a) of Form 8-K or Item 6 (e) of Schedule 14A pursuant
                  to the Securities Exchange Act of 1934, as amended
                  (hereinafter referred to as the "EXCHANGE ACT"), or any
                  successor thereto, whether or not any class of securities of
                  the Corporation is registered under the EXCHANGE ACT.

For purposes of this paragraph, the term "person" refers to an individual or
corporation, partnership, trust, association or other organization, but does not
include the EMPLOYEE and any person or persons with whom the EMPLOYEE is "acting
in concert" within the meaning of 12C.F.R. Part 574.

                  For purposes of this AGREEMENT, an event shall be deemed to
have occurred "in connection with a CHANGE OF CONTROL" if such event occurs
within one year before or after a CHANGE OF CONTROL.

                  (e) TERMINATION BY EMPLOYEE. If the EMPLOYEE terminates this
AGREEMENT without the written consent of the COMPANY, other than pursuant to
Section 4(a)(ii) of this AGREEMENT, the EMPLOYEE shall not engage in the
financial institutions business as a director, officer, employee or consultant
for any business or enterprise which competes with the principal business of the
COMPANY or the HOLDING COMPANY or any of their subsidiaries within Mahoning,
Trumbull and Columbiana counties or any other geographic area in which the
COMPANY or the HOLDING COMPANY is doing business for the unexpired TERM of this
AGREEMENT. This provision shall not apply in the event of the termination of the
employment of the EMPLOYEE by the EMPLOYER prior to the expiration of the TERM
or the termination of the employment of the EMPLOYEE by the EMPLOYEE pursuant to
Section 4(a)(ii) of this AGREEMENT.

                                     Page 6
<PAGE>   7

5. SPECIAL REGULATORY EVENTS. Notwithstanding the provisions of Section 4 of
this AGREEMENT, the obligations of the COMPANY to the EMPLOYEE shall be as
follows in the event of the following circumstances:

                  (a) If the EMPLOYEE is suspended and/or temporarily prohibited
from participating in the conduct of the COMPANY'S affairs by a notice served
under section 8(e)(3) or 8(g)(1) of the Federal Deposit Insurance Act
(hereinafter referred to as the "FDIA"), the COMPANY'S obligations under this
AGREEMENT shall be suspended as of the date of service of such notice, unless
stayed by appropriate proceedings. If the charges in the notice are dismissed,
the COMPANY shall pay the EMPLOYEE all or part of the compensation withheld
while the obligations in this AGREEMENT were suspended and reinstate, in whole
or in part, any of the obligations that were suspended;

                  (b) If the EMPLOYEE is removed and/or permanently prohibited
from participating in the conduct of the COMPANY'S affairs by an order issued
under Section 8(e)(4) or 8(g)(1) of the FDIA, all obligations of the COMPANY
under this AGREEMENT shall terminate as of the effective date of such order;
provided, however, that vested rights of the EMPLOYEE shall not be affected by
such termination;

                  (c) If the COMPANY is in default, as defined in section
3(x)(1) of the FDIA, all obligations under this AGREEMENT shall terminate as of
the date of default; provided, however, that vested rights of the EMPLOYEE SHALL
NOT BE AFFECTED;

                  (d) All obligations under this AGREEMENT shall be terminated,
except to the extent of a determination that the continuation of this AGREEMENT
is necessary for the continued operation of the COMPANY, (i) by the Director of
the Office of Thrift Supervision (hereinafter referred to as the "OTS"), or his
or her designee, at the time that the Federal Deposit Insurance Corporation
enters into an agreement to provide assistance to or on behalf of the COMPANY
under the authority continued in Section 13(c) of the FDIA or (ii) by the
Director of the OTS, or his or her designee, at any time the Director of the OTS
approves a supervisory merger to resolve problems related to the operation of
the COMPANY or when the COMPANY is determined by Director of the OTS to be in an
unsafe or unsound condition; provided, however that no vested rights of the
EMPLOYEE shall not be affected by any such termination; and

                  (e) The provisions of this Section 5 are governed by the
requirements of 12 C.F.R. Section 563.39 (b) and in the event that any
statements in this Section 5 are inconsistent with 12 C.F.R. Section 563.39(b),
the provisions of 12 C.F.R. Section 563.39(b) shall be controlling.

6. CONSOLIDATION, MERGER OR SALE OF ASSETS. Nothing in this AGREEMENT shall
preclude the COMPANY or the HOLDING COMPANY from consolidating with, merging
into, or transferring all, or substantially all, of their assets to another
corporation that assumes all their obligations and undertakings hereunder. Upon
such a consolidation, merger or transfer of assets, the term "COMPANY" as used
herein, shall

                                     Page 7
<PAGE>   8

mean such other corporation or entity, and this AGREEMENT shall continue in full
force and effect.

7. CONFIDENTIAL INFORMATION. The EMPLOYEE acknowledges that during his
employment he will learn and have access to confidential information regarding
the COMPANY and its customers and businesses. The EMPLOYEE agrees and covenants
not to disclose or use for his own benefit, or the benefit of any other person
or entity, any confidential information, unless or until the COMPANY consents to
such disclosure or use of such information is otherwise legally in the public
domain. The EMPLOYEE shall not knowingly disclose or reveal to any unauthorized
person any confidential information relating to the COMPANY, its subsidiaries,
or affiliates, or any of the businesses operated by them, and the EMPLOYEE
confirms that such information constitutes the exclusive property of the
COMPANY. The EMPLOYEE shall not otherwise knowingly act or conduct himself to
the material detriment of the COMPANY, its subsidiaries, or affiliates or in a
manner which is inimical or contrary to the interests of the COMPANY.

8. NON-ASSIGNABILITY. Neither this AGREEMENT nor any right or interest hereunder
shall be assignable by the EMPLOYEE, by the EMPLOYEE, his beneficiaries or legal
representatives without the COMPANY'S prior written consent; provided, however,
that nothing in this Section 8 shall preclude the EMPLOYEE from designating, a
beneficiary to receive any benefits payable hereunder upon his death or the
executors, administrators or legal representatives of the EMPLOYEE or his estate
from assigning any rights hereunder to the person or persons entitled thereto.

9. NO ATTACHMENT Except as required by law, no right to receive payment under
this AGREEMENT shall be subject to anticipation, commutation, alienation, sale,
assignment, encumbrance, charge, pledge or hypothecation or to execution,
attachment, levy, or similar process of assignment by operation of law, and any
attempt, voluntary or involuntary, to effect any such action shall be null, void
and of no effect.

10. BINDING AGREEMENT. This AGREEMENT shall be binding upon, and inure to the
benefit of, the EMPLOYEE and the COMPANY and their respective permitted
successors and assigns.

11. AMENDMENT OF AGREEMENT. This AGREEMENT may not be modified or amended,
except by an instrument in writing signed by the parties hereto.

12. WAIVER. No term or condition of this AGREEMENT shall deemed to have been
waived, nor shall there be an estoppel against the enforcement of any provision
of this AGREEMENT, except by written instrument of the party charged with such
waiver or estoppel. No such written waiver shall be deemed a continuing waiver,
unless specifically stated therein, and each waiver shall operate only as to the
specific term or condition waived and shall not constitute a waiver of such term
or condition for the future or as to any act other than the act specifically
waived.

                                     Page 8
<PAGE>   9

13. SEVERABILITY. If, for any reason, any provision of this AGREEMENT is held
invalid, such invalidity shall not affect the other provisions of this AGREEMENT
not held so invalid, and each such other provision shall, to the full extent
consistent with applicable law, continue in full force and effect. If this
AGREEMENT is held invalid or cannot be enforced, then any prior AGREEMENT
between the COMPANY (or any predecessor thereof) and the EMPLOYEE shall be
deemed reinstated to the full extent permitted by law, as this AGREEMENT had not
been executed.

14. HEADINGS. The headings of the paragraphs herein are included solely for
convenience of reference and shall not control the meaning or interpretation of
any of the provisions of this AGREEMENT.

15. GOVERNING LAW. This AGREEMENT has been executed and delivered in the State
of Ohio and its validity, interpretation, performance, and enforcement shall be
governed by the laws of the State of Ohio, except to the extent that federal law
is governing.

16. EFFECT OF PRIOR AGREEMENTS. This AGREEMENT contains the entire understanding
between the parties hereto and supersedes any prior employment agreement between
the COMPANY or any predecessor of the COMPANY and the EMPLOYEE.

17. NOTICES. Any notice or other communication required or permitted pursuant to
this AGREEMENT shall be deemed delivered if such notice or communication is in
writing and is delivered personally or by facsimile transmission or is deposited
in the United States mail, postage prepaid, addressed as follows:

         If to the COMPANY:

                  The Home Savings and Loan Company
                  Of Youngstown, Ohio
                  275 Federal Plaza West
                  Post Office Box 1111
                  Youngstown, Ohio 44501-1111

         If to the EMPLOYEE:

                  Douglas M. McKay
                  227 Griswold Drive
                  Youngstown, Ohio 44512

                                     Page 9
<PAGE>   10

         IN WITNESS WHEREOF, the COMPANY has caused this AGREEMENT to be
executed by its duly authorized officer, and the EMPLOYEE has signed this
AGREEMENT, each as of the day and year first above written.

Attest:                                            THE HOME SAVINGS AND LOAN
                                                   COMPANY OF YOUNGSTOWN, OHIO

/s/Pam Kloss                                       By: /s/Donald J. Varner
------------------------------------              ------------------------------
                                                   Donald J. Varner
                                                   Senior Vice President and
                                                   Corporate Secretary

Attest:

/s/Mary Jane Botsko                                /s/Douglas M. Mckay
------------------------------------              ------------------------------
                                                   Douglas M. McKay

                                    Page 10

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