Document:

Exhibit 10.1

INDUSTRIAL BUILDING LEASE (NET)

1.             BASIC TERMS.  This
Section 1 contains the Basic Terms of
this Lease between Landlord and Tenant, named below.  Other Sections of the Lease referred to in
this Section 1 explain and define the Basic
Terms and are to be read in conjunction with the Basic Terms.

1.1.         Date
of Lease:  November 20, 2006

1.2.         Landlord:
W .C. Bradley Co., a Georgia Corporation

1.3.         Tenant:   Magnetek, Inc., a Delaware Corporation

1.4.         Premises:  Approximately 44,095 rentable square feet, as
depicted on the space plan (“Space Plan”) set forth in Exhibit A attached hereto and made a
part hereof, in the building commonly known as N50 W13775 Overview Drive,
Menomonee Falls, Wisconsin (the “Building”)
including the nonexclusive right to use in common with others, the parking
areas for automobiles and tractor/trailers and the driveway appurtenant
thereto, which Building and appurtenant parking areas and the non-exclusive
driveway as depicted on the site plan set forth in Exhibit A-1 attached hereto and made a
part hereof.

1.5.         Property:  See Exhibit
B attached hereto and made a part hereof.

1.6.         Park:  The industrial park commonly known as Falls
Business Park, Menomonee Falls, Wisconsin as depicted on Exhibit C attached hereto and made a
part hereof.

1.7.         Lease
Term:  7 years 6 months (“Initial Term”) commencing on the
Commencement Date (as defined in Section 5.2
below) and ending on the expiration of the Initial Term (“Expiration Date”), subject to extension
pursuant to Section 5.2.  The Initial Term shall be subject to
extension by the Renewal Periods (as hereinafter defined) as described in
Section 24.13 below (the Initial
Term as extended by each or all Renewal Periods, the “Term”).

1.8.         Permitted
Use:  Any use listed as a “principle
use” on Exhibit D unless otherwise
approved in advance by Landlord

1.9.         Broker:  Landlord is represented by CB Richard Ellis
and Tenant is represented by NAI MLG Commercial.  Both Landlord and Tenant acknowledge that no
other Brokers were used in this transaction. 
Commissions to Brokers will be paid by Landlord under separate
agreement.

1.10.       Security Deposit:  $24,000.00 to
be held by Landlord

1.11.       Tenant shall pay Base Rent during the Initial Term at the Monthly Base
Rent for the following periods in the following monthly amounts:

	
  Months

  	
   

  	
  Base Rental Rate

  	
   

  	
  Annual/Monthly Base Rent

  
	
   11/15/06 – 11/14/07

  	
   

  	
  $ 2.48 sf x 44,095 sf

  	
   

  	
  $ 109,135.13/ $9,094.59

  
	
   11/15/07 – 11/14/08

  	
   

  	
  $ 5.07 sf x 44,095 sf

  	
   

  	
  $ 223,727.01/ $18,643.92

  
	
   11/15/08 – 11/14/09

  	
   

  	
  $ 5.20 sf x 44,095 sf

  	
   

  	
  $ 229,220.18/ $19,110.02

  
	
   11/15/09 – 11/14/10

  	
   

  	
  $ 5.33 sf x 44,095 sf

  	
   

  	
  $ 235,053.19/ $19,558.77

  
	
   11/15/10 – 11/14/11

  	
   

  	
  $ 5.46 sf x 44,095 sf

  	
   

  	
  $ 240,929.52/ $20,077.46

  
	
   11/15/11 – 11/14/12

  	
   

  	
  $ 5.60 sf x 44,095 sf

  	
   

  	
  $ 246,952.75/ $20,579.40

  
	
   11/15/12 – 11/14/13

  	
   

  	
  $ 5.74 sf x 44,095 sf

  	
   

  	
  $ 253,126.57/ $21,093.88

  
	
   11/15/13 - 5/14/14

  	
   

  	
  $ 5.88 sf x 44,095 sf

  	
   

  	
  $ 259,454.74/ $21,621.23

  

 

1.12.       Tenant’s Proportionate Share for the Building: approximately
62.36%.  Landlord represents that there
are 70,707 rentable square feet in the Building.

1.13.       Tenant Improvement Allowance: 
$50,000.00, as further described and subject to the provisions in Section 5.4.

Tenant Moving Allowance of
$50.000.00 to be paid by Landlord directly to Tenant in four (4) monthly
installments of $12,500.00 during the first four (4) months of the lease.  These payments are due within 10 days of  each month of the lease term or may be used
as rent set-off by Tenant.

1.14.       Exhibits to Lease:  The following
Exhibits are attached to and made a part of this Lease.

Exhibit
A               Space Plan of Premises

Exhibit
A-1            Site Plan

Exhibit
B               Legal Description of Property

Exhibit
C               Depiction of Park

Exhibit
D               Permitted Uses

Exhibit E                Form of Commencement Certificate

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2.             LEASE OF PREMISES; RENT.

2.1.         Lease of Premises for Lease Term. 
Landlord hereby leases the Premises to Tenant, and Tenant hereby rents
the Premises from Landlord, for the Term and subject to the conditions of this
Lease.

2.2.         Types of Rental Payments. 
Tenant shall pay (a) Monthly Base Rent as set forth in Section 1.11 hereof, in advance, commencing
on the Commencement Date (prorated for a partial month, if applicable) and on
the first day of each and every calendar month thereafter during the Term of
this Lease (the “Base Rent”); and
(b) Tenant’s Share of Operating Expenses (defined below) and any other amounts
owed by Tenant hereunder (collectively, “Additional
Rent”); and (c) in the event any monthly installment of Base Rent or
Additional Rent, or both, is not paid within 15 days of the date when due, a
late charge in an amount equal to 5% of the then delinquent installment of Base
Rent and/or Additional Rent (the “Late Charge”;
the Late Charge, Base Rent and Additional Rent shall collectively be referred
to as “Rent”), to Landlord, at the
notice address set forth in Section 24.2
(or such other entity designated as Landlord’s management agent, if any, and if
Landlord so appoints such a management agent, the “Agent”), or pursuant to such other directions as Landlord
shall designate in this Lease or otherwise in writing.

2.3.         Covenants Concerning Rental Payments. 
Tenant shall pay the Rent promptly when due, without notice or demand,
and without any abatement, deduction or setoff, except as may otherwise be
expressly and specifically provided in this Lease, in lawful United States
currency and without relief from valuation and appraisement laws.  No payment by Tenant, or receipt or
acceptance by Agent or Landlord, of a lesser amount than the correct Rent shall
be deemed to be other than a payment on account, nor shall any endorsement or
statement on any check or letter accompanying any payment be deemed an accord
or satisfaction, and Agent or Landlord may accept such payment without
prejudice to its right to recover the balance due or to pursue any other remedy
available to Landlord.

3.             OPERATING EXPENSES.

3.1.         Definitional Terms Relating to Additional Rent.  For
purposes of this Section and other relevant provisions of the Lease:

3.1.1.      Operating Expenses.  The
term “Operating Expenses” shall
mean all costs and expenses paid or incurred with respect to the ownership,
repair, replacement, restoration, maintenance and operation of the Property,
including, without limitation, the following: 
(i) all costs, wages and benefits of employees or other agents of
Landlord or Agent engaged in the operation, maintenance or rendition of other
services to or for the Property; (ii) to the extent not separately metered,
billed or furnished, all charges for utilities and services furnished to either
or both of the Property and the Premises (including, without limitation, the
Common Areas [as hereinafter defined]), together with any taxes on such
utilities; (iii) all premiums for casualty, workers’ compensation, liability,
boiler, flood and 

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all other types of insurance
provided by Landlord and relating to the Property; (iv) the cost of all
supplies, tools, materials and equipment utilized in the ownership and/or
operation of the Property, and sales and other taxes thereon; (v) amounts
charged by any or all of contractors, materialmen and suppliers for services,
materials and supplies furnished in connection with the operation, repair and
maintenance of any part of the Property, including, without limitation, the
structural elements of the Property and the Common Areas; (vi) management fees
to Agent or other persons or management entities actually involved in the
management and operation of the Property (which persons or management entities
may be affiliates of Landlord); (vii) any capital improvements made by, or on
behalf of, Landlord to the Property (with the cost of such capital improvements
amortized over the useful life of the improvement as determined by generally
accepted accounting procedures); (viii) all professional fees incurred in
connection with the operation, management and maintenance of the Property; (ix)
Taxes, as hereinafter defined; (x) the fees and assessments charged by any
owner’s association (“Association Fees”);
and (xi) the Park Expenses (as hereinafter defined). Snow removal from
paved parking lots and driveways on the Premises and landscaping of the
Property (“Snow Removal and Landscaping
Costs”) shall be the responsibility of Tenant and shall not be
included in Operating Expenses
charged as additional rent by Landlord; provided, however, that if Tenant fails
to perform these obligations in accordance with standard custom and practice
for similar industrial/commercial properties located in Menomonee Falls,
Wisconsin, and subject to the notice and cure provisions set forth in Section
22 of this Lease, then Landlord shall have the right to undertake
responsibility for snow removal and landscaping and shall add Snow Removal Landscaping Costs to the Operating Expenses included in Additional
Rent. 

The term “Park
Expenses” shall mean the Property’s proportionate share of the
expenses of the Park’s common areas allocated to the Property by any owner’s
association or the owner of the Park which may include, but shall not be
limited to, the following:  insurance
premiums; maintenance and repair costs; utility charges; fuel; lighting; trash
and rubbish removal; costs, wages and benefits of employees or other agents of
any owners’ association or management company whose duties are connected with
the operation and maintenance of the Park common areas; amounts paid to
contractors or subcontractors for work or services performed in connection with
the operation and maintenance of the Park common areas; all service supplies,
repairs, replacement or other expenses for maintaining and operating the Park
common areas, reasonable attorneys’ fees and all other costs in connection with
the appeal or contest of real estate or other taxes or levies, Snow Removal
Costs, Taxes (as defined in Section 3.1.2,
except that the word “Property” is replaced with the words “Park common areas”
for purposes hereof), and such other expenses as may be ordinarily incurred in
the operation and maintenance of the Park common areas and not specifically set
out herein, including reasonable management fees.  For purposes of this section, the term “Park
common areas” shall mean all areas within the Park that are available for the
common use of tenants and owners in the Park and that are not leased or held
for the exclusive use of Tenant or other tenants or licensees, including, but
not limited to, the parking areas, driveways, sidewalks, loading areas, access
roads, corridors, landscaping and planted areas.

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Operating Expenses shall not include:  expenses incurred by Landlord to resolve
disputes, enforce or negotiate lease terms with prospective or existing tenants
or in connection with any financing, sale or syndication of the Building;
expenses for the replacement of any item covered under warranty, to the extent
Landlord actually receives payment or replacement of such item pursuant to such
warranty; expenses to correct any penalty or fine incurred by Landlord due to
Landlord’s violation of any Applicable Law (as hereinafter defined) and any
interest or penalties due for late payment by Landlord of any of the Operating
Expenses; cost of complying with any Applicable Laws in effect as of the
Commencement Date, but with respect to which the Building was not in compliance
on the Commencement Date; expenses incurred by Landlord to the extent the same
are reimbursed from any other tenants, occupants of the property or third
parties; fees paid to affiliates of Landlord to the extent that such fees
exceed the customary amount charged for the services provided; expenses for any
item or service not provided to Tenant, but provided exclusively to certain
other tenants in the Building; any capital improvements to the Building; a
property management fee for the Building in excess of  two percent (2%) of the net rents of the
Building for the relevant lease year; the portion of employee expenses which
reflects that portion of such employee’s time which is not reasonably allocable
to the operation of the Building, the Property and/or the Common Areas; and
leasing and rental commissions.

3.1.2.      Taxes.  The
term “Taxes”, as referred to in Section 3.1.1(ix) above, shall mean (i) all
governmental taxes, assessments, fees and charges of every kind or nature
(other than Landlord’s income taxes), whether general, special, ordinary or
extraordinary, due at any time or from time to time, during the Term and any
extensions thereof, in connection with the ownership, leasing, or operation of
the Property, or of the personal property and equipment located therein or used
in connection therewith; and (ii) any reasonable expenses incurred by Landlord
in contesting such taxes or assessments and/or the assessed value of the
Property.  Taxes shall not include any
interest, fine or penalty for late payment or nonpayment from Landlord of any
Taxes.  For purposes hereof, Taxes for
any year shall be Taxes that are due for payment or paid in that year rather
than Taxes that are assessed, become a lien, or accrue during such year.  Landlord shall be deemed to have elected to
pay any special assessment by installments over the longest period permitted by
the applicable taxing authority, , and in such event Taxes shall include such
installments and interest paid to the municipality or taxing authority on the
unpaid balance of the assessment.  Taxes
that are being contested by Landlord shall nevertheless be included for purposes
of the computation of the estimated liability of Tenant to the extent Landlord
is required to pay the Taxes pending such contest.

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3.1.3.      Intentionally Omitted

3.1.4.      Operating Year.  The
term “Operating Year” shall mean
each calendar year commencing on January 1st of each year after the
Commencement Date (as hereinafter defined).

3.2.         Obligations of Additional Rent. 
Tenant shall pay as additional rent (“Additional
Rent”) in accordance with the requirements of Section 3.3, its Proportionate Share of
Operating Expenses for each Operating Year. 
The Additional Rent payable on account of Operating Expenses commences
to accrue on and after 11/15/06.  The
Additional Rent payable hereunder for the Operating Year in which the Term ends
shall be prorated to correspond to that portion of said Operating Year
occurring within the Term.  Additional
Rent and any other sums due and payable under this Lease shall be adjusted upon
receipt of the actual bills therefor and the obligations of this Section 3 shall survive the termination or
expiration of the Lease.  With the
exception that during the first twelve (12) months of the lease term Tenant
shall only be responsible for fifty percent (50%) of the Additional Rent.

3.3.         Payment of Additional Rent. 
Landlord shall have the right to reasonably estimate the Operating
Expenses for each Operating Year.  Upon
Landlord’s or Agent’s notice to Tenant of such estimated amount, Tenant shall
pay, on the first day of each month during that Operating Year, an amount (the “Estimated Additional Rent”) equal to the
estimate of the Tenant’s Share of Operating Expenses divided by 12 (or the
fractional portion of the Operating Year remaining at the time Landlord
delivers its notice of estimated Operating Expenses due from Tenant for that
Operating Year). Within ninety (90) days after the end of each Operating Year,
Landlord shall deliver to Tenant an annual statement (the “Annual Statement”) of the Additional Rent
payable under Section 3.2 for such
Operating Year.  If the Annual Statement
shows that Tenant’s payments of Estimated Additional Rent for such Operating
Year exceeded Tenant’s obligations for such Operating Year, Landlord shall at
its option either (1) credit the excess to the next succeeding installments of
Rent or (2) pay the excess to Tenant within thirty (30) days after delivery of
such Annual Statement.  If the Annual
Statement shows that Tenant’s payments of Estimated Additional Rent for such
Operating Year were less than Tenant’s obligation for such Operating Year,
Tenant shall pay the deficiency to Landlord within thirty (30) days after
delivery of the Annual Statement.  In the
event that the Estimated Additional Rent paid by Tenant during the final Lease
Year exceeds the actual Additional Rent due for such Lease Year, then upon the
expiration of the Term, and provided there is no uncured default by Tenant
under this Lease, Landlord or Agent shall pay Tenant the then applicable excess
promptly after determination thereof. In the event that upon expiration of the
Term a bona fide dispute exists between Landlord and Tenant with respect to the
existence of an uncured default, the parties will diligently and in good faith
attempt to resolve the dispute as expeditiously as possible and payment of the
excess amount will be suspended pending resolution of the dispute.  In the event that mediation or arbitration of
the dispute becomes necessary after the expiration of the Lease Term, each
party will bear their own costs and attorney’s fees. No interest shall be
payable to Tenant on account of such payments of Estimated Additional Rent and
such payments may be commingled.

 6
 

4.             USE OF PREMISES AND COMMON AREAS;
SECURITY DEPOSIT.

4.1.         Use of Premises and Property.  The
Premises shall be used by the Tenant for the purpose(s) set forth in Section 1.8 above and for no other purpose
whatsoever.  Tenant shall not, at any
time, use or occupy, or suffer or permit anyone to use or occupy, the Premises,
or do or permit anything to be done in the Premises or the Property, in any
manner that may (a) cause, or be liable to cause, injury to, or in any way
impair the proper utilization of, all or any portion of the Property
(including, but not limited to, the structural elements of the Property) or any
equipment, facilities or systems therein; (b) constitute a violation of the
Applicable Laws and requirements of any public authority or the requirements of
insurance bodies or the reasonable rules and regulations of the Property, as
such may be established or amended by Landlord from time to time (the “Rules”), or any covenant, condition or
restriction affecting the Property; (c) exceed the load bearing capacity of the
floor of the Premises; or (d) unreasonably annoy, inconvenience or disrupt the
operations or tenancies of other tenants that may have rights to use the Common
Areas or the Building.

4.2.         Use of Common Areas.  As
used herein, “Common Areas” shall
mean all areas within the Property that are available for the common use of
tenants of the Property and that are not leased or held for the exclusive use
of Tenant or other tenants or licensees, including, but not limited to, the
parking areas, driveways, sidewalks, loading areas, access roads, corridors,
landscaping and planted areas that are not exclusively leased to Tenant as part
of the Premises under this Lease.  Tenant
shall have the nonexclusive right to use the Common Areas for the purposes
intended, subject to the Rules.  Tenant
shall not interfere with the rights of any or all of Landlord, other tenants or
licensees, or any other person entitled to use the Common Areas.   Landlord, from time to time, may change any
or all of the size, location, nature and use of any of the Common Areas
although such changes may result in temporary inconvenience to Tenant, so long
as such changes do not permanently materially and adversely affect Tenant’s use
of the Premises.  In addition to the
foregoing, Landlord may, at any time, temporarily close or suspend access to
any Common Areas to perform any acts in the Common Areas as, in Landlord’s
reasonable judgment, are desirable to improve or maintain either or both of the
Premises and the Property, or are required in order to satisfy Landlord’s
obligations under either or both of Sections
13.2 and 18; provided,
however, that Landlord shall use reasonable efforts not to disrupt Tenant’s use
and operation of the Premises in connection therewith and shall under no
circumstances deny Tenant access to or use of the Premises.

4.3.         Signage.  Tenant may affix, at Tenant’s
expense, one (1) sign on the Premises, subject to Landlord’s approval of the
size, design and location of such signs, which approval shall not be
unreasonably withheld or delayed; Tenant shall in every event cause any such
sign to comply with all Applicable Laws, covenants and restrictions applicable
to the Property.  Tenant shall remove all
signs of Tenant upon the expiration or earlier termination of this Lease and
immediately repair any damage to either or both of the Property and the
Premises caused by, or resulting from, such removal.

 7
 

5.             CONDITION AND DELIVERY OF
PREMISES; TENANT’S ACCESS.

5.1.         Condition of Premises. 
Landlord shall perform the work on the Premises necessary to construct
office space and warehouse space as shown on the Space Plan, with all such work
to be in accordance with the Space Plan Documents (hereinafter defined) as
approved and finalized by Landlord and Tenant pursuant to Section 5.4 below (collectively, the “Landlord’s Work”).  Tenant acknowledges that neither Landlord nor
Agent, nor any representative of Landlord, has made any representation as to
the condition of the foregoing or the suitability of the foregoing for Tenant’s
intended use.  Landlord represents and
warrants that, upon the Commencement Date, the Premises shall comply with all
laws, statutes, ordinances, and governmental rules, regulations, guidelines,
orders, and decrees of general applicability now affecting or relating to the
Premises or the use thereof, including, without limitation the Americans with
Disabilities Act of 1990 and the Williams-Steiger Occupational Safety and
Health Act (the “Applicable Laws”);
except for Applicable Laws relating to, or resulting from, (i) Tenant’s
particular use of the Premises; (ii) Tenant’s Work (as hereinafter defined); or
(iii) any other alterations or additions made by Tenant to the Premises.

5.2.         Commencement.  Landlord shall use reasonable
efforts to complete Landlord’s Work prior to November 15, 2006.  Landlord shall not be liable to Tenant if
Landlord does not deliver possession of the Premises to Tenant on the
Commencement Date or provide access to the Premises on or prior to the
Commencement Date for purposes of the Tenant’s Work (as hereinafter
defined).  For every day following
November 16th that the Landlord has not completed Landlord’s Work and made the
entire Premises available to Tenant, Tenant shall be entitled to a delay in
Rent Commencement until Tenant occupancy is granted.  The delay in Lease and Rent Commencement
shall in no way be linked to or dependent upon demising the Premises or
separation/submetering of utilities. 
Landlord and Tenant shall cooperate in getting the Landlord’s Work
accomplished as soon as practical.

5.3.         Tenant’s Work.  In the event Tenant desires to
perform any work in order to prepare the Premises for Tenant’s occupancy, such
work shall be completed in accordance with plans and specifications submitted
to and approved by Landlord, and Tenant shall perform all such work at Tenant’s
sole cost and expense (collectively, the “Tenant’s
Work”).  Landlord shall permit
Tenant and Tenant’s agents or independent contractors to enter the Premises
prior to the Commencement Date for the limited purpose of allowing Tenant to
conduct and install Tenant’s Work.  Such
entry by Tenant shall be subject to the condition that (i) Tenant shall
maintain, in full force and effect, the insurance policy or policies required
under the Lease; and (ii) Tenant shall pay for any utilities required solely by
Tenant in connection with Tenant’s access to the Premises.  Tenant agrees that any such entry into the
Premises for the limited purposes of the Tenant’s Work shall be deemed to be
under all of the terms, covenants, conditions and provisions of the Lease,
except as to the covenant to pay Rent. 
Tenant further agrees that to the extent permitted by law, Landlord and its
principals shall not be liable in any way for any injury or death to any person
or persons, loss or damage to any of Tenant’s Property (as hereinafter defined)
or installations made in the Premises or loss or damage to property placed
therein prior to the Commencement Date, the same being at Tenant’s 

 8
 

sole risk, except that
Landlord (and not its principals) may be liable to Tenant but only to the
extent of its willful misconduct or gross negligence.  All of the foregoing shall be subject to
Landlord’s reasonable approval.  Such
access shall be subject to scheduling by Landlord, but Landlord shall make
reasonable efforts to comply with Tenant’s schedule for such work.

5.4.         Tenant Improvement Allowance. 
Landlord shall reimburse Tenant up to the amount of the Tenant
Improvement Allowance, provided that Landlord may withhold the amount of
$10,000.00 to  ensure completion of
filling the existing pit on the Premises. 
Tenant’s preliminary architectural/construction/space plan documents,
prepared by Tenant or contracted for directly by Tenant (the “Space Plan Documents”), have been provided
to Landlord, and Tenant has obtained cost estimates to construct Tenant’s Work
pursuant to the Space Plan Documents (the “Estimated
Construction Costs”).  Within
fifteen (15) days after the Date of Lease, Tenant shall submit to Landlord two
(2) copies of the complete plans and specifications (the “Tenant’s Plans”) for
the work outlined in the Space Plan Documents.

Tenant’s
Plans shall include the Landlord’s Work and any additional work to be completed
by Tenant (the “Tenant’s Work”).  Within five (5) days after Landlord’s receipt
of Tenant’s Plans, Landlord shall notify Tenant of any failures of the Tenant’s
Plans to meet with Landlord’s approval. 
Tenant shall, within five (5) days after receipt of any such notice,
cause the Tenant’s Plans to be revised to the extent necessary to obtain
Landlord’s approval and to be resubmitted for Landlord’s approval.  Both Landlord and Tenant acknowledge and
agree that revisions to Tenant’s Plans must be reasonable in the context of
meeting the needs of Tenant’s operations in the Premises.  When Landlord has approved the original or
revised Tenant’s Plans, Landlord shall initial and return one (1) set of
approved Tenant’s Plans (the “Approved Plans”) to Tenant within two (2)
days of such approval.  Tenant shall not
commence Tenant’s Work until Landlord has approved Tenant’s Plans, which
approval shall not be unreasonably withheld.

If
the Estimated Construction Costs are greater than the Tenant Improvement
Allowance, Tenant shall be responsible for such excess amount, or at its
option, Tenant may reduce the scope of the Space Plan Documents to reduce the
Estimated Construction Costs.  Any
additional improvement work required by Tenant, or change orders that increase
the cost of Landlord’s Work or the Estimated Construction Costs, or actual and
direct costs of build out of Tenant’s Plans, in excess of the Tenant
Improvement Allowance, shall be the sole financial responsibility of the Tenant
(“Tenant’s Cost of Construction”).  In consideration of the $50,000.00 for the Tenant Improvement Allowance,
in addition to the other work contemplated, Tenant shall be responsible, but
shall have no liability, for permanently filling and closing the area known as
the pit; subject to the indemnification provisions in Section 17 below.

 9
 

6.             SUBORDINATION; NOTICES TO
SUPERIOR LESSORS AND MORTGAGEES; ATTORNMENT.

6.1.         Subordination.  This Lease and Tenant’s rights
to the Premises shall be subject and subordinate at all times to any mortgage
or deed of trust that may now exist or hereafter be placed upon, and encumber,
any or all of the Property or all or any portion of Landlord’s interest or
estate in any of said items. 
Notwithstanding the foregoing, Landlord shall have the right to
subordinate or cause to be subordinated to any such mortgage or deed of trust
liens to this Lease.  Tenant shall
execute and deliver, upon demand by Landlord and in the form reasonably
requested by Landlord, any additional documents evidencing the subordination of
this Lease to any such mortgage or deed of trust, subject to the terms and
conditions of this Section 6.1.  Notwithstanding anything to the contrary
contained in the Lease, the subordination of Tenant’s rights under the Lease to
any future mortgage, deed of trust or other security instrument constituting a
lien on the Premises or Landlord’s interest therein shall be conditioned upon
Tenant’s receipt of a commercially reasonable non-disturbance agreement from
the holder of such instrument and Landlord agrees to use reasonable efforts in
obtaining such a non-disturbance agreement from the holder of any such future
instrument.  Landlord agrees to use its
best efforts to furnish Tenant with a Subordination, Non-Disturbance and
Attornment Agreement (the “SNDA”) in form reasonably acceptable to Tenant,
executed by Landlord’s current lender, by no later than the Commencement Date.

6.2.         Estoppel Certificates. 
Tenant agrees, from time-to-time and within fifteen (15) days after
request by Landlord, to deliver to Landlord, or Landlord’s designee, an
estoppel certificate stating such matters pertaining to this Lease as may be
reasonably requested by Landlord. 
Failure by Tenant to timely execute and deliver such certificate shall
constitute an acceptance of the Premises and acknowledgment by Tenant that the
statements included therein are true and correct without exception. Landlord
and Tenant intend that any statement delivered pursuant to this section may be
relied upon by any prospective purchaser or mortgagee of the Property or of any
interest therein or any other Landlord designee.

6.3.         Transfer for Landlord.  In
the event of a sale or conveyance by Landlord of the Property at any time
during the Term, the same shall operate to release Landlord from any liability
for any of the covenants or conditions, express, or implied, herein contained
in favor of Tenant, and in such event Tenant agrees to look solely to Landlord’s
successor in interest with respect thereto and agrees to attorn to such
successor upon the written assumption of all such obligations of Landlord by
Landlord’s successor in interest and written notice thereof to Tenant.  Notwithstanding the foregoing, Tenant shall
only attorn to the successor Landlord to the extent that such successor fully
assumes any and all obligations of Landlord under the terms of this Lease
arising on and after the assignment.

7.             QUIET ENJOYMENT. 
Subject to the provisions of this Lease, so long as Tenant pays all of
the Rent and performs all of its other obligations hereunder, Tenant shall not
be disturbed in its possession of the Premises by Landlord, Agent or any other
person lawfully claiming through or under Landlord.  Notwithstanding the foregoing, however,
Tenant acknowledges and agrees that Landlord shall have the right to use
portions of the Common Areas (inclusive of the roof of the Building) for such
purposes and uses as are permitted under this Lease.

 10
 

8.             ASSIGNMENT, SUBLETTING AND
MORTGAGING.

8.1.         Prohibition.  Tenant acknowledges that this
Lease and the Rent due under this Lease have been agreed to by Landlord in
reliance upon Tenant’s reputation and creditworthiness and upon the continued
operation of the Premises by Tenant for the particular use set forth in Section 4 above; therefore, Tenant shall
not voluntarily or by operation of law: (a) assign or otherwise transfer
this Lease; (b) sublet the Premises or any part thereof, or allow the same to
be used or occupied by anyone other than Tenant; or (c) mortgage, pledge,
encumber, or otherwise hypothecate this Lease or the Premises, or any part
thereof, in any manner whatsoever, without in each instance obtaining the prior
written consent of Landlord, which consent shall not be unreasonably withheld,
conditioned or delayed; provided, however, Landlord shall not be deemed to be
unreasonable in withholding its consent to any proposed assignment or
subletting if:  (i) in the reasonable
judgment of Landlord the transferee is of a character or is engaged in a
business which is not in keeping with the standards of Landlord for the
Building; (ii) in the reasonable judgment of Landlord any purpose for which the
transferee intends to use the Premises is not in keeping with the standards of
Landlord for the Building; provided in no event may any purpose for which
transferee intends to use the Premises be in violation of this Lease; (iii) the
portion of the Premises subject to any subletting is not regular in shape with
appropriate means of entering  and
exiting, including adherence to Applicable Laws, or is not otherwise suitable
for the normal purposes associated with such a subletting;(iv) the proposed
assignee does not have net worth equal to or greater than Tenant’s net worth as
of the date of this Lease, subject to adjustment in the same percentage
proportion as the Consumer Price Index of the Bureau of Labor Statistics of the
U.S. Department of Labor for Urban Wage Earners and Clerical Workers in
Milwaukee Wisconsin; (v) any Event of Default on the part of Tenant has
occurred and is continuing beyond any applicable cure period.  Any purported assignment, mortgage, transfer,
pledge or sublease made without the prior written consent of Landlord shall be
absolutely null and void.  No assignment
of this Lease shall be effective and valid unless and until the assignee executes
and delivers to Landlord any and all documentation reasonably required by
Landlord in order to evidence assignee’s assumption of all obligations of
Tenant hereunder.  Any consent by
Landlord to a particular assignment, sublease or mortgage shall not constitute
consent or approval of any subsequent assignment, sublease or mortgage, and
Landlord’s written approval shall be required in all such instances.  No consent by Landlord to any assignment or
sublease shall be deemed to release Tenant from its obligations hereunder and
Tenant shall remain fully liable for performance of all obligations under this
Lease.

8.2.         Rights of Landlord.  If
this Lease is assigned, or if the Premises (or any part thereof) are sublet or
used or occupied by anyone other than Tenant or a Permitted Transferee
(hereinafter defined), whether or not in violation of this Lease, Landlord or
Agent may (without prejudice to, or waiver of its rights), collect Rent from
the assignee, subtenant or occupant. 
Landlord or Agent may apply the net amount collected to the Rent herein
reserved, but no such assignment, subletting, occupancy or collection shall be
deemed a waiver of any of the provisions of this Section 8.

 11
 

8.3.         Transfers of Control.  The
provisions of Section 8.1(a) shall
apply to a transfer of a majority of the voting membership of Tenant or to any
other change in voting control of Tenant (if Tenant is a corporation), or to a
transfer of a majority (i.e. greater than 50% interest) of the general
partnership or membership interests in Tenant (if Tenant is a partnership or a
limited liability company) or to any comparable transaction involving any other
form of business entity, whether effectuated in one or more transactions, as if
such transfer were an assignment of this Lease unless the successor entity has
a net worth greater than or equal to Tenant’s net worth as of the date of this
Lease, subject to adjustment in the same percentage proportion as the Consumer
Price Index of the Bureau of Labor Statistics of the U.S. Department of Labor
for Urban Wage Earners and Clerical Workers in Milwaukee Wisconsin.

8.4.         Permitted Transfers. 
Notwithstanding anything contained in this Section 8 to the contrary,

8.4.1.      Tenant shall be permitted to assign this Lease or sublet any or all of
the Premises to a Permitted Transferee. 
In the case of an assignment to, and an assumption by, a Permitted
Transferee, Tenant shall not be released from its obligations under this Lease
and shall remain liable for performance of any or all of such obligations from
and after the effective date of this Lease for the remaining Term then in
effect.  For purposes of this Section 8.4, a “Permitted Transferee” shall include any person(s) or entity
who acquires (subject to the provisions of Section 8.3), controls, is controlled
by or is under common control with Tenant or any subsidiary or affiliate
thereof; provided that before such assignment shall be effective, (a) said
Permitted Transferee shall assume, in full, the obligations of Tenant under
this Lease, (b) Landlord shall be given written notice of such transfer and
assumption as soon as possible and subject to applicable securities laws and
confidentiality agreements under which Tenant is bound, and (c) the use of the
Premises by the Permitted Transferee shall be the same use as set forth in
Section 1.8 above.  For purposes of this
paragraph, the term “control” means possession, directly or indirectly, of the
power to direct or cause the direction of the management, affairs and policies
of anyone, whether through the ownership of voting securities, by contract or
otherwise.  Tenant shall in all events
remain liable for its obligations hereunder notwithstanding any assignment to a
Permitted Transferee.

8.4.2.      Tenant may from time to time sublet any or all of the Premises to one
or more Permitted Transferees with Landlord’s consent, which consent shall not
be unreasonably withheld, conditioned or delayed, and without any right by
Landlord to recapture any rent paid to Tenant by such Permitted Transferees.

 12
 

9.             COMPLIANCE WITH APPLICABLE LAWS.

9.1.         Compliance with Applicable Laws. 
Tenant shall, at its sole expense (regardless of the cost thereof),
comply with all Applicable Laws pertaining to the Premises and Tenant’s use and
occupancy thereof, excepting those Applicable Laws Landlord shall be required
to comply with in connection with those matters set forth in Sections 13.2, 18.1 and/or 19 hereof.  If any license or permit is required for the
conduct of Tenant’s business in the Premises, Tenant, at its expense, shall
procure such license prior to the Commencement Date, and shall maintain such
license or permit in good standing throughout the Term.  Tenant shall give prompt notice to Landlord
of any written notice it receives of the alleged violation of any Applicable
Laws or requirement of any governmental or administrative authority with
respect to either or both of the Premises and the use or occupation thereof.
The judgment of any court of competent jurisdiction, or the admission of Tenant
in any action or proceeding against Tenant, whether Landlord is a party thereto
or not, that any such Applicable Laws pertaining to the Premises has been
violated, shall be conclusive of that fact as between Landlord and Tenant.

9.2.         Hazardous Materials.  If
during the Term (or any extension thereof) any Hazardous Material (defined
below) is generated, transported, stored, used, treated or disposed of at, to,
from, on or in either or both of the Premises and the Property by, or as a
result of any act or omission of Tenant and any or all of Tenant Indemnified
Parties (defined below):

(i)            Tenant shall, upon request, promptly provide
Landlord or Landlord’s Agent with copies of all communications, permits or
agreements with, from or issued by any federal, state or local agency relating
in any way to the presence, release, threat of release, or placement of
Hazardous Materials on or in the Premises or any portion of the Property, or
the generation, transportation, storage, use, treatment, or disposal at, on, in
or from the Premises, of any Hazardous Materials;

(ii)           Landlord, Agent and their respective agents and employees shall have
the right to enter the Premises and conduct appropriate tests for the purposes
of ascertaining Tenant’s compliance with all Environmental Laws (defined below)
relating to the Premises and the Property provided Landlord submits prior
written notice; and

(iii)          Upon written request by Landlord or Agent, Tenant shall provide
Landlord with the results of reasonably appropriate tests of air, water or soil
to demonstrate that Tenant complies with all Environmental Laws relating to the
Premises and the Property; provided, however that unless Landlord in good faith
believes that Tenant is actually not in compliance with Environmental Laws or
unless Tenant is in default under this Lease, Tenant shall not be required to
perform such tests more than once during any term or extension term of this
lease.  Tenant covenants to investigate,
clean up and otherwise remediate any release of Hazardous Materials caused, or
created by  (A) Tenant and/or (B) Tenant’s
officers, directors, invitees, agents, employees, contractors or
representatives and their respective successors and assigns (“Tenant Indemnified Parties”) during the
Term; provided, however, that Tenant shall have no liability for filling the
pit pursuant to Section 5.4 of this Lease unless Tenant negligently disposes of
Hazardous Materials in connection therewith, or 

 13
 

for any release of Hazardous
Materials occurring prior to the Commencement of the Lease, nor shall Tenant
have any liability for any violation of Environmental Laws caused by Landlord
or any prior Tenant owned in whole or in part by Landlord prior to Commencement
of the Lease or any third-party Tenant that is not a sublessee or assignee of
Tenant after Commencement of the Lease, or any hazardous materials contained on
the property prior to Commencement of the Lease, as identified in a Phase I
Report to be obtained by Tenant within thirty (30) days of Commencement of the
Lease.  Such investigation and
remediation shall be performed only after Tenant has obtained Landlord’s prior
written consent; provided, however, that Tenant shall be entitled to respond
immediately to an emergency without first obtaining such consent provided
Tenant is acting reasonably and in good faith and promptly notifies Landlord of
such actions.  All remediation shall be
performed in strict compliance with Environmental Laws and to the reasonable
satisfaction of Landlord.  Tenant shall
not enter into any settlement agreement, consent decree or other compromise
with respect to any claims relating to any Hazardous Materials in any way
connected to the Premises without first obtaining Landlord’s written consent
(which consent may not be unreasonably withheld).  Tenant shall afford Landlord the reasonable
opportunity to participate in any such proceedings.

(iv)          Tenant shall comply with all Environmental Laws in connection with its
use and occupancy of the Premises.

(v)           Tenant shall be permitted to use and store those Hazardous Materials,
as defined below, that are used in the normal course of Tenant’s business in
the Premises, so long as such Hazardous Materials are used and stored in
compliance with all Environmental Laws.

9.3.         Definitions.

9.3.1.      The “Environmental Laws” shall mean any current
or future statute, law, regulation, ordinance, governmental approval,
injunction, judgment, order, consent decree, or other requirement of any
governmental authority pertaining to (a) the protection of health, safety, and
indoor or outdoor environment, (b) the conservation, management, or use of
natural resources and wildlife, (c) the protection or use of surface water and
groundwater, (d) the management, manufacture, possession, presence, use,
generation, transportation, treatment, storage, disposal, release, threatened
release, abatement, removal, remediation or handling of, exposure to, or
pollution by any Hazardous Materials or (e) pollution (including any release or
threatened release to air, land, surface water, groundwater and building
materials), and includes, without limitation, CERCLA (defined below), RCRA
(defined below), the Federal Water Pollution Control Act, as amended by the
Clean Water Act of 1977, 33 U.S.C. § 1251 et seq., the Clean Air Act of
1966, as amended, 42 U.S.C. § 7401 et seq., Toxic Substances Control Act
of 1976, 15 U.S.C. § 2601 et seq., Hazardous Materials

 14

Transportation Act, 49 U.S.C. § 1801 et seq.,
Occupational Safety and Health Act of 1970, as amended, 29 U.S.C. § 651 et
seq., Oil Pollution Act of 1990, 33 U.S.C. § 2701 et seq., Emergency
Planning and Community Right-To-Know Act of 1986, 42 U.S.C. § 111001 et seq.,
National Environmental Policy Act of 1969, 42 U.S.C. § 4321 et seq.,
Safe Drinking Water Act of 1974, as amended, 42 U.S.C. § 300(f) et seq.,
and any comparable state or municipal statute, law, regulation, ordinance,
rule, regulation, order, policy, or directive issued thereunder.

9.3.2.                  “Hazardous
Materials” means any hazardous, toxic or dangerous waste, substance
or material, pollutant or contaminant, as defined for purposes of the
Comprehensive Environmental Response, Compensation and Liability Act Of 1980
(42 U.S.C. Sections 9601 et seq.), as amended (“CERCLA”), or the
Resource Conservation and Recovery Act (42 U.S.C. Sections 6901 et seq.),
as amended (“RCRA”), or any other federal, state or local law, ordinance, rule
or regulation applicable to the Property, or any substance which is toxic,
explosive, corrosive, flammable, infectious, radioactive, carcinogenic,
mutagenic or otherwise hazardous, or any substance which contains gasoline,
diesel fuel or other petroleum hydrocarbons, polychlorinated biphenyls (PCB’s),
radon gas, urea formaldehyde, asbestos, or lead.

10.                               INSURANCE.

10.1.                     Insurance to be Maintained
by Landlord.  Landlord shall maintain (a) special perils
property insurance covering the Property (at its full replacement cost), but excluding
Tenant’s Property, and (b) commercial general public liability insurance
covering Landlord for claims arising out of liability for bodily injury, death,
personal injury, advertising injury and property damage occurring in and about
the Property and otherwise resulting from any acts and operations of Landlord,
its agents and employees, and (c) rent loss insurance, all of the above with
limits that are required by any lender(s) of Landlord, or as are otherwise
reasonably determined by Landlord.  The policy
described in Section 10.1(b) shall
name Tenant and any Permitted Transferee as additional insureds and shall be
issued by an insurance company with a rating equivalent or better than required
of Tenant pursuant to Section 10.2(b)
below and satisfy the requirements of Section
10.2(c) and (d) but
substituting “Landlord” for “Tenant” or “Tenant” for “Landlord” as the context
requires.  Landlord will provide Tenant
prior to the Commencement Date with a Certificate of Insurance, in a form
reasonably acceptable to Tenant.

10.2.                     Liability Insurance.  Tenant shall purchase at its own expense and
keep in force during this Lease, a policy or policies of (i) commercial general
liability insurance, including personal injury and property damage, in the
amount of not less than $1,000,000.00 per occurrence and $2,000,000.00 annual
general aggregate per location, and comprehensive automobile liability
insurance covering Tenant against any losses arising out of liability for
personal injuries or deaths of persons and property damage occurring in or
about the Premises and Property, and (ii) special perils property insurance
covering Tenant’s Property (and damage to other property resulting from any
acts or 

 15
 

operations of Tenant), or if
either coverage is not in effect when needed, such other similar coverage as is
then in effect.  Said policies shall (a)
name Landlord, Agent, and any party holding an interest to which this Lease may
be subordinated as additional insureds, (b) be issued by an insurance company
with a Best rating of A-X or better and otherwise reasonably acceptable to
Landlord and licensed to do business in the state in which the Property is
located, (c) provide that said insurance shall not be canceled or materially
modified unless 30 days’ prior written notice shall have been given to
Landlord, (d) provide coverage on an occurrence basis; (e) provide coverage for
the indemnity obligations of Tenant under this Lease; (f) contain a
severability of insured parties provision and a cross liability endorsement; (g)
be primary, not contributing with, and not in excess of, coverage that Landlord
may carry; (h) include a hostile fire endorsement; and (i) otherwise be in such
form and include such coverages as Landlord may reasonably require.  Said policy or policies or, at Landlord’s
option, Certificate of Insurance, in a form reasonably acceptable to Landlord,
evidencing said policies, shall be delivered to Landlord by Tenant upon
commencement of the Lease and renewals thereof shall be delivered within 10
days after binding said insurance policy.   
Additionally, Tenant shall name Landlord as an additional insured on
Tenant’s policy of premise liability under its casualty/property insurance
policy.

10.3.                     Waiver of Subrogation.  To
the extent permitted by law, and without affecting the coverage provided by
insurance required to be maintained hereunder, Landlord and Tenant each waive
any right to recover against the other for (a) damages to property, (b) damages
to all or any portion of either or both of the Premises and the Property, or
(c) claims arising by reason of the foregoing, to the extent such damages and
claims are insured against or required to be insured against by Landlord or
Tenant under this Lease. This provision is intended to waive, fully and for the
benefit of each party, any rights and/or claims which might give rise to a
right of subrogation by any insurance carrier. 
The coverage obtained by each party pursuant to this Lease shall
include, without limitation, a waiver of subrogation by the carrier which
conforms to the provisions of this section.

11.                               ALTERATIONS.

11.1.                     Procedural Requirements. 
Tenant may, from time to time, at its expense, make alterations or
improvements in and to the Premises (hereinafter collectively referred to as “Alterations”), provided that Tenant first
obtains the written consent of Landlord in each instance.  Landlord’s consent to Alterations shall not
be unreasonably withheld, provided that: 
(a) the Alterations are non-structural and the structural integrity of
the Property shall not be affected; (b) the Alterations are to the interior of
the Premises; (c) the proper functioning of the mechanical, electrical,
heating, ventilating, air-conditioning (“HVAC”),
sanitary and other service systems of the Property shall not be affected and
the usage of such systems by Tenant shall not be increased; (d) the Alterations
have no adverse effect on other leased premises in the Property; (e) Tenant
shall have appropriate insurance coverage, reasonably satisfactory to Landlord,
regarding the performance and installation of the Alterations; (f) the
Alterations shall conform with all other requirements of this Lease; and (g)
Tenant shall have provided Landlord with reasonably detailed plans (the “Alteration Plans”) for such 

 16
 

Alterations in advance of
requesting Landlord’s consent. 
Notwithstanding the foregoing, Tenant, at its cost and expense, may make
non-structural Alterations to the interior of the Premises if:  (i) the cumulative cost of making such
alterations or improvements is less than $25,000; (ii) Tenant delivers to
Landlord written notice describing the proposed Alterations with particularity,
and provides to Landlord copies of any plans and specifications for the
Alterations; and (iii) on the Termination Date, Tenant surrenders the part of
the Premises altered or improved in as good a condition as on the date that
Tenant accepts the Premises.  Tenant
shall deliver to Landlord a report of all non-structural Alterations to the
interior of the Premises over $10,000 but below $25,000.

Additionally,
before proceeding with any Alterations, Tenant shall (i) at Tenant’s expense,
obtain all necessary governmental permits and certificates for the commencement
and prosecution of Alterations; (ii) submit to Landlord or Agent, for Landlord’s
written approval where required, working drawings of the Alteration Plans and
all permits for the work to be done and Tenant shall not proceed with such
Alterations until it has received said approval; and (iii) cause those
contractors, materialmen and suppliers engaged to perform the Alterations to
deliver to Landlord certificates of insurance (in a form reasonably acceptable
to Landlord) evidencing policies of commercial general liability insurance
(providing the same coverages as required in Section
10.2(i)) and workers compensation insurance.  Such insurance policies shall satisfy the
obligations imposed under Section 10.2(a)
through (d), (f), (g), (h) and (i).  After obtaining
Landlord’s approval to the Alterations, Tenant shall give Landlord at least
five days’ prior written notice of the commencement of any Alterations at the
Premises, and Landlord may elect to record and post notices of
non-responsibility at the Premises.

11.2.                     Performance of Alterations. 
Tenant shall cause Tenant’s Work and the Alterations to be performed in
compliance with all Applicable Laws and with Landlord’s reasonable rules and
regulations or any other restrictions that Landlord or Agent may impose on
Tenant’s Work and the Alterations. 
Tenant shall cause Tenant’s Work and the Alterations to be diligently
performed in a good and workmanlike manner, using new materials and equipment
at least equal in quality and class to the standards for the Property
established by Landlord or Agent.  Tenant
shall obtain all necessary permits and certificates for final governmental
approval of Tenant’s Work and the Alterations and shall provide Landlord with “as
built” plans, copies of all construction contracts, governmental permits and
certificates and proof of payment for all labor and materials, including,
without limitation, copies of paid invoices and final lien waivers.

11.3.                     Lien Prohibition. 
Tenant shall pay when due all claims for labor and material furnished to
the Premises in connection with Tenant’s Work or the Alterations.  Tenant shall not permit any mechanics or
materialmen’s liens to attach to the Premises or the Property.  Tenant, at its expense, shall procure the
satisfaction or discharge of record of all such liens and encumbrances within
30 days after the filing thereof; or, if acceptable to Landlord, in its
reasonable determination, Tenant may procure (for Landlord’s benefit) a bond or
other protection against any such lien or encumbrance.  In the event Tenant has not so performed
within the time allotted and if Landlord has given notice to Tenant and
following fifteen (15) days after such notice Tenant has failed to 

 17
 

perform, Landlord may, at
its option, pay and discharge such liens and Tenant shall be responsible to
reimburse Landlord, on demand and as Additional Rent under this Lease, for all
costs and expenses incurred in connection therewith, together with interest
thereon at the rate set forth in Section 22.3,
which expenses shall include reasonable fees of attorneys of Landlord’s
choosing, and any costs in posting bond to effect discharge or release of the
lien as an encumbrance against the Premises or the Property.  Landlord agrees to promptly notify Tenant of
any mechanics or materialmen’s liens filed against the Premises or the Property
for which Tenant is responsible under this Lease to the extent Landlord is
advised of the same in writing.

12.                               LANDLORD’S AND TENANT’S PROPERTY.

12.1.                     Landlord’s Property. 
Subject to Section 12.2,
all fixtures, machinery, equipment, improvements and appurtenances including,
without limitation, all of Tenant’s Work and the Alterations if any, attached
to, or built into, the Premises at the commencement of, or during the Term,
whether or not placed there by or at the expense of Tenant, shall become and
remain a part of the Premises; shall be deemed the property of Landlord (the “Landlord’s Property”), without compensation
or credit to Tenant; and shall not be removed by Tenant at the Expiration Date
unless Landlord requests their removal at time of giving consent to
alteration.  Further, any personal
property in the Premises on the Commencement Date, movable or otherwise, unless
installed and paid for by Tenant, shall be and shall remain the property of
Landlord and shall not be removed by Tenant unless Landlord requests their
removal at time of giving consent to alteration.  In no event shall Tenant remove any of the
following materials or equipment without Landlord’s prior written consent:  any power wiring or power panels, lighting or
lighting fixtures, wall or window coverings, carpets or other floor coverings,
heaters, air conditioners or any other HVAC equipment, fencing or security
gates, or other similar building operating equipment and decorations.

12.2.                     Tenant’s Property.  All
movable non-structural partitions, business and trade fixtures, machinery and
equipment, communications equipment and office equipment that are installed in
the Premises by, or for the account of, Tenant and without expense to Landlord
and that can be removed without structural damage to the Property, and all furniture,
furnishings and other articles of movable personal property owned by Tenant and
located in the Premises (collectively, the “Tenant’s
Property”) shall be and shall remain the property of Tenant and may
be removed by Tenant at any time during the Term, provided Tenant repairs or
pays the cost of repairing any damage to the Premises or to the Property
resulting from the installation and/or removal thereof.  At or before the Expiration Date, or the date
of any earlier termination, Tenant, at its expense, shall remove from the
Premises all of Tenant’s Property and any Alterations (except such items
thereof as constitute Landlord’s Property; or as Landlord shall have expressly
permitted, in writing, to remain, which property shall become the property of
Landlord), and Tenant shall repair any damage to the Premises or the Property
resulting from any installation and/or removal of Tenant’s Property.  Any other items of Tenant’s Property that
shall remain in the Premises after the Expiration Date, or following an earlier
termination date, may, at the option of Landlord, be deemed to have been
abandoned, and in such case, such items may be retained by Landlord as its
property or be disposed of by Landlord, in Landlord’s sole and absolute
discretion and without accountability, at Tenant’s expense.

 18
 

13.                               REPAIRS AND MAINTENANCE.

13.1.                     Tenant Repairs and
Maintenance.  Tenant shall, at its expense, throughout the
Term, maintain and preserve, in the condition the Premises was delivered to
Tenant on the Commencement Date (subject to normal and customary wear and tear
and damages and repairs that are the obligations of Landlord), the Premises and
the fixtures and appurtenances therein (including, but not limited to, the
Premises’ plumbing and HVAC systems, all doors, overhead or otherwise, glass
and levelers located in the Premises or otherwise available in the Property for
Tenant’s sole use); and excluding, however, those components of the Premises
for which Landlord is expressly responsible under Section 13.2.  Tenant
shall maintain a contract for the maintenance and servicing (not less than two
times per calendar year) of the HVAC systems serving the Premises (the “HVAC Contract”).  Tenant shall also be responsible for all
costs and expenses incurred to perform any and all repairs and replacements
(whether structural or non-structural; interior or exterior; and ordinary or
extraordinary), in and to the Premises and the Property and the facilities and
systems thereof, if and to the extent that the need for such repairs or replacements
arises directly or indirectly from (a) the performance or existence of any
Alterations, (b) the improper installation, use or operation of Tenant’s
Property in the Premises, (c) the moving of Tenant’s Property in or out of the
Property, or (d) any intentional act, willful omission, misuse, or negligence
of Tenant, any of its subtenants, or others entering into the Premises by act
or omission of Tenant or any subtenant. 
Any repairs or replacements required to be made by Tenant to any or all
of the structural components of the Property and the mechanical, electrical,
sanitary, HVAC, or other systems of the Property or Premises shall be performed
by appropriately licensed contractors approved by Landlord, which approval
shall not be unreasonably withheld.  All
such repairs or replacements shall be subject to the supervision and control of
Landlord, and all repairs and replacements shall be made with materials of
equal or better quality than the items being repaired or replaced.

13.2.                     Landlord Repairs and
Maintenance.  Notwithstanding anything to the contrary
herein, Landlord shall repair, replace and restore the foundation, exterior and
interior load-bearing walls, sprinkler system, roof structure and roof
covering, and other structural systems of the Building, as well as the parking
areas and Common Areas on the Property; provided, however, that in the event
that any such repair, replacement or restoration is necessitated by any or all
of the matters set forth in Sections 13.1(a),
(b), (c) or (d) (collectively,
“Tenant Necessitated Repairs”),
then Tenant shall be required to reimburse Landlord for all costs and expenses
that Landlord incurs in order to perform such Tenant Necessitated Repairs, and
such reimbursement shall be paid, in full, within 30 days after Landlord’s
delivery of demand therefor with reasonable supporting documentation for the
amount of the reimbursement.  Landlord
agrees to commence the repairs, replacements or restoration described in this Section 13.2 within a reasonable period of time
after receiving from Tenant written notice of the need for such repairs, which
period shall not exceed thirty (30) days (subject to extension pursuant to Section 17.3 below) except that in cases of
an emergency to persons or property, Landlord shall repair, replace or restore
its Property promptly upon receipt of written notice from Tenant.  Lawn maintenance and snow removal shall be
performed pursuant to the terms of Section 3.1.1.

 19
 

14.                               UTILITIES. 
Tenant shall purchase all utility services from the utility or
municipality providing such service; shall provide for scavenger, cleaning and
extermination services; and shall pay for such services when payments are
due.  Tenant shall be solely responsible
for the repair and maintenance of any meters necessary in connection with such
services.  Tenant’s use of electrical
energy in the Premises shall not, at any time, exceed the capacity of either or
both of (i) any of the electrical conductors and equipment in or otherwise
servicing the Premises; and (ii) the HVAC systems of either or both of the
Premises and the Property.  To the extent
Tenant fails to pay its utility bills, Landlord may, but without any obligation
to do so hereunder, pay such bills and recover payment thereof as Additional
Rent due hereunder from Tenant.

15.                               INVOLUNTARY CESSATION OF SERVICES. 
Landlord reserves the right, without any liability to Tenant and without
affecting Tenant’s covenants and obligations hereunder, to stop service of the
HVAC, electric, sanitary, elevator (if any), or other systems serving the
Premises, or to stop any other services required by Landlord under this Lease,
whenever and for so long as may be necessary by reason of (i) accidents,
emergencies, strikes, or the making of repairs or changes which Landlord or Agent
in good faith deems necessary or (ii) any other cause beyond Landlord’s
reasonable control.  Further, it is also
understood and agreed that Landlord or Agent shall have no liability or
responsibility for a cessation of services to the Premises or to the Property
that occurs as a result of causes beyond Landlord’s or Agent’s reasonable
control, subject to the provisions of the Force Majeure language in Section 17.3 below. 
No such interruption of service shall be deemed an eviction or
disturbance of Tenant’s use and possession of the Premises or any part thereof,
or render Landlord or Agent liable to Tenant for damages, or relieve Tenant
from performance of Tenant’s obligations under this Lease, including, but not
limited to, the obligation to pay Rent, unless Tenant is unable  to operate its business for a period in
excess of seventy-two (72) hours or as a result of the gross negligence or
willful misconduct of Landlord, in which event there shall be an abatement of all
rent hereunder while Tenant is unable to operate its business.

16.                               LANDLORD’S RIGHTS. 
Landlord, Agent and their respective agents, employees and
representatives shall have the right to enter and/or pass through the Premises
at any time or times during Tenant’s normal business hours (except in the event
of emergency) upon reasonable prior notice, which shall not be less than 24
hours (a) to examine and inspect the Premises and to show them to actual and
prospective lenders, prospective purchasers or mortgagees of the Property or
providers of capital to Landlord and its affiliates; and (b) to make such
repairs, alterations, additions and improvements in or to all or any portion of
either or both of the Premises and the Property, or the Property’s facilities
and equipment as Landlord is required or desires to make; provided, however,
Landlord shall give Tenant a minimum of five (5) days prior notice (except in
the event of emergency) before performing any work described in the proceeding
subclause (b).  Landlord and Agent shall
be allowed to take all materials into and upon the Premises that may be
required in connection with any repairs, alterations, additions or
improvements, without any liability to Tenant and without any reduction or
modification of Tenant’s covenants and obligations hereunder; provided,
however, that Landlord shall avoid 

 20
 

unreasonable
interference with Tenant’s business operations and Tenant’s occupancy and use
of the Premises .  During the period of
six months prior to the Expiration Date (or at any time, if Tenant has vacated
or abandoned the Premises or is otherwise in default under this Lease),
Landlord and its agents may exhibit the Premises to prospective tenants.  Additionally, Landlord and Agent shall have
the following rights with respect to the Premises, exercisable without notice
to Tenant, without liability to Tenant, and without being deemed an eviction or
disturbance of Tenant’s use or possession of the Premises or giving rise to any
claim for setoff or abatement of Rent: 
(i) to designate and approve, prior to installation, all types of signs;
(ii) to have pass keys, access cards, or both, to the Premises, which pass keys
and access cards will only be used during normal business hours or in the case
of an emergency; and (iii) to decorate, remodel, repair, alter or otherwise
prepare the Premises for reoccupancy at any time after Tenant vacates or
abandons the Premises for more than 30 consecutive days or with no intention of
reoccupying the Premises.

17.                               NON-LIABILITY AND INDEMNIFICATION.

17.1.                     Non-Liability. 
Except as may be expressly provided in this Lease, including Landlord’s
liability under Section 22.5, and except for loss, injury, or damage caused
solely by the willful misconduct or negligent acts of Landlord, its employees,
contractors, or agents, none of Landlord, Agent, any other managing agent, or
their respective affiliates, owners, partners, directors, officers, agents and
employees shall be liable to Tenant for any loss, injury, or damage, to Tenant
or to any other person, or to its or their property, irrespective of the cause
of such injury, damage or loss.  Further,
except as may be expressly provided in this Lease, none of Landlord, Agent, any
other managing agent, or their respective affiliates, owners, partners,
directors, officers, agents and employees shall be liable to Tenant (a) for any
damage caused by other tenants or persons in, upon or about the Property, or
caused by operations in construction of any public or quasi-public work; (b)
with respect to matters for which Landlord is liable, for consequential or
indirect damages purportedly arising out of any loss of use of the Premises or
any equipment or facilities therein by Tenant or any person claiming through or
under Tenant;  or (c) for injury or
damage to person or property caused by fire, or theft, or resulting from the
operation of heating or air conditioning or lighting apparatus, or from falling
plaster, or from steam, gas, electricity, water, rain, snow, ice, or dampness,
that may leak or flow from any part of the Property, or from the pipes,
appliances or plumbing work of the same.

17.2.                     Indemnification. 
Except for Losses (defined below) caused by the negligent acts or
willful misconduct of any of the Tenant Indemnified Parties, Landlord hereby
indemnifies, defends, and holds the Tenant and its officers, directors, agents
invitees, employees and contractors and all of their respective successors and
assigns (the “Tenant Indemnified Parties”) harmless from and against any and
all Losses suffered or incurred by Tenant, the Tenant Indemnified Parties and
their respective successor and assigns, in connection with or arising from, or
occasioned wholly or in part by, any negligent act or willful misconduct of
Landlord, its agents, contractors or employees occurring on or about the
Property and the Premises and including any actions necessary to protect Tenant’s
interest under this Lease in a bankruptcy proceeding or other proceeding under
the Bankruptcy Code involving Landlord or any Landlord Indemnified 

 21
 

Party, and any violation or
alleged violation by Landlord and/or any Landlord  Indemnified Parties or any Tenant of the
Property and Premises prior to the date of this Lease (a “Predecessor Tenant”),
of any Applicable Law including, without limitation, any Environmental Law; (f)
any breach of the provisions of Section 9 by
any or all of Landlord, and/or any Landlord Indemnified Parties or Predecessor
Tenants partly or wholly owned by Landlord with respect to the Premises or the
Property prior to the Term; (g) claims for work or labor performed or materials
supplied or furnished to or at the request of Landlord and/or any Landlord
Indemnified Parties; The term “Losses” shall mean all claims, demands,
expenses, actions, judgments, damages (whether direct or indirect, known or
unknown, foreseen or unforeseen), penalties, fines, liabilities, losses of
every kind and nature, suits, administrative proceedings, costs and fees,
including, without limitation, reasonable attorneys’ and consultants’ fees and
expenses, and the costs of cleanup, remediation, removal and restoration, that
are in any way related to any matter covered by the foregoing indemnity. Tenant
hereby indemnifies, defends, and holds Landlord, Landlord’s officers,
directors, agents, invitees, employees and contractors and all of their respective
successors and assigns (the “Landlord
Indemnified Parties”) harmless from and against any and all Losses
suffered or incurred by Landlord, the Landlord Indemnified Parties and their
respective successors and assigns arising from (a) the conduct or management of
the Premises or any business therein, or any condition created by Tenant and/or
any Tenant Indemnified Parties during the Term or during the period of time, if
any, prior to the Commencement Date that Tenant is given access to the
Premises; (b) any negligence or willful misconduct of Tenant and/or any Tenant
Indemnified Parties; (c) any accident, injury or damage whatsoever (unless
caused by Landlord’s negligence or intentional misconduct) occurring in, at or
upon the Premises and caused by Tenant and/or any Tenant Indemnified Parties;
(d) any actions necessary to protect Landlord’s interest under this Lease in a
bankruptcy proceeding or other proceeding under the Bankruptcy Code involving
Tenant or any Tenant Indemnified Party; (e) any violation or alleged violation
by Tenant and/or any Tenant Indemnified Parties of any Applicable Law
including, without limitation, any Environmental Law; (f) any breach of the
provisions of Section 9 by any or
all of Tenant and/or any Tenant Indemnified Parties; (g) claims for work or
labor performed or materials supplied or furnished to or at the request of
Tenant and/or any Tenant Indemnified Parties; The term “Losses” shall mean all claims, demands,
expenses, actions, judgments, damages (whether direct or indirect, known or
unknown, foreseen or unforeseen), penalties, fines, liabilities, losses of
every kind and nature, suits, administrative proceedings, costs and fees,
including, without limitation, reasonable attorneys’ and consultants’ fees and
expenses, and the costs of cleanup, remediation, removal and restoration, that
are in any way related to any matter covered by the foregoing indemnity. The
provisions of this Section 17.2
shall survive the expiration or termination of this Lease.

17.3.                     Force Majeure.  Whenever
a party is required to perform an act under this Lease by a certain time, such
time shall be deemed extended so as to take into account events of “Force Majeure,” so long as notice of the
specific event creating the Force Majeure and the estimated delay resulting
from such event is provided to the other party within ten (10) days of such
party having become aware of such event. 
“Force Majeure” is any of
the following events that prevents, delays, retards or hinders a party’s 

 22
 

performance of its duties
hereunder: act of God; fire; earthquake; flood; explosion; war; invasion;
insurrection; riot; mob violence; sabotage; vandalism; inability to procure or
general shortage of labor, equipment, facilities, materials or supplies in the
open market; failure of transportation; strikes; lockouts; requisition;
condemnation; governmental, civil, military or naval authorities; or any other
cause not within such party’s control. 
Notwithstanding anything in this Lease to the contrary, a party’s lack
of, or inability to procure, monies to fulfill its commitments and obligations
under this Lease shall not constitute Force Majeure.  Force Majeure shall not apply to the
obligation to pay rent by Tenant.

18.                               DAMAGE OR DESTRUCTION.

18.1.                     Notification and Repair. 
Tenant shall give prompt notice to Landlord and Agent of (a) any fire or
other casualty to the Premises or the Property, and (b) any damage to or defect
in any part or appurtenance of the Property’s sanitary, electrical, HVAC,
elevator or other systems located in or passing through the Premises or any
part thereof.  Subject to the provisions
of Section 18.3 below, if either
or both of the Property and the Premises is damaged by fire or other insured
casualty, Landlord shall repair (or cause Agent to repair) the damage and
restore and rebuild the Property and/or the Premises (except for Tenant’s
Property) with reasonable dispatch after (x) notice to it of the damage or
destruction and (y) the adjustment of the insurance proceeds attributable to
such damage.  Subject to the provisions
of Section 18.3 below, Tenant
shall not be entitled to terminate this Lease and no damages, compensation or
claim shall be payable by Landlord for purported inconvenience, loss of
business or annoyance arising from any repair or restoration of any portion of
the Premises or of the Property pursuant to this Section.  Landlord (or Agent, as the case may be) shall
use its diligent, good faith efforts to make such repair or restoration
promptly and in such manner as not to unreasonably interfere with Tenant’s use
and occupancy of the Premises, but Landlord or Agent shall not be required to
do such repair or restoration work except during normal business hours of
business days.

18.2.                     Rental Abatement.  If
(a) the Property is damaged by fire or other casualty thereby causing the
Premises to be inaccessible or (b) the Premises are partially damaged by fire
or other casualty, the Rent shall be proportionally abated to the extent of any
actual loss of use of the Premises by Tenant.

18.3.                     Total Destruction.  If
(a) the Property or the Premises shall be totally destroyed by fire or other
casualty, or (b) the Premises are so damaged by fire or other casualty  that (in the reasonable opinion of a
reputable contractor or architect designated by Landlord and approved by
Tenant) their repair or restoration requires (i) the expenditure of more than
50% of the full insurable value of the Premises immediately prior to such
casualty; (ii)  will require more than
one hundred twenty (120) days, or (iii) the damage (x) is less than the amount
stated in (i) above, but more than 10% of the full insurable value of the
Property; and (y) occurs during the last two years of the Term, Landlord and
Tenant shall each have the option to terminate this Lease (by so advising the
other, in writing) within 10 days after said contractor or architect delivers
written notice of its opinion to Landlord and Tenant, but in all events prior
to the commencement 

 23
 

of any restoration of the
Premises or the Property by Landlord.  In
such event, the termination shall be effective as of the date upon which either
Landlord or Tenant, as the case may be, receives timely written notice from the
other terminating this Lease pursuant to the preceding sentence.  If neither Landlord nor Tenant timely delivers
a termination notice, this Lease shall remain in full force and effect.  If (A) any holder of a mortgage or deed of
trust encumbering the Property or Landlord encumbering the Property
(collectively, “Superior Parties”)
or other party entitled to the insurance proceeds fails to make such proceeds
available to Landlord in an amount sufficient for restoration of the Premises
or the Property, or (B) the issuer of any special perils property insurance
policies on the Property fails to make available to Landlord sufficient
proceeds for restoration of the Premises or the Property, then Landlord may, at
Landlord’s sole option, terminate this Lease by giving Tenant written notice to
such effect within 5 days after Landlord receives notice from the Superior Party
or insurance company, as the case may be, that such proceeds shall not be made
available, in which event the termination of this Lease shall be effective as
of the date Tenant receives written notice from Landlord of Landlord’s election
to terminate this Lease; provided, however that if any portion of the Premises
is tenantable, then Tenant shall be permitted to remain thereon until such time
as Tenant can arrange for alternate rental property, such time not to exceed
sixty (60) days.  For purposes of this Section 18.3 only, “full insurable value”
shall mean replacement cost, less the cost of footings, foundations and other
structures below grade.

19.                               EMINENT DOMAIN.  If
the whole, or any substantial portion (equal to or more than 35%) of the
Property is taken or condemned for any public use under any Applicable Laws or
by right of eminent domain, or by private purchase in lieu thereof, and such
taking would prevent or materially interfere with the Permitted Use of the
Premises, this Lease shall terminate effective when the physical taking of said
Premises occurs.  If less than a
substantial portion of the Property is so taken or condemned, or if the taking
or condemnation is temporary and includes less than thirty five percent (35%)
of the property this Lease shall not terminate, but the Rent payable hereunder
shall be proportionally abated to the extent of any actual loss of use of the
Premises by Tenant.  Landlord shall be
entitled to any and all payment, income, rent or award, or any interest therein
whatsoever, which may be paid or made in connection with such a taking or
conveyance, and Tenant shall have no claim against Landlord for the value of
any unexpired portion of this Lease.  Notwithstanding the foregoing, any
compensation specifically awarded to Tenant for loss of business or goodwill,
or for its personal property, shall be the property of Tenant.

20.                               SURRENDER AND HOLDOVER.  On
the last day of the Term, or upon any earlier termination of this Lease, or
upon any re-entry by Landlord upon the Premises as provided in this Lease, (a)
Tenant shall quit and surrender the Premises to Landlord “broom-clean” and in
good order, condition and repair, except for ordinary wear and tear and such
repairs, damage or destruction as Landlord is required to repair or restore
under this Lease, and (b) Tenant shall remove all of Tenant’s Property
therefrom, except as otherwise expressly provided in this Lease.  The obligations imposed under the preceding
sentence shall survive the termination or expiration of this Lease.  If any repairs are required to be performed
by Tenant in, to or at the Premises (pursuant to the preceding sentence or any
other applicable provision of this Lease) upon the expiration or termination of
the Term, Tenant shall cause such repairs to be performed, to Landlord’s
reasonable satisfaction, within 10 business days after the date on which

 24

this Lease is terminated or
expired or as soon as practical thereafter. 
If Tenant fails to timely comply with the preceding sentence, then
Landlord shall have the right to cause the repairs to be performed, at Tenant’s
expense, and all such expenses so incurred by Landlord shall bear interest (at
the rate specified in the second sentence of Section 22.3) from the date the
expense is incurred until the date paid, in full, by Tenant (inclusive of
interest).  If Tenant remains in
possession after the Expiration Date hereof or after any earlier termination
date of this Lease or of Tenant’s right to possession: (i) Tenant shall be
deemed a tenant-at-will; (ii) Tenant shall pay 150% of the aggregate of the
Base Rent and Additional Rent last prevailing hereunder if Tenant holds over
without Landlord’s written consent and if with Landlord’s consent, Tenant shall
only pay the Base Rent and Additional Rent last prevailing hereunder; (iii)
there shall be no renewal or extension of this Lease by operation of law; and
(iv) the tenancy-at-will may be terminated upon sixty (60) days’ written notice
from Landlord.  The provisions of this Section 20 shall not constitute a waiver by Landlord of any
re-entry rights of Landlord provided hereunder or by law.

21.                               EVENTS OF DEFAULT.

21.1.                     Bankruptcy .  It
shall be a default by either party under this Lease if such party makes an
assignment for the benefit of creditors, or files a voluntary petition under
any state or federal bankruptcy or insolvency law, or an involuntary petition alleging
an act of bankruptcy or insolvency is filed against such party under any state
or federal bankruptcy or insolvency law that is not dismissed within 90 days,
or whenever a petition is filed by or against (to the extent not dismissed
within 90 days) such party under the reorganization provisions of the United
States Bankruptcy Code or under the provisions of any law of like import, or
whenever a petition shall be filed by the defaulting party  under the arrangement provisions of the
United States Bankruptcy Code or similar law, or whenever a receiver of or for
the property of the defaulting party shall be appointed, or such  admits it is insolvent or is not able to pay
its debts as they mature.

21.2.                     Default Provisions.  Each
of the following shall constitute a default under this Lease:

(a)  if Tenant fails to pay Rent or any other
payment within seven (7) days after written notice from Landlord that the same
is due; provided that Landlord shall not be obligated to give Tenant notice of
late payments more than two (2) times in any twelve (12) month period, and on
the third time a payment is late it shall be an immediate default without
notice or grace period; or

(b)  if either party fails, whether by action or
inaction, to timely comply with, or satisfy, any or all of the obligations  imposed upon such party under this Lease
(other than the obligation to pay Rent) for a period of 30 days after delivery
of written notice of such default under this Section
21.2(b); provided, however, that if the default cannot, by its
nature, be cured within such 30 day period, but the defaulting party commences
and diligently pursues a cure of such default promptly within the initial 30
day cure period, then the non-defaulting party shall not exercise its remedies
under Section 22 unless such default remains
uncured for more than 60 days after such written notice.

 25
 

22.                               RIGHTS AND REMEDIES.

22.1.                     Cure Rights Upon Default .  If
Tenant defaults in the performance of any obligation under this Lease,
Landlord, without thereby waiving such default, may (but shall not be obligated
to) perform the same for the account, and at the expense of, Tenant upon
compliance with any notice requirements and cure periods set forth in Section 21.2.

22.2.                     Remedies Upon Default.  In
the event of any default by Tenant under this Lease, the Landlord shall be
entitled, at its option and subject to any applicable notice and cure period
(as required pursuant to Section 21.2,
but without additional notice or demand) and in addition to all other rights
and remedies provided in this Lease, or otherwise at law or in equity: (a)
terminate this Lease and Tenant’s right of possession of the Premises; or (b)
Landlord may terminate Tenant’s right of possession of the Premises without
terminating this Lease; provided, however, that Landlord shall use its
reasonable efforts, whether Landlord elects to proceed under Subsections (a) or
(b) above, to relet the Premises, or any part thereof for the account of
Tenant, for such rent and term and upon such terms and conditions as are
acceptable to Landlord; consistent with Landlord’s statutory duty to use
reasonable efforts to mitigate damages. 
In the event of the termination of this Lease pursuant to (a) above, Landlord
shall be entitled to recover from the defaulting party (i) all damages and
other sums that Landlord  is entitled to
recover under any provision of this Lease or at law or in equity, including,
but not limited to, in Landlord’s case, all fixed dollar amounts of Base Rent
and Additional Rent accrued and unpaid for the period up to and including such
termination date (ii) all other additional sums payable by Tenant or lost by
Tenant, or for which the other party is liable, or in respect of which one
party has agreed to indemnify the other under any of the provisions of this
Lease, that may be then owing and unpaid; (iii) all costs and expenses
(including, without limitation, court costs and attorneys’ reasonable fees)
incurred by the non-defaulting party in the enforcement of its rights and
remedies under this Lease; and (iv) any damages provable by Landlord as a
matter of law including, without limitation, an amount equal to, in Landlord’s
case, the Base Rent provided to be paid for the remainder of the Term (measured
from the effective termination date of this Lease) and the projected costs and
expenses of reletting the Premises (including the anticipated costs of repairs,
alterations, improvements, additions, legal fees and brokerage commissions) as
reasonably estimated by Landlord.  If
Landlord elects to pursue its rights and remedies under Subsection (b) above,
and Landlord fails to relet the Premises, then Tenant shall pay to
Landlord  the accelerated amount of Base
Rent and Additional Rent due under the Lease for the balance of the Term,
discounted at a rate of 6% per annum.  In
the event Landlord elects, pursuant to clause (b) of this Section 22.2, to terminate Tenant’s right
of possession only, without terminating this Lease, Landlord may, at Landlord’s
option, enter into the Premises, remove Tenant’s Property, Tenant’s signs and
other evidences of tenancy, and take and hold possession thereof, as provided
in Section 20 hereof; provided,
however, that such entry and possession shall not terminate this Lease or
release Tenant, in whole or in part, from Tenant’s obligation to pay the Base
Rent and Additional Rent reserved hereunder for the full Term, or from any
other obligation of Tenant under this Lease, subject to Landlord’s duty to
mitigate damages.  Each party agrees that
the non-defaulting party may file suit to recover any sums due hereunder  and that such suit or recovery of any amount
due hereunder shall not be any defense to any subsequent action brought for any
amount not theretofore reduced to judgment in favor of the non-defaulting
party.  If Landlord elects to pursue its
rights and remedies under 

 26
 

Subsection (b), then
Landlord shall at any time have the further right and remedy to rescind such
election and pursue its rights and remedies under Subsection (a).  Any and all property that may be removed from
the Premises by Landlord pursuant to the authority of the Lease or of law, to
which Tenant is or may be entitled, may be handled, removed or stored by
Landlord at the risk, cost and expense of Tenant, and in no event or
circumstance shall Landlord be responsible for the value, preservation or
safekeeping thereof.  Tenant shall pay to
Landlord, upon demand, any and all expenses incurred in such removal and all
storage charges against such property so long as the same shall be in Landlord’s
possession or under Landlord’s control. 
Any such property of Tenant not retaken from storage by Tenant within
thirty (30) days after the end of the Term, however terminated, shall be
conclusively presumed to have been conveyed by Tenant to Landlord under this
Lease as in a bill of sale, without further payment or credit by Landlord to
Tenant.

22.3.                     Additional Rights.  Any
and all costs, expenses and disbursements, of any kind or nature, incurred by
either party in connection with the enforcement of any and all of the terms and
provisions of this Lease, including reasonable attorneys’ fees (through all
appellate proceedings), shall be due and payable upon entry of judgment.  All sums advanced by either party on account
of a default by the other party under this Section, or pursuant to any other
provision of this Lease, and all Base Rent and Additional Rent, if delinquent
or not paid by Tenant and received by Landlord when due hereunder, shall bear
interest at the rate of 5% per annum above the “prime” or “reference” or “base”
rate (on a per annum basis) of interest publicly announced as such, from time
to time, by National City Bank (the “Prime
Rate”), from the due date thereof until paid, or at the maxim amount
allowed by law, whichever is less, and subject to any applicable financing
disclosure requirements  The various
rights, remedies and elections of each party reserved, expressed or contained
herein are cumulative and no one of them shall be deemed to be exclusive of the
others or of such other rights, remedies, options or elections as are now or
may hereafter be conferred upon either party by law or in equity.

22.4.                     Event of Bankruptcy.  In
addition to, and in no way limiting the other remedies set forth herein,
Landlord and Tenant agree that if either party ever becomes the subject of a
voluntary or involuntary bankruptcy, reorganization, composition, or other
similar type proceeding under the federal bankruptcy laws, as now enacted or
hereinafter amended, then “adequate assurance of future performance” by the
bankrupt party and/or its assignee pursuant to Bankruptcy Code Section 365 will
include (but not be limited to) payment of an additional (in the case of
tenant) or a new (in the case of Landlord) security deposit in the amount of
three times the then current Base Rent payable hereunder; subject to the rights
of any bankruptcy trustee.

22.5.                     Landlord’s Defaults and
Tenant’s Remedies.  In the event that Landlord shall at any time
be in default in the observance or performance of any of the covenants and
agreements required to be performed and observed by Landlord hereunder and any
such default shall continue for a period of fifteen (15) days (or if such
default is incapable of being cured in a reasonable manner within fifteen (15)
days, such longer period as reasonably required to effect such cure, provided
Landlord properly commences such cure and diligently pursues such cure to
completion, but in any event within forty-five 

 27
 

(45) days) after written
notice to Landlord, Tenant shall be entitled at its election, to exercise
concurrently or successively, all remedies otherwise provided in this Lease and
otherwise available in law or equity under the laws of the United States or the
State in which the Property is located, including, without limitation, the
right to bring suit for the collection of any amounts for which Landlord may be
in default, or for the specific performance of any covenant or agreement
devolving upon Landlord, without terminating this Lease.

23.                               BROKER. 
Tenant covenants, warrants and represents that the Broker set forth in Section 1.9 was the only broker to represent Tenant in the
negotiation of this Lease. Landlord covenants, warrants and represents that the
Broker set forth in Section 1.9 was
the only broker to represent Landlord in the negotiation of this Lease.  Landlord shall be responsible for paying the
commission of the Broker (the “Broker Commission”).  Each party agrees to and hereby does defend,
indemnify and hold the other harmless against and from any brokerage
commissions or finder’s fees or claims therefor by a party claiming to have
dealt with the indemnifying party and all costs, expenses and liabilities in
connection therewith, including, without limitation, reasonable attorneys’ fees
and expenses, for any breach of the foregoing. 
The foregoing indemnification shall survive the termination of this
Lease for any reason.

24.                               MISCELLANEOUS.

24.1.                     Merger.  All
prior understandings and agreements between the parties are merged in this
Lease, which alone fully and completely expresses the agreement of the
parties.  No agreement shall be effective
to modify this Lease, in whole or in part, unless such agreement is in writing,
and is signed by the party against whom enforcement of said change or modification
is sought.

24.2.                     Notices.  Any
notice required to be given by either party pursuant to this Lease, shall be in
writing and shall be deemed to have been properly given, rendered or made only
if personally delivered, or if sent by Federal Express or other comparable
commercial overnight delivery service, addressed to the other party at the
addresses set forth below (or to such other address as Landlord or Tenant may
designate to each other from time to time by written notice), and shall be
deemed to have been given, rendered or made on the day so delivered or on the
first business day after having been deposited with the courier service:

If to Landlord:

W.C. Bradley Co.

Attn:  Robert H. Wright, Jr.

Secretary

P.O. Box 140

Columbus, Georgia 31902

 28
 

If to Tenant:

Magnetek,
Inc.

Attn:  Peter M. McCormick

Executive
Vice President and Chief Operating Officer

N49
W13650 Campbell Drive

Menomonee Falls, Wisconsin  53051

With Copy to:

Magnetek,
Inc.

Attn:  General Counsel

N49
W13650 Campbell Drive

Menomonee Falls,
Wisconsin  53051

24.3.                     Non-Waiver.  The
failure of either party to insist, in any one or more instances, upon the
strict performance of any one or more of the obligations of this Lease, or to
exercise any election herein contained, shall not be construed as a waiver or
relinquishment of a future performance of any obligation under this Lease or of
the right to exercise such election, and the Lease shall continue and remain in
full force and effect with respect to any subsequent breach, act or
omission.  The receipt and acceptance by
Landlord or Agent of Base Rent or Additional Rent with knowledge of breach by
Tenant of any obligation of this Lease shall not be deemed a waiver of such
breach.

24.4.                     Legal Costs.  Any
party in breach or default under this Lease (the “Defaulting Party”) shall reimburse the other party (the “Nondefaulting Party”) upon demand for any
legal fees and court (or other administrative proceeding) costs or expenses
that the Nondefaulting Party reasonably incurs in connection with the breach or
default, regardless of whether suit is commenced or judgment entered, but
provided that the Nondefaulting party first follows procedures set forth herein
with respect to notice and opportunity to cure any such default.  Such costs shall include reasonable legal
fees and costs incurred for the negotiation of a settlement or enforcement of
rights.  Furthermore, in the event of
litigation, the court in such action shall award to the party in whose favor a
judgment is entered a reasonable sum as attorneys’ fees and costs, which sum
shall be paid by the losing party. Each party shall pay the other party’s  reasonable attorneys’ fees incurred in
connection with any  request for consent,
including estoppel and attornment agreements, under provisions of this Lease
governing assignment, subletting and security interests, or in connection with
any other act which either party proposes to do and which requires execution of
a legal document by the other party.

24.5.                     Parties Bound. 
Except as otherwise expressly provided for in this Lease, this Lease
shall be binding upon, and inure to the benefit of, the successors and
assignees of the parties hereto.  Tenant
hereby releases Landlord named herein from any obligations of Landlord for any
period subsequent to the conveyance and transfer of Landlord’s ownership
interest in the Property; provided that the Transferee executes an Assignment
and Assumption Agreement, assuming full liability for all of Landlord’s
obligations under the Lease arising on and after the date of the
assignment.  In the event of such conveyance
and transfer, Landlord’s obligations shall thereafter be binding upon each
transferee (whether Successor Landlord or otherwise).  No obligation of Landlord shall arise under
this Lease until the instrument is signed by, and delivered to, both Landlord
and Tenant.

 29
 

24.6.                     Recordation of Lease. 
Tenant shall not record or file this Lease.  Upon request of either party, Landlord and
Tenant shall execute a short form memorandum of this Lease in recordable form
setting forth material terms and provisions of this Lease other than Rent.

24.7.                     Survival of Obligations.  Upon
the expiration or other termination of this Lease, neither party shall have any
further obligation nor liability to the other except as otherwise expressly
provided in this Lease and except for such obligations as, by their nature or
under the circumstances, can only be, or by the provisions of this Lease, are
required to be performed after such expiration or other termination.

24.8.                     Governing Law; Construction.  This
Lease shall be governed by and construed in accordance with the laws of the
State of Wisconsin.  If any provision of
this Lease shall be invalid or unenforceable, the remainder of this Lease shall
not be affected but shall be enforced to the extent permitted by law.  The captions, headings and titles in this
Lease are solely for convenience of reference and shall not affect its
interpretation.  This Lease shall be
construed without regard to any presumption or other rule requiring construction
against the party causing this Lease to be drafted.  Each covenant, agreement, obligation, or
other provision of this Lease to be performed by Tenant, shall be construed as
a separate and independent covenant of Tenant, not dependent on any other provision
of this Lease.  All terms and words used
in this Lease, regardless of the number or gender in which they are used, shall
be deemed to include any other number and any other gender as the context may
require.  This Lease may be executed in
counterpart and, when all counterpart documents are executed, the counterparts
shall constitute a single binding instrument.

24.9.                     Time.  Time
is of the essence for this Lease.  If the
time for performance hereunder falls on a Saturday, Sunday or a day that is
recognized as a holiday in the state in which the Property is located, then
such time shall be deemed extended to the next business day that is not a
holiday in Wisconsin.

24.10                                                                 Authority of Tenant 
Tenant will provide reasonable evidence of signatory’s authority to bind
Tenant contractually prior to execution of the Lease.

24.11                 Submission of Lease. 
Submission of this Lease to Tenant for signature does not constitute a
reservation of space or an option to lease. 
This Lease is not effective until execution by and delivery to both
Landlord and Tenant.

24.12                 Joint and Several Liability.  All
parties signing this Lease as Tenant shall be jointly and severally liable for
all obligations of Tenant hereunder.

 30
 

24.13                 Renewal Option. 
Provided that no default exists under this Lease beyond applicable
notice and cure periods at the time the applicable option to renew which is
described below is exercised (the “Renewal
Option”), Tenant shall have the right to extend the Initial Term for
two (2) separate renewal periods of three (3) years each (each a “Renewal Period,” and collectively the “Renewal Periods”) commencing on the
Expiration Date, upon the same terms and conditions as are contained in this
Lease, except as hereinafter provided:

(i)                                     The Monthly Base Rent for the Renewal Period
shall be adjusted based upon the schedule depicted below:

Renewal Option 1

	
  5/15/14-  5/14/15

  	
   

  	
  $6.03 sf x 44,095 sf

  	
   

  	
  $265,941.11/  $22,161.76

  
	
  5/15/15 -
  5/14/16

  	
   

  	
  $6.18 sf x 44,095 sf

  	
   

  	
  $272,589.63/ $22,715.80

  
	
  5/15/16- 5/14/17

  	
   

  	
  $6.34 sf x 44,095 sf

  	
   

  	
  $279,404.37/ $23,283.70

  

 

Renewal
Option 2

	
  5/15/17 -
  5/14/18

  	
   

  	
  $6.34 sf x 44,095 sf

  	
   

  	
  $279,404.37/ $23,283.70

  
	
  5/15/18 -
  5/14/19

  	
   

  	
  $6.49 sf x 44,095 sf

  	
   

  	
  $286,389.48/ $23,865.79

  
	
  5/15/19- 5/14/20

  	
   

  	
  $6.66 sf x 44,095 sf

  	
   

  	
  $293,549.22/ $24,462.43

  

 

(ii)                                  Landlord shall have no obligation to make improvements,
decorations, repairs, alterations, or additions to the Premises as a condition
to Tenant’s obligation to pay Rent for the Renewal Period, and the Base Rent
quoted by Landlord for the Renewal Period shall not be reduced either (a) by
reason of such fact, (b)  to take into
account any rental concession whatsoever (including, but not limited to rent
abatements, allowances for moving expenses, lease assumptions or other
concessions), or (c) to take into account the absence of any cost or expense
which Landlord would have incurred had the Premises been leased to a person or
entity other than Tenant; provided, however, the Base Year for Operating
Expenses shall be adjusted so that the Base Year shall be the first Operating
Year after commencement of the Renewal Period.

(iii)                               After the Renewal Periods, Tenant shall have
no further or additional rights to extend the Term of this Lease.

 31
 

(iv)                              The Renewal Option shall be exercised, if at
all, by written notice to Landlord given not earlier than twelve (12) months
nor later than six (6) months prior to the Expiration Date or the expiration of
the first Renewal Period, as the case may be. 
In the event Tenant fails strictly to comply with the procedure for
exercise of the applicable Renewal Option, Tenant shall have no further right
to extend the Term.

(v)                                 The Renewal Option granted pursuant to this Section 24.13 is personal to Tenant and any
Permitted Transferee.  If Tenant
subleases any portion of the Premises or assigns or otherwise transfers any
interest under the Lease to any other person or entity (other than the
Permitted Transferee) pursuant to, and in accordance with, Section 8 hereof, this Renewal Option shall
lapse.

24.14                 Tenant Expansion Clause. 
Provided that Tenant is not in default under this Lease, Tenant shall
have the Right of First Refusal (ROFR) and the option to lease the additional
26,612 square feet of contiguous space. If applicable, the ROFR will be
presented in writing from the Landlord and a written response from Tenant will
be due within five (5) business days.  If
Tenant elects to accept the contiguous space, the expansion rate will be at an
initial rate of $4.50 per square foot adjusted with 2.5% annual increases.  The expansion space will be delivered to
Tenant within sixty (60) days after receiving written notice of its expansion
clause election and provided in like condition to the existing warehouse.  All the same terms and conditions shall
remain in full force and effect with respect to the expansion space.         If a proposed tenant makes an offer,
Tenant shall have five (5) business days after notice from Landlord to exercise
its ROFR.

24.15                 Termination Option. 
Tenant shall have the option to terminate this Lease effective November
15, 2011, subject to the following terms and conditions.  Tenant shall provide Landlord written notice
of Tenant’s election to exercise the Termination Option six (6) months prior to
electing the option.  Such election shall
be effective, provided Tenant is not in default under this Lease, both on the
date that Tenant exercises the Termination Option and at any time
thereafter.  If Tenant exercises the
Termination Option,:  (a) all Base Rent
and Additional Rent owing under the Lease shall be paid through and apportioned
as of the Termination date; (b) Tenant shall reimburse the unamortized portions
of the Tenant Improvement Allowance previously spent by the Landlord, moving
expense provided previously paid by Landlord, reduced rent previously provided
by Landlord and brokerage commissions previously paid by Landlord; and (c)
Tenant shall pay to Landlord a termination fee equal to six (6) months Rent
(including Additional Rent) (based on the then current amounts for the same),
which payment shall be made at least thirty (30) days prior to the effective date
of the Termination.

24.16                 Exculpation.  If
there is a breach or default by Landlord under this Lease, Tenant shall look
solely to the equity interest of Landlord in the Property and any rentals
derived therefrom; provided that in no event shall any judgment be sought or
obtained against any individual person or entity comprising Landlord.

 32
 

24.17                 Exhibits.  All Exhibits attached hereto and executed (or
initialed) both by Landlord and Tenant shall be deemed to be a part hereof and
hereby incorporated herein.

IN WITNESS WHEREOF,
Landlord and Tenant have duly executed this Lease as of the day and year first
above written.

	
  

  	
  LANDLORD:

  
	
   

  	
   

  
	
   

  	
   

  
	
   

  	
  By:

  
	
   

  	
   

  
	
   

  	
   

  
	
   

  	
   

  	
  By:

  	
   

  	
  /s/ Robert H. Wright Jr.

  
	
   

  	
   

  	
   

  	
  Signature

  
	
   

  	
   

  
	
   

  	
   

  	
  Its:

  	
   

  	
  Robert H. Wright Jr. Vice
  President

  
	
   

  	
   

  	
   

  	
  Printed Name and Title

  
	
   

  	
   

  
	
   

  	
  TENANT:

  
	
   

  	
  MAGNETEK, INC.

  
	
   

  	
   

  
	
   

  	
   

  
	
   

  	
  By:

  	
   

  	
  /s/ Peter M. McCormick

  
	
   

  	
   

  	
  Peter M. McCormick

  
	
   

  	
   

  	
   

  
	
   

  	
  Its:

  	
   

  
	
   

  	
   

  	
  Executive Vice President and Chief
  Operating Officer

  
	
   

  	
   

  	
   

  

 

 33Exhibit 10.2

AMENDMENT
OF INDUSTRIAL BUILDING LEASE (NET)

This Amendment is made as
of the 5th day of April, 2007, by and between W.C. Bradley Co. (“Landlord”) and
Magnetek, Inc. (“Tenant”).

WHEREAS, Landlord and
Tenant entered into a lease dated November 20, 2006 (the “Lease”), for premises
located at N50 W13775 Overview Drive, Menomonee Falls, Wisconsin (the “Premises”),

WHEREAS, Tenant exercised
its Right of First Refusal under Section 24.14 of the Lease to lease the
additional 26,612 square feet of contiguous space in the Building (the “Expansion
Space”), and

WHEREAS, Landlord and
Tenant desire to amend the Lease (with capitalized terms used not defined
herein to have the meanings set forth in the Lease as amended hereby).

NOW, THEREFORE, for good
and valuable consideration, the receipt and sufficiency of which are
acknowledged, the parties agree to amend the Lease as follows:

(1)             The Premises subject
to the Lease is hereby amended to add the Expansion Space, and the term “Premises”
shall mean the entire Building and Property. 
The Tenant’s Proportionate Share is changed from sixty-two and 36/100
percent (62.36%) to one hundred percent (100%). 
The parties agree that the fifty percent (50%) discount in Section 3.2
of the Lease relating to the first twelve (12) months of Additional Rent does
not apply to the Expansion Space.

(2)             Effective as of April
15, 2007, the Base Rent during the remaining portion of the Initial Term set
forth in Section 1.11 of the Lease is amended as follows:

	
  Months

  	
   

  	
  Annual Base Rent

  	
   

  	
  Monthly Base Rent

  
	
  4/15/07-11/14/07

  	
   

  	
  $228,889.13

  	
   

  	
  $19,074.09

  
	
  11/15/07-11/14/08

  	
   

  	
  $346,474.86

  	
   

  	
  $28,872.90

  
	
  11/15/08-11/14/09

  	
   

  	
  $355,136.73

  	
   

  	
  $29,594.73

  
	
  11/15/09-11/14/10

  	
   

  	
  $364,015.15

  	
   

  	
  $30,334.60

  
	
  11/15/10-11/14/11

  	
   

  	
  $373,115.52

  	
   

  	
  $31,092.96

  
	
  11/15/11-11/14/12

  	
   

  	
  $382,443.41

  	
   

  	
  $31,870.28

  
	
  11/15/12-11/14/13

  	
   

  	
  $392,004.50

  	
   

  	
  $32,667.04

  
	
  11/15/13-5/14/14

  	
   

  	
  $401,804.61

  	
   

  	
  $33,483.72

  

 

and the Base Rent during the renewal terms set forth
in Section 24.13 of the Lease will be as follows:

	
  Months

  	
   

  	
  Annual Base Rent

  	
   

  	
  Monthly Base Rent

  
	
  5/15/14-5/14/15

  	
   

  	
  $411,849.73

  	
   

  	
  $34,320.81

  
	
  5/15/15-5/14/16

  	
   

  	
  $422,145.97

  	
   

  	
  $35,178.83

  
	
  5/15/16-5/14/17

  	
   

  	
  $432,699.62

  	
   

  	
  $36,058.30

  
	
  5/15/17-5/14/18

  	
   

  	
  $432,699.62

  	
   

  	
  $36,058.30

  
	
  5/15/18-5/14/19

  	
   

  	
  $443,517.11

  	
   

  	
  $36,959.76

  
	
  5/15/19-5/14/20

  	
   

  	
  $454,605.04

  	
   

  	
  $37,883.75

  

 

(3)             Tenant acknowledges
that Landlord has accomplished Landlord’s Work pursuant to Section 5 of the
Lease.  The Expansion Space is being
delivered in its “as is” and “where is” condition.  The term “Tenant’s Work” as used in Section 5
of the Lease for purposes of the Expansion Space shall mean:  construction of men’s and women’s restrooms;
installation of climate control consistent with the existing warehouse; filling
the “tank room” floor with a load bearing floor equivalent to the existing
warehouse; and constructing an opening in the wall between the tank room and
the Expansion Space.  Landlord agrees
that it will provide Tenant with an allowance of a maximum of One Hundred Sixty
Thousand and 00/100 Dollars ($160,000.00) toward reimbursement of costs for
Tenant’s Work on the Expansion Space, provided that:  (i) Tenant has completed the Tenant’s Work
for the Expansion Space; (ii) Tenant is not then in default under the Lease;
(iii) Tenant’s business has had positive net profits (as determined by
generally accepted accounting principles) for any consecutive twelve (12) month
period prior to each payment; and (iv) Tenant has delivered Landlord with
invoices and lien waivers from contractors prior to the time Tenant is entitled
to receive reimbursement from Landlord. 
Provided the foregoing conditions have been complied with, the earliest
payment allowance dates are as follows: 
Eighty Thousand and 00/100 Dollars ($80,000.00) on June 1, 2008 and
Eighty Thousand and 00/100 Dollars ($80,000.00) on June 1, 2009.  Notwithstanding Tenant’s failure to satisfy
the conditions set forth in subsection (iii) above, the equal payment
allowances shall be paid by Landlord to Tenant no later than thirty-six (36)
and forty-eight (48) months respectively after the date of execution of this
Amendment, provided that Tenant has complied with the conditions set forth in
subsections (i), (ii) and (iv) above on such payment dates.

(4)             This Amendment may be
signed in counterparts, each of which when read together will constitute one
instrument.  This Amendment will not be
effective unless it is signed by Landlord and Tenant.  Except as amended herein, the Lease shall
remain in full force and effect and unmodified in accordance with its terms.

IN WITNESS WHEREOF, the
parties have caused this instrument to be executed and sealed on their behalf
by their duly authorized representatives as of the date first above written.

	
  

  	
  LANDLORD:

  
	
   

  	
  W.C. BRADLEY CO.

  
	
   

  	
   

  
	
  

  	
  By:

  	
   

  	
  /s/ Robert H. Wright Jr

  	
   

  
	
   

  	
   

  	
   

  	
  Vice President

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
  TENANT:

  
	
   

  	
  MAGNETEK, INC:

  
	
   

  	
   

  
	
   

  	
  By:

  	
   

  	
  /s/ Peter M. McCormick

  	
   

  
	
   

  	
  Peter M. McCormick: Executive Vice President &
  Chief Operating Officer

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