Document:

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                                                                    EXHIBIT 4(h)

                                    INDENTURE

                             DATED AS OF _____, 2005

                                     BETWEEN

                         COEUR D'ALENE MINES CORPORATION

                                       AND

                                     TRUSTEE

                                 DEBT SECURITIES
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                                TABLE OF CONTENTS

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                                                                                                            PAGE
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<S>            <C>                                                                                          <C>
                                    ARTICLE I
                   DEFINITIONS AND INCORPORATION BY REFERENCE
SECTION 1.01.  Definitions..................................................................................
SECTION 1.02.  Incorporation by Reference of Trust Indenture Act............................................
SECTION 1.03.  Rules of Construction........................................................................

                                   ARTICLE II
                                 THE SECURITIES
SECTION 2.01.  Form of Securities and Dating................................................................
SECTION 2.02.  Execution and Authentication.................................................................
SECTION 2.03.  Registrar, Paying Agent, Conversion Agent, Depository and Securities Custodian...............
SECTION 2.04.  Paying Agent To Hold Money in Trust..........................................................
SECTION 2.05.  Securityholder Lists.........................................................................
SECTION 2.06.  Transfer and Exchange........................................................................
SECTION 2.07.  Replacement Securities.......................................................................
SECTION 2.08.  Outstanding Securities.......................................................................
SECTION 2.09.  Treasury Securities..........................................................................
SECTION 2.10.  Temporary Securities.........................................................................
SECTION 2.11.  Cancellation.................................................................................
SECTION 2.12.  Defaulted Interest...........................................................................

                                   ARTICLE III
                                   REDEMPTION
SECTION 3.01.  Notices to Trustee...........................................................................
SECTION 3.02.  Selection of Securities To Be Redeemed.......................................................
SECTION 3.03.  Notice of Redemption.........................................................................
SECTION 3.04.  Effect of Notice of Redemption ..............................................................
SECTION 3.05.  Deposit of Redemption Price..................................................................
SECTION 3.06.  Securities Redeemed in Part .................................................................

                                   ARTICLE IV
                                    COVENANTS
SECTION 4.01.  Payment of Securities........................................................................
SECTION 4.02.  SEC Reports..................................................................................
SECTION 4.03.  Compliance Certificate.......................................................................
SECTION 4.04.  Stay, Extension and Usury Laws...............................................................
SECTION 4.05.  Liquidation..................................................................................
SECTION 4.06.  Reservation of Shares of Common Stock Issuance
                            upon conversion.................................................................
</TABLE>

                                       i
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<TABLE>
<S>            <C>                                                                                          <C>
                                    ARTICLE V
                                   SUCCESSORS
SECTION 5.01.  When Company May Merge, etc..................................................................
SECTION 5.02.  Successor Corporation Substituted............................................................

                                   ARTICLE VI
                              DEFAULTS AND REMEDIES
SECTION 6.01.  Events of Default............................................................................
SECTION 6.02.  Acceleration.................................................................................
SECTION 6.03.  Other Remedies...............................................................................
SECTION 6.04.  Waiver of Past Defaults......................................................................
SECTION 6.05.  Control by Majority..........................................................................
SECTION 6.06.  Limitation on Suits..........................................................................
SECTION 6.07.  Rights of Holders To Receive Payment.........................................................
SECTION 6.08.  Collection Suit by Trustee...................................................................
SECTION 6.09.  Trustee May File Proofs of Claim.............................................................
SECTION 6.10.  Priorities...................................................................................
SECTION 6.11.  Undertaking for Costs........................................................................

                                   ARTICLE VII
                                     TRUSTEE
SECTION 7.01.  Duties of Trustee............................................................................
SECTION 7.02.  Rights of Trustee............................................................................
SECTION 7.03.  Individual Rights of Trustee.................................................................
SECTION 7.04.  Trustee's Disclaimer.........................................................................
SECTION 7.05.  Notice of Defaults...........................................................................
SECTION 7.06.  Reports by Trustee to Holders................................................................
SECTION 7.07.  Compensation and Indemnity...................................................................
SECTION 7.08.  Replacement of Trustee.......................................................................
SECTION 7.09.  Successor Trustee by Merger, etc.............................................................
SECTION 7.10.  Eligibility; Disqualification................................................................
SECTION 7.11.  Preferential Collection of Claims Against Company............................................

                                  ARTICLE VIII
                             DISCHARGE OF INDENTURE
SECTION 8.01.  Termination of Company's Obligations.........................................................
SECTION 8.02.  Application of Trust Money...................................................................
SECTION 8.03.  Repayment to Company.........................................................................
SECTION 8.04.  Reinstatement................................................................................

                                   ARTICLE IX
                                   AMENDMENTS
SECTION 9.01.  Without Consent of Holders...................................................................
SECTION 9.02.  With Consent of Holders......................................................................
SECTION 9.03.  Compliance with Trust Indenture Act..........................................................
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<TABLE>
<S>            <C>                                                                                          <C>
SECTION 9.04.  Revocation and Effect of Consents ...........................................................
SECTION 9.05.  Notation on or Exchange of Securities .......................................................
SECTION 9.06.  Trustee Protected............................................................................

                                    ARTICLE X
                                   CONVERSION
SECTION 10.01. Conversion Privilege.........................................................................
SECTION 10.02. Conversion Procedure.........................................................................
SECTION 10.03. Fractional Shares............................................................................
SECTION 10.04. Taxes on Conversion..........................................................................
SECTION 10.05. Company To Provide Stock.....................................................................
SECTION 10.06. Adjustment for Dividends and Distributions of
                          Common Stock......................................................................
SECTION 10.07. Adjustment for Rights Issue..................................................................
SECTION 10.08. Adjustment for Other Distributions...........................................................
SECTION 10.09. Adjustment for Subdivision of Common Stock...................................................
SECTION 10.10. Adjustment for Reclassification of Common Stock..............................................
SECTION 10.11. [Intentionally Omitted]......................................................................
SECTION 10.12. When Adjustment May Be Deferred..............................................................
SECTION 10.13. When No Adjustment Required..................................................................
SECTION 10.14. Notice of Adjustment.........................................................................
SECTION 10.15. Voluntary Reduction..........................................................................
SECTION 10.16. Notice of Certain Transactions...............................................................
SECTION 10.17. Reorganization of Company....................................................................
SECTION 10.18. Company Determination Final..................................................................
SECTION 10.19. Trustee's Disclaimer.........................................................................

                                  ARTICLE XI
                          SUBORDINATION OF SECURITIES
SECTION 11.01. Securities Subordinate to Senior Debt........................................................
SECTION 11.02. No Payments When Senior Debt in Default; Payment Over of
                          Proceeds upon Dissolution, Etc....................................................
SECTION 11.03. Trustee to Effectuate Subordination..........................................................
SECTION 11.04. Trustee Not Charged With Knowledge Prohibition...............................................
SECTION 11.05. Rights of Trustee as Holder of Senior Debt...................................................
SECTION 11.06. Article Applicable to Paying Agent...........................................................

                                  ARTICLE XII
                          RIGHT TO REQUIRE REPURCHASE
SECTION 12.01. Right To Require Repurchase..................................................................
SECTION 12.02. Notice; Method of Exercising Repurchase Right................................................
SECTION 12.03. Certain Definitions..........................................................................
SECTION 12.04. Compliance with Rule 13e-4...................................................................

                                  ARTICLE XIII
                                  MISCELLANEOUS
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                                      iii
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<S>            <C>                                                                                          <C>
SECTION 13.01. Trust Indenture Act Controls.................................................................
SECTION 13.02. Notices......................................................................................
SECTION 13.03. Communication by Holders with Other Holders..................................................
SECTION 13.04. Certificate and Opinion as to Conditions Precedent...........................................
SECTION 13.05. Statements Required in Certificate or Opinion................................................
SECTION 13.06. Rules by Trustee and Agents..................................................................
SECTION 13.07. Legal Holidays...............................................................................
SECTION 13.08. No Recourse Against Others...................................................................
SECTION 13.09. Counterparts.................................................................................
SECTION 13.10. Governing Law................................................................................
SECTION 13.11. No Adverse Interpretation of Other Agreements................................................
SECTION 13.12. Successors...................................................................................
SECTION 13.13. Severability.................................................................................
SECTION 13.14. Table of Contents, Headings, Etc.............................................................
</TABLE>

                                       iv

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                             CROSS-REFERENCE TABLE*
<TABLE>
<CAPTION>
<S>                                                                                                 <C>
Trust Indenture
Act section ...................................................................................     Indenture Section

310(a)(1)......................................................................................     7.10
      (a)(2)
      (a)(2)...................................................................................     7.10
      (a)(3)...................................................................................     N.A.
      (a)(4)...................................................................................     N.A.
      (b)......................................................................................     7.08; 7.10;13.02
      (c)......................................................................................     N.A.
311(a).........................................................................................     7.11
      (b)......................................................................................     7.11
      (c)......................................................................................     N.A.
312(a).........................................................................................     2.05
      (b)......................................................................................     13.03
      (c)......................................................................................     13.03
313(a).........................................................................................     7.06
      (b)(1)...................................................................................     N.A.
      (b)(2)...................................................................................     7.06
      (c)(3)...................................................................................     7.06; 13.02
      (d)......................................................................................     7.06
314(a).........................................................................................     4.02;13.02
      (b)......................................................................................     N.A.
      (c)(1)...................................................................................     13.04
      (c)(2)...................................................................................     13.04
      (c)(3)...................................................................................     N.A.
      (d)......................................................................................     N.A.
      (e)......................................................................................     13.05
      (f)......................................................................................     N.A.
315(a).........................................................................................     7.01(b)
      (b)......................................................................................     7.05;13.02

      (c)......................................................................................     7.01(a)
      (d)......................................................................................     7.01(c)
      (e)......................................................................................     6.11
316(a)(last sentence)..........................................................................     2.09
      (a)(1)(A)................................................................................     6.05
      (a)(1)(B)................................................................................     6.04
      (a)(2)...................................................................................     N.A.
      (b)......................................................................................     6.07
317(a)(1)......................................................................................     6.08
      (a)(2)...................................................................................     6.09
      (b)......................................................................................     2.04
</TABLE>
                                       v
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<TABLE>
<S>                                                                                                 <C>
318(a).........................................................................................     13.01
</TABLE>

       N.A.  means not applicable.

* This Cross-Reference Table is not part of the Indenture.

                                       vi
<PAGE>
         INDENTURE dated as of _____, 2005, between COEUR D'ALENE MINES
CORPORATION, a corporation duly organized and existing under the laws of the
State of Idaho (the "Company"), having its principal office at 505 Front Street,
Coeur d'Alene, Idaho 83814, and __________________________, a banking
corporation duly organized and validly existing under the laws of the State of
____________, as Trustee (the "Trustee"), having its principal office at
________________________________.

         Each party agrees as follows for the benefit of the other party and for
the equal and ratable benefit of the Holders of the Company's debentures,
notes, bonds or other evidences of indebtedness that may be issued from time
to time hereunder (collectively, the "Securities"):

                                    ARTICLE I
                   DEFINITIONS AND INCORPORATION BY REFERENCE

         SECTION 1.01. DEFINITIONS. For all purposes of this Indenture, except
as otherwise expressly provided or unless the context otherwise requires:

                  "AFFILIATE" of any specified person means any other person
         directly or indirectly controlling or controlled by or under direct or
         indirect common control with such specified person. For the purposes of
         this definition, "control" (including, with correlative meanings, the
         terms "controlled by" and "under common control with"), when used with
         respect to any person, shall mean the possession, directly or
         indirectly, of the power to direct or cause the direction of the
         management or policies of such person, whether through the ownership of
         voting securities by agreement or otherwise.

                  "AGENT" means any Registrar, Paying Agent, Conversion Agent or
co-Registrar.

                  "BENEFICIAL HOLDER" shall mean each participant in the
         Depository who holds an interest in a security, as indicated in the
         Participants List.

                  "BOARD OF DIRECTORS" means the Board of Directors of the
         Company or any authorized committee of the Board.

                  "CAPITAL STOCK" means any and all shares, interests,
         participations or other equivalents (however designated) of corporate
         stock.

                  "CHANGE IN CONTROL" means as provided in Section 12.03.

                  "COMMON STOCK" means Common Stock of the Company as it exists
         on the date of this Indenture or as it may be constituted from time to
         time.

                  "COMPANY" means the party named as such above until a
         successor replaces it in accordance with Article V and thereafter means
         the successor.

                                       1
<PAGE>
                  "CONVERSION AGENT" means the party named in Section 2.03.

                  "CONVERSION DATE" means the date on which the Holder satisfies
         all the requirements of the Securities for conversion into shares of
         Common Stock.

                  "CORPORATE TRUST OFFICE" shall mean the principal office of
         the Trustee at which at any particular time its corporate trust
         business shall be administered which office at the date of the
         execution of this Indenture is located at
         _______________________________, Attention: ___________________ or at
         any other time at such other address as the Trustee may from time to
         time by notice to the Company and Securityholders.

                  "CURRENT MARKET PRICE" means (a) for purposes of Section 10.03
         the last reported sales price of the Common Stock (as reported by the
         New York Stock Exchange Composite Tape) on the last trading day prior
         to the Conversion Date and (b) for purposes of Sections 10.07, 10.08
         and 12.03, the average of the last reported sales prices of the Common
         Stock (as reported by the New York Stock Exchange Composite Tape) for
         15 consecutive trading days commencing 25 trading days before the date
         in question.

                  "DEBT" means (i) all indebtedness of the Company for borrowed
         money, (ii) all indebtedness of the Company which is evidenced by a
         note, debenture, bond or other similar instrument (including
         capitalized lease and purchase money obligations), (iii) all
         indebtedness of the Company (including capitalized lease obligations)
         incurred, assumed or given in the acquisition (whether by way of
         purchase, merger or otherwise) of any business, real property or other
         assets (except assets acquired in the ordinary course of the acquiror's
         business).

                  "DEFAULT" means any event which is, or after notice or passage
         of time would be, an Event of Default.

                  "DEFINITIVE SECURITY" means as provided in Section 2.01.

                  "DEPOSITORY" means, with respect to the Global Security, the
         person specified in Section 2.03 as the Depository with respect to the
         Global Security, until a successor shall have been appointed and become
         such pursuant to the applicable provisions of this Indenture, and,
         thereafter, "Depository" shall mean or include such successor.

                  "DESIGNATED EVENT" means as provided in Section 12.03.

                  "DESIGNATED SENIOR DEBT" means all Senior Debt which, at the
         date of determination, has an aggregate principal amount outstanding
         of, or commitments to lend up to, at least $10 million and is
         specifically designated by the Company in the instrument evidencing or
         governing such Senior Debt as "Designated Senior Debt" for purposes of
         this Indenture (provided, that such instrument may place limitations
         and conditions on the right of such Senior Debt to exercise the rights
         of Designated Senior Debt).

                  "EVENT OF DEFAULT" means as provided in Section 6.01.

                                       2
<PAGE>
                  "EXCHANGE ACT" means the Securities Exchange Act of 1934, as
amended.

                  "EXISTING DEBENTURES" means the Company's 7 1/4% Convertible
         Subordinated Debentures due October 31, 2005.

                  "GLOBAL SECURITY" means as provided in Section 2.01.

                  "HOLDER" or "SECURITYHOLDER" means a person in whose name a
         Security is registered on the securities Register.

                                       3
<PAGE>
         guaranteed in any manner by such person or in effect guaranteed by such
         person through an agreement to purchase (including, without limitation,
         "take or pay" and similar arrangements), contingent or otherwise (and
         the obligations of such person under any such assumptions, Guarantees
         or other such arrangements); and (iii) any and all deferrals, renewals,
         extensions, refinancings and refundings of, or amendments,
         modifications or supplements to, any of the foregoing.

                  "INDENTURE" means this Indenture as amended from time to time.

                  "LEGAL HOLIDAY" means as provided in Section 13.07.

                  "NASDAQ" means the National Association of Securities Dealers
         Automated Quotation System.

                  "OFFICER" means Chairman of the Board, the President, any Vice
         President, the Treasurer, the Secretary, any Assistant Treasurer or any
         Assistant Secretary of the Company.

                  "OFFICERS' CERTIFICATE" means a certificate signed by two
         Officers, one of whom must be the Chairman of the Board, the President,
         the Treasurer or a Vice- President of the Company.

                  "OPINION OF COUNSEL" means a written opinion from legal
         counsel which may be an employee of or counsel to the Company or the
         Trustee.

                  "PARTICIPANTS LIST" means the position listings showing
         persons that have a beneficial interest in the Global Security held by
         the Depository and the amount of such interest, to the extent it is
         made available to the Trustee.

                  "PAYING AGENT" means the party named in Section 2.03.

                  "PERSON" means any individual, corporation, partnership, joint
         venture, association, joint stock company, trust, unincorporated
         organization or government or any agency or political subdivision
         thereof.

                  "PRINCIPAL" of a debt security means the principal of the
         security plus the premium, if any, on the security.

                  "REDEMPTION DATE" means the date on which Securities are
         redeemed by the Company pursuant to Article III.

                  "REDEMPTION PRICE" means the amount paid by the Company to
         redeem a Security, as determined in paragraph 6 of the Securities.

                  "REGISTRAR" means the party named in Section 2.03.

                  "REPURCHASE DATE" means as provided in Section 12.01.

                                       4
<PAGE>
                  "SEC" means the Securities and Exchange Commission.

                  "SECURITIES" means the securities described above issued under
         this Indenture in the form of Exhibits A and B hereto.

                  "SECURITIES CUSTODIAN" means Bankers Trust Company, as
         custodian with respect to the Global Security or any successor entity
         thereto.

                  "SECURITIES REGISTER" means as provided in Section 2.03.

                  "SENIOR DEBT" means the principal of, interest on, fees costs
         and expenses in connection with and other amounts due on Debt of the
         Company, whether outstanding on the date of the Indenture or thereafter
         created, incurred, assumed or guaranteed by the Company, unless, in the
         instrument creating or evidencing or pursuant to which such Debt is
         outstanding, it is expressly provided that such Debt is not senior in
         right of payment to the Securities. Senior Debt includes, with respect
         to the obligations described above, interest accruing, pursuant to the
         terms of such Senior Debt, on or after the filing of any petition in
         bankruptcy or for reorganization relating to the Company, whether or
         not post-filing interest is allowed in such proceeding, at the rate
         specified in the instrument governing the relevant obligation.
         Notwithstanding anything to the contrary in the foregoing, Senior Debt
         shall not include: (a) Debt of or amounts owed by the Company for
         compensation to employees, or for goods, services or materials
         purchased in the ordinary course of business; (b) Debt of the Company
         to a Subsidiary of the Company; or (c) [the Securities], the Existing
         Debentures. [For the purposes of this definition of Senior Debt under
         this Indenture, it is the intent of the parties hereto that the
         Securities issued under this Indenture be "Senior Debt" (as defined
         under that certain Indenture dated October 15, 1997 between the
         Company and Bankers Trust Company (the "Existing Debentures
         Indenture")) for purposes of the Existing Debentures Indenture and the
         Existing Debentures, and in furtherance thereof, the parties hereto
         agree that nothing contained in this Indenture or in the definition of
         Senior Debt under this Indenture is meant to or shall be construed to
         expressly provide that the Securities issued under this Indenture are
         not senior in right of payment to the Existing Debentures.]

                  "SIGNIFICANT SUBSIDIARY" means a "significant subsidiary" as
         defined in Rule 1-02 of Regulation S-X under the Securities Act of
         1933, as amended, and the Exchange Act (as such Regulation is in effect
         on the date hereof) except that any subsidiary the common stock of
         which is listed on a national securities exchange or authorized for
         quotation on the National Market System of NASDAQ (at present or at any
         future relevant time) (a "Public Subsidiary"), and any subsidiary of a
         Public Subsidiary, shall be deemed not to be a Significant Subsidiary.

                                       5
<PAGE>
                  "SUBSIDIARY" of any specified person means a corporation more
         than 50% of the outstanding voting stock of which is owned, directly or
         indirectly, by the Company or by one or more other subsidiaries, or by
         the Company and one or more other subsidiaries. For the purposes of
         this definition, "voting stock" means stock which ordinarily has voting
         power for the election of directors, whether at all times or only so
         long as no senior class of stock has such voting power by reason of any
         contingency.

                  "TIA" means the Trust Indenture Act of 1939 (15 U.S. Code ss.
         77aaa-77bbbb) as amended and in effect on the date of this Indenture
         or, if this Indenture is qualified under the TIA, from and after the
         date of such qualification, the TIA as in effect at the date of such
         qualification.

                  "TRUSTEE" means the party named as such above until a
         successor replaces it in accordance with the applicable provisions of
         this Indenture and thereafter means the successor.

                  "TRUST OFFICER" means, with respect to the Trustee, any
         officer assigned to the Corporate Trust Office, including any managing
         director, vice president, assistant vice president, assistant
         treasurer, assistant secretary or any other officer of the Trustee
         customarily performing functions similar to those performed by any of
         the above designated officers and having direct responsibility for the
         administration of this Indenture.

                  "U.S. GOVERNMENT OBLIGATIONS" means direct obligations of the
         United States of America for the payment of which the full faith and
         credit of the United States of America is pledged. U.S. Government
         obligations shall not be callable at the issuer's option.

         SECTION 1.02. INCORPORATION BY REFERENCE OF TRUST INDENTURE ACT.
Whenever this Indenture refers to a provision of the TIA, the provision is
incorporated by reference in and made a part of this Indenture.

         SECTION 1.03. RULES OF CONSTRUCTION. Unless the context otherwise
requires:

         (a) the terms defined in this Article have the meanings assigned to
     them in this Article and include the plural as well as the singular;

         (b) all other terms used herein which are defined in the TIA either
     directly or by reference therein, have the meanings assigned to them
     therein;

         (c) all accounting terms not otherwise defined herein have the meanings
     assigned to them in accordance with generally accepted accounting
     principles; and

         (d) the words "herein", "hereof" and "hereunder" and other words of
     similar import refer to this Indenture as a whole and not to any particular
     Article, Section or other subdivision.

                                       6
<PAGE>
                                   ARTICLE II
                                 THE SECURITIES

         SECTION 2.01. FORM OF SECURITIES AND DATING. The Securities will
initially be issued in global form, substantially in the form of Exhibit A (the
"Global Security"), which may be exchanged in accordance with the provisions set
forth herein for Securities in definitive form, substantially in the form of
Exhibit B (each, a "Definitive Security"). The Securities may have notations,
legends or endorsements required by law, stock exchange rule or usage. Each
Security shall be dated the date of its authentication.

         The terms and provisions contained in the Securities shall constitute,
and are hereby expressly made, a part of this Indenture and to the extent
applicable, the Company and the Trustee, by their execution and delivery of this
Indenture, expressly agree to such terms and provisions and to be bound thereby.
The Global Security shall represent such of the outstanding Securities as shall
be specified therein and shall provide that it shall represent the aggregate
amount of outstanding Securities from time to time endorsed thereon and that the
aggregate amount of outstanding Securities represented thereby may from time to
time be reduced to reflect exchanges. Any endorsement of the Global Security to
reflect the amount of any increase or decrease in the amount of outstanding
securities represented thereby shall be made by the Trustee or the Securities
Custodian, at the direction of the Trustee, in such manner and upon instructions
given by the holder thereof.

         Payment of principal of and any interest on the Global Security or any
Definitive Security shall be made to the holder thereof as of the record date
for such payment as specified in the form of Global Security or Definitive
Security, as the case may be.

         SECTION 2.02. EXECUTION AND AUTHENTICATION. The Securities shall be
executed on behalf of the Company by an officer, under its corporate seal
reproduced thereon attested by its Secretary or one of its Assistant
Secretaries. The signature of these Officers on the securities may be manual or
facsimile.

         Securities bearing the manual or facsimile signatures of individuals
who were at any time the proper Officers of the Company shall bind the Company,
notwithstanding that such individuals or any of them have ceased to hold such
offices prior to the authentication and delivery of such Securities or did not
hold such offices at the date of such Securities.

         At any time and from time to time after the execution and delivery of
this Indenture, the Company may deliver Securities executed by the Company to
the Trustee for authentication, together with a written order of the Company
signed by two Officers for the authentication and delivery of such Securities;
and the Trustee in accordance with such written order shall authenticate and
deliver such Securities as in this Indenture provided and not otherwise.

         No Security shall be entitled to any benefit under this Indenture or be
valid or obligatory for any purpose unless there appears on such Security a
certificate of authentication substantially in the form provided for herein
executed by the Trustee by manual signature, and such certificate

                                       7
<PAGE>
upon any Security shall be conclusive evidence, and the only evidence, that such
Security has been duly authenticated and delivered hereunder.

         The Trustee may appoint an authenticating agent acceptable to the
Company to authenticate Securities. An authenticating agent may authenticate
Securities whenever the Trustee may do so. Each reference in this Indenture to
authentication by the Trustee includes authentication by such agent. An
authenticating agent has the same right as an Agent to deal with the Company or
an Affiliate.

         SECTION 2.03. REGISTRAR, PAYING AGENT, CONVERSION AGENT, DEPOSITORY AND
SECURITIES CUSTODIAN. The Company shall maintain in such locations as it shall
determine (a) an office or agency where securities may be presented for
registration of transfer or for exchange ("Registrar"), (b) an office or agency
where Securities may be presented for payment ("Paying Agent"), and (c) an
office or agency where securities may be presented for conversion ("Conversion
Agent"). The Registrar shall keep a register of the Securities and of their
transfer and exchange (the "Securities Register"). The Company may appoint one
or more co-Registrars, one or more additional paying agents and one or more
additional conversion agents. The term "Paying Agent" includes any additional
paying agent; the term "Conversion Agent" includes any additional conversion
agent. The Company may change any Paying Agent, Registrar, Conversion Agent or
co-Registrar without prior notice. The Company shall notify the Trustee of the
name and address of any Agent not a party to this Indenture. If the Company
fails to appoint or maintain another entity as Registrar, Paying Agent or
Conversion Agent, the Trustee shall act as such. The Company or any of its
subsidiaries may act as Conversion Agent, Paying Agent, Registrar or
co-Registrar.

         The Company initially appoints The Depository Trust Company ("DTC") to
act as Depository with respect to the Global Security.

         The Company initially appoints the Trustee as Conversion Agent, Paying
Agent, Registrar and authenticating agent.

         The Company initially appoints ____________________ to act as
Securities Custodian with respect to the Global Security.

         SECTION 2.04. PAYING AGENT TO HOLD MONEY IN TRUST. The Company shall
require each Paying Agent other than the Trustee to agree in writing that the
Paying Agent will hold in trust for the benefit of Securityholders or the
Trustee all money held by the Paying Agent for the payment of principal or
interest on the Securities, and will notify the Trustee of any default by the
Company in making any such payment. While any such default continues, the
Trustee may require a Paying Agent to pay all money held by it to the Trustee.
The Company at any time may require a Paying Agent to pay all money held by it
to the Trustee. Upon payment over to the Trustee, the Paying Agent (if other
than the Company or a subsidiary) shall have no further liability for the money.
If the Company or a subsidiary acts as Paying Agent, it shall segregate and hold
in a separate trust fund for the benefit of the Securityholders all money held
by it as Paying Agent.

                                       8
<PAGE>
         SECTION 2.05. SECURITYHOLDER LISTS. The Trustee shall preserve in as
current a form as is reasonably practicable the most recent list available to it
of the names and addresses of Securityholders. If the Trustee is not the
Registrar, the Company shall furnish to the Trustee on or before each interest
payment date and at such other times as the Trustee may request in writing a
list in such form and as of such date as the Trustee may reasonably require of
the names and addresses of Securityholders.

         SECTION 2.06. TRANSFER AND EXCHANGE. (a) The transfer and exchange of
the Global Security shall be effected through the Depository, in accordance with
this Indenture (including the restrictions on transfer set forth herein) and the
procedures of the Depository therefor. When Definitive Securities are presented
to the Registrar or a co-Registrar with a request to register the transfer of
such Definitive Securities or to exchange such Definitive Securities for an
equal principal amount of Definitive Securities of other authorized
denominations, the Registrar or co-Registrar shall register the transfer or make
the exchange as requested if its requirements for such transaction are met;
provided, HOWEVER, that the Definitive Securities surrendered for transfer or
exchange shall be duly endorsed or accompanied by a written instrument of
transfer in form satisfactory to the Company and the Registrar or co-Registrar,
duly executed by the Holder thereof or his attorney, duly authorized in writing.

         To permit the registration of transfers and exchanges, the Company
shall execute and the Trustee shall authenticate Definitive Securities at the
Registrar's or co-Registrar's request. No service charge shall be made for any
registration of transfer or exchange, but the Company may require payment of a
sum sufficient to cover any transfer tax or similar governmental charge payable
in connection therewith (other than any such transfer taxes or similar
governmental charge payable upon exchanges or transfers pursuant to Sections
2.10, 3.06, 9.05 or 10.02). The Registrar or co-Registrar shall not be required
to register the transfer of or exchange any

                                       9
<PAGE>
Definitive Security selected for redemption in whole or in part, except the
unredeemed portion of any Security being redeemed in part.

         All Securities issued upon any registration of transfer or exchange of
Securities shall be the valid obligations of the Company, evidencing the same
debt, and entitled to the same benefits under this Indenture, as the Securities
surrendered upon such registration of transfer or exchange.

         (b) INTENTIONALLY OMITTED

         (c) Notwithstanding any other provisions (other than the provisions set
     forth in Sections 2.06(d) and 2.06(e) of this Section), the Global Security
     may not be transferred except as a whole by the Depository to a nominee of
     the Depository or by a nominee of the Depository to the Depository or
     another nominee of the Depository or by the Depository or any such nominee
     to a successor Depository or a nominee of such successor Depository.

                                       10
<PAGE>
         (d) If at any time the Depository for the Securities notifies the
     Company that it is unwilling or unable to continue as Depository for the
     Securities, the Company shall appoint a successor Depository with respect
     to the Securities. If a successor Depository for the securities is not
     appointed by the Company within 90 days after the Company receives such
     notice, the Company will execute, and the Trustee, upon receipt of an
     Officers' Certificate for the authentication and delivery of Definitive
     Securities, will authenticate and deliver Definitive securities in fully
     registered form in an aggregate principal amount equal to the principal
     amount of the Global Security in exchange for such Global Security.

         The Company may at any time and in its sole discretion determine that
the Securities issued as a Global Security shall no longer be represented by
such Global Security. In such event the Company will execute, and the Trustee,
upon receipt of an Officers' Certificate for the authentication and delivery of
Definitive Securities, will authenticate and deliver, Definitive Securities in
an aggregate principal amount equal to the principal amount of the Global
Security in exchange for such Global Security.

         If a Definitive Security is issued in exchange for any portion of the
Global Security after the close of business at the office or agency where such
exchange occurs on any record date and before the opening of business at such
office or agency on the next succeeding interest payment date, interest will not
be payable on such interest payment date in respect of such Definitive Security,
but will be payable on such interest payment date only to the person to whom
interest in respect of such portion of the Global Security is payable in
accordance with the provisions of this Indenture.

         Definitive Securities issued in exchange for the Global Security
pursuant to this Section 2.06 shall be registered in such names and in such
authorized denominations as the Depository, pursuant to instructions from its
direct or indirect participants or otherwise, shall instruct the Trustee. The
Trustee shall deliver such Definitive Securities to the persons in whose names
such Securities are so registered.

         (e) Any person having a beneficial interest in the Global Security may
     upon request exchange its interest in the Global Security for a Definitive
     Security. Upon receipt by the Trustee of written or electronic instructions
     from the Depository or its nominee on behalf of any person having a
     beneficial interest in Securities and upon receipt by the Trustee of a
     written order of the Depository or its nominee containing registration
     instructions, the Trustee or the Securities Custodian, at the direction of
     the Trustee, will cause, in accordance with the standing instructions and
     procedures existing between the Depository and the Securities Custodian,
     the aggregate principal amount of the Global Security to be reduced and,
     following such reduction, the Company will execute and, upon receipt of an
     authentication order in the form of an Officers' Certificate, the Trustee
     will authenticate and deliver to such person or the transferee, as the case
     may be, a Definitive Security.

                                       11
<PAGE>
          (f) A holder of a Definitive Security may, upon satisfaction of the
     requirements set forth below, exchange such Definitive Security for an
     interest in the Global Security. Upon receipt by the Trustee of a
     Definitive Security, duly endorsed or accompanied by appropriate
     instruments endorsed or accompanied by appropriate instruments of transfer,
     in form satisfactory to the Trustee together with written instructions
     directing the Trustee to make, or to direct the Securities Custodian to
     make, an endorsement on the Global Security to reflect an increase in the
     aggregate principal amount of the Securities represented by the Global
     Security, the Trustee shall cancel such Definitive Security and cause, or
     direct the Securities Custodian to cause, in accordance with the standing
     instructions and procedures existing between the Depository and the
     Securities Custodian, the aggregate principal amount of Securities
     represented by the Global Security to be increased accordingly.

         (g) At such time as all interests in the Global Security have either
     been exchanged for Definitive Securities, redeemed, converted, repurchased
     or canceled, such Global Security shall be canceled by the Trustee. At any
     time prior to such cancellation, if any interest in the Global Security is
     exchanged for Definitive Securities, redeemed, converted, repurchased or
     canceled, the principal amount of Securities represented by such Global
     Security shall be reduced and an endorsement shall be made on such Global
     Security, by the Trustee or the Securities Custodian, at the direction of
     the Trustee, to reflect such reduction.

         (h) The Company shall not be required (i) to issue, register the
     transfer of or exchange Securities during a period beginning at the opening
     of business 15 days before the day of any selection of Securities for
     redemption under Section 3.02 and ending at the close of business on the
     day of selection, or (ii) to register the transfer or exchange of any
     Security so selected for redemption in whole or in part, except the
     unredeemed portion of any Security being redeemed in part.

         SECTION 2.07. REPLACEMENT SECURITIES. If any mutilated Security is
surrendered to the Trustee, the Company shall execute and the Trustee shall
authenticate and deliver in exchange therefor a new Security of like tenor and
principal amount and bearing a number not contemporaneously outstanding.

                                       12
<PAGE>
         If there shall be delivered to the Company and the Trustee (a) evidence
to their satisfaction of the destruction, loss or theft of any Security and (b)
such security or indemnity as may be required by them to save each of them and
any agent of either of them harmless, then, in the absence of notice to the
Company or the Trustee that such Security has been acquired by a bona fide
purchaser, the Company shall execute and upon its request the Trustee shall
authenticate and deliver, in lieu of any such destroyed, lost or stolen
Security, a new Security of like tenor and principal amount and bearing a number
not contemporaneously outstanding.

         In case any such mutilated, destroyed, lost or stolen Security has
become or is about to become due and payable, the Company in its discretion may,
instead of issuing a new Security, pay such Security.

         Upon the issuance of any new Security under this Section, the Company
may require the payment of a sum sufficient to cover any tax or other
governmental charge that may be imposed in relation thereto and any other
expenses (including the fees and expenses of the Trustee) connected therewith.
Every new security issued pursuant to this Section in lieu of any destroyed,
lost or stolen Security shall constitute an original additional contractual
obligation of the Company, whether or not the destroyed, lost or stolen Security
shall be at any time enforceable by anyone, and shall be entitled to all the
benefits of this Indenture equally and proportionately with any and all other
Securities duly issued hereunder.

         The provisions of this Section are exclusive and shall preclude (to the
extent lawful) all other rights and remedies with respect to the replacement or
payment of mutilated, destroyed, lost or stolen securities.

         SECTION 2.08. OUTSTANDING SECURITIES. The Securities outstanding at any
time are all the Securities authenticated by the Trustee except for those
canceled by it, those delivered to it for cancellation and those reductions in
the interests in the Global Security effected by the Trustee hereunder, and
those described in this Section as not outstanding.

         If a Security is replaced pursuant to Section 2.07, it ceases to be
outstanding unless the Trustee receives proof satisfactory to it that the
replaced Security is held by a bona fide purchaser.

         If Securities are considered paid under Section 4.01, they cease to be
outstanding and interest on them ceases to accrue.

         A Security does not cease to be outstanding because the Company or an
Affiliate of the Company holds the Security.

         SECTION 2.09. TREASURY SECURITIES. In determining whether the Holders
of the required principal amount of Securities have concurred in any direction,
waiver or consent, Securities owned by the Company or an Affiliate of the
Company shall be considered as though they are not outstanding, except that for
the purposes of determining whether the Trustee shall be protected in relying on
any such direction, waiver or consent, only Securities which any Corporate Trust
Officer knows are so owned shall be so disregarded.

                                       13
<PAGE>
         SECTION 2.10. TEMPORARY SECURITIES. Until the Global Security or
Definitive Securities are ready for delivery, the Company may prepare and the
Trustee shall authenticate temporary Securities. Temporary Securities shall be
substantially in the form of the Global Security or Definitive Securities, as
the case may be, but may have variations that the Company considers appropriate
for temporary Securities. Without unreasonable delay, the Company shall prepare
and the Trustee shall authenticate the Global Security or Definitive Securities,
as the case may be, in exchange for temporary Securities.

         SECTION 2.11. CANCELLATION. The Company at any time may deliver
Securities to the Trustee for cancellation. The Registrar, Paying Agent and
Conversion Agent shall forward to the Trustee any Securities surrendered to them
for registration of transfer, exchange, payment or conversion. The Trustee shall
cancel all Securities surrendered for registration of transfer, exchange,
payment, replacement, conversion or cancellation and shall dispose of cancelled
Securities. The Company may not issue new Securities to replace Securities that
it has paid or that have been delivered to the Trustee for cancellation or that
any Securityholder has converted pursuant to Article X.

         SECTION 2.12. DEFAULTED INTEREST. If the Company fails to make a
payment of interest on the Securities, it shall pay such defaulted interest plus
any interest payable on the defaulted interest in any lawful manner. It may pay
such defaulted interest, plus any such interest payable on it, to the persons
who are Securityholders on a subsequent special record date. The Company shall
fix any such record date and payment date. At least 15 days before any such
record date, the Company shall mail to Securityholders a notice that states the
record date, payment date, and amount of such interest to be paid.

                                   ARTICLE III
                                   REDEMPTION

         SECTION 3.01. NOTICES TO TRUSTEE. If the Company elects to redeem
Securities pursuant to the optional redemption provisions of paragraph 6 of the
Securities, it shall notify the Trustee of the Redemption Date and the principal
amount of Securities to be redeemed.

         The Company shall give each notice provided for in this Section to the
Trustee at least 40 days but not more than 60 days before the Redemption Date
(unless a shorter notice period shall be satisfactory to the Trustee).

         SECTION 3.02. SELECTION OF SECURITIES TO BE REDEEMED. If less than all
the Securities are to be redeemed, the Trustee shall select the Securities to be
redeemed by lot or by a method that complies with the requirements of any
exchange on which the Securities are listed and that the Trustee considers fair
and appropriate. The Trustee may select for redemption portions of the principal
of Securities that have denominations larger than $1,000. Securities and
portions of them it selects shall be in amounts of $1,000 or integral multiples
of $1,000. The Trustee shall notify the Company promptly of the Securities or
portions of Securities to be called for redemption.

                                       14
<PAGE>
         SECTION 3.03. NOTICE OF REDEMPTION. At least 30 days but not more than
60 days before a Redemption Date, the Company shall mail a notice of redemption
to each Holder whose Securities are to be redeemed at the address of such Holder
shown in the Security Register.

         The notice shall identify the Securities to be redeemed and shall
state:

         (a) the Redemption Date;

         (b) the Redemption Price;

         (c) if any Security is being redeemed in part, the portion of the
     principal amount of such Security to be redeemed and that, after the
     Redemption Date, upon surrender of such Security, a new Security or
     securities in principal amount equal to the unredeemed portion will be
     issued;

         (d) the conversion price, if applicable;

         (e) the name and address of the Paying Agent and Conversion Agent;

         (f) that Securities called for redemption may be converted, if
     applicable, at any time before the close of business on the business day
     before the Redemption Date;

         (g) that Holders who want to convert Securities, if applicable, must
     satisfy the requirements in paragraph 9 of the Securities;

         (h) that Securities called for redemption must be surrendered to the
     Paying Agent to collect the Redemption Price;

         (i) that interest on Securities called for redemption ceases to accrue
     on and after the Redemption Date; and

         (j) that Holders who convert, if applicable, after the date of the
     redemption notice but before the Redemption Date will be entitled to
     receive accrued interest on their converted Securities through the
     Redemption Date.

         At the Company's request, the Trustee shall give notice of redemption
in the Company's name and at its expense.

         SECTION 3.04. EFFECT OF NOTICE OF REDEMPTION. Once a notice of
redemption is mailed, Securities called for redemption become due and payable on
the Redemption Date at the price set forth in the Security.

         SECTION 3.05. DEPOSIT OF REDEMPTION PRICE. On or before the Redemption
Date, the Company shall deposit with the Trustee or with the Paying Agent money
sufficient to pay the Redemption Price of and accrued interest on all Securities
to be redeemed on that date. The Trustee or the Paying Agent shall return to the
Company any money not required for that purpose.

                                       15
<PAGE>
         SECTION 3.06. SECURITIES REDEEMED IN PART. Upon surrender of a
Definitive Security that is redeemed in part, the Company shall issue and the
Trustee shall authenticate for the Holder at the expense of the Company a new
Definitive Security equal in principal amount to the unredeemed portion of the
Definitive Security surrendered.

                                   ARTICLE IV
                                    COVENANTS

         SECTION 4.01. PAYMENT OF SECURITIES. The Company shall pay the
principal of and interest on the Securities on the dates and in the manner
provided in the Securities. Principal and interest shall be considered paid on
the date due if the Paying Agent (other than the Company or a subsidiary) holds
on that date money designated for and sufficient to pay all principal and
interest then due; PROVIDED, HOWEVER, that money held by the Paying Agent for
the benefit of holders of Senior Debt pursuant to the provisions of Article XI
hereof shall not be considered paid within the meaning of this Section 4.01.

         To the extent lawful, the Company shall pay interest semiannually
(including post-petition interest in any proceeding under any bankruptcy,
insolvency or other similar law) on (a) overdue principal, at the rate borne by
the Securities and (b) overdue installments of interest (including interest
contemplated by clause (a) and without regard to any applicable grace period) at
the same rate.

         SECTION 4.02. SEC REPORTS. The Company shall deliver to the Trustee
within 15 days after it files them with the SEC copies of the annual reports and
of the information, documents, and other reports (or copies of such portions of
any of the foregoing as the SEC may by rules and regulations prescribe) which
the Company is required to file with the SEC pursuant to Section 13 or 15(d) of
the Exchange Act. The Company also shall comply with the other provisions of TIA
ss. 314(a). The Company shall timely comply with its reporting and filing
obligations under applicable federal securities laws.

         SECTION 4.03. COMPLIANCE CERTIFICATE. The Company shall deliver to the
Trustee, within 120 days after the end of each fiscal year of the Company, an
Officers' Certificate stating that a review of the activities of the Company and
its subsidiaries during the preceding fiscal year has been made under the
supervision of the signing Officers with a view to determining whether the
Company has kept, observed, performed and fulfilled its obligations under this
Indenture, and further stating, as to each such officer signing such
certificate, that to the best of his knowledge the Company has kept, observed,
performed and fulfilled each and every covenant contained in this Indenture and
is not in default in the performance or observance of any of the terms,
provisions and conditions hereof (or, if a Default or Events of Default shall
have occurred, describing all such Defaults or Events of Default of which he may
have knowledge) and that to the best of his knowledge no event has occurred and
remains in existence by reason of which payments on account of the principal of
or interest, if any, on the Securities are prohibited.

         The first certificate pursuant to this Section shall be for the fiscal
year ending on December 31, 2003.

                                       16
<PAGE>
         The Company will, so long as any of the Securities are outstanding,
deliver to the Trustee, forthwith upon becoming aware of any Default or Event of
Default, an Officers' Certificate specifying such Default or Event of Default.

         SECTION 4.04. STAY, EXTENSION AND USURY LAWS. The Company covenants (to
the extent that it may lawfully do so) that it will not at any time insist upon,
plead, or in any manner whatsoever claim or take the benefit or advantage of,
any stay, extension or usury law wherever enacted, now or at any time hereafter
in force, which may affect the covenants or the performance of this Indenture;
and the Company (to the extent it may lawfully do so) hereby expressly waives
all benefit or advantage of any such law, and covenants that it will not, by
resort to any such law, hinder, delay or impede the execution of any power
herein granted to the Trustee, but will suffer and permit the execution of every
such power as though no such law has been enacted.

         SECTION 4.05. LIQUIDATION. The Company shall not adopt any plan of
liquidation which provides for, contemplates, or the effectuation of which is
preceded by, (a) the sale, lease, conveyance or other disposition of all or
substantially all the assets of the Company otherwise than substantially as an
entirety in accordance with Article V and (b) the distribution of all or
substantially all the proceeds of such sale, lease, conveyance or other
disposition and of the remaining assets of the Company to holders of Common
Stock of the Company, unless the Company shall in connection with the adoption
of such plan make provision for, or agree that prior to making any liquidating
distributions it will make provision for, the satisfaction of the Company's
obligations hereunder and under the Securities as to the payment of principal
and interest.

         SECTION 4.06. RESERVATION OF SHARES OF COMMON STOCK FOR ISSUANCE UPON
CONVERSION. If applicable, the Company will at all times cause there to be
authorized and reserved for issuance upon conversion of the Securities such
number of shares of Common Stock as would be issuable upon conversion of all the
Securities then outstanding.

                                    ARTICLE V
                                   SUCCESSORS

         SECTION 5.01. WHEN COMPANY MAY MERGE, ETC. The Company shall not
consolidate with or merge into any other corporation or convey, transfer or
lease its properties and assets substantially as an entirety to any person,
unless:

                                       17
<PAGE>
         (a) the corporation formed by such consolidation or into which the
     Company is merged or the person which acquires by conveyance or transfer,
     or which leases, the properties and assets of the Company substantially as
     an entirety shall be a corporation organized and existing under the laws of
     the United States of America, any State thereof or the District of Columbia
     and shall expressly assume, by an indenture supplemental hereto, executed
     and delivered to the Trustee, in form satisfactory to the Trustee, the due
     and punctual payment of the principal of and interest on all the Securities
     and the performance of every covenant of this Indenture on the part of the
     Company to be performed or observed and, if applicable, shall have provided
     for conversion rights in accordance with Section 10.17;

         (b) immediately after giving effect to such transaction, no Event of
     Default, and no event which, after notice or lapse of time or both, would
     become an Event of Default, shall have occurred and be continuing; and (c)
     the Company has delivered to the Trustee an Officers' Certificate and an
     opinion of Counsel, each stating that such consolidation, merger,
     conveyance, transfer or lease and such supplemental indenture comply with
     this Article and that all conditions precedent herein provided for relating
     to such transaction have been complied with.

         SECTION 5.02. SUCCESSOR CORPORATION SUBSTITUTED. Upon any consolidation
or merger, or any sale, lease, conveyance or other disposition of all or
substantially all of the assets of the Company in accordance with Section 5.01,
the successor corporation formed by such consolidation or into or with which the
Company is merged or to which such sale, lease, conveyance or other disposition
is made shall succeed to, and be substituted for, and may exercise every right
and power of, the Company under this Indenture with the same effect as if such
successor person has been named as the Company herein; PROVIDED, HOWEVER, that
the predecessor Company in the case of a sale, lease, conveyance or other
disposition shall not be released from the obligation to pay the principal of
and interest on the Securities.

                                   ARTICLE VI
                              DEFAULTS AND REMEDIES

         SECTION 6.01.  EVENTS OF DEFAULT.  An "Event of Default" occurs if:

         (a) the Company defaults in the payment of interest on any Security
     when the same becomes due and payable and the Default continues for a
     period of 30 days;

         (b) the Company defaults in the payment of the principal of any
     Security when the same becomes due and payable at maturity, upon redemption
     or otherwise;

         (c) the Company defaults in the payment of the repurchase price in
     respect of any Security on the Repurchase Date therefor in accordance with
     the provisions of Article XII, whether or not such payment is prohibited by
     the provisions of Article XI;

         (d) the Company defaults in the performance of, or breaches, any
     covenant or warranty of the Company in this Indenture (other than a
     covenant or warranty a default in whose performance or whose breach is
     elsewhere in this Section specifically dealt with), and such default or
     breach continues for a period of 60 days after there has been given, by
     registered or

                                       18
<PAGE>
     certified mail, to the Company by the Trustee or to the Company and the
     Trustee by the Holders of at least 25% in principal amount of the then
     outstanding Securities a written notice specifying such default or breach
     and requiring it to be remedied and stating that such notice is a "Notice
     of Default" hereunder;

         (e) the Company defaults under any bond, debenture, note or other
     evidence of indebtedness for money borrowed by the Company or under any
     mortgage, indenture or instrument under which there may be issued or by
     which there may be secured or evidenced any indebtedness for money borrowed
     by the Company, whether such indebtedness now exists or shall hereafter be
     created, which default shall have resulted in $1,000,000 or more of such
     indebtedness becoming or being declared due and payable prior to the date
     on which it would otherwise have become due and payable, without such
     indebtedness having been discharged, or acceleration having been rescinded
     or annulled, within a period of 10 days after there shall have been given,
     by registered or certified mail, to the Company by the Trustee or to the
     Company and the Trustee by the Holders of at least 25% in principal amount
     of the then outstanding Securities a written notice specifying such default
     and requiring the Company to cause such indebtedness to be discharged or
     cause such acceleration to be rescinded or annulled and stating that such
     notice is a "Notice of Default" hereunder; or

         (f) the Company or any Significant Subsidiary shall commence a
     voluntary case or other proceeding seeking liquidation, reorganization or
     other relief with respect to itself or its debts under any bankruptcy,
     insolvency or other similar law now or hereafter in effect, or seeking the
     appointment of a trustee, receiver, conservator, liquidator, custodian or
     other similar official of it or any substantial part of its property, or
     shall consent to any such relief or to the appointment of or taking of
     possession by any such official in an involuntary case or other proceeding
     commenced against it or shall file an answer admitting the material
     allegations against it in any such proceeding, or shall make a general
     assignment for the benefit of creditors, or shall take any corporate action
     to authorize any of the foregoing, or becomes unable or fails generally to
     pay its debts as they become due; or an involuntary case or other
     proceeding shall be commenced against the Company or any Significant
     Subsidiary seeking liquidation, reorganization or other relief with respect
     to it or its debts under any bankruptcy, insolvency or other similar law
     now or thereafter in effect or seeking the appointment of a trustee,
     receiver, conservator, liquidator, custodian or other similar official of
     it or any substantial part of its property, and such involuntary case or
     other proceeding shall remain undismissed and unstayed for a period of 90
     consecutive days.

         In the case of any Event of Default pursuant to the provisions of this
     Section 6.01 occurring by reason of any willful action (or inaction) taken
     (or not taken) by or on behalf of the Company with the intention of
     avoiding payment of the premium which the Company would have had to pay if
     the Company then had elected to redeem the Securities pursuant to paragraph
     6 of the Securities, an equivalent premium shall also become and be
     immediately due and payable to the extent permitted by law, anything in
     this Indenture or in the Securities contained to the contrary
     notwithstanding.

         SECTION 6.02. ACCELERATION. If an Event of Default (other than an Event
of Default specified in clause (f) of Section 6.01) occurs and is continuing,
the Trustee by notice to

                                       19
<PAGE>
the Company, or the Holders of at least 25% in principal amount of the then
outstanding Securities by notice to the Company and the Trustee, may declare the
unpaid principal of and accrued interest on all the Securities to be due and
payable. Upon such declaration the principal and interest shall be due and
payable immediately. If an Event of Default specified in clause (f) of Section
6.01 occurs, such an amount shall ipso facto become and be immediately due and
payable without any declaration or other act on the part of the Trustee or any
Holder. The Holders of a majority in principal amount of the then outstanding
Securities by notice to the Trustee may rescind an acceleration and its
consequences if the rescission would not conflict with any judgment or decree
and if all existing Events of Default have been cured or waived except
nonpayment of principal or interest that has become due solely because of the
acceleration.

         SECTION 6.03. OTHER REMEDIES. If an Event of Default occurs and is
continuing, the Trustee may pursue any available remedy to collect the payment
of principal or interest on the Securities or to enforce the performance of any
provision of the Securities or this Indenture.

         The Trustee may maintain a proceeding even if it does not possess any
of the Securities or does not produce any of them in the proceeding. A delay or
omission by the Trustee or any Securityholder in exercising any right or remedy
accruing upon an Event of Default shall not impair the right or remedy or
constitute a waiver of or acquiescence in the Event of Default. All remedies are
cumulative to the extent permitted by law.

         SECTION 6.04. WAIVER OF PAST DEFAULTS. Subject to Section 9.02, the
Holders of a majority in principal amount of the then outstanding Securities by
notice to the Trustee may waive an existing Default or Event of Default and its
consequences except a continuing Default or Event of Default in the payment of
the principal (other than principal due by reason of acceleration) of or
interest on any Security or a Default which materially and adversely affects the
rights of any Holders under Article X.

         SECTION 6.05. CONTROL BY MAJORITY. The Holders of a majority in
principal amount of the then outstanding Securities may direct the time, method
and place of conducting any proceeding for any remedy available to the Trustee
or exercising any trust or power conferred on it. However, the Trustee may
refuse to follow any direction that conflicts with law or this Indenture, is
unduly prejudicial to the rights of other Securityholders, or would involve the
Trustee in personal liability.

         SECTION 6.06. LIMITATION ON SUITS. A Securityholder may pursue a remedy
with respect to this Indenture or the Securities only if:

         (a) the Holder gives to the Trustee notice of a continuing Event of
     Default;

         (b) the Holders of at least 25% in principal amount of the then
     outstanding Securities make a request to the Trustee to pursue the remedy;

         (c) such Holder or Holders offer to the Trustee indemnity satisfactory
     to the Trustee against any loss, liability or expense;

                                       20
<PAGE>
         (d) the Trustee does not comply with the request within 60 days after
     receipt of the request and the offer of indemnity; and (e) during such
     60-day period the Holders of a majority in principal amount of the then
     outstanding Securities do not give the Trustee a direction inconsistent
     with the request.

A Securityholder may not use this Indenture to prejudice the rights of another
Securityholder or to obtain a preference or priority over another
Securityholder.

         SECTION 6.07. RIGHTS OF HOLDERS TO RECEIVE PAYMENT. Notwithstanding any
other provision of this Indenture, the right of any Holder of a Security to
receive payment of principal and interest on the Security, on or after the
respective due dates expressed in the Security, or to bring suit for the
enforcement of any such payment on or after such respective dates, shall not be
impaired or affected without the consent of the Holder.

         Notwithstanding any other provision of this Indenture, the right of any
Holder of a Security (a) if applicable, to bring suit for the enforcement of the
right to convert the Security and (b) to require the Company to repurchase the
Security pursuant to Article XII, shall not be impaired or affected without the
consent of the Holder.

         SECTION 6.08. COLLECTION SUIT BY TRUSTEE. If an Event of Default
specified in Section 6.01(a), (b) or (c) occurs and is continuing, the Trustee
may recover judgment in its own name and as trustee of an express trust against
the Company for the whole amount of principal and interest remaining unpaid on
the Securities and interest on overdue principal and interest and such further
amount as shall be sufficient to cover the costs and, to the extent lawful,
expenses of collection, including the reasonable compensation, expenses,
disbursements and advances of the Trustee, its agents and counsel.

         SECTION 6.09. TRUSTEE MAY FILE PROOFS OF CLAIM. The Trustee may file
such proofs of claim and other papers or documents as may be necessary or
advisable in order to have the claims of the Trustee and the Securityholders
allowed in any judicial proceedings relative to the Company, its creditors or
its property. Nothing contained herein shall be deemed to authorize the Trustee
to authorize or consent to or accept or adopt on behalf of any Securityholder
any plan of reorganization, arrangement, adjustment or composition affecting the
Securities or the rights of any Holder thereof, or to authorize the Trustee to
vote in respect of the claim of any Securityholder in any such proceeding.

         SECTION 6.10. PRIORITIES. If the Trustee collects any money pursuant to
this Article, it shall pay out the money in the following order:

                  FIRST,                to the Trustee for amounts due under
                                        Section 7.07;

                  SECOND,               to holders of Senior Debt to the extent
                                        required by Article XI;

                  THIRD,                to Securityholders for amounts due and
                                        unpaid on the Securities for principal,
                                        and interest, ratably, without
                                        preference or priority of any kind,
                                        according to the amounts due and payable
                                        on the Securities for principal, and
                                        interest, respectively; and

                                       21
<PAGE>
                  FOURTH,               to the Company.

         The Trustee may fix a record date and payment date for any payment to
Securityholders other than as provided for in Section 2.12.

         SECTION 6.11. UNDERTAKING FOR COSTS. In any suit for the enforcement of
any right or remedy under this Indenture or in any suit against the Trustee for
any action taken or omitted by it as a Trustee, a court in its discretion may
require the filing by any litigant in the suit of an undertaking to pay the
costs of the suit, and the court in its discretion may assess reasonable costs,
including reasonable attorneys' fees, against any party litigant in the suit,
having due regard to the merits and good faith of the claims or defenses made by
the party litigant. This Section does not apply to a suit by the Trustee, a suit
by a Holder pursuant to Section 6.07, or a suit by Holders of more than 10% in
principal amount of the then outstanding Securities.

                                   ARTICLE VII
                                     TRUSTEE

         SECTION 7.01. DUTIES OF TRUSTEE. (a) If an Event of Default has
occurred and is continuing, the Trustee shall exercise such of the rights and
powers vested in it by this Indenture, and use the same degree of care and skill
in their exercise, as a prudent man would exercise or use under the
circumstances in the conduct of his own affairs.

         (b) Except during the continuance of an Event of Default:

           (i) the Trustee need perform only those duties that are specifically
       set forth in this Indenture and no others; and

           (ii) in the absence of bad faith on its part, the Trustee may
       conclusively rely, as to the truth of the statements and the correctness
       of the opinions expressed therein, upon certificates or opinions
       furnished to the Trustee and conforming to the requirements of this
       Indenture. However, the Trustee shall examine the certificates and
       opinions to determine whether or not they conform to the requirements of
       this Indenture; PROVIDED HOWEVER, that the Trustee is not required to
       confirm the correctness of any mathematical computations.

         (c) The Trustee may not be relieved from liability for its own
     negligent action, its own negligent failure to act, or its own willful
     misconduct, except that:

           (i) this paragraph does not limit the effect of paragraph (b) of this
       Section;

           (ii) the Trustee shall not be liable for any error of judgment made
       in good faith by a Trust Officer, unless it is proved that the Trustee
       was negligent in ascertaining the pertinent facts; and (iii) the Trustee
       shall not be liable with respect to any action it takes or omits to take
       in good faith in accordance with a direction received by it pursuant to
       Section 6.05.

                                       22
<PAGE>
         (d) Every provision of this Indenture that in any way relates to the
     Trustee is subject to paragraphs (a), (b) and (c) of this Section.

         (e) The Trustee may refuse to perform any duty or exercise any right or
     power unless it receives indemnity satisfactory to it against any loss,
     liability or expense.

         (f) The Trustee shall not be liable for interest on any money received
     by it except as the Trustee may agree in writing with the Company. Money
     held in trust by the Trustee need not be segregated from other funds except
     to the extent required by law.

         SECTION 7.02. RIGHTS OF TRUSTEE. (a) The Trustee may rely on any
document believed by it to be genuine and to have been signed or presented by
the proper person. The Trustee need not investigate any fact or matter stated in
the document.

         (b) Before the Trustee acts or refrains from acting, it may require an
     Officers' Certificate or an Opinion of Counsel, or both. The Trustee shall
     not be liable for any action it takes or omits to take in good faith in
     reliance on such Officers' Certificate or Opinion of Counsel.

         (c) The Trustee may act through agents, attorneys, custodians or
     nominees and shall not be responsible for the misconduct or negligence of
     any agent, attorney, custodian or nominee appointed with due care.

         (d) The Trustee shall not be liable for any action it takes or omits to
     take in good faith which it believes to be authorized or within its rights
     or powers.

         SECTION 7.03. INDIVIDUAL RIGHTS OF TRUSTEE. The Trustee in its
individual or any other capacity may become the owner or pledgee of Securities
and may otherwise deal with the Company or an Affiliate with the same rights it
would have if it were not Trustee. Any Agent may do the same with like rights.
However, the Trustee is subject to Sections 7.10 and 7.11.

         SECTION 7.04. TRUSTEE'S DISCLAIMER. The Trustee makes no representation
as to the validity or adequacy of this Indenture or the Securities, it shall not
be accountable for the Company's use of the proceeds from the Securities, and it
shall not be responsible for any statement of the Company in the Indenture or
any statement in the Securities other than its authentication.

         SECTION 7.05. NOTICE OF DEFAULTS. If a Default or Event of Default
occurs and is continuing and if it is known to the Trustee, the Trustee shall
mail to Securityholders, at the name and address which appears in the Securities
Register a notice of the Default or Event of Default within 90 days after it
occurs. Except in the case of a Default or Event of Default in payment on any
Security (including any failure to make any mandatory redemption payment
required hereunder), the Trustee may withhold the notice if and so long as a
committee of its Trust Officers in good faith determines that withholding the
notice is in the interests of Securityholders.

         SECTION 7.06. REPORTS BY TRUSTEE TO HOLDERS. This Section 7.06 shall
not be operative as part of this Indenture until this Indenture is qualified
under the TIA, and, until

                                       23
<PAGE>
such qualification, this Indenture shall be construed as if this Section 7.06
were not contained herein.

         Within 60 days after the reporting date (which shall be October 31 of
each year), the Trustee shall mail to each Securityholder, at the name and
address which appears in the Securities Register a brief report dated as of such
reporting date that complies with TIA ss. 313(a). The Trustee also shall comply
with TIA ss. 313(b)(2). The Trustee shall also transmit by mail all reports as
required by TIA ss. 313(c).

         A copy of each report at the time of its mailing to Securityholders
shall be filed with the SEC and each stock exchange on which the Securities are
listed. The Company shall notify the Trustee when the Securities are listed on
any stock exchange.

         SECTION 7.07. COMPENSATION AND INDEMNITY. The Company shall pay to the
Trustee from time to time reasonable compensation for its services hereunder.
The Trustee's compensation shall not be limited by any law on compensation of a
trustee of an express trust. The Company shall reimburse the Trustee upon
request for all reasonable out-of-pocket expenses incurred by it. Such expenses
may include the reasonable compensation and out-of-pocket expenses of the
Trustee's agents and counsel.

         The Company shall indemnify the Trustee and its officers, directors,
agents and employees against any loss or liability incurred by it except as set
forth in the next paragraph. The Trustee shall notify the Company promptly of
any claim for which it may seek indemnity. The Company shall defend the claim
and the Trustee shall cooperate in the defense. The Trustee may have separate
counsel and the Company shall pay the reasonable fees and expenses of such
counsel. The Company need not pay for any settlement made without its consent,
which consent shall not be unreasonably withheld.

         The Company need not reimburse any expense or indemnify against any
loss or liability incurred by the Trustee through negligence or bad faith.

         To secure the Company's payment obligations in this Section, the
Trustee shall have a lien prior to the Securities on all money or property held
or collected by the Trustee.

         When the Trustee incurs expenses or renders services after an Event of
Default specified in Section 6.01(f) occurs, the expenses and the compensation
for the services are intended to constitute expenses of administration under any
bankruptcy, insolvency or other similar law.

         SECTION 7.08. REPLACEMENT OF TRUSTEE. A resignation or removal of the
Trustee and appointment of a successor Trustee shall become effective only upon
the successor Trustee's acceptance of appointment as provided in this Section.

         The Trustee may resign by so notifying the Company. The Holders of a
majority in principal amount of the then outstanding securities may remove the
Trustee by so notifying the Trustee and the Company in writing. The Company may
remove the Trustee if:

         (a) the Trustee fails to comply with Section 7.10;

                                       24
<PAGE>
           (b) the Trustee is adjudged a bankrupt or an insolvent or an order
       for relief is entered with respect to the Trustee under any bankruptcy,
       insolvency or other similar law;

           (c) a receiver, trustee, liquidator or similar official takes charge
       of the Trustee or its property; or

           (d) the Trustee otherwise becomes incapable of acting.

         If the Trustee resigns or is removed or if a vacancy exists in the
office of Trustee for any reason, the Company shall promptly appoint a successor
Trustee. Within one year after the successor Trustee takes office, the Holders
of a majority in principal amount of the then outstanding Securities may appoint
a successor Trustee to replace the successor Trustee appointed by the Company.

         If a successor Trustee does not take office within 60 days after the
retiring Trustee resigns or is removed, the retiring Trustee, the Company or the
Holders of at least 10% in principal amount of the then outstanding Securities
may petition any court of competent jurisdiction for the appointment of a
successor Trustee.

         If the Trustee fails to comply with Section 7.10, any Securityholder or
Beneficial Holder may petition any court of competent jurisdiction for the
removal of the Trustee and the appointment of a successor Trustee.

         A successor Trustee shall deliver a written acceptance of its
appointment to the retiring Trustee and to the Company. Thereupon the
resignation or removal of the retiring Trustee shall become effective, and the
successor Trustee shall have all the rights, powers and duties of the Trustee
under this Indenture. The successor Trustee shall mail a notice of its
succession to Securityholders. The retiring Trustee shall promptly transfer all
property held by it as Trustee to the successor Trustee, subject to the lien
provided for in Section 7.07. Notwithstanding the replacement of the Trustee
pursuant to this Section 7.08, the Company's obligations under Section 7.07
hereof shall continue for the benefit of the retiring Trustee with respect to
expenses and liabilities incurred by it prior to such replacement.

         SECTION 7.09. SUCCESSOR TRUSTEE BY MERGER, ETC. If the Trustee
consolidates, merges or converts into, or transfers all or substantially all of
its corporate trust business to, another corporation, the successor corporation
without any further act shall be the successor Trustee.

         SECTION 7.10. ELIGIBILITY; DISQUALIFICATION. This Indenture shall
always have a Trustee who satisfies the requirements of TIA ss. 310(a)(1). The
Trustee shall always have a combined capital and surplus of $50,000,000 as set
forth in its most recent published annual report of condition. The Trustee will
at all times comply with, and when this Indenture is qualified under the TIA
will be subject to, TIA ss. 310(b), including the optional provision permitted
by the second sentence of TIA ss. 310(b)(9).

         SECTION 7.11. PREFERENTIAL COLLECTION OF CLAIMS AGAINST COMPANY. The
Trustee is subject to TIA ss. 311(a), excluding any creditor relationship listed
in TIA ss. 311(b). A Trustee who has resigned or been removed shall be subject
to TIA ss.
                                       25
<PAGE>
311(a) to the extent indicated therein. In the event that the Trustee is also
serving as the Paying Agent or Registrar, the rights, protections, immunities
and indemnities granted to the Trustee hereunder shall be afforded to the Paying
Agent and Registrar.

                                  ARTICLE VIII
                             DISCHARGE OF INDENTURE

         SECTION 8.01. TERMINATION OF COMPANY'S OBLIGATIONS. This Indenture
shall cease to be of further effect (except that the Company's obligations under
Section 7.07 and 8.03 shall survive) when all outstanding Securities theretofore
authenticated and issued have been delivered to the Trustee for cancellation and
the Company has paid all sums payable hereunder. In addition, the Company may
terminate all of its obligations under this Indenture (except the Company's
obligations under Sections 7.07 and 8.03) if:

         (a) the Securities mature within one year or all of them are to be
     called for redemption within one year under arrangements satisfactory to
     the Trustee for giving the notice of redemption; and

         (b) the Company irrevocably deposits in trust with the Trustee money or
     U.S. Government Obligations sufficient to pay principal and interest on the
     Securities to maturity or redemption, as the case may be, and to pay all
     other sums payable by it hereunder. The Company may make the deposit only
     during the one- year period and only if Article XI permits it.

However, the Company's obligations in Sections 2.03, 2.04, 2.05, 2.06, 2.07,
4.01, 7.07, 8.03, 8.04 and in Article X, shall survive until the Securities are
no longer outstanding. Thereafter, only the Company's obligations in Sections
7.07 and 8.03 shall survive.

         In order to have money available on a payment date to pay principal or
interest on the Securities, the U.S. Government Obligations shall be payable as
to principal or interest on or before such payment date in such amounts as will
provide the necessary money.

         After a deposit made pursuant to this Section 8.01, the Trustee upon
request shall acknowledge in writing the discharge of the Company's obligations
under this Indenture except for those surviving obligations specified above.

         SECTION 8.02. APPLICATION OF TRUST MONEY. The Trustee shall hold in
trust money or U.S. Government obligations deposited with it pursuant to Section
8.01. It shall apply the deposited money and the money from U.S. Government
Obligations through the Paying Agent and in accordance with this Indenture to
the payment of principal and interest on the Securities. Money and securities so
held in trust are not subject to Article XI.

         SECTION 8.03. REPAYMENT TO COMPANY. The Trustee and the Paying Agent
shall promptly pay to the Company upon request any excess money or securities
held by them at any time.

                                       26
<PAGE>
         The Trustee and the Paying Agent shall pay to the Company upon request
any money held by them for the payment of principal or interest that remains
unclaimed for two years after the date upon which such payment shall have become
due; PROVIDED, HOWEVER, that the Company shall have first caused notice of such
payment to the Company to be mailed to each Securityholder entitled thereto no
less than 30 days prior to such payment. After payment to the Company,
Securityholders entitled to the money must look to the Company for payment as
general creditors unless an applicable abandoned property law designates another
person.

         SECTION 8.04. REINSTATEMENT. If (a) the Trustee or Paying Agent is
unable to apply any money in accordance with Section 8.02 by reason of any order
or judgment of any court or governmental authority enjoining, restraining or
otherwise prohibiting such application and (b) the Holders of at least a
majority in principal amount of the then outstanding Securities so request by
written notice to the Trustee, the Company's obligations under this Indenture
and the Securities shall be revived and reinstated as though no deposit had
occurred pursuant to Section 8.01 until such time as the Trustee or Paying Agent
is permitted to apply all such money in accordance with Section 8.02; PROVIDED,
HOWEVER, that if the Company makes any payment of principal or interest of any
Security following the reinstatement of its obligations, the Company shall be
subrogated to the rights of the Holders of such Securities to receive such
payment from the money held by the Trustee or Paying Agent.

                                   ARTICLE IX
                                   AMENDMENTS

         SECTION 9.01. WITHOUT CONSENT OF HOLDERS. The Company and the Trustee
may amend this Indenture or the securities without the consent of any
Securityholder:

         (a) to cure any ambiguity, defect or inconsistency; or

         (b) to comply with Sections 5.01 and 10.17; or

         (c) to provide for uncertificated Securities in addition to
     certificated Securities; or

         (d) to make any change that does not materially adversely affect the
     legal rights hereunder of any Securityholder; or

         (e) to comply with the TIA; PROVIDED, that, in the case of clauses (a)
     through (d) above, inclusive, the Company has delivered to the Trustee an
     Opinion of Counsel stating that such change does not adversely affect the
     rights of any Securityholder.

         SECTION 9.02. WITH CONSENT OF HOLDERS. Subject to Section 6.07, the
Company and the Trustee may amend this Indenture or the Securities with the
written consent of the Holders of at least a majority in principal amount of the
then outstanding Securities. Subject to Sections 6.04 and 6.07, the Holders of a
majority in principal amount of the then outstanding Securities may also waive
compliance in a particular instance by the Company with any provision of this
Indenture or the Securities. However, without the consent of each Securityholder
affected, an amendment or waiver under this Section may not:

                                       27
<PAGE>
         (a) reduce the amount of Securities whose Holders must consent to an
     amendment or waiver;

         (b) reduce the rate of or change the time for payment of interest on
     any Security;

         (c) reduce the principal of or change the fixed maturity of any
     Security or alter the redemption provisions with respect thereto;

         (d) make any Security payable in money other than that stated in the
     Security;

         (e) make any change in Section 6.04, 6.07 or 9.02 which adversely
     affects the rights of the Securityholders;

         (f) if applicable, make any change that adversely affects the right to
     convert any Security;

         (g) make any change in Article XI that adversely affects the rights of
     any Securityholder; or

         (h) waive a default in the payment of the principal (except principal
     due by reason of acceleration) of, or interest on, any Security or any
     Default which materially and adversely affects the rights of any
     Securityholders under Article X.

         After an amendment or waiver under this Section becomes effective, the
Company shall mail to Securityholders a notice briefly describing the amendment
or waiver.

         SECTION 9.03. COMPLIANCE WITH TRUST INDENTURE ACT. Every amendment to
this Indenture or the Securities shall be set forth in a supplemental indenture
that complies with the TIA as then in effect.

         SECTION 9.04. REVOCATION AND EFFECT OF CONSENTS. Until an amendment or
waiver becomes effective, a consent to it by a Holder of a Security is a
continuing consent by the Holder and every subsequent Holder of a Security or
portion of a Security that evidences the same debt as the consenting Holder's
Security, even if notation of the consent is not made on any Security. However,
any such Holder or subsequent Holder may revoke the consent as to his Security
or portion of a Security if the Trustee receives the notice of revocation before
the date on which the Trustee receives an Officer's Certificate certifying that
the Holders of the requisite principal amount of securities have consented to
the amendment or waiver.

         The Company may, but shall not be obligated to, fix a record date for
the purpose of determining the Holders entitled to consent to any amendment or
waiver. If a record date is fixed, then notwithstanding the provisions of the
immediately preceding paragraph, those persons who were Holders at such record
date (or their duly designated proxies), and only those persons, shall be
entitled to consent to such amendment or waiver or to revoke any consent
previously given, whether or not such persons continue to be Holders after such
record date. No consent shall be valid or effective for more than 90 days after
such record date unless consents from Holders of the principal amount of
securities required hereunder for such amendment or waiver to be effective shall
have also been given and not revoked within such 90-day period.

                                       28
<PAGE>
         After an amendment or waiver becomes effective it shall bind every
Securityholder, unless it is of the type described in any of clauses (a) through
(h) of Section 9.02. In such case, the amendment or waiver shall bind each
Holder of a Security who has consented to it and every subsequent Holder of a
Security that evidences the same debt as the consenting Holder's Security.

         SECTION 9.05. NOTATION ON OR EXCHANGE OF SECURITIES. The Trustee may
place an appropriate notation about an amendment or waiver on any Security
thereafter authenticated. The Company in exchange for all Securities may issue
and the Trustee shall authenticate new Securities that reflect the amendment or
waiver.

         SECTION 9.06. TRUSTEE PROTECTED. The Trustee shall sign all
supplemental indentures, except that the Trustee need not sign any supplemental
indenture that adversely affects its rights.

                                    ARTICLE X
                                   CONVERSION

         SECTION 10.01. CONVERSION PRIVILEGE. If the Securities are convertible
into shares of Common Stock, a Holder of a Security may convert it into Common
Stock at any time during the period stated in paragraph 9 of the Securities and
this Article X shall be applicable. The number of shares issuable upon
conversion of a Security is determined as follows: divide the principal amount
to be converted by the conversion price in effect on the Conversion Date. Round
the result to the nearest 1/100th of a share.

         The initial conversion price is stated in paragraph 9 of the
Securities. The conversion price is subject to adjustment.

         A Holder may convert a portion of a Security if the portion is $1,000
or an integral multiple of $1,000. Provisions of this Indenture that apply to
conversion of all of a Security also apply to conversion of a portion of it.

         SECTION 10.02. CONVERSION PROCEDURE. To convert a Security, a Holder
must satisfy the requirements in paragraph 9 of the Securities. As soon as
practical, the Company shall deliver through the Conversion Agent a certificate
for the number of full shares of Common Stock issuable upon the conversion
together with payment in lieu of any fractional share. The person in whose name
the certificate is registered shall be treated as a stockholder of record on and
after the Conversion Date.

         No payment or adjustment will be made on conversion of any Security for
interest accrued thereon or dividends on any Common Stock issued and the Holder
will lose any right to payment of interest on the Securities surrendered for
conversion; PROVIDED, HOWEVER, that upon a call for redemption by the Company,
accrued and unpaid interest to the Redemption Date shall be payable with respect
to Securities that are converted after a redemption notice has been mailed
pursuant to Section 3.03 and on or prior to the Redemption Date. Securities
surrendered for conversion during the period from the regular record date for an
interest payment to the corresponding interest payment date (except Securities
called for redemption as described in the

                                       29
<PAGE>
preceding sentence) must be accompanied by payment of an amount equal to the
interest thereon which the Holder is to receive on such interest payment date.

         If a Holder converts more than one Security at the same time, the
number of full shares issuable upon the conversion shall be based on the total
principal amount of the Securities surrendered.

         Upon a surrender of a Definitive Security that is converted in part,
the Company shall issue and the Trustee shall authenticate for the Holder a new
Definitive Security equal in principal amount to the unconverted portion of the
Security surrendered.

         If the last day on which a Security may be converted is a Legal Holiday
in a place where a Conversion Agent is located, the Security may be surrendered
to that Conversion Agent on the next succeeding day that is not a Legal Holiday.

         Upon conversion of an interest in the Global Security, the Trustee or
the Securities Custodian, at the direction of the Trustee, shall make a notation
on such Global Security as to the reduction in the principal amount represented
thereby.

         SECTION 10.03. FRACTIONAL SHARES. The Company will not issue a
fractional share of Common Stock upon conversion of a Security. Instead the
Company will deliver payment in lieu thereof for the current market value of the
fractional share. The current market value of a fraction of a share is
determined as follows: multiply the Current Market Price of a full share by the
fraction. Round the result to the nearest cent.

         SECTION 10.04. TAXES ON CONVERSION. The Company will pay any and all
taxes that may be payable in respect of the issue or delivery of shares of
Common Stock on conversion of Securities pursuant hereto. The Company shall not,
however, be required to pay any tax which may be payable in respect of any
transfer involved in the issue and delivery of shares of Common Stock in a name
other than that of the Holder of the Security or Securities to be converted, and
no such issue or delivery shall be made unless and until the person requesting
such issue has paid to the Company the amount of any such tax, or has
established to the satisfaction of the Company that such tax has been paid.

         SECTION 10.05. COMPANY TO PROVIDE STOCK. The Company has reserved and
shall continue to reserve out of its authorized but unissued Common Stock or its
Common Stock held in treasury enough shares of Common Stock to permit the
conversion of the Securities in full.

         All shares of Common Stock which may be issued upon conversion of the
Securities shall be fully paid and non assessable.

         The Company will comply with all securities laws regulating the offer
and delivery of shares of Common Stock upon conversion of Securities and will
use its best efforts to list such shares on each national securities exchange on
which the Common Stock is listed.

         SECTION 10.06. ADJUSTMENT FOR DIVIDENDS AND DISTRIBUTIONS OF COMMON
STOCK. In case the Company shall pay or make a dividend or other distribution on

                                       30
<PAGE>
any class of Capital Stock of the Company in Common Stock, the conversion price
in effect at the opening of business on the day following the date fixed for the
determination of stockholders entitled to receive such dividend or other
distribution shall be reduced by multiplying such conversion price by a fraction
of which the numerator shall be the number of shares of Common Stock outstanding
at the close of business on the date fixed for such determination and the
denominator shall be the sum of such number of shares of Common Stock and the
total number of shares of Common Stock constituting such dividend or other
distribution, such reduction to become effective immediately after the opening
of business on the day following the date fixed for such determination. For the
purposes of this Section 10.06, the number of shares of Common Stock at any time
outstanding shall not include shares held in the treasury of the Company but
shall include shares issuable in respect of scrip certificates issued in lieu of
fractions of shares of Common Stock. The Company will not pay any dividend or
make any distribution on shares of Common Stock held in the treasury of the
Company.

         SECTION 10.07. ADJUSTMENT FOR RIGHTS ISSUE. In case the Company shall
issue rights or warrants to all holders of its Common Stock entitling them to
subscribe for or purchase shares of Common Stock at a price per share less than
the Current Market Price per share of the Common Stock on the date fixed for the
determination of stockholders entitled to receive such rights or warrants, the
conversion price in effect at the opening of business on the day following the
date fixed for such determination shall be reduced by multiplying such
conversion price by a fraction of which the numerator shall be the number of
shares of Common Stock outstanding at the close of business on the date fixed
for such determination plus the number of shares of Common Stock which the
aggregate of the offering price of the total number of shares of Common Stock so
offered for subscription or purchase would purchase at such Current Market Price
and the denominator shall be the number of shares of Common Stock outstanding at
the close of business on the date fixed for such determination plus the number
of shares of Common Stock so offered for subscription or purchase, such
reduction to become effective immediately after the opening of business on the
day following the date fixed for such determination. For the purposes of this
Section 10.07, the number of shares of Common Stock at any time outstanding
shall not include shares held in the treasury of the Company but shall include
shares issuable in respect of scrip certificates issued in lieu of fractions of
shares of Common Stock. The Company will not issue any rights or warrants in
respect of shares of Common Stock held in the treasury of the Company.

         SECTION 10.08. ADJUSTMENT FOR OTHER DISTRIBUTIONS. In case the Company
shall, by dividend or otherwise, distribute to all holders of its Common Stock
evidences of its indebtedness or assets (including securities, but excluding any
rights or warrants referred to in Section 10.07, any dividend or distribution
paid in cash out of the earned surplus of the Company and any dividend or
distribution referred to in Section 10.06), the conversion price shall be
adjusted so that the same shall equal the price determined by multiplying the
conversion price in effect immediately prior to the close of business on the
date fixed for the determination of stockholders entitled to receive such
distribution by a fraction of which the numerator shall be the Current Market
Price per share of the Common Stock on the date fixed for such determination
less the then fair market value (as determined by the Board of Directors, whose
determination shall be conclusive and contained in a Board Resolution filed with
the Trustee) of the portion of the assets or evidences of indebtedness so
distributed applicable to one share of Common Stock and the denominator shall be
such Current Market Price per share of the
                                       31
<PAGE>
Common Stock, such adjustment to become effective immediately prior to the
opening of business on the day following the date fixed for the determination of
stockholders entitled to receive such distribution.

         SECTION 10.09. ADJUSTMENT FOR SUBDIVISION OF COMMON Stock. In case
outstanding shares of Common Stock shall be subdivided into a greater number of
shares of Common Stock, the conversion price in effect at the opening of
business on the day following the day upon which such subdivision becomes
effective shall be proportionately reduced, and, conversely, in case outstanding
shares of Common Stock shall each be combined into a smaller number of shares of
Common Stock, the conversion price in effect at the opening of business on the
day following the day upon which such combination becomes effective shall be
proportionately increased, such reduction or increase, as the case may be, to
become effective immediately after the opening of business on the day following
the day upon which such subdivision or combination becomes effective.

         SECTION 10.10. ADJUSTMENT FOR RECLASSIFICATION OF COMMON STOCK. The
reclassification of Common Stock into securities including other than Common
Stock shall be deemed to involve (a) a distribution of such securities other
than Common Stock to all holders of Common Stock (and the effective date of such
reclassification shall be deemed to be "the date fixed for the determination of
stockholders entitled to receive such distribution" and "the date fixed for such
determination" within the meaning of Section 10.08) and (b) a subdivision or
combination, as the case may be, of the number of shares of Common Stock
outstanding immediately prior to such reclassification into the number of shares
of Common Stock outstanding immediately thereafter (and the effective date of
such reclassification shall be deemed to be "the day upon which such subdivision
becomes effective" or "the day upon which such combination becomes effective",
as the case may be, and "the day upon which such subdivision or combination
becomes effective" within the meaning of Section 10.09.

         SECTION 10.11.  [Intentionally Omitted]

         SECTION 10.12. WHEN ADJUSTMENT MAY BE DEFERRED. No adjustment in the
conversion price need be made for a transaction referred to in Sections 10.06,
10.07, 10.08, 10.09 or 10.10 unless the adjustment would require an increase or
decrease of at least 1% in the conversion price. Any adjustments that are not
made shall be carried forward and taken into account in any subsequent
adjustment.

         All calculations under this Article shall be made to the nearest cent
or to the nearest 1/100th of a share, as the case may be.

         SECTION 10.13. WHEN NO ADJUSTMENT REQUIRED. No adjustment need be made
for a transaction referred to in Sections 10.06, 10.07, 10.08, 10.09 or 10.10 if
all Securityholders are entitled to participate in the transaction on a basis
and with notice that the Board of Directors determines to be fair and
appropriate in light of the basis and notice on which holders of Common Stock
participate in the transaction.

         No adjustment need be made for rights to purchase Common Stock or
issuance of Common Stock pursuant to a Company plan for reinvestment of
dividends or interest.

                                       32
<PAGE>
         No adjustment need be made for a change in the par value or no par
value of the Common Stock.

         To the extent the Securities become convertible into cash, no
adjustment need be made thereafter as to the cash. Interest will not accrue on
the cash.

         SECTION 10.14. NOTICE OF ADJUSTMENT. Whenever the conversion price is
adjusted, the Company shall promptly mail to Securityholders and the Trustee a
notice of the adjustment. The Company shall file with the Trustee a certificate
from the Company's independent public accountants briefly stating the facts
requiring the adjustment and the manner of computing it. The certificate shall
be conclusive evidence that the adjustment is correct.

         SECTION 10.15. VOLUNTARY REDUCTION. The Company from time to time may
reduce the conversion price by any amount for any period of time if the period
is at least 20 days or such longer period as may be required by law and if the
reduction is irrevocable during the period, provided, that in no event may the
conversion price be less than the par value of a share of Common Stock.

         Whenever the conversion price is reduced, the Company shall mail to
Securityholders and the Trustee a notice of the reduction and comply with Rule
13e-4 promulgated by the SEC under the Exchange Act, if such rule is applicable
and any other applicable rules and regulations of the SEC. The notice shall
state the reduced conversion price and the period it will be in effect.

         A reduction of the conversion price does not change or adjust the
conversion price otherwise in effect for purposes of Sections 10.06, 10.07,
10.08, 10.09 and 10.10.

         SECTION 10.16.  NOTICE OF CERTAIN TRANSACTIONS.

If:

         (a) the Company takes any action that would require an adjustment in
     the conversion price pursuant to Sections 10.06, 10.07, 10.08, 10.09 or
     10.10 and if the Company does not let Securityholders participate pursuant
     to Section 10.13;

         (b) the Company takes any action that would require a supplemental
     indenture pursuant to Section 10.17; or

         (c) there is a liquidation or dissolution of the Company, the Company
     shall mail to Securityholders and the Trustee a notice stating the proposed
     record date for a dividend or distribution or the proposed effective date
     of a subdivision, combination, reclassification, consolidation, merger,
     transfer, lease, liquidation or dissolution. The Company shall mail such
     notice at least 15 days before such date. Failure to mail such notice or
     any defect in it shall not affect the validity of the transaction.

         SECTION 10.17. REORGANIZATION OF COMPANY. If the Company is a party to
     a transaction subject to Section 5.01, or a merger which reclassifies or
     changes its outstanding Common Stock, upon consummation of such transaction
     the Securities shall automatically become convertible into the kind and
     amount of securities, cash or other assets which the

                                       33
<PAGE>
     Holder of a Security would have owned immediately after the consolidation,
     merger, transfer or lease if the Holder had converted the Security at the
     conversion price in effect immediately before the effective date of the
     transaction. Concurrently with the consummation of such transaction, the
     person obligated to issue securities or deliver cash or other assets upon
     conversion of the Securities shall enter into a supplemental indenture so
     providing and further providing for adjustments which shall be as nearly
     equivalent as may be practical to the adjustments provided for in this
     Article. The successor Company shall mail to Securityholders a notice
     describing the supplemental indenture.

         If securities deliverable upon conversion of the securities, as
provided above, are themselves convertible into the securities of an Affiliate
of the formed, surviving, transferee or lessee corporation, that issuer shall
join in the supplemental indenture which shall so provide.

         If this Section applies, Section 10.06 does not apply.

         SECTION 10.18. COMPANY DETERMINATION FINAL. Any determination that the
Company or the Board of Directors must make pursuant to Section 10.03, 10.08, or
10.13 is conclusive.

         SECTION 10.19. TRUSTEE'S DISCLAIMER. The Trustee has no duty to
determine when an adjustment under this Article should be made, how it should be
made or what it should be. The Trustee has no duty to determine whether any
provisions of a supplemental indenture under Section 10.17 are correct. The
Trustee makes no representation as to the validity or value of any securities or
assets issued upon conversion of the Securities. The Trustee shall not be
responsible for the Company's failure to comply with this Article. Each
Conversion Agent other than the Company shall have the same protection under
this Section as the Trustee.

                                   ARTICLE XI
                           SUBORDINATION OF SECURITIES

         SECTION 11.01. SECURITIES SUBORDINATE TO SENIOR DEBT. The Company, for
itself, its successors and assigns, covenants and agrees, and each Holder of the
Securities, by his acceptance thereof likewise covenants and agrees that all
Securities issued hereunder shall be subordinated and subject, to the extent and
in the manner herein set forth, in right of payment to the prior payment in full
of all Senior Debt and will not be superior in payment to the Existing
Debentures.

         SECTION 11.02. NO PAYMENTS WHEN SENIOR DEBT IN DEFAULT; PAYMENT OVER OF
PROCEEDS UPON DISSOLUTION, ETC. In the event the Company shall default in the
payment on any Senior Debt when the same becomes due and payable, whether at
maturity or at a date fixed for prepayment or by declaration or otherwise, then,
unless and until such default shall have been cured or waived or shall have
ceased to exist, no direct or indirect payment (in cash, property, securities,
by setoff or otherwise) shall be made or agreed to be made on account of the
principal of or interest on the Securities, or in respect of any redemption,
retirement, purchase or other acquisition (except, if applicable, through the
conversion thereof) of any of the Securities.

                                       34
<PAGE>
         Upon the happening of an event of default with respect to any Senior
Debt, as defined therein or in the instrument under which the same is
outstanding, permitting the holders thereof to accelerate the maturity thereof
(under circumstances when the terms of the preceding paragraph are not
applicable), unless and until such event of default shall have been cured or
waived or shall have ceased to exist, no direct or indirect payment (in cash,
property, securities, by setoff or otherwise) shall be made or agreed to be made
on account of the principal of or interest on the Securities, or in respect of
any redemption, retirement, purchase or other acquisition (except, if
applicable, through the conversion thereof) of any of the Securities.

         In the event of:

         (a) any insolvency, bankruptcy, receivership, liquidation,
     reorganization, readjustment, composition or other similar proceeding
     relating to the Company or its property, or any of the Company's
     subsidiaries that are guarantors under Designated Senior Debt,

         (b) any assignment by the Company for the benefit of creditors, or

         (c) any other marshalling of the assets of the Company,

all Senior Debt (including any interest thereon accruing after the commencement
of any such proceedings) shall first be paid in full before any payment or
distribution (direct or indirect), whether in cash, property or securities, by
setoff or otherwise, shall be made to any Holder on account of any Securities,
and to that end any payment or distribution, whether in cash, property or
securities (other than securities of the Company or any other corporation
provided for by a plan of reorganization or readjustment the payment of which is
subordinate, at least to the extent provided in this Article with respect to the
Securities, to the payment of all Senior Debt at the time outstanding and to any
securities issued in respect thereof under any such plan of reorganization or
readjustment) which would otherwise (but for the subordination provisions
contained in this Article) be payable or deliverable in respect of the
Securities shall be paid or delivered directly to the holders of Senior Debt, as
their respective interests may appear, until all Senior Debt (including any
interest thereon accruing after the commencement of any such proceedings) shall
have been paid in full.

         If the Securities are declared due and payable before their stated
maturity because of the occurrence of an Event of Default (under circumstances
where the preceding paragraph is not applicable), no payment (direct or
indirect) shall be made in respect of any securities unless and until all Senior
Debt has been paid in full or such declaration and its consequence shall have
been rescinded and all such defaults shall have been remedied or waived.

         If any payment or distribution (other than securities of the Company or
any other corporation provided for by a plan of reorganization or readjustment
the payment of which is subordinate, at least to the extent provided in this
Article with respect to the Securities, to the payment of all Senior Debt at the
time outstanding and to any securities issued in respect thereof under any such
plan of reorganization or readjustment) shall be received by the Trustee or the
Holders in contravention of any of the terms of this Article and before all the
Senior Debt has been paid in full, such payment or distribution shall be held in
trust for the benefit of, and shall be paid over or delivered and transferred
to, the holders of such Senior Debt at the time

                                       35
<PAGE>
outstanding as their respective interests may appear for application to the
payment of Senior Debt until all Senior Debt (including any interest thereon
accruing after the commencement of any such proceeding referred to in paragraph
(a), (b) or (c) above) shall have been paid in full. If the Trustee or any such
Holder fails to endorse or assign any such payment or distribution as required
by this Section, the Trustee and the Holder of each Security by his acceptance
thereof authorizes each holder of Senior Debt, any representative or
representatives of holders of Senior Debt and the trustee or trustees under any
indenture pursuant to which any instrument evidencing such Senior Debt may have
been issued to so endorse or assign the same.

         No holder of Senior Debt shall be prejudiced in the right to enforce
subordination of the Securities by any act or failure to act on the part of the
Company.

         Subject to the payment in full of all Senior Debt, the Holders shall be
subrogated (equally and ratably with the holders of all indebtedness of the
Company which ranks on a parity with the Securities and is entitled to like
rights of subrogation) to the rights of the holders of Senior Debt to receive
payments or distributions applicable to the Senior Debt until the Securities
shall be paid in full, and no such payments or distributions shall, as between
the Company, its creditors other than the holders of Senior Debt, and the
Holders of the Securities, be deemed to be a payment by the Company to or on
account of the Securities. The provisions of this Article are and are intended
solely for the purposes of defining the relative rights of the Holders of the
Securities, on the one hand, and the holders of Senior Debt, on the other hand,
and nothing contained in this Article or elsewhere in this Indenture or in the
Securities is intended to or shall impair, as between the Company, its creditors
other than the holders of Senior Debt and the Holders of the Securities, the
obligation of the Company to pay the Holders the principal of and interest on
the Securities as and when the same shall become due and payable in accordance
with the terms thereof, or prevent the Trustee or the Holders from exercising
all rights, powers and remedies otherwise permitted by applicable law or under
this Indenture, upon a default or Event of Default hereunder, all subject to the
rights of the holders of the Senior Debt to receive cash, property or securities
otherwise payable or deliverable to the Trustee or the Holders.

         Upon any payment or distribution pursuant to this Section, the Trustee
shall be entitled to rely upon any order or decree of a court of competent
jurisdiction in which any proceedings of the nature referred to in this Section,
are pending, and the Trustee, subject as between the Trustee and the Holders to
the provisions of

         Section 7.01, shall be entitled to rely upon a certificate of the
liquidating trustee or agent or other person making such payment or distribution
to the Trustee or to the Holders for the purpose of ascertaining the persons
entitled to participate in such payment or distribution, the holders of the
Senior Debt and other indebtedness of the Company, the amount thereof or payable
thereon, the amount or amounts paid or distributed thereon and all other facts
pertinent thereto or to this Section. In the event that the Trustee determines,
in good faith, that evidence is required with respect to the right of any person
as a holder of Senior Debt to participate in any payment or distribution
pursuant to this Section, the Trustee may request such person to furnish
evidence to the reasonable satisfaction of the Trustee as to the amount of
Senior Debt held by such person, as to the extent to which such person is
entitled to participate in such payment or distribution, and as to other facts
pertinent to the rights of such person under this Section, and if

                                       36
<PAGE>
such evidence is not furnished, the Trustee may defer any payment to such person
pending judicial determination as to the right of such person to receive such
payment.

         SECTION 11.03. TRUSTEE TO EFFECTUATE SUBORDINATION. The Holder of each
Security by his acceptance thereof authorizes and directs the Trustee in his
behalf to take such action as may be necessary or appropriate to acknowledge or
effectuate the subordination as provided in this Article and appoints the
Trustee as attorney-in-fact for any and all such purposes.

         SECTION 11.04. TRUSTEE NOT CHARGED WITH KNOWLEDGE OF PROHIBITION.
Notwithstanding the provisions of this Article or any other provision of this
Indenture, but subject as between the Trustee and the Holders to the provisions
of Section 7.01, the Trustee shall not be charged with knowledge of the
existence of any Senior Debt, or of any default in the payment of any Senior
Debt, or of any facts which would prohibit the making of any payment of moneys
to or by the Trustee, unless and until three business days after the Trustee
shall have received written notice thereof from the Company or any holder of
Senior Debt or the representative or representatives of such holder; nor shall
the Trustee be charged with knowledge of the curing of any such default or of
the elimination of the act or condition preventing any such payment unless and
until the Trustee shall have received an Officers' Certificate to such effect.
The provisions of this Section shall not limit any rights of holders of Senior
Debt under this Article XI to recover from the Holders of Securities any payment
made to any such Holder.

         SECTION 11.05. RIGHTS OF TRUSTEE AS HOLDER OF SENIOR Debt. The Trustee
shall be entitled to all the rights set forth in this Article with respect to
any Senior Debt which may at any time be held by it, to the same extent as any
other holder of Senior Debt, and nothing in Section 7.11, or elsewhere in this
Indenture, shall deprive the Trustee of any of its rights as such holder.

         SECTION 11.06. ARTICLE APPLICABLE TO PAYING AGENT. In case at any time
any Paying Agent other than the Trustee shall have been appointed by the Company
and be then acting hereunder, the term "Trustee" as used in this Article shall
in such case (unless the context shall otherwise require) be construed as
extending to and including such Paying Agent within its meaning as fully for all
intents and purposes as if such Paying Agent were named in this Article in
addition to or in place of the Trustee; PROVIDED, however, that Sections 11.04
and 11.05 shall not apply to the Company or any Affiliate of the Company if the
Company or such Affiliate acts as Paying Agent.

                                   ARTICLE XII
                           RIGHT TO REQUIRE REPURCHASE

         SECTION 12.01. RIGHT TO REQUIRE REPURCHASE. In the event that there
shall occur a Designated Event with respect to the Company, then each
Securityholder shall have the right, at such Securityholder's option, but
subject to the provisions of Article XI and this Article XII to require the
Company to purchase, and upon exercise of such right the Company shall purchase,
all or any part of such Securityholder's Securities in principal amount of
$1,000 or an

                                       37
<PAGE>
integral multiple thereof on the date (the "Repurchase Date") that is 45 days
after the date of the Company Notice, at 100% of the principal amount, together
with accrued interest to the Repurchase Date.

         SECTION 12.02. NOTICE; METHOD OF EXERCISING REPURCHASE RIGHT. (a) On or
before the 30th day after the occurrence of a Designated Event, the Company, or
at the request of the Company, the Trustee, shall give notice of the occurrence
of the Designated Event and of the repurchase right set forth herein arising as
a result thereof (the "Company Notice") by first-class mail, postage pre-paid,
to each Holder and each Beneficial Holder of the Securities at such Holder's or
Beneficial Holder's address appearing in the Securities Register or Participants
List. The Company shall also deliver a copy of such Company Notice to the
Trustee and cause a copy of such Company Notice to be published in a newspaper
of general circulation in the Borough of Manhattan, The City of New York.

         Each Company Notice shall state:

           (i)    the Repurchase Date,

           (ii)   the date by which the repurchase right must be exercised,

           (iii)  the price at which the repurchase is to be made, if the
                  repurchase right is exercised, and

           (iv)   a description of the procedure which a Securityholder must
                  follow to exercise a repurchase right.

         No failure of the Company to give the foregoing notice shall limit any
Securityholder's right to exercise a repurchase right.

         (b) To exercise a repurchase right, a Securityholder shall deliver to
     the Company (or an agent designated by the Company for such purpose in the
     Company Notice), on or before the 30th day after the date of the Company
     Notice, (i) written notice of the Securityholder's exercise of such right,
     which notice shall set forth the name of the Securityholder, the principal
     amount of the Security or Securities (or portion of a Security) to be
     repurchased, and a statement that an election to exercise the repurchase
     right is being made thereby, and (ii) the Security or Securities with
     respect to which the repurchase right is being exercised, duly endorsed for
     transfer to the Company. Such written notice shall be irrevocable. If the
     Repurchase Date falls between any record date for the payment of interest
     on the Securities and the next succeeding interest payment date, Securities
     to be repurchased must be accompanied by payment of an amount equal to the
     interest thereon which the registered Holder thereof is to receive on such
     interest payment date.

         (c) In the event a repurchase right shall be exercised in accordance
     with the terms hereof, the Company shall pay or cause to be paid the price
     payable with respect to the Security or Securities as to which the
     repurchase right has been exercised in cash to the Securityholder on the
     Repurchase Date. In the event that a repurchase right is exercised with
     respect to less than the entire principal amount of a surrendered Security,
     the Company shall execute and deliver to the Trustee and the Trustee shall
     authenticate for issuance in the name of the

                                       38
<PAGE>
     Securityholder a replacement Security or Securities in the aggregate
     principal amount of the unrepurchased portion of such surrendered Security.

         SECTION 12.03. CERTAIN DEFINITIONS. For purposes of Sections 12.01 and
12.02:

         (a) A "Designated Event" shall be deemed to have occurred on the date
     of consummation of the purchase, merger or other acquisition transaction as
     referred to in the definition of a Change in Control.

         (b) As used herein, a "Change in Control" of the Company shall be
     deemed to have occurred when (i) all or substantially all of the Company's
     assets are sold as an entirety to any person or related group of persons;
     (ii) there shall be consummated any consolidation or merger of the Company
     (A) in which the Company is not the continuing or surviving corporation
     (other than a consolidation or merger with a wholly owned subsidiary of the
     Company in which all shares of Common Stock outstanding immediately prior
     to the effectiveness thereof are changed into or exchanged for the same
     consideration) or (B) pursuant to which the Common Stock would be converted
     into cash, securities or other property, in each case, other than a
     consolidation or merger of the Company in which the holders of the Common
     Stock immediately prior to the consolidation or merger have, directly or
     indirectly, at least a majority of the common stock of the continuing or
     surviving corporation immediately after such consolidation or merger, or
     (iii) any person, or any persons acting together which would constitute a
     "group" for purposes of Section 13(d) of the Exchange Act (other than the
     Company, any subsidiary, any employee stock purchase plan, stock option
     plan or other stock incentive plan or program, retirement plan or automatic
     dividend reinvestment plan or any substantially similar plan of the Company
     or any subsidiary or any person holding securities of the Company for or
     pursuant to the terms of any such employee benefit plan), together with any
     Affiliates thereof, shall beneficially own (as defined in Rule 13d-3 under
     the Exchange Act) at least 50% of the total voting power of all classes of
     Capital Stock of the Company entitled to vote generally in the election of
     directors of the Company.

         (c) Notwithstanding paragraph (b) above in the case of Securities which
     are convertible into shares of Common Stock, a Change in Control shall not
     be deemed to have occurred if (i) the Current Market Price of the Common
     Stock is at least equal to 105% of the conversion price of the Securities
     in effect immediately preceding the time of such Change in Control, or (ii)
     all of the consideration (excluding cash payments for fractional shares) in
     the transaction giving rise to such Change in Control to the holders of
     Common Stock consists of shares of common stock that are, or immediately
     upon issuance will be, listed on a national securities exchange or quoted
     in the NASDAQ National Market System, and as a result of such transaction
     the Securities become convertible solely into such common stock, or (iii)
     the consideration in the transaction giving rise to such Change in Control
     to the holders of Common Stock consists of cash, securities that are, or
     immediately upon issuance will be, listed on a national securities exchange
     or quoted in the NASDAQ National Market System, or a combination of cash
     and such securities, and the aggregate fair market value of such
     consideration (which, in the case of such securities, shall be equal to the
     average of the daily closing prices of such securities during the ten
     consecutive trading days commencing with the sixth trading day following
     consummation of such transaction) is at

                                       39
<PAGE>
     least 105% of the conversion price of the Securities in effect on the date
     immediately preceding the closing date of such transaction.

         SECTION 12.04. COMPLIANCE WITH RULE 13E-4. In connection with any
repurchase of Securities pursuant to this Article XII, the Company will comply
with Rule 13e-4 promulgated by the SEC under the Exchange Act, if such Rule is
applicable, and any other applicable rules and regulations of the SEC.

                                  ARTICLE XIII
                                  MISCELLANEOUS

         SECTION 13.01. TRUST INDENTURE ACT CONTROLS. If any provision of this
Indenture limits, qualifies, or conflicts with the duties imposed by operation
of Section 318(c) of the TIA, the imposed duties, upon qualification of this
Indenture under the TIA, shall control.

         SECTION 13.02. NOTICES. Any notice or communication from the Company or
the Trustee to the other is duly given if in writing and delivered in person or
mailed by first-class mail to the following addresses:

         If to the Company, at:

                                    Coeur d'Alene Mines Corporation
                                    505 Front Street
                                    P.O. Box I
                                    Coeur d'Alene, Idaho 83814

         If to the Trustee, at:
                                    ---------------------------
                                    ---------------------------
                                    ---------------------------

                                    Attention: ----------------

The Company or the Trustee by notice to the other may designate an additional or
different address for subsequent notices or communications.

         Any notice or communication to a Securityholder or a Beneficial Holder
shall be mailed by first-class mail to his address shown on the Securities
Register or the Participants List. Failure to mail a notice or communication to
a Securityholder or any defect in such notice or communication shall not affect
its sufficiency with respect to other Securityholders or Beneficial Holders.

         If a notice or communication is mailed in the manner provided above
within the time prescribed, it is duly given, whether or not the addressee
receives it. If the Company mails a notice or communication to Securityholders,
it shall mail a copy to the Trustee and each Agent at the same time.

                                       40
<PAGE>
         SECTION 13.03. COMMUNICATION BY HOLDERS WITH OTHER HOLDERS.
Securityholders and Beneficial Holders may communicate pursuant to TIA ss.
312(b) with other Securityholders and Beneficial Holders with respect to their
rights under this Indenture or the Securities. The Company, the Trustee, the
Registrar and anyone else shall have the protection of TIA ss. 312(c).

         SECTION 13.04. CERTIFICATE AND OPINION AS TO CONDITIONS PRECEDENT. Upon
any request or application by the Company to the Trustee to take any action
under any provision of this Indenture, the Company shall furnish to the Trustee:

         (a) an Officers' Certificate stating that, in the opinion of the
     signers, all conditions precedent, if any, provided for in this Indenture
     relating to the proposed action have been complied with; and

         (b) an Opinion of Counsel stating that, in the opinion of such counsel,
     all such conditions precedent, if any, have been complied with.

         SECTION 13.05. STATEMENTS REQUIRED IN CERTIFICATE OR OPINION. Every
Officer's Certificate or Opinion of Counsel with respect to compliance with a
condition or covenant provided for in this Indenture shall include:

         (a) a statement that each person signing such Certificate or opinion
     has read such covenant or condition and the definitions herein relating
     thereto;

         (b) a brief statement as to the nature and scope of the examination or
     investigation upon which the statements or opinions contained in such
     Officer's Certificate or Opinion of Counsel are based;

         (c) a statement that, in the opinion of such person, he has made such
     examination or investigation as is necessary to enable him to express an
     informed opinion as to whether or not such covenant or condition has been
     complied with; and

         (d) a statement as to whether or not, in the opinion of such person,
     such condition or covenant has been complied with.

         SECTION 13.06. RULES BY TRUSTEE AND AGENTS. The Trustee may make
reasonable rules for action by or a meeting of Securityholders. The Registrar,
Paying Agent or Conversion Agent may make reasonable rules and set reasonable
requirements for its functions.

         SECTION 13.07. LEGAL HOLIDAYS. A "Legal Holiday" is a Saturday, a
Sunday or a day on which banking institutions are not required to be open. If a
payment date is a Legal Holiday at a place of payment, payment may be made at
that place on the next succeeding day that is not a Legal Holiday, and no
interest shall accrue for the intervening period.

         SECTION 13.08. NO RECOURSE AGAINST OTHERS. A director, officer,
employee or stockholder, as such, of the Company shall not have any liability
for any obligations of the Company under the Securities or the Indenture or for
any claim based on, in respect of or by reason of such obligations or their
creation. Each Securityholder by accepting a Security waives

                                       41
<PAGE>
and releases all such liability. The waiver and release are part of the
consideration for the issue of the Securities.

         SECTION 13.09. COUNTERPARTS. This Indenture may be executed in any
number of counterparts and by the parties hereto in separate counterparts, each
of which when so executed shall be deemed to be an original and all of which
taken together shall constitute one and the same agreement.

         SECTION 13.10. GOVERNING LAW. The internal laws of the State of New
York shall govern this Indenture and the Securities, without regard to the
conflicts of laws provisions thereof.

         SECTION 13.11. NO ADVERSE INTERPRETATION OF OTHER AGREEMENTS. This
Indenture may not be used to interpret another indenture, loan or debt agreement
of the Company or a subsidiary. Any such indenture, loan or debt agreement may
not be used to interpret this Indenture.

         SECTION 13.12. SUCCESSORS. All agreements of the Company in this
Indenture and the Securities shall bind its successor. All agreements of the
Trustee in this Indenture shall bind its successor.

         SECTION 13.13. SEVERABILITY. In case any provision in this Indenture or
in the Securities shall be invalid, illegal or unenforceable, the validity,
legality and enforceability of the remaining provisions shall not in any way be
affected or impaired thereby.

         SECTION 13.14. TABLE OF CONTENTS, HEADINGS, ETC. The Table of Contents,
Cross-Reference Table, and headings of the Articles and Sections of this
Indenture have been inserted for convenience of reference only, are not to be
considered a part hereof, and shall in no way modify or restrict any of the
terms or provisions hereof.

         IN WITNESS WHEREOF, the parties hereto have caused this Indenture to be
duly executed by their respective officers or attorneys-in-fact, as the case may
be, thereunto duly authorized, as of the day and year first above written.

                                                COEUR D'ALENE MINES CORPORATION,

                                                --------------------------------
                                                By:
                                                Title:

[Seal]

                                       42
<PAGE>
Attest:

-----------------------
Title: Secretary

                                                [NAME OF TRUSTEE],
                                                as Trustee

                                                --------------------------------
                                                By:
                                                Title:

                                       43exv10w1

 

Exhibit 10.1

	 	 	 
	 

	 	Store No. «Store_»
	 

	 	«Site_Address»
	 

	 	«City», «ST» «Zip_Code»

LEASE AGREEMENT

Between

«BuyerLandlord»,

«Corp_Info»

as Landlord,

and

SSP PARTNERS,

a Texas general partnership,

as Tenant,

 

 

TABLE OF CONTENTS

	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	PAGE	 
	ARTICLE I. AGREEMENT TO LEASE	 	 	1	 
	 
	 	 	 	 	 	 	 	 
	 
	 	1.1	 	Demise	 	 	1	 
	 
	 	 	 	 	 	 	 	 
	 
	 	1.2	 	Condition	 	 	1	 
	 
	 	 	 	 	 	 	 	 
	 
	 	1.3	 	Quiet Enjoyment	 	 	2	 
	 
	 	 	 	 	 	 	 	 
	ARTICLE II. TERM	 	 	2	 
	 
	 	 	 	 	 	 	 	 
	 
	 	2.1	 	Term	 	 	2	 
	 
	 	 	 	 	 	 	 	 
	 
	 	2.2	 	Rental Commencement Date	 	 	2	 
	 
	 	 	 	 	 	 	 	 
	 
	 	2.3	 	Effective Date	 	 	2	 
	 
	 	 	 	 	 	 	 	 
	 
	 	2.4	 	Option to Renew	 	 	2	 
	 
	 	 	 	 	 	 	 	 
	 
	 	2.5	 	Termination	 	 	3	 
	 
	 	 	 	 	 	 	 	 
	ARTICLE III. RENT	 	 	3	 
	 
	 	 	 	 	 	 	 	 
	 
	 	3.1	 	Base Rent	 	 	3	 
	 
	 	 	 	 	 	 	 	 
	 
	 	3.2	 	Annual Rent Increases	 	 	3	 
	 
	 	 	 	 	 	 	 	 
	 
	 	3.3	 	Additional Rent;  Rent Defined	 	 	6	 
	 
	 	 	 	 	 	 	 	 
	 
	 	3.4	 	Payment of Rent	 	 	7	 
	 
	 	 	 	 	 	 	 	 
	 
	 	3.5	 	Past Due Rent	 	 	7	 
	 
	 	 	 	 	 	 	 	 
	 
	 	3.6	 	No Diminution or Abatement of Rent	 	 	6	 
	 
	 	 	 	 	 	 	 	 
	ARTICLE IV. USE AND OPERATION OF PREMISES	 	 	6	 
	 
	 	 	 	 	 	 	 	 
	 
	 	4.1	 	Permitted Use	 	 	6	 
	 
	 	 	 	 	 	 	 	 
	 
	 	4.2	 	Reserved	 	 	7	 
	 
	 	 	 	 	 	 	 	 
	 
	 	4.3	 	Compliance With Laws	 	 	7	 
	 
	 	 	 	 	 	 	 	 
	 
	 	4.4	 	Compliance With Restrictions, Etc	 	 	8	 
	 
	 	 	 	 	 	 	 	 
	 
	 	4.5	 	Hazardous Materials and Sewage	 	 	8	 
	 
	 	 	 	 	 	 	 	 

i

 

	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	PAGE	 
	 
	 	 	 	 	 	 	 	 
	 
	 	4.6	 	Resolution of Environmental Matters at Expiration or Termination of Tenancy	 	 	13	 
	 
	 	 	 	 	 	 	 	 
	 
	 	4.7	 	Right to Contest	 	 	14	 
	 
	 	 	 	 	 	 	 	 
	 
	 	4.8	 	Sewage	 	 	14	 
	 
	 	 	 	 	 	 	 	 
	 
	 	4.9	 	Survival	 	 	14	 
	 
	 	 	 	 	 	 	 	 
	ARTICLE V. TAXES AND ASSESSMENTS	 	 	14	 
	 
	 	 	 	 	 	 	 	 
	 
	 	5.1	 	Real Estate Taxes and Assessments	 	 	14	 
	 
	 	 	 	 	 	 	 	 
	ARTICLE VI. UTILITIES	 	 	17	 
	 
	 	 	 	 	 	 	 	 
	ARTICLE VII. RESERVED	 	 	17	 
	 
	 	 	 	 	 	 	 	 
	ARTICLE VIII. INSURANCE	 	 	17	 
	 
	 	 	 	 	 	 	 	 
	 
	 	8.1	 	Insurance by Tenant	 	 	17	 
	 
	 	 	 	 	 	 	 	 
	 
	 	8.2	 	Carriers and Features	 	 	18	 
	 
	 	 	 	 	 	 	 	 
	 
	 	8.3	 	Failure to Procure Insurance	 	 	19	 
	 
	 	 	 	 	 	 	 	 
	 
	 	8.4	 	Self Insurance	 	 	19	 
	 
	 	 	 	 	 	 	 	 
	ARTICLE IX. ADDITIONS, ALTERATIONS AND REMOVALS	 	 	19	 
	 
	 	 	 	 	 	 	 	 
	 
	 	9.1	 	Prohibition	 	 	19	 
	 
	 	 	 	 	 	 	 	 
	 
	 	9.2	 	Permitted Renovations	 	 	20	 
	 
	 	 	 	 	 	 	 	 
	ARTICLE X. MAINTENANCE AND REPAIRS	 	 	21	 
	 
	 	 	 	 	 	 	 	 
	 
	 	10.1	 	Repairs by Tenant	 	 	21	 
	 
	 	 	 	 	 	 	 	 
	 
	 	10.2	 	Landlord’s Obligation	 	 	21	 
	 
	 	 	 	 	 	 	 	 
	ARTICLE XI. DAMAGE OR DESTRUCTION	 	 	21	 
	 
	 	 	 	 	 	 	 	 
	 
	 	11.1	 	Restoration and Repair	 	 	21	 
	 
	 	 	 	 	 	 	 	 
	 
	 	11.2	 	Escrow of Insurance Proceeds	 	 	22	 
	 
	 	 	 	 	 	 	 	 
	 
	 	11.3	 	Uninsured Losses	 	 	22	 
	 
	 	 	 	 	 	 	 	 
	ARTICLE XII. CONDEMNATION	 	 	22	 
	 
	 	 	 	 	 	 	 	 
	 
	 	12.1	 	Complete Taking	 	 	22	 

ii

 

	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	PAGE	 
	 
	 	 	 	 	 	 	 	 
	 
	 	12.2	 	Partial Taking	 	 	23	 
	 
	 	 	 	 	 	 	 	 
	 
	 	12.3	 	Award	 	 	23	 
	 
	 	 	 	 	 	 	 	 
	 
	 	12.4	 	Disputes	 	 	23	 
	 
	 	 	 	 	 	 	 	 
	ARTICLE XIII. LANDLORD’S RIGHT TO INSPECT	 	 	23	 
	 
	 	 	 	 	 	 	 	 
	ARTICLE XIV. ASSIGNMENT AND SUBLETTING BY TENANT	 	 	24	 
	 
	 	 	 	 	 	 	 	 
	ARTICLE XV. LANDLORD’S INTEREST NOT SUBJECT TO LIENS	 	 	24	 
	 
	 	 	 	 	 	 	 	 
	 
	 	15.1	 	Liens, Generally	 	 	24	 
	 
	 	 	 	 	 	 	 	 
	 
	 	15.2	 	Mechanics Liens	 	 	25	 
	 
	 	 	 	 	 	 	 	 
	 
	 	15.3	 	Contest of Liens	 	 	26	 
	 
	 	 	 	 	 	 	 	 
	 
	 	15.4	 	Notices of Commencement of Construction	 	 	26	 
	 
	 	 	 	 	 	 	 	 
	ARTICLE XVI. SUBORDINATION, ATTORNMENT AND NON-DISTURBANCE	 	 	26	 
	 
	 	 	 	 	 	 	 	 
	 
	 	16.1	 	Subordination	 	 	26	 
	 
	 	 	 	 	 	 	 	 
	 
	 	16.2	 	Attornment	 	 	27	 
	 
	 	 	 	 	 	 	 	 
	 
	 	16.3	 	Rights of Mortgagees and Assignees	 	 	27	 
	 
	 	 	 	 	 	 	 	 
	ARTICLE XVII. END OF TERM	 	 	28	 
	 
	 	 	 	 	 	 	 	 
	 
	 	17.1	 	Surrender of Premises	 	 	28	 
	 
	 	 	 	 	 	 	 	 
	 
	 	17.2	 	Holding Over	 	 	28	 
	 
	 	 	 	 	 	 	 	 
	 
	 	17.3	 	Reserved	 	 	28	 
	 
	 	 	 	 	 	 	 	 
	ARTICLE XVIII. LIABILITY OF LANDLORD; INDEMNIFICATION	 	 	28	 
	 
	 	 	 	 	 	 	 	 
	 
	 	18.1	 	Liability of Landlord	 	 	28	 
	 
	 	 	 	 	 	 	 	 
	 
	 	18.2	 	Indemnification of Landlord	 	 	29	 
	 
	 	 	 	 	 	 	 	 
	 
	 	18.3	 	Notice of Claim or Suit/Notice of Environmental Matters	 	 	29	 
	 
	 	 	 	 	 	 	 	 
	 
	 	18.4	 	Limitation on Liability of Landlord	 	 	29	 
	 
	 	 	 	 	 	 	 	 
	ARTICLE XIX. DEFAULT	 	 	29	 
	 
	 	 	 	 	 	 	 	 
	 
	 	19.1	 	Events of Default	 	 	29	 
	 
	 	 	 	 	 	 	 	 

iii

 

	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	PAGE	 
	 
	 	 	 	 	 	 	 	 
	 
	 	19.2	 	Remedies on Default	 	 	32	 
	 
	 	 	 	 	 	 	 	 
	 
	 	19.3	 	Landlord May Cure Tenant Defaults	 	 	33	 
	 
	 	 	 	 	 	 	 	 
	 
	 	19.4	 	Waiver of Landlord’s Lien	 	 	33	 
	 
	 	 	 	 	 	 	 	 
	 
	 	19.5	 	Rights Cumulative	 	 	34	 
	 
	 	 	 	 	 	 	 	 
	ARTICLE XX. NOTICES	 	 	34	 
	 
	 	 	 	 	 	 	 	 
	ARTICLE XXI. MISCELLANEOUS	 	 	34	 
	 
	 	 	 	 	 	 	 	 
	 
	 	21.1	 	“Triple Net” Lease	 	 	34	 
	 
	 	 	 	 	 	 	 	 
	 
	 	21.2	 	Estoppel Certificates	 	 	35	 
	 
	 	 	 	 	 	 	 	 
	 
	 	21.3	 	Brokerage	 	 	35	 
	 
	 	 	 	 	 	 	 	 
	 
	 	21.4	 	No Partnership or Joint Venture	 	 	35	 
	 
	 	 	 	 	 	 	 	 
	 
	 	21.5	 	Entire Agreement	 	 	36	 
	 
	 	 	 	 	 	 	 	 
	 
	 	21.6	 	Waiver	 	 	36	 
	 
	 	 	 	 	 	 	 	 
	 
	 	21.7	 	Time	 	 	36	 
	 
	 	 	 	 	 	 	 	 
	 
	 	21.8	 	Costs and Attorneys’ Fees	 	 	36	 
	 
	 	 	 	 	 	 	 	 
	 
	 	21.9	 	Financial Data	 	 	36	 
	 
	 	 	 	 	 	 	 	 
	 
	 	21.10	 	Captions and Headings	 	 	37	 
	 
	 	 	 	 	 	 	 	 
	 
	 	21.11	 	Severability	 	 	37	 
	 
	 	 	 	 	 	 	 	 
	 
	 	21.12	 	Successors and Assigns	 	 	37	 
	 
	 	 	 	 	 	 	 	 
	 
	 	21.13	 	Applicable Law	 	 	37	 
	 
	 	 	 	 	 	 	 	 
	 
	 	21.14	 	Recordation of Memorandum of Lease	 	 	37	 
	 
	 	 	 	 	 	 	 	 
	 
	 	21.15	 	Waiver of Jury Trial	 	 	37	 
	 
	 	 	 	 	 	 	 	 
	 
	 	21.16	 	Counterparts	 	 	37	 
	 
	 	 	 	 	 	 	 	 
	 
	 	21.17	 	Not a Security Arrangement	 	 	37	 
	 
	 	 	 	 	 	 	 	 
	 
	 	21.18	 	Maintenance Records and Contracts	 	 	37	 
	 
	 	 	 	 	 	 	 	 
	 
	 	21.19	 	Tenant’s Personal Property	 	 	37	 
	 
	 	 	 	 	 	 	 	 

iv

 

	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	PAGE	 
	 
	 	 	 	 	 	 	 	 
	 
	 	21.20	 	Landlord’s Cooperation	 	 	38	 
	 
	 	 	 	 	 	 	 	 
	 
	 	21.21	 	Reserved	 	 	38	 
	 
	 	 	 	 	 	 	 	 
	 
	 	21.22	 	Guaranty	 	 	38	 

v

 

	 	 	 	 	 
	Exhibit A

	 	—
	 	Legal Description
	 	 	 	 	 	 
	Exhibit B

	 	—
	 	Tenant Estoppel Certificate
	 	 	 	 	 	 
	Exhibit C

	 	—
	 	Memorandum of Lease
	 	 	 	 	 	 
	Exhibit D

	 	—
	 	Other Leases — List of Other Properties
	 	 	 	 	 	 
	Schedule 1

	 	—
	 	Financial Data

vi

 

LEASE AGREEMENT

     THIS LEASE AND AGREEMENT (the “Lease”) is made and entered into effective as of the
___ day of December, 2005 by and between , , (the “Landlord”), and SSP PARTNERS, a Texas
general partnership (the “Tenant”).

W I T N E S S E T H:

     WHEREAS, Tenant or Tenant’s affiliate is the owner of fee simple title to certain real
property located in the City of , County of , State of and described in Exhibit A
attached hereto (the “Land”) upon which a building has been constructed, together with
related site improvements including: (i) the Storage Tank System as defined in Section 4.5 of this
Lease, (ii) canopies on the pump islands, and (iii) the car wash, if any, located in, on or under
the Land (collectively, the “Improvements”) (the Land and the Improvements, together with
all licenses, rights, privileges and easements appurtenant thereto shall be collectively referred
to herein as the “Premises”);

     WHEREAS, simultaneously with the date of this Lease Tenant or Tenant’s affiliate has conveyed
the Premises to Landlord together with certain other properties owned by Tenant or Tenant’s
affiliates; and

     WHEREAS, Tenant desires to lease back from Landlord, and Landlord has agreed to lease back to
Tenant, all of the Premises upon the terms and conditions as more particularly hereinafter provided
and described;

     NOW, THEREFORE, for and in consideration of the premises hereof, the sums of money to be paid
hereunder, and the mutual and reciprocal obligations undertaken herein, the parties hereto do
hereby covenant, stipulate and agree as follows:

ARTICLE I.

AGREEMENT TO LEASE

     1.1 Demise. Landlord does hereby demise, let and lease unto Tenant, and Tenant does
hereby hire, lease and take as Tenant from Landlord the entire Premises upon those terms and
conditions hereinafter set forth.

     1.2 Condition. Tenant acknowledges and agrees that the Premises is and shall be
leased by Landlord to Tenant in its present “as is” condition, and that Landlord makes absolutely
no representations or warranties whatsoever with respect to the Premises or the condition thereof.
Tenant acknowledges that Landlord has not investigated and does not warrant or represent to Tenant
that the Premises are fit for the purposes intended by Tenant or for any other purpose or purposes
whatsoever, and Tenant acknowledges that the Premises are to be leased to Tenant in their existing
condition, i.e., “as-is”, on and as of the Effective Date. Tenant acknowledges that Tenant shall
be solely responsible for any and all actions, repairs, permits, approvals and costs
required for the rehabilitation, renovation, use, occupancy and operation of the Premises in
accordance with applicable governmental requirements, including, without limitation, all
governmental charges and fees, if any, which may be due or payable to applicable authorities.
Tenant agrees that, by leasing the Premises, Tenant warrants and represents that Tenant has

1

 

examined and approved all things concerning the Premises which Tenant deems material to Tenant’s
leasing and use of the Premises. Tenant further acknowledges and agrees that (a) neither Landlord
nor any agent of Landlord has made any representation or warranty, express or implied, concerning
the Premises or which have induced Tenant to execute this Lease except as contained in this Lease,
and (b) any other representations and warranties are expressly disclaimed by Landlord.

     1.3 Quiet Enjoyment. Landlord covenants and agrees that so long as Tenant shall
timely pay all rents due to Landlord from Tenant hereunder and keep, observe and perform all
covenants, promises and agreements on Tenant’s part to be kept, observed and performed hereunder,
Tenant shall and may peacefully and quietly have, hold and occupy the Premises free of any
interference from Landlord; subject, however, and nevertheless to the terms, provisions and
conditions of this Lease.

ARTICLE II.

TERM

     2.1 Term. The initial term of this Lease (the “Initial Term”) shall, unless
sooner terminated as elsewhere provided in this Lease, commence on the Effective Date and shall
terminate and expire at 11:59 p.m. on the date immediately preceding the twentieth
(20th) anniversary of the Effective Date. The Initial Term, together with any properly
exercised Option Period (defined in Section 2.4 below) shall be collectively referred to herein as
the “Term”.

     2.2 Rental Commencement Date. For the purposes of this Lease, the “Rental
Commencement Date” shall be the Effective Date hereof.

     2.3 Effective Date. For the purposes of this Lease, the “Effective Date”
shall be the date set forth in the first paragraph of this Lease.

     2.4 Option to Renew.2.5 Tenant shall have and is hereby granted five (5) options
(individually an “Option”) to extend this Lease beyond the Initial Term for an additional
period of five (5) years each (individually an “Option Period”), upon the same terms,
covenants, conditions and rental as set forth herein. Tenant may exercise each such Option
successively by giving written notice to Landlord not less than six (6) months prior to the
expiration of the Initial Term of this Lease or
expiration of the then current Option Period, as applicable (the “Option Notice”).
Notwithstanding the foregoing, Tenant shall not be entitled to extend the Term of this Lease if, at
the time of exercise of an Option, an Event of Default has occurred and is continuing. If Tenant
does not elect to extend, or shall not be entitled pursuant to the preceding sentence to extend the
Term of this Lease for an additional Option Period, all remaining rights of renewal shall
automatically expire.

     Notwithstanding anything else contained herein, if Tenant exercises an Option hereunder and if
the Base Rent for such Option Period (pursuant to the calculation called for in Section 3.2(f)
hereof), (i) is less than the Base Rent that would be arrived at if the Base Rent was increased
pursuant to Section 3.2(e), then Landlord may reject said Option Notice by delivering a written
notice of rejection to Tenant (the “Rejection Notice”), and (ii) if the Base Rent for such
Option Period (pursuant to the calculation called for in Section 3.2(f) hereof), is more than the

2

 

Base Rent that would be arrived at if the Base Rent was increased pursuant to Section 3.2(e), the
Tenant may withdraw its Option Notice by delivering written notice of withdrawal of the Option
Notice within thirty (30) days of determination of amount of Base Rent under Section 3.2(f).
Should Landlord deliver a Rejection Notice to Tenant or should Tenant withdraw its Option Notice as
provided for above, Tenant’s Option Notice shall be void and of no effect and the Lease shall
expire and terminate at the end of the then current Option Term. However, Tenant may, at its
option, extend the Term for the applicable Option Period after receipt of Landlord’s Rejection
Notice, by delivering within thirty (30) days of receipt of Landlord’s Rejection Notice a second
Option Notice (the “Second Option Notice”) stating that Tenant desires to extend the Term
for the Option Period and Tenant agrees to pay Base Rent equal to Base Rent obtained by the
application of the formula set forth in Section 3.2(e) hereof. Tenant shall have no obligation
hereunder to deliver a Second Option Notice or to so extend the Lease under the terms required in a
Second Option Notice. Should Tenant timely deliver to Landlord a Second Option Notice which
complies with the requirements of this Section, the Term of the Lease shall be extended for the
applicable Option Period at the Base Rent called for in the Second Option Notice.

     2.5 Termination. Notwithstanding any present or future law to the contrary, this
Lease shall not be terminated by Tenant for any failure of Landlord to perform pursuant to the
terms and conditions of this Lease or otherwise for any reason except as expressly provided herein.

ARTICLE III.

RENT

     3.1 Base Rent. Beginning on the Rental Commencement Date, and subject to proration as
set forth below, Tenant shall pay annual base rent for the Premises for the first Lease Year in
equal monthly installments of (“Base Rent”), together with any sales and use taxes
thereon, if any are ever imposed in the State where the Premises is located. Such Base Rent shall
be paid in advance, on the first (1st) day of each calendar month commencing on the first (1st) day
of the calendar month immediately following the Rental Commencement Date, it being agreed that Base
Rent payable with respect to the period between the Rental Commencement
Date and the first day of the following calendar month shall be due at the time that the first
payment of Base Rent is due.

     For the purposes of this Lease, the term “Lease Year” shall mean and be defined as
each twelve month period commencing on the first day of the calendar month immediately following
the Rental Commencement Date; provided, however, that the first Lease Year shall include the period
from the Rental Commencement Date to the first day of the next following calendar month after the
Rental Commencement Date. Base Rent shall be proportionately prorated for any extended or partial
Lease Year (i.e., the first Lease Year and/or the final Lease Year).

     3.2 Annual Rent Increases. The capitalized terms used herein are defined below. Base
Rent shall be increased each Lease Year during the Term of the Lease, as more particularly set
forth below.

               (a)«Alternate_1»«Alternate_2»

3

 

               (b)«Alternate_3»«Alternate_4»

               (c) On each of the tenth through nineteenth Adjustment Dates, Base Rent shall increase by the
percentage increase in the CPI, subject to the Increase Cap set forth below. The increases in Base
Rent will be calculated as follows: (i) subtract one point zero (1.0) from a fraction, the
numerator of which shall be the Variable Index, and the denominator of which shall be the Base
Index; and then (ii) multiply the result obtained in subpart (i) above by the Base Rent for the
Lease Year immediately prior to the Adjustment Date. Notwithstanding the foregoing, in no event
shall the increase in Base Rent on the eleventh through nineteenth Adjustment Dates exceed one and
one half percent (1.5%) (the “Increase Cap”), and in no event shall the new Base Rent be
less than the Base Rent for the Lease Year prior to the Adjustment Date.

               (d) INTENTIONALLY OMITTED.

               (e) At the beginning of the 1st Option Period exercised by Tenant hereunder, Base
Rent shall be initially set to the Base Rent which would be arrived at by increasing the Base Rent
for the Lease Year prior to the applicable Option Period by the percentage increase in the CPI,
using the same formula set forth in subsection 3.2(c) above and subject to the Increase Cap.

               (f) At the beginning of each remaining Option Period, if any, exercised by Tenant hereunder,
Base Rent shall be initially set the Fair Market Rental Value of the Premises as of the date of the
commencement of the Option Period.

               (g) After the resetting of the Base Rent for the beginning of each Option Period as provided
for in subsection 3.2(e) or 3.2(f) above, Base Rent shall increase each Lease Year on each
Adjustment Date in the applicable Option Period by the percentage increase in the CPI, using the
same formula set forth in subsection 3.2(c) above and subject to the Increase Cap.

               (h) Landlord’s delay or the failure of Landlord, beyond commencement of any Adjustment Date in
computing or billing for these adjustments will not impair the continuing obligation of Tenant to
pay any and all Base Rent or other Rent due hereunder including any increased Base Rent when
billed.

               (i) In applying the foregoing formula for Base Rent adjustments, the following terms shall
have the following meaning:

                    (1) “Adjustment Date” shall mean, as the case may require, the first (1st)
day of the second Lease Year, and the first day of each succeeding Lease Year during the Term,
including any Option Periods.

                    (2) “Base Index” for the first Adjustment Date shall mean the CPI for the month which
is two months prior to the Rent Commencement Date. Thereafter, the Base Index shall mean the CPI
for the month which is two months prior to the prior Adjustment Date.

4

 

By way of example, for the
first Adjustment Date, the Base Index will be the CPI for the month which is two months prior to
the Rent Commencement Date, for the second Adjustment Date, the Base Index will be the CPI for the
month which is two months prior to the first Adjustment Date, for the third Adjustment Date the
Base Index will be the CPI for the month which is two months prior to the second Adjustment Date,
etc.

                    (3) “CPI” shall mean the Consumer Price Index for All Urban Consumers, All Items,
U.S.A. Area, 1982-1984 = 100, as published by the Bureau of Labor Statistics, United States
Department of Labor (U.S. City Average). If such index is discontinued, CPI shall then mean the
most nearly comparable index published by the Bureau of Labor Statistics or other official agency
of the United States Government as determined by Landlord.

                    (4) “Fair Market Rental Value” shall mean the market rent for the Premises as
determined as follows: Landlord and Tenant shall each appoint an independent appraiser who is a
designated member (MAI) in good standing with the Appraisal Institute, having at least ten (10)
years experience in appraising properties similar to the Premises. Each appraiser is encouraged to
share market data information with each other. Each appraiser shall prepare and submit a written
appraisal of the Fair Market Value of the Premises within sixty (60) days after either party so
requests. The Fair Market Value shall be calculated as of the date of said request. If the
difference, if any, between the highest appraisal submitted and the lowest appraisal submitted is
an amount less than or equal to ten percent (10%) of the amount of the lesser appraisal, the
appraised Fair Market Value of the Premises shall be deemed to be equal to the numerical average of
the amounts of the two (2) appraisals submitted. If the difference between the two (2) appraisals
submitted is an amount greater than ten percent (10%) of the amount of the lesser appraisal, then
the two appraisers shall appoint a third appraiser within thirty (30) days after the two appraisers
have submitted their reports. The third appraiser shall prepare and submit a written appraisal of
the Premises within forty (40) days after such appraiser’s appointment. If a third appraiser is
required to be submitted, the appraised Fair Market Value of the Premises shall be deemed to be
equal to the numerical average of the two (2) appraisals that have the closest value. If the two
appraisers are unable to agree to the
appointment of the third appraiser, then either party may request such appointment by a
presiding district court judge for County, . Such appointed third appraiser shall meet the same
qualifications set forth herein. Landlord and the Tenant shall each pay the costs and expenses for
their respective appraisers, and, if a third appraiser is necessary, Landlord and Tenant shall
share equally the expense of the third appraiser. Landlord and Tenant each agree to cooperate with
the appraisers and provide the appraisers with such information as the appraisers may request.

               (a) “Variable Index” shall mean the CPI for the month which is two months prior to the
current Adjustment Date. By way of example, for the first Adjustment Date the Variable Index will
be the CPI for the month which is two months prior to the first Adjustment Date, and for the second
Adjustment Date the Variable Index will be the CPI for the month which is two months prior to the
second Adjustment Date, for the third Adjustment Date the Variable Index will be the CPI for the
month which is two months prior to the third Adjustment Date, etc.

5

 

     3.3 Additional Rent; Rent Defined. If Landlord shall make any expenditure for which
Tenant is responsible or liable under this Lease, or if Tenant shall become obligated to Landlord
under this Lease for any sum other than Base Rent or as hereinabove provided, the amount thereof
shall be deemed to constitute additional rent (“Additional Rent”) and shall be due and
payable by Tenant to Landlord, together with all applicable sales taxes thereon, if any,
simultaneously with the next succeeding monthly installment of Base Rent or at such other time as
may be expressly provided in this Lease for the payment of the same.

     For the purpose of this Lease, the term “Rent” shall mean and be defined as all Base
Rent and Additional Rent due from Tenant to Landlord hereunder.

     3.4 Payment of Rent. Each of the foregoing amounts of Rent and other sums shall be
paid to Landlord without demand and without deduction, set-off, claim or counterclaim of any nature
whatsoever which Tenant may have or allege to have against Landlord, and all such payments shall,
upon receipt by Landlord, be and remain the sole and absolute property of Landlord. All such Rent
and other sums shall be paid to Landlord in legal tender of the United States at the address to
which notices to Landlord are to be given or to such other party or to such other address as
Landlord may designate from time to time by written notice to Tenant. If Landlord shall at any
time accept any such Rent or other sums after the same shall become due and payable, such
acceptance shall not excuse a delay upon subsequent occasions, or constitute or be construed as a
waiver of any of Landlord’s rights hereunder. At the request of Landlord, Tenant shall pay Base
Rent and any Additional Rent hereunder by electronic funds transfer or by wire, provided Landlord
provides to Tenant appropriate wire instructions or electronic transfer instructions.

     3.5 Past Due Rent. If Tenant fails to make any payment of Rent or any other sums or
amounts to be paid by Tenant within five (5) days of the date such payment is due and payable,
Tenant shall pay to
Landlord an administrative late charge of two and one-half percent (2.5%) of the amount of
such payment. In addition, any past due payment of Rent shall bear interest from the date such
payment became due to the date of payment thereof by Tenant at a rate which is equal to the lesser
of (i) twelve percent (12%) per annum, or (ii) the maximum interest rate then allowable under the
laws of the State in which the Premises are located. Such late charge and interest shall
constitute Additional Rent and shall be due and payable with the next installment of Rent due
hereunder.

     3.6 No Diminution or Abatement of Rent. No abatement, diminution or reduction (i) of
Rent, charges or other compensation, or (ii) of Tenant’s other obligations hereunder shall be
allowed to Tenant or any person claiming under Tenant, under any circumstances or for any reason
whatsoever, except as expressly provided otherwise herein.

ARTICLE IV.

USE AND OPERATION OF PREMISES

     4.1 Permitted Use. Tenant covenants that it shall, throughout the Term of this
Lease, use and occupy the Premises only for lawful purposes which do not conflict with covenants,
restrictions or other matters of record affecting title to the Premises; notwithstanding the
foregoing provision, however, the following uses shall be prohibited on the Premises:

6

 

               (a) Any obnoxious odor, noise or sound which can be heard or smelled outside of the Building,
provided that any usual paging system shall be allowed and further provided that typical restaurant
odors shall not be deemed prohibited hereby if such restaurant facilities have been properly
constructed and maintained so as not to pollute.

               (b) Any operation primarily used as a warehouse operation and any assembling, manufacturing,
distilling, refining, smelting, agricultural or mining operation.

               (c) Any mobile home, trailer court, labor camp, junk yard or stock yard (except that this
provision shall not prohibit the temporary use of construction trailers during periods of
construction, reconstruction or maintenance).

               (d) Any dumping, disposing, incineration or reduction of garbage (exclusive of garbage
compactors located in the rear of any Building).

               (e) Any fire sale, bankruptcy sale (unless pursuant to a court order) or auction house
operation.

               (f) A facility whose primary business is auto or truck repair.

               (g) Any establishment which has as its principal business the selling or exhibiting of
pornographic materials, including, without limitation any adult book or film store and any adult
entertainment nightclub.

               (h) Any so called “head shop” engaged primarily in the sale of rolling paper and other drug
paraphernalia.

     4.2 Reserved.

     4.3 Compliance With Laws. Tenant shall at all times keep and maintain the Premises in
compliance with all applicable laws, ordinances, statutes, rules, regulations, orders, directions
and requirements of all federal, state, county and municipal governments and of all other
governmental agencies or authorities having or claiming jurisdiction over the Premises or the
business activities conducted thereon or therein and of all of their respective departments,
bureaus, agencies or officers, and of any insurance underwriting board or insurance inspection
bureau having or claiming such jurisdiction or any other body exercising similar functions and of
all insurance companies from time to time selected by Tenant to write policies of insurance
covering the Premises and any business or business activity conducted thereon or therein. However,
notwithstanding the foregoing, should there be a de minimis issue of non-compliance with applicable
law which does not have a material adverse effect on the Premises, Tenant shall not be obligated to
correct such de minimis violation but Tenant shall have the indemnity obligations set forth in
Section 18.2 with respect to any such de minimis violation, including indemnity against any fines
or penalties imposed against the Premises as a result of such de minimis violations, if any.

     Notwithstanding the generality of the foregoing, but subject to the proviso set forth in the
last sentence of the preceding paragraph, Tenant shall, at its sole expense, maintain the Premises
in full compliance with all applicable federal, state or municipal laws, ordinances, rules and

7

 

regulations currently in existence or hereafter enacted or rendered governing accessibility for the
disabled or handicapped, including, but not limited to, any applicable provisions of The
Architectural Barriers Act of 1968, The Rehabilitation Act of 1973, The Americans With Disabilities
Act, the accessibility code(s), if any, of the State in which the Premises is located, and all
regulations and guidelines promulgated under any all of the foregoing, as the same may be amended
from time to time (collectively the “Accessibility Laws”).

     4.4 Compliance With Restrictions, Etc. Tenant, at its expense, shall comply with all
restrictive covenants or other title exceptions affecting the Premises and comply with and perform
all of the obligations set forth therein to the extent that the same are applicable to the Premises
or to the extent that the same, if not complied with or performed, would impair or prevent the
continued use, occupancy and operation of the Premises. Further, in addition to Tenant’s payment
obligations under this Lease, Tenant shall pay (i) all sums charged, levied or assessed under any
restrictive covenants, declaration, reciprocal easement agreement or other title exceptions
affecting the Premises promptly as the same become due and shall furnish Landlord evidence of
payment thereof, and (ii) any fees, charges, fines, costs, assessments, taxes, demands, orders,
directives, or other requirements by any governmental agency asserting jurisdiction, or under any
Environmental
Laws which arise from or relate to Tenant’s use of, or Tenant’s activities at, the Premises,
including, but not limited to, Storage Tank System registration fees, any applicable fees, and any
consultant or attorneys’ fees related to or arising under any Environmental Laws.

     4.5 Hazardous Materials and Sewage.

               (a) Definitions. The following terms shall have the following meanings:

                    (i) “De Minimis Release” shall mean a Release which is (i) not reportable under any
governmental authority under any applicable Environmental Laws, or (ii) not above action levels
established by .

                    (ii) “Environmental Laws or Environmental Requirements”, as used herein, shall mean
all applicable federal, state, and local government laws (including common law), rules,
regulations, statutes, codes, ordinances, directives, guidance documents, cleanup or other
standards, and any other governmental requirements or standards which pertain to, regulate, or
impose liability or standards of conduct concerning the use, storage, human exposure to, handling,
transportation, release, cleanup or disposal of Hazardous Materials.

                    (iii) “Hazardous Materials” shall mean and be defined as any and all toxic or
hazardous substances, chemicals, materials or pollutants, of any kind or nature, which are
regulated, governed, restricted or prohibited by any federal, state or local law, decision,
statute, rule, or ordinance currently in existence or hereafter enacted or rendered, and shall
include (without limitation), all oil, gasoline and petroleum based substances.

                    (iv) “Material Release” shall mean any Release other than a De Minimis Release.

                    (v) “Pre-Existing Environmental Condition” means presence of: (i) Hazardous Materials
in soil, groundwater or surface water on or about the Premises which first

8

 

existed or
first occurred prior to the Effective Date; or (ii) any other environmental condition which first
existed
or first occurred prior to the Effective Date.

                    (vi) “Release” shall mean any spilling, leaking, pumping, pouring, emitting, emptying,
discharging, injecting, escaping, leaching, dumping, or disposing into the environment any
Hazardous Materials on, over, under, from or affecting the Premises or the air, soil, water
vegetation, buildings, personal property, persons or animals thereon, whether occurring before or
during the Term of this Lease.

                    (vii) “Storage Tank System” means a complex of one or more underground or aboveground
storage tanks and their associated underground, above ground, and/or connected piping and related
fuel dispensing, pumping, mechanical, control and detectional equipment, as more particularly
located on the Land.

               (b) Environmental Compliance. Tenant shall comply with all laws, including
Environmental Laws, relating to the use, storage, transportation, dispensing, sale or Release of
Hazardous Materials at the Premises, except for any noncompliance of a de minimis nature or for
which the result of noncompliance would not have a material adverse effect on the Premises.
Without limiting the foregoing, Tenant shall comply with all laws, including Environmental
Laws, relating to Storage Tank Systems, their construction, operation, maintenance, calibration and
alarm systems, and promptly shall implement any and all upgrade requirements promulgated by any
government agency having jurisdiction at the earliest possible time, but in no event, no later than
any applicable deadline announced or promulgated by the government agency. Tenant shall not
intentionally Release, and shall use commercially reasonable efforts to prevent any employee,
contractor, agent, sublessee, invitee or licensee from Releasing, any Hazardous Materials on the
Premises, into the air or the surrounding land, surface water or ground water; provided, however, a
De Minimis Release on the Premises shall not be a violation of or a default of Tenant under the
Lease (but Tenant shall have the remediation and indemnity obligations set forth in Section 4.5(c)
and 4.5(d) below). Tenant shall provide Landlord with copies of all reports, studies, complaints,
claims, directives, citations, demands, inquiries, notices of violation, or orders relating to
Hazardous Materials at or emanating from or to the Premises, at any time, or any alleged
non-compliance with Environmental Laws at the Premises, reasonably promptly (and in no event later
than fifteen (15) days) after such documents are provided to or generated by Tenant. Tenant also
shall notify Landlord of any Material Release of Hazardous Materials at, on, under or from the
Premises promptly upon notification of Tenant thereof, and promptly shall abate and remove any such
Releases as required in this Article. A Material Release in and of itself shall not be a violation
of or a default under this Lease, unless such Material Release shall result from the intentional
acts of Tenant or from Tenant’s failure to use commercially reasonable efforts to prevent any
employee, contractor, agent, lessee, invitee or licensee from Releasing, any Hazardous Materials on
the Premises, into the air or the surrounding land, surface water or ground water; provided,
however, Tenant’s failure to respond or take action after a Material Release as otherwise required
in this Lease shall be a default hereunder. Any fuel spills immediately shall be removed and
cleaned up using absorbent or other appropriate materials. Water shall not be used to clean
gasoline or diesel from the surfaces of the Premises, other than for routine power washing and any
water used by the fire department in response to a fire. All reporting, investigation and/or
remediation requirements

9

 

under any Environmental Law with respect to any and all Releases of
Hazardous Materials at, on, from or near the Premises are the responsibility of Tenant.

               (c) Tenant’s Responsibility for Hazardous Materials. Hazardous Materials at the
Premises shall be the responsibility of Tenant and Tenant shall be liable for and responsible for
such Hazardous Materials, including without limitation, at Tenant’s sole cost (i) any Pre-Existing
Environmental Condition (provided, however, that Tenant represents that based on the environmental
information in Tenant’s files, there are no known Pre-Existing Environmental Conditions on the date
of this Lease, and based on such information, the possibility of such a Pre-Existing Environmental
Condition is remote); (ii) permitting, reporting, assessment, testing, investigation, treatment,
removal, remediation, transportation and disposal of such Hazardous Materials as directed by any
governmental agency, as required by Environmental Laws; (iii) damages, costs, expenditures and
claims for injury to persons, property, the Premises and surrounding air, land, surface water, and
ground water resulting from such Hazardous Materials; (iv) claims by any governmental agency or
third party associated with injury to surrounding air, land, surface water and ground water or
other damage resulting from such Hazardous Materials; (v) damages for injury to the buildings,
fixtures, appurtenances, equipment and other personal property of Landlord to the extent caused by
such Hazardous Materials; (vi) fines, costs, fees, assessments, taxes, demands, orders, directives
or any other requirements imposed in any
manner by any governmental agency asserting jurisdiction, or under any Environmental Laws with
respect to such Hazardous Materials; (vii) damages, costs and expenditures for injury to natural
resources to the extent caused by such Hazardous Materials as directed by any governmental agency
or otherwise as required by applicable law, including Environmental Laws; (viii) compliance with
Environmental Laws regarding the use, storage, transportation, release, disposal, dispensing or
sale of Hazardous Materials; and (ix) any other liability or obligation related to such Hazardous
Materials. Except as otherwise provided in Section 4.6(f) below, Landlord is not required to incur
any costs, fees (including attorney, consultant and expert witness fees) or expenses for
environmental compliance, testing, investigation, assessment, remediation or cleanup relating to
Hazardous Materials, should Landlord incur any such reasonable costs, expenses or fees relating to
Hazardous Materials at the Premises or surrounding lands or surface water or ground water, Tenant
shall promptly reimburse Landlord for said costs, expenses or fees (except to the extent such
costs, fees or expenses arise from other property owned by Landlord, if any).

               (d) Tenant’s Environmental Indemnification. Tenant shall indemnify, defend, and hold
Landlord harmless from any and all claims, judgments, damages, penalties, fines, costs,
liabilities, or losses (including, without limitation, diminution in value of the Premises, damages
for the loss or restriction on use of rentable or usable space or of any amenity of the Premises,
damages arising from any adverse impact on marketing of space of the Premises, and sums paid in
settlement of claims, attorneys’ fees, consultation fees, and expert fees) which arise before, or
during the term of the Lease as a result of Hazardous Materials (provided, however, that Tenant
represents that based on the environmental information in Tenant’s files, there are no known
Pre-Existing Environmental Conditions on the date of this Lease, and based on such information, the
possibility of such a Pre-Existing Environmental Condition is remote). This indemnification of
Landlord by Tenant includes, without limitation, costs incurred in connection with any
investigation or site conditions or any cleanup, remedial, removal, or restoration work required by
any federal, state, or local governmental agency or political subdivision because of

10

 

Hazardous
Materials present in the soil or ground water on or under the Premises. Without limiting the
foregoing, if the presence of any Hazardous Materials on the Premises results in any contamination
of the Premises, Tenant shall promptly take all actions at its sole expense as are recommended by
environmental consultants hired by Tenant and are necessary to return the Premises to the
condition required by the appropriate governmental authority; provided that Landlord’s approval of
such actions shall first be obtained, which approval shall not be unreasonably withheld so long as
such actions would not potentially have any material adverse long-term or short-term effect on the
Premises. Should Tenant obtain a “no further action” closure letter or similar evidence of the
completion of remediation from (an “NFA Letter”) Tenant shall have no obligation to
further remediate the Premises, but Tenant shall continue to indemnify, defend and hold harmless
Landlord for any claims, judgments, damages, penalties, fines, costs, liabilities, or losses as
more particularly set forth in the beginning of this paragraph. Notwithstanding the foregoing, as
more particularly provided for in Section 4.6(b), upon the end of the Lease Term, should Tenant
obtain an NFA Letter, Tenant’s indemnity obligations under this subsection shall be modified as
more particularly set forth in Section 4.6(b).

               (e) Tenant’s Notification Obligation. Tenant promptly shall notify Landlord of any of
the following: (i) any correspondence or communication from any governmental
entity regarding the application of Environmental Laws to the Premises or Tenant’s operation
of the Premises, if such communication would enlarge or materially change or has the potential to
materially change Tenant’s or Landlord’s obligations or liabilities under the Environmental Laws;
(ii) any correspondence, communication or notifications as are required by either the Federal or
State Emergency Planning and Community Right to Know Acts if such communication would enlarge or
materially change or has the potential to materially change Tenant’s or Landlord’s obligations or
liabilities under the Environmental Laws; (iii) any material change in Tenant’s operations on the
Premises that will enlarge or materially change or has the potential to materially change Tenant’s
obligations or liabilities under the Environmental Laws; (iv) any Material Release or suspected
Material Releases of any and all Hazardous Materials at, from or near the Premises. In addition,
within thirty (30) days of Landlord’s written request, Tenant shall provide to Landlord a copy of
Tenant’s “Leaseback Environmental Status Report” or a similar report if such report is no
longer created by Tenant, which describes all testing and test results of the Premises during the
prior year. Such request of shall not be made by Landlord more than twice in any calendar year.

               (f) Landlord’s Right of Entry. If there has been a Material Release, at Landlord’s
sole expense and sole discretion, Landlord may enter upon the Premises (without interfering with
Tenant’s business and operations on the Premises) and make any inspection, tests, borings,
measurements, investigation or assessment Landlord deems necessary in the exercise of its
reasonable judgment in order to determine the presence of Hazardous Materials. Provided, however,
that Landlord shall not conduct any soil borings or other invasive testing procedures unless there
has been a Material Release or Landlord has a reasonable basis to suspect there has been a Material
Release on the Premises. Landlord shall select a qualified environmental consultant to complete
such tasks and shall not conduct any such inspections or other activities described herein without
consulting and coordinating such efforts with the Tenant’s environmental team. Nothing herein
shall be deemed to require Landlord to conduct any such testing, measurement, investigation or
assessment. Landlord shall give Tenant a

11

 

minimum of five (5) days written notice prior to
conducting any such inspection, tests, borings, measurements, investigation or assessment, so that
Tenant may have the opportunity to be present and to receive split test samples and/or to observe
such testing. Landlord agrees to consult with and coordinate such actions with Tenant’s
environmental team. In conducting any such inspections, and testing, Landlord shall not unduly
interrupt or interfere with the conduct of Tenant’s business. Notwithstanding any other provisions
of this Lease to the contrary, Landlord shall be solely responsible for any costs, claims, damages,
expenses or liabilities that arise as a result of Landlord’s inspections and testing to the extent
attributable to the negligence or misconduct of Landlord or Landlord’s agents. Provided, however,
no notice from Landlord to Tenant shall be required under urgent or emergency conditions. Tenant
shall be provided with a copy of each report setting forth the results of any test performed by
Landlord promptly upon receipt. Landlord’s right of entry and inspection shall include the right
to inspect Tenant’s records required to be maintained pursuant to Environmental Laws.

               (g) Tenant’s Environmental Records. Landlord shall have the right to require Tenant
to provide to Landlord access to Tenant’s file with respect to environmental matters affecting the
Premises upon two (2) business days prior written notice. Upon such request, not to be made more
than once in any calendar year, Tenant shall provide a copy of all new
correspondence, reports and other written material in Tenant’s environmental file for the
Premises.

               (h) Tenant’s Right to Remove the Storage Tank System during the Term.

Tenant shall have the right, at its sole discretion, during the first fifteen (15) Lease Years to
remove all or part of the Storage Tank System, and upon such removal Tenant shall not be obligated
to replace such Storage Tank System but shall be obligated to restore the surface where the Storage
Tank System was removed to grade (including restoration of the asphalt or other Improvements
damaged by such removal, if any) consistent with the condition of the surface and Improvements
prior to such removal. After the first fifteen (15) Lease Years, and only if Tenant has exercised
the next five-year option, Tenant shall have the right, at its sole discretion, to remove all or
part of the Storage Tank System, and upon such removal Tenant shall not be obligated to replace
such Storage Tank System but shall be obligated to restore the surface where the Storage Tank
System was removed to grade (including restoration of the asphalt or other Improvements damaged by
such removal, if any) consistent with the condition of the surface and Improvements prior to such
removal. Notwithstanding anything herein to the contrary, if there is a Material Release after the
fifteenth (15th) Lease Year which results from a material failure in the Storage Tank
System, then Tenant shall have the right to remove the Storage Tank System in order to remediate
the Premises in compliance with the appropriate governmental authorities, and in such case, Tenant
shall not have the obligation to replace the Storage Tank System (regardless of whether Tenant has
exercised the next five-year option) but shall be obligated to restore the surface where the
Storage Tank System was removed to grade (including restoration of the asphalt or other
Improvements damaged by such removal, if any) consistent with the condition of the surface and
Improvements prior to such removal. Any removal and replacement of the Storage Tank System shall
be performed in accordance with all laws as required by Section 4.3, including all Environmental
Laws as required by this Section 4.5. If there are any Hazardous Materials on, at or under the
Premises at the time of such removal and replacement, then Tenant shall remediate such Hazardous
Materials as otherwise required by this Section 4.5.

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     4.6 Resolution of Environmental Matters at Expiration or Termination of Tenancy.

               (a) Tenancy Close-Out Environmental Assessment and Report. Not later than (i) thirty
(30) days prior to the expiration of the Lease or (ii) ninety days after an earlier termination of
the tenancy, whichever may apply, Tenant shall submit to the Landlord (i) a copy of all of Tenant’s
records relating to obligations under this Article IV, and (ii) a report of any environmental
assessment pursuant to ASTM and/or prevailing industry standards, conducted by a qualified, and
adequately insured consultant firm, to (1) identify and assess the presence of Hazardous Materials
on, in, at, and, where information indicates migration of Hazardous Materials off site and it is
practical to do so, off site of the Premises; (2) all records relating to the determination of the
integrity and tightness of all Storage Tank Systems on the Premises; and (3) determine any needed
remedial actions needed or pending regulatory obligations performance or resolution of which is
required to comply with Environmental Laws or restore the Premises as set forth in this Section
4.6. Tenant shall secure on behalf of Landlord the ability of the Landlord to rely upon the report
and be named as an additional insured under the consultant’s insurance policies. Tenant shall
update and supplement such report as needed through the date of the end of the tenancy to reflect
any change in conditions or new
information pertaining to the methodology or findings of the report. Tenant shall not be in
default under this Lease for failure to complete the matters in this paragraph if Tenant is
actively and diligently pursuing such matters.

               (b) Remedial and Corrective Actions; Closure of Storage Tank Systems: Not later than
(i) the expiration of the Lease, (ii) six (6) months after the earlier termination of the Lease,
(iii) or such longer time as is approved in writing by Governmental Authorities, if any is
required, or as may be necessary to complete such corrective action in compliance with Governmental
Authorities, and in any event, as consented to by Landlord, which consent shall not be unreasonably
withheld, Tenant shall provide Landlord with written evidence and assurances that, as of the date
of the end of the tenancy, or as soon as reasonably practicable thereafter, the Premises and any
Storage Tank Systems left at the Premises comply (or will comply if any remediation is required)
with all Environmental Laws and, where applicable, any required regulatory closures or NFA Letter
have been obtained. Upon delivery of the evidence required hereunder, Tenant shall no longer have
any indemnity obligations under this Lease with respect to any new suit or claim brought against
Landlord or the Premises after the end of the Term regarding any Release that occurred on the
Premises during the Term.

     4.7 Right to Contest. Tenant may, at its sole cost and expense, contest, or cause to
be contested, by appropriate legal proceedings conducted in good faith and with due diligence, the
application of laws, ordinances, statutes or regulations to the Premises, including the application
of Environmental Laws or Environmental Requirements to the Premises, provided Tenant indemnifies
and holds Landlord harmless from any expenses (including reasonable attorney’s fees) or liability
arising out of such contest, and posts any bond or security required by law in connection with such
contest.

     4.8 Sewage. Tenant shall not discharge or permit to be discharged from the Premises
any sewage other than that which is normal waste water for the business conducted by Tenant on, in
or from the Premises. Any sewage which is produced or generated in connection with the use

13

 

or
operation of the Premises shall be handled and disposed of by Tenant as required by and in
compliance with all applicable local, state and federal laws, ordinances and rules or regulations.

     4.9 Survival. The provisions of this Article IV shall survive expiration or
termination of the tenancy but nothing herein shall obligate Tenant for any environmental
conditions first existing on the Premises after the date of expiration or termination of Tenant’s
tenancy hereunder.

ARTICLE V.

TAXES AND ASSESSMENTS

     5.1 Real Estate Taxes and Assessments. From and after the Effective Date and
continuing throughout the Term of this Lease Tenant’s obligations with respect to Real Estate Taxes
(as hereinafter defined) shall be as follows:

               (a) As used herein, “Real Estate Taxes” shall mean all taxes, assessments and other
governmental impositions and charges of every kind and nature whatsoever, extraordinary as well as
ordinary, and each and every installment thereof which during the Term hereof or prior to the Term
of the Lease shall be or have been charged, laid, levied, assessed, or imposed upon, or arise in
connection with, the use, occupancy or possession of the Premises or any part thereof, including,
without limitation, ad valorem real and personal property taxes, and all taxes charged, laid,
levied, assessed or imposed in lieu of or in addition to any of the foregoing by virtue of all
present or future laws, ordinances, requirements, orders, directions, rules or regulations of
federal, state, county and municipal governments and of all other governmental authorities
whatsoever.

               (b) Tenant shall pay directly to the taxing authorities all Real Estate Taxes on or before the
date such Real Estate Taxes are due and payable. Landlord, with Tenant’s cooperation, shall cause
the taxing authorities to deliver all bills for Real Estate Taxes directly to Tenant or should any
taxing authority refuse to deliver a tax bill directly to Tenant, Landlord shall deliver said tax
bill to Tenant no later than twenty (20) days after receipt from the taxing authority. Upon
written request from Landlord, Tenant shall deliver to Landlord evidence of the payment of the Real
Estate Taxes for the calendar year no later than twenty (20) days after the date Tenant has paid
the Real Estate Taxes.

               (c) Reserved.

               (d) Landlord agrees that Tenant has the first right to manage and conduct all negotiations of
the Real Estate Taxes and shall also have the right to contest the validity or the amount of any
Real Estate Taxes by such appellate or other proceedings as may be appropriate in the jurisdiction,
and may, if applicable, defer payment of such obligations if payment would operate as a bar to such
contest, and, if applicable, pay same under protest, or take such other steps as Tenant may deem
appropriate, provided, however, that Tenant indemnifies Landlord from any expense (including
reasonable attorney’s fees) or liability arising out of such contest, pursues such contest in good
faith and with due diligence, posts any bond or security required by law in connection with such
contest, gives Landlord written notice of its intention to contest, and takes no action which shall
cause or allow the institution of any foreclosure proceedings or

14

 

similar action against the
Premises. Landlord shall, at Tenant’s expense, cooperate in the institution and prosecution of any
such proceedings initiated by Tenant, if so requested by Tenant, and shall execute any documents
which Landlord may reasonably be required to execute and shall make any appearances which Landlord
may reasonably be required to make in connection with such proceedings. Further provided, that if
Landlord receives any letters or communications from any taxing entity regarding the purchase price
of the Premises paid by Landlord, or any other purchaser, or any request or information regarding
the appraisal of the Premises, Landlord shall promptly forward such communications to Tenant for
Tenant to respond. Landlord agrees not to respond directly to such requests, but rather to forward
all such requests to Tenant.

               (e) If Tenant elects not to institute proceedings to contest the validity or the amount of any
Real Estate Taxes, Landlord may do so, after giving Tenant fifteen (15) days prior written notice,
and Tenant shall cooperate and shall make any appearances which Tenant may reasonably be required
to make in such proceedings but shall not be obligated to incur any
expense in connection therewith; provided, however, that Landlord pursues such contest in good
faith and with due diligence and Landlord shall take no action which shall cause or allow the
institution of any foreclosure proceedings or similar action against the Premises which might
result in the termination of this Lease.

               (f) Should any of the proceedings referred to in the preceding two paragraphs (d) and (e) of
this Section 5.1 result in reducing the total annual Real Estate Taxes, Tenant shall be entitled to
receive all refunds by the taxing authorities attributable to the Premises for any period for which
Tenant has paid Real Estate Taxes after deducting therefrom payment of all of the reasonable
expenses incurred by Landlord and Tenant, if any, incurred in any such proceeding in which a refund
is paid. If no refund shall be secured in any such proceeding, the party instituting the
proceeding shall bear the entire cost, or if Landlord institutes the proceeding at Tenant’s
request, Tenant shall bear the entire cost.

               (g) Except for Real Estate Taxes, nothing in this Article 5 shall require Tenant to pay or
reimburse Landlord for the payment of (i) any income, profit, inheritance, estate, succession,
gift, franchise or transfer taxes which are or may be imposed upon Landlord, its successors or
assigns, by whatever authority imposed or however designated, (ii) any tax imposed upon the sale of
all or a part of the Premises by Landlord, or (iii) any tax, assessment, charge or levy imposed or
levied upon or assessed against any property of Landlord other than the Premises or any income to,
or business activity of, Landlord not in connection with the Premises. Nothing herein shall
require Tenant to pay or reimburse Landlord for the payment of any tax if Tenant’s payment of such
tax or reimbursement of Landlord for the payment of such tax would violate any applicable law.

               (h) Tenant shall pay and discharge, when due, all taxes assessed during the Term of this Lease
against any leasehold interest or personal property of any kind owned by or placed in the Premises
by Tenant. In addition to the Rent and any other sums or amounts required to be paid by Tenant to
Landlord pursuant to the provisions of this Lease, Tenant shall also pay to Landlord,
simultaneously with such payment of such Rent or other sums or amounts, the amount of any
applicable sales, use or excise tax on any such Rent or other sums or amounts so paid by Tenant to
Landlord, whether the same be levied, imposed or assessed by the State in

15

 

which the Premises is
located or any other federal, state, county or municipal governmental entity or agency. Any such
sales, use or excise taxes shall be paid by Tenant to Landlord at the same time that each of the
amounts with respect to which such taxes are payable are paid by Tenant to Landlord.

ARTICLE VI.

UTILITIES

     From and after the Effective Date Tenant shall be liable for and shall pay directly all
charges, rents and fees (together with any applicable taxes or assessments thereon) when due for
water, gas, electricity, air conditioning, heat, septic, sewer, refuse collection, telephone and
any other utility charges or similar items in connection with the use or occupancy of the Premises
during the Term of this Lease. From and after the Effective Date Landlord shall not be responsible
or liable in any way whatsoever for the impairment, interruption, stoppage, or other interference
with any utility services to the Premises not caused by Landlord, its agents,
employees, contractors or licensees. In any event no interruption, termination or cessation
of utility services to the Premises shall relieve Tenant of its duties and obligations pursuant to
this Lease, including, without limitation, its obligation to pay all Rent as and when the same
shall be due hereunder.

ARTICLE VII. — RESERVED

ARTICLE VIII.

INSURANCE

     8.1 Insurance by Tenant. From and after the Effective Date and continuing throughout
the Term of this Lease, Tenant shall, at its sole cost and expense, maintain in full force and
effect the following types and amounts of insurance coverage:

               (a) Special form insurance on the Improvements, including all permitted alterations, changes,
additions and replacements thereof and thereto, including without limitation, insurance against
loss or damage caused by: (i) fire, windstorm and other hazards and perils generally included under
extended coverage; (ii) sprinkler leakage; (iii) vandalism and malicious mischief; and (iv) boiler
and machinery, all in an amount which reasonably assures there will be sufficient proceeds to
replace the Improvements in the event of a loss against which such insurance is issued. Such
insurance shall (i) contain an agreed amount endorsement or equivalent clause within the policy
with respect to the Improvements, (ii) provide for no deductible in excess of * AND NO/100 DOLLARS
($*), and (vi) contain endorsements insuring against liability for “demolition costs” and
“increased cost of construction”, as well as “ordinance or law” coverage and an “enforcement”
endorsement if any of the Improvements or the use of the Premises shall at any time constitute
legally non-conforming structures or uses. All insurance required hereunder, and all other
insurance maintained by Tenant on the Improvements in excess of or in addition to that required
hereunder, shall be carried in favor of Landlord and Tenant, as their respective interests may
appear.

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          (b) Commercial general liability and property damage insurance providing coverage against
liability for personal and bodily injury, death and property damage having limits of not less than
*AND NO/100 DOLLARS ($*) (evidenced as $* excess of a $* self-insured retention) per occurrence
with a general aggregate of not less than * AND NO/100 DOLLARS ($*), and with an umbrella liability
policy in the amount of * AND NO/100 DOLLARS ($*). Such insurance shall cover at least the
following hazards: (i) premises and operations; (ii) products and completed operations; (iii)
independent contractors; (iv) blanket contractual liability for all written and oral contracts; and
(v) contractual liability covering the indemnities contained in Article XVIII hereof to the extent
the same is available. Such insurance, and any and all other liability insurance maintained by
Tenant in excess of or in addition to that required hereunder, shall name Landlord as an additional
insured with a waiver of subrogation in favor of Landlord.

          (c) Workers’ compensation insurance or employee liability insurance, in the minimum amounts
required by the state in which the Premises is located, if any.

          (d) Builders’ risk insurance in accordance with the requirements of this Article, but only
prior to the commencement of and during the construction of any permitted rehabilitation,
replacement, reconstruction, restoration, renovation or alteration to the Premises.

          (e) Flood hazard insurance if any portion of the Improvements is currently or at any time in
the future located in a federally designated “special flood hazard area” and in which flood
insurance has been made available under the National Flood Insurance Act of 1968 (and any successor
thereto) in an amount which reasonably assures that there will be sufficient proceeds to replace
the Improvements in the event of a loss against which such insurance is issued.

          (f) Environmental Insurance covering the Premises and the Underground Storage Tank System (i)
in an amount of at least $* per occurrence, and $* in the aggregate, or in such greater amount as
may be required by law, providing coverage for remediation of any Hazardous Materials contamination
at the Premises, and (ii) in the amount of at least $* per occurrence providing coverage for
compensation of any related personal injuries and third party liability. If the Premises is
located in the State of Oklahoma, Tenant shall carry Environmental Insurance covering the Premises
and the Storage Tank System in an amount of at least $* per occurrence, covering third party
liability and personal injuries, but such coverage shall not cover the remediation of any Hazardous
Material on, in or under the Premises, except as otherwise required now or in the future under the
laws of the State of Oklahoma.

          (g) If Tenant’s use of the Premises involves selling or distributing alcoholic beverages for
off premises consumption, Tenant shall provide, keep and maintain in full force and effect liquor
liability insurance in the amount of not less than * AND NO/100 DOLLARS ($*) (evidenced as $*
excess of a $* self insured retention), with umbrella policy of at least $*.

          (h) In addition, Tenant shall, at Landlord’s reasonable request, provide, keep and maintain in
full force and effect such other insurance for such risks and in such amounts as may from time to
time be commonly insured against in the case of business operations in the

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same county where the
Premises are located, similar to those contemplated by this Lease to be conducted by Tenant on the
Premises.

     8.2 Carriers and Features. Tenant has provided to Landlord copies of insurance
certificates evidencing all insurance required by this section simultaneously with execution of
this Lease, and Landlord has approved the same. All insurance policies required to be carried by
Tenant as provided in this Article shall be issued by insurance companies approved by Landlord
authorized to do business in the State in which the Premises is located. The insurance companies
must have: (i) an investment grade rating for claims paying ability assigned by a credit rating
agency approved by Landlord and (ii) a general policy rating of A minus or better and a financial
class of VII or better by A.M. Best Company, Inc. (with the exception of the environmental
insurance policy described above) All such policies shall be for periods of not less than one year
and Tenant shall
renew the same at least thirty (30) days prior to the expiration thereof. All such policies
shall name Landlord as additional insured and any wholly or principally owned subsidiaries of
Landlord that may now or hereafter exist, as well as any mortgagee or collateral assignee of
Landlord, and shall require not less than thirty (30) days written notice to Landlord prior to any
cancellation thereof or any change reducing coverage thereunder. Landlord shall not be liable for
any insurance premiums thereon or subject to any assessments thereunder.

     Tenant shall pay the premiums for all insurance policies which Tenant is obligated to carry
under this Article VIII and, at least fifteen (15) days after to the date any such insurance must
be in effect, and at least five (5) days before the expiration date of the prior policy, deliver to
Landlord a copy of the policy or policies, or a certificate or certificates thereof (on ACORD 27
forms or equivalent), along with evidence that the premiums therefor have been paid for at least
the next ensuing quarter-annual period.

     8.3 Failure to Procure Insurance. In the event Tenant shall fail to procure insurance
required under this Article and fail to maintain the same in full force and effect continuously
during the Term of this Lease, Landlord shall be entitled to immediately procure the same and
Tenant shall promptly reimburse Landlord for such premium expense as Additional Rent.

     8.4 Self-Insurance.(a) Notwithstanding anything else contained herein, should Tenant
have a net worth of $* (excluding goodwill) during any part of the Term of this Lease, Tenant may
self-insure for some or all insurance obligations contained hereunder for so long as Tenant
maintains said net worth requirement, except to the extent insurance is required by the State where
the Premises is located and such State does not allow such liability to be self-insured. If Tenant
desires to self-insure pursuant to this Section 8.4(a), Tenant shall deliver to Landlord at least
thirty (30) days prior to self-insuring a notice that it intends to self-insure hereunder, together
with financial statements evidencing that Tenant has met the net worth requirement set forth above.
If at any time during the Term, Tenant is self-insuring pursuing to this Section 8.4(a) and
Tenant’s net worth falls below the minimum net worth requirement set forth above, then Tenant shall
no longer be entitled to self-insure under this Subsection, and Tenant shall procure all insurance
otherwise required by this Article VIII. If Tenant is self-insuring under this Subsection, rather
than delivering the insurance certificate called for in at the times set forth in Section 8.2
above, Tenant shall deliver a certificate of self-insurance to Landlord.

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          (b) Tenant may increase its self-insured retention on the liability insurance to be carried by
Tenant under Section 8.1(b) above to amounts reasonably agreed to by Tenant and Landlord, provided,
however, in no event shall the self-insured retention be increased to an amount greater than $*.

ARTICLE IX.

ADDITIONS, ALTERATIONS AND REMOVALS

     9.1 Prohibition. Except as hereinafter expressly provided in Section 9.2, no portion of the Premises shall be
demolished, removed, modified or altered by Tenant in any manner whatsoever.

     9.2 Permitted Renovations. Tenant shall be entitled and obligated to undertake all
alterations to the Premises required by any applicable law or ordinance including, without
limitation, any alterations required by any Accessibility Laws. Tenant shall be entitled to make
Minor Alterations, as defined herein, to the Premises without Landlord’s prior consent, and without
prior notice to Landlord. As used herein, “Minor Alterations” shall mean an alteration to
the Premises the cost of which does not exceed $* and which do not decrease the value or the square
footage of the Improvements. Except for Minor Alternations, Tenant shall not be entitled to make
any alterations or renovations to the Premises without Landlord’s consent, which shall not be
unreasonably withheld. It shall be reasonable for Landlord to withhold its consent to any
alteration, modification or renovation if such alteration, modification or renovation decreases the
value of the Improvements or the Premises, or decreases the square footage of the Improvements. In
performing any alterations or renovations to the Premises, including Minor Alterations, Tenant
shall meet and comply with all of the following conditions:

          (a) Before the commencement of any such alterations, Tenant shall furnish to Landlord plans
and specifications therefor or a detailed itemization thereof; provided, however, for
non-structural Minor Alterations Tenant shall have no obligation to deliver plans and
specifications or an itemization of the work to Landlord before commencement of such work.

          (b) Before the commencement of any such alterations, Tenant shall obtain the approval (if any
is required) thereof by all governmental departments or authorities having or claiming jurisdiction
of or over the Premises, as more particularly required by Section 4.3 hereof

          (c) Tenant represents and warrants to Landlord that all such alterations will be performed in
a good and workmanlike manner, in accordance with the terms, provisions and conditions of this
Lease, and for structural alterations (other than Minor Alterations), in accordance with the plans
and specifications or itemization thereof approved by Landlord.

          (d) Landlord shall have the right to inspect any such work at all times during normal working
hours and to maintain at the Premises for that purpose (at its own expense) such inspector(s) as it
may deem necessary so long as such inspections do not interfere with Tenant’s work (but Landlord
shall not thereby assume any responsibility for the proper completion of the alterations in
accordance with the terms of this Lease, nor any liability arising from the improper performance
thereof).

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          (e) All such alterations shall be performed at Tenant’s cost and expense and free of any
expense to Landlord and free of any liens on Landlord’s title, as more particularly provided for in
Section 15.2 hereof.

          (f) Upon substantial completion of any such alterations Tenant shall procure a certificate of
occupancy or other written approval, from the appropriate governmental authorities verifying the
substantial completion thereof and shall provide a copy of same to
Landlord, but only if such certificate of occupancy or other written approval is required by
the governmental authority.

          (g) Tenant shall, and hereby agrees to, indemnify and save and hold Landlord harmless from and
against and reimburse Landlord for any and all loss, damage, cost and expense (including, without
limitation, reasonable attorneys’ fees) incurred by or asserted against Landlord which is
occasioned by or results, directly or indirectly, from any construction or renovation activities
conducted upon the Premises; whether or not the same is caused by or is the fault of Tenant or any
contractor, subcontractor, laborer, supplier, materialman or any other third party.

ARTICLE X.

MAINTENANCE AND REPAIRS

     10.1 Repairs by Tenant. From and after the Effective Date and continuing throughout
the Term of this Lease Tenant shall at all times and at its sole cost and expense, put, keep,
replace and maintain the Premises (including, without limitation, the roof, plumbing systems,
electric systems and HVAC systems) in good repair and in good, safe and substantial order and
condition, shall make all repairs and replacements thereto, both inside and outside, structural and
non-structural, ordinary and extraordinary, howsoever the necessity or desirability for repairs may
occur, and whether or not necessitated by wear, tear, obsolescence or defects, latent or otherwise,
and shall use all reasonable precautions to prevent waste, damage or injury. Tenant shall also, at
its own cost and expense, put, keep, replace and maintain all landscaping, signs, sidewalks,
roadways, driveways and parking areas within the Premises in good repair and in good, safe and
substantial order and condition and free from dirt, standing water, rubbish and other obstructions
or obstacles, ordinary wear and tear excepted.

     10.2 Landlord’s Obligation. Landlord shall not be required to make any alterations,
reconstructions, replacements, changes, additions, improvements or repairs of any kind or nature
whatsoever to the Premises or any portion thereof (including, without limitation, any portion of
the Improvements) at any time during the Term of this Lease.

ARTICLE XI.

DAMAGE OR DESTRUCTION

     11.1 Restoration and Repair. If, during the Term of this Lease, the Improvements
shall be destroyed or damaged in whole or in part by fire, windstorm or any other cause whatsoever,
Tenant shall give Landlord immediate notice thereof and shall repair, reconstruct or replace the
Improvements, or the portion thereof so destroyed or damaged (whichever is reasonably required), at
least to the extent of the value and character thereof existing immediately prior to

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such occurrence. All work shall be started as soon as practicable and completed, at Tenant’s sole cost
and expense. Tenant shall, however, promptly take such action as is necessary to assure that the
Premises (or any portion
thereof) do not constitute a nuisance or otherwise present a health or safety hazard. There
shall be no abatement or reduction in Rent as a result of a casualty. Notwithstanding anything to
the contrary if there is a casualty to the Premises in the last two (2) Lease Years of the Term or
of the then current Option Term which damages the Improvements by more than twenty five percent,
then Tenant, at its option, may terminate this Lease, by delivering written notice of termination
to Landlord within thirty (30) days of the event of casualty. All Rent shall be paid through the
date of Landlord’s receipt of Tenant’s notice of termination. In the event of such termination,
Landlord shall be entitled to any and all insurance proceeds relating to such casualty to be paid
under all insurance policies to be carried under Article VIII of this Lease or any other insurance
policies carried by Tenant on the Premises.

     11.2 Escrow of Insurance Proceeds. In the event of a casualty resulting in a loss
payment for the Improvements in an amount greater than * AND NO/100 DOLLARS ($*), the proceeds of
all insurance policies maintained by Tenant shall be deposited in Landlord’s name in an escrow
account at a bank or other financial institution designated by Landlord, and shall be used by
Tenant for the repair, reconstruction or restoration of the Improvements. Such proceeds shall be
disbursed periodically by Landlord upon certification of the architect or engineer having
supervision of the work that such amounts are the amounts paid or payable for the repair,
reconstruction or restoration. Tenant shall, at the time of establishment of such escrow account
and from time to time thereafter until said work shall have been completed and paid for, furnish
Landlord with adequate evidence that at all times the undisbursed portion of the escrowed funds,
together with any funds made available by Tenant, is sufficient to pay for the repair,
reconstruction or restoration in its entirety. Tenant shall obtain and make receipted bills
available to Landlord and, upon completion of said work, full and final waivers of lien. Upon the
final completion of the repair, reconstruction or restoration, any un-disbursed portion of the
escrowed funds, plus any interest earned thereon, shall be delivered to Landlord. In the event of
a casualty resulting in a loss payment for the Improvements in an amount equal to or less than the
amount stated above, the proceeds shall be paid to Tenant, and shall be applied towards repair,
reconstruction and restoration.

     11.3 Uninsured Losses. Nothing contained herein shall relieve Tenant of its
obligations under this Article if the destruction or damage is not covered, either in whole or in
part, by insurance.

ARTICLE XII.

CONDEMNATION

     12.1 Complete Taking. If the whole of the Premises shall be taken or condemned for
any public or quasi-public use or purpose, by right of eminent domain or by purchase in lieu
thereof, or if a substantial portion of the Premises shall be so taken or condemned that the
portion or portions remaining is or are not sufficient and suitable, in the mutual reasonable
judgment of Landlord and Tenant, for the continued operation of the business contemplated by this
Lease to be conducted thereon, therein or therefrom so as to effectively render the Premises untenantable, then this Lease
and the Term hereby granted shall cease and terminate as of the date on which the condemning
authority takes possession and all Rent shall be paid by Tenant to Landlord up to

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that date or
refunded by Landlord to Tenant if Rent has previously been paid by Tenant beyond that date.

     12.2 Partial Taking. If a portion of the Premises is taken, and the portion or
portions remaining can, in the mutual reasonable judgment of Landlord and Tenant, be adapted and
used for the conduct of Tenant’s business operation, then the Tenant shall promptly restore the
remaining portion or portions thereof to a condition comparable to their condition at the time of
such taking or condemnation, less the portion or portions lost by the taking, and this Lease shall
continue in full force and effect except that the Rent payable hereunder shall, if necessary, be
equitably adjusted to take into account the portion or portions of the Premises lost by the taking.

     12.3 Award. The entire award for the Premises or the portion or portions thereof so
taken shall be apportioned between Landlord and Tenant as follows: (i) if this Lease terminates
due to a taking or condemnation, Landlord shall be entitled to the entire award; (ii) if this Lease
does not terminate due to such taking or condemnation, Tenant shall be entitled to the award to the
extent required for restoration of the Premises, and Landlord shall be entitled to the balance of
the award not applied to restoration. If this Lease does not terminate due to a taking or
condemnation, Tenant shall, with due diligence, restore the remaining portion or portions of the
Premises in the manner hereinabove provided. In such event, if the proceeds of the award to be
applied to restoration exceed $*, then the proceeds of the award to be applied to restoration shall
be deposited with a bank or financial institution designated by Landlord as if such award were
insurance proceeds, and the amount so deposited will thereafter be treated in the same manner as
insurance proceeds are to be treated under Section 11.2 of this Lease until the restoration has
been completed and Tenant has been reimbursed for all the costs and expenses thereof. Upon the
final completion of the repair, reconstruction or restoration, any funds in such account, together
with any interest earned thereon, shall be delivered to Landlord. If the award is insufficient to
pay for the restoration, Tenant shall be responsible for the remaining cost and expense of such
restoration.

     12.4 Disputes. If Landlord and Tenant cannot agree in respect of any matters to be
determined under this Article, a determination shall be requested of the court having jurisdiction
over the taking or condemnation; provided, however, that if said court will not accept such matters
for determination, either party may have the matters determined by a court otherwise having
jurisdiction over the parties.

ARTICLE XIII.

LANDLORD’S RIGHT TO INSPECT

     Landlord and its agents shall have the right to enter upon the Premises or any portion thereof
at any reasonable time to inspect, by giving to Tenant two (2) business days prior written
notice, the operation, sanitation, safety, maintenance and use of the same, or any portions of
the same and to assure itself that Tenant is in full compliance with its obligations under this
Lease (but Landlord shall not thereby assume any responsibility for the performance of any of
Tenant’s obligations hereunder, nor any liability arising from the improper performance thereof).
In making any such inspections, Landlord shall not unduly interrupt or interfere with the conduct
of Tenant’s business. Notwithstanding any other provisions of this Lease to the contrary, Landlord
shall be solely responsible for any costs, claims, damages, expenses or liabilities that arise as a

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result of Landlord’s inspection to the extent attributable to the negligence or misconduct of
Landlord or Landlord’s agents.

ARTICLE XIV.

ASSIGNMENT AND SUBLETTING BY TENANT

     Tenant may assign its interest in this Lease or sublet the whole or any part of the Premises
without the prior consent of Landlord provided that (i) Tenant shall deliver to Landlord a copy of
the instrument(s) of assignment or sublease, and (ii) any such assignee or sublessee shall agree in
writing to assume and perform all of the terms and conditions of this Lease on Tenant’s part to be
performed with respect to the assigned or subleased estate from and after the commencement date of
such assignment or subletting. Tenant shall remain primarily liable and responsible under this
Lease in the event of any such assignment or sublease and any such assignment or sublease shall not
operate to release Tenant from its obligations hereunder. Any assignment of this Lease or
subletting of the Premises without notification to Landlord shall not be effective as to Landlord
and Landlord shall not be bound thereby until receipt of such notification. Any assignment of this
Lease or subletting of the Premises for an unlawful or prohibited use or a use restricted by
matters of title shall be void and of no force and effect. Notwithstanding the foregoing, SSP
Partners, as Tenant, may be released from continuing liability under this Lease should Tenant
assign this Lease to an entity that has both (i) at the time of said assignment, a net worth
(excluding goodwill) of $* as evidenced by audited financial statements of assignee evidencing said
net worth delivered by Tenant to Landlord at the time of such assignment, and (ii) experience and
creditworthiness substantially similar to Tenant at the time of said assignment. «Assignment»

     Landlord agrees that with regard to any sublease or other occupancy agreement entered into by
Tenant on or in the Premises, so long as this Lease is in place and Tenant has not committed an
Event of Default hereunder, all income from any said sublease or occupancy agreement shall belong
to Tenant and Landlord hereby waives any claims with respect to the income from any sublease or any
occupancy rights granted by Tenant on the Premises, which shall remain the Property of Tenant.
Should Tenant sublease any part of the Premises or otherwise enter into any occupancy agreements
during the Term, nothing in this Lease shall obligate Landlord to recognize the rights of any
subtenants or other parties in occupancy of the Premises.

ARTICLE XV.

LANDLORD’S INTEREST NOT SUBJECT TO LIENS

     15.1 Liens, Generally. Tenant shall not create or cause to be imposed, claimed or filed upon the Premises, or any
portion thereof, or upon the interest of Landlord therein, any lien, charge or encumbrance
whatsoever. If, because of any act or omission of Tenant, any such lien, charge or encumbrance
shall be imposed, claimed or filed, Tenant shall, at its sole cost and expense, cause the same to
be fully paid and satisfied or otherwise discharged of record (by bonding or otherwise) and Tenant
shall indemnify and save and hold Landlord harmless from and against any and all costs,
liabilities, suits, penalties, claims and demands whatsoever, and from and against any and all
attorneys’ fees, at both trial and all appellate levels, resulting or on account thereof and
therefrom. In the event that Tenant shall fail to comply with the foregoing

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provisions of this
Section 15.1, Landlord shall have the option of paying, satisfying or otherwise discharging (by
bonding or otherwise) such lien, charge or encumbrance and Tenant agrees to reimburse Landlord,
upon demand and as Additional Rent, for all sums so paid and for all costs and expenses incurred by
Landlord in connection therewith, together with interest thereon as provided in this Lease, until
paid. The terms and conditions of this section shall in no way limit Tenant’s right to place a
lien upon any of Tenant’s personalty or trade fixtures located on the Premises. In addition,
Tenant shall have the unconditional right to grant mortgages (a “Leasehold Mortgage”)
covering the leasehold interest created by this Lease and in and to the Improvements and any
fixtures, furnishings, machinery or equipment owned by Tenant and located therein. The following
terms and provisions shall apply to any Leasehold Mortgage:

               (i) Tenant may give notice to Landlord that all notices under this Lease should also be given
to the holder of the Leasehold Mortgage (the “Leasehold Mortgagee”), and upon receipt of
such notice, Landlord will copy the Leasehold Mortgagee on any notices of default sent under this
Lease, at the address provided by Tenant. A Leasehold Mortgagee may, but shall not be obligated
to, cure any default or perform any obligation to be performed by Tenant hereunder in the same
period of time provided for Tenant to perform or cure any non-performance hereunder.

               (ii) No assignment of this Lease to a Leasehold Mortgagee, or foreclosure by a Leasehold
Mortgagee against Tenant’s interest under this Lease or its interest in the Improvements and/or any
subleases thereof, shall be deemed an assignment in violation of this Lease. Landlord agrees that
any Leasehold Mortgagee who has been identified by Tenant as a Leasehold Mortgagee may notify
Landlord that such Leasehold Mortgagee has succeeded to the interest of “Tenant” hereunder, and
Landlord thereafter shall treat such Leasehold Mortgagee as the Tenant hereunder without any
obligation to inquire into the validity of such Leasehold Mortgagee’s right to succeed to the
interest of “Tenant” hereunder.

     15.2 Mechanics Liens. Landlord’s interest in the Premises shall not be subjected to
liens of any nature by reason of Tenant’s construction, alteration, renovation, repair,
restoration, replacement or reconstruction of any improvements on or in the Premises, or by reason
of any other act or omission of Tenant (or of any person claiming by, through or under Tenant)
including, but not limited to, mechanics’ and materialmen’s liens. All persons dealing with Tenant
are hereby placed on notice that such persons shall not look to Landlord or to Landlord’s credit or
assets (including Landlord’s interest in the Premises) for payment or satisfaction of any
obligations incurred in connection with the construction, alteration, renovation, repair,
restoration, replacement or reconstruction thereof by or on behalf of Tenant. Tenant has no power, right
or authority to subject Landlord’s interest in the Premises to any mechanic’s or materialmen’s lien
or claim of lien. If a lien, a claim of lien or an order for the payment of money shall be imposed
against the Premises on account of work performed, or alleged to have been performed, for or on
behalf of Tenant, Tenant shall, within thirty (30) days after written notice of the imposition of
such lien, claim or order, cause the Premises to be released therefrom by the payment of the
obligation secured thereby or by furnishing a bond or by any other method prescribed or permitted
by law. If a lien is released, Tenant shall thereupon establish the release as a matter of record
by recording or filing it in the appropriate office of land records of the County in which the
Premises is located, and shall furnish Landlord with a copy of same.

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     15.3 Contest of Liens. Tenant may, at its option, contest the validity of any lien or
claim of lien if Tenant shall have first posted an appropriate and sufficient bond in favor of the
claimant or paid the appropriate sum into court, if permitted by law, and thereby obtained the
release of the Premises from such lien. If judgment is obtained by the claimant under any lien,
Tenant shall pay the same promptly after such judgment shall have become final and the time for
appeal therefrom has expired without appeal having been taken. Tenant shall, at its own expense,
defend the interests of Tenant and Landlord in any and all such suits; provided, however, that
Landlord may, at its election, engage its own counsel and assert its own defenses, in which event
Tenant shall cooperate with Landlord and make available to Landlord all information and data which
Landlord deems necessary or desirable for such defense.

     15.4 Notices of Commencement of Construction. If required by the laws of the State in
which the Premises is located, prior to commencement by Tenant of any work on the Premises Tenant
shall record or file a notice of the commencement of such work (the “Notice of
Commencement”) in the land records of the County in which the Premises are located, identifying
Tenant as the party for whom such work is being performed, stating such other matters as may be
required by law and requiring the service of copies of all notices, liens or claims of lien upon
Landlord. Any such Notice of Commencement shall clearly reflect that the interest of Tenant in the
Premises is that of a leasehold estate and shall also clearly reflect that the interest of Landlord
as the fee simple owner of the Premises shall not be subject to mechanics or materialmen’s liens on
account of the work which is the subject of such Notice of Commencement. A copy of any such Notice
of Commencement shall be furnished to and approved by Landlord and its attorneys prior to the
recording or filing thereof, as aforesaid.

ARTICLE XVI.

SUBORDINATION, ATTORNMENT AND NON-DISTURBANCE

     16.1 Subordination. This Lease, Tenant’s interest hereunder and Tenant’s leasehold
interest in and to the Premises are hereby agreed by Tenant to be and are hereby made junior,
inferior, subordinate and subject in right, title, interest, lien, encumbrance, priority and all
other respects to any mortgage or mortgages now or hereafter in force and effect upon or encumbering Landlord’s
interest in the Premises, or any portion thereof, and to all collateral assignments by Landlord to
any third party or parties of any of Landlord’s rights under this Lease or the rents, issues and
profits thereof or therefrom as security for any liability or indebtedness, direct, indirect or
contingent, of Landlord to such third party or parties, and to all future modifications,
extensions, renewals, consolidations and replacements of, and all amendments and supplements to any
such mortgage, mortgages or assignments, and upon recording of any such mortgage, mortgages or
assignments, the same shall be deemed to be prior in dignity, lien and encumbrance to this Lease,
Tenant’s interest hereunder and Tenant’s leasehold interest in and to the Premises irrespective of
the dates of execution, delivery or recordation of any such mortgage, mortgages or assignments;
provided, however, such subordination shall be upon the express condition that the validity of this
Lease shall be recognized by the holder of any such mortgage or assignment, and that,
notwithstanding any default by the Landlord with respect to such mortgage or assignment, such
holder of such mortgage or assignment shall agree, pursuant to a Subordination, Non-Disturbance and
Attornment Agreement in a form reasonably acceptable to lender, Landlord and Tenant that Tenant’s
possession and right of use under this Lease in and to the Premises shall not be disturbed by such
mortgagee or ground lessor unless and until an Event

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of Default shall have occurred and be
continuing and, as a result of such Event of Default, this Lease or Tenant’s right to possession
hereunder shall have been terminated in accordance with the provisions of this Lease. The
foregoing subordination provisions of this Section shall be automatic and self-operative without
the necessity of the execution of any further instrument or agreement of subordination on the part
of Tenant. However, if Landlord or the holder or proposed holder of any such mortgage, mortgages
or assignments shall request that Tenant execute and deliver any further instrument or agreement of
subordination of this Lease, Tenant’s interest hereunder or Tenant’s leasehold interest in the
Premises to any such mortgage, mortgages or assignments in confirmation or furtherance of or in
addition to the foregoing subordination provisions of this Section, Tenant shall execute and
deliver the same to the requesting party within ten (10) business days following Tenant’s receipt
of such a written request.

     16.2 Attornment. Tenant shall and hereby agrees to attorn, and be bound under all of
the terms, provisions, covenants and conditions of this Lease, to any successor of the interest of
Landlord under this Lease for the balance of the Term of this Lease remaining at the time of the
succession of such interest to such successor. In particular, in the event that any proceedings
are brought for the foreclosure of any mortgage or security interest encumbering or collateral
assignment of Landlord’s interest in the Premises, or any portion thereof, Tenant shall attorn to
the purchaser at any such foreclosure sale and recognize such purchaser as Landlord under this
Lease, subject, however, to all of the terms and conditions of this Lease. Tenant agrees that
neither the purchaser at any such foreclosure sale nor the foreclosing mortgagee or holder of such
security interest or collateral assignment shall have any liability for any act or omission of
Landlord, be subject to any offsets or defenses which Tenant may have as claim against Landlord, or
be bound by any advance rents which may have been paid by Tenant to Landlord for more than the
current period in which such rents come due.

     16.3 Rights of Mortgagees and Assignees. At the time of giving any notice of default to Landlord, Tenant shall mail or deliver to the
holders of any mortgage on the Premises or holder of security interest in or collateral assignment
of this Lease who have, in writing, notified Tenant of their interests (individually a
“Mortgagee”) a copy of any such notice. No notice of default or termination of this Lease
by Tenant shall be effective until every Mortgagee shall have been furnished a copy of such notice
by Tenant. In the event Landlord fails to cure any default by it under this Lease, any Mortgagee
shall have, at its option, a period of thirty (30) days within which to remedy such default of
Landlord or to cause such default to be remedied. In the event that a Mortgagee elects to cure any
such default by Landlord, then Tenant shall accept such performance on the part of such Mortgagee
as though the same had been performed by Landlord, and for such purpose Tenant hereby authorizes
any Mortgagee to enter upon the Premises to the extent necessary to exercise any of Landlord’s
rights, powers and duties under this Lease. If any Mortgagee promptly commences and diligently
pursues to cure a default by Landlord which is reasonably capable of being cured by that Mortgagee,
then Tenant will not terminate this Lease or cease to perform any of its obligations under this
Lease so long as the Mortgagee is, with due diligence, engaged in the curing of such default.

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ARTICLE XVII.

END OF TERM

     17.1 Surrender of Premises. Tenant shall, on or before the last day of the Term of
this Lease or upon the sooner termination thereof, peaceably and quietly surrender and deliver to
Landlord the Premises (including, without limitation, all Improvements and all additions thereto
and replacements thereof made from time to time over the Term of this Lease), in good order,
condition and repair, and free and clear of all liens and encumbrances other than those which exist
on the Rental Commencement Date or are otherwise specifically approved and acknowledged by Landlord
in writing and free of Tenant’s Personal Property. In addition, Tenant shall comply with the close
out requirements of Section 4.6 of this Lease.

     The provisions of this Article shall survive the termination or expiration of this Lease.

     17.2 Holding Over. If Tenant or any other person or party shall remain in possession
of the Premises or any part thereof following the expiration of the Term or earlier termination of
this Lease or should Landlord leave any of Tenant’s Personal Property on the Premises, without an
agreement in writing between Landlord and Tenant with respect thereto, the person or party
remaining in possession shall be deemed to be a tenant at sufferance, and during any such holdover,
the Rent payable under this Lease by such tenant at sufferance shall be double the rate or rates in
effect immediately prior to the expiration of the Term or earlier termination of this Lease. In no
event, however, shall such holding over be deemed or construed to be or constitute a renewal or
extension of this Lease.

     17.3 Reserved.

ARTICLE XVIII.

LIABILITY OF LANDLORD; INDEMNIFICATION

     18.1 Liability of Landlord. Except as otherwise provided in this Lease, Landlord
shall not be liable to Tenant, its employees, agents, business invitees, licensees, customers,
clients, or guests for any damage, injury, loss, compensation or claim, including, but not limited
to, claims for the interruption of or loss to Tenant’s business, based on, arising out of or
resulting from any cause whatsoever (except the negligence of Landlord, its successors and
assigns, and their respective directors, officers, employees and agents), including, but not
limited to: (i) repairs to any portion of the Premises; (ii) interruption in Tenant’s use of the
Premises; (iii) any accident or damage resulting from the use or operation (by Landlord, Tenant or
any other person or persons) of any equipment within the Premises, including without limitation,
heating, cooling, electrical or plumbing equipment or apparatus; (iv) the termination of this Lease
by reason of the condemnation or destruction of the Premises in accordance with the provisions of
this Lease; (v) any fire, robbery, theft, mysterious disappearance or other casualty; (vi) the
actions of any other person or persons; and (g) any leakage or seepage in or from any part or
portion of the Premises, whether from water, rain or other precipitation that may leak into, or
flow from, any part of the Premises, or from drains, pipes or plumbing fixtures in the
Improvements. Any storage or placement by the Tenant or its employees of goods, property or
personal effects in or about the Premises shall be done at the sole risk of the Tenant.

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     18.2 Indemnification of Landlord. Subject to the limitations set forth in Section
18.1 above, Tenant shall defend, indemnify and save and hold Landlord harmless from and against any
and all liabilities, obligations, losses, damages, injunctions, suits, actions, fines, penalties,
claims, demands, costs and expenses of every kind or nature (except as may arise through the
negligence or misconduct of Landlord, its successors and assigns, and their respective directors,
officers, employees and agents) , including reasonable attorneys’ fees and court costs, incurred by
Landlord, arising directly or indirectly from or out of: (i) any failure by Tenant to perform any
of the terms, provisions, covenants or conditions of this Lease on Tenant’s part to be performed;
(ii) any accident, injury or damage which shall happen at, in or upon the Premises, however
occurring; (iii) any matter or thing growing out of the condition, occupation, maintenance,
alteration, repair, use or operation by any person of the Premises, or any part thereof, or the
operation of the business contemplated by this Lease to be conducted thereon, thereat, therein, or
therefrom; (iv) any failure of Tenant to comply with any laws, ordinances, requirements, orders,
directions, rules or regulations of any governmental authority, including, without limitation, the
Accessibility Laws; or (v) any other act or omission of Tenant, its employees, agents, invitees,
customers, licensees or contractors. Tenant’s indemnity obligations under this Article and
elsewhere in this Lease arising prior to the expiration or earlier termination of this Lease shall
survive any such expiration or termination, subject to the limitations in Section 4.6(b) and
subject to Tenant’s release from continuing liability under Article XIV hereof (after an assignment
to an assignee that meets the net worth requirements set forth in the first paragraph of Article
XIV hereof).

     18.3 Notice of Claim or Suit / Notice of Environmental Matters. Tenant shall promptly notify Landlord of any claim, action, proceeding or suit involving the
Premises which is instituted or threatened against Tenant or Landlord of which Tenant receives
notice or of which Tenant acquires knowledge. In the event Landlord is made a party to any action
for damages or other relief against which Tenant has indemnified Landlord, as aforesaid, Tenant
shall defend Landlord, pay all costs and shall provide effective counsel to Landlord in such
litigation or, at Landlord’s option, shall pay all reasonable attorneys’ fees and costs incurred by
Landlord in connection with its own defense or settlement of said litigation.

     18.4 Limitation on Liability of Landlord. In the event Tenant is awarded a money
judgment against Landlord, Tenant’s sole recourse for satisfaction of such judgment shall be
limited to execution against the Premises. In no event shall any officer, director, employee or
shareholder of Landlord be personally liable for the obligations of Landlord hereunder. Nothing in
this section shall limit Landlord’s liability for or Tenant’s ability to recover against Landlord
for, any tort committed by Landlord or Landlord’s agents against Tenant or any other person on, in
or about the Premises, including the negligent acts of Landlord or Landlord’s agents while
inspecting the Premises pursuant to any of the terms or provisions of this Lease.

ARTICLE XIX.

DEFAULT

     19.1 Events of Default. Each of the following events shall be an event of default
hereunder by Tenant and shall constitute a breach of this Lease (individually an “Event of
Default”):

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          (a) If Tenant shall fail to pay, when due, any Rent, or portion thereof, or any other sum due
to Landlord from Tenant hereunder, and such failure shall continue for a period of ten (10) days
after notice from Landlord; provided, however, after Tenant’s first failure to pay in any calendar
year during the Term, the cure period shall be five (5) days instead of ten (10) days.

          (b) If Tenant shall violate or fail to comply with or perform any other term, provision,
covenant, agreement or condition to be performed or observed by Tenant under this Lease, and such
violation or failure shall continue for a period of thirty (30) days after written notice thereof
from Landlord; provided, however, Tenant shall have more than thirty (30) days to cure the
non-monetary default as is necessary provided Tenant commences to cure said default within thirty
(30) days of receipt of Landlord’s notice, Tenant diligently pursues said cure to completion, and
Tenant completes said cure within one hundred and eighty (180) days of receipt of Landlord’s
notice, or longer if Tenant is diligently pursuing remediation of a Material Release in, on or
under the Premises in compliance with the applicable governmental authority.

          (c) If, at any time during the Term of this Lease, Tenant shall file in any court, pursuant to
any statute of either the United States or of any State, a petition in bankruptcy or insolvency,
or for reorganization or arrangement, or for the appointment of a receiver or trustee of all or any
portion of Tenant’s property, including, without limitation, its leasehold
interest in the Premises, or if Tenant shall make an assignment for the benefit of its
creditors or petitions for or enters into an arrangement with its creditors.

          (d) If, at any time during the Term of this Lease, there shall be filed against Tenant in any
courts pursuant to any statute of the United States or of any State, a petition in bankruptcy or
insolvency, or for reorganization, or for the appointment of a receiver or trustee of all or a
portion of Tenant’s property, including, without limitation, its leasehold interest in the
Premises, and any such proceeding against Tenant shall not be dismissed within sixty (60) days
following the commencement thereof.

          (e) If Tenant’s leasehold interest in the Premises or property therein shall be seized under
any levy, execution, attachment or other process of court where the same shall not be vacated or
stayed on appeal or otherwise within sixty (60) days thereafter, or if Tenant’s leasehold interest
in the Premises is sold by judicial sale and such sale is not vacated, set aside or stayed on
appeal or otherwise within ninety (90) days thereafter.

          (f) «Cross_1»«Cross_2»«Cross_3»«Cross_4»«Cross_5»

          (g) If Tenant commits an anticipatory breach of this Lease, as defined herein. As used
herein, “Anticipatory Breach” shall mean either (i) Tenant’s repudiation of the Lease in writing,
or (ii) Tenant’s failure to pay Rent or other amounts due under this Lease as and when they are due
and payable, after any applicable notice period as set forth in this Section 19.1.

     19.2 Remedies on Default. If any of the Events of Default hereinabove specified shall
occur, Landlord, at any time thereafter, shall have and may exercise any of the following rights
and remedies:

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          (a) Landlord may, pursuant to written notice thereof to Tenant, terminate this Lease and,
peaceably or pursuant to appropriate legal proceedings, re-enter, retake and resume possession of
the Premises for Landlord’s own account and, for Tenant’s breach of and default under this Lease,
recover promptly from Tenant any and all rents and other sums and damages due or in existence at
the time of such termination, including, without limitation, (i) all Rent and other sums, charges,
payments, costs and expenses agreed and/or required to be paid by Tenant to Landlord hereunder,
(ii) all costs and expenses of Landlord in connection with the recovery of possession of the
Premises, including reasonable attorneys’ fees and court costs, and (iii) all costs and expenses of
Landlord in connection with any reletting or attempted reletting of the Premises or any part or
parts thereof, including, without limitation, brokerage fees, attorneys’ fees and the cost of any
alterations or repairs which may be reasonably required to so relet the Premises, or any part or
parts thereof.

          (b) Landlord may, pursuant to any prior notice required by law, and without terminating this
Lease, peaceably or pursuant to appropriate legal proceedings, re-enter, retake and resume
possession of the Premises for the account of Tenant, make such alterations of and repairs to the
Premises as may be reasonably necessary in order to relet the same or any part or parts thereof and
relet or attempt to relet the Premises or any part or parts thereof for such term or terms (which
may be for a term or terms extending beyond the Term of this Lease), at such rents and upon such
other terms and provisions as Landlord, in its sole, but reasonable,
discretion, may deem advisable. If Landlord relets or attempts to relet the Premises,
Landlord shall at its sole discretion determine the terms and provisions of any new lease or
sublease and whether or not a particular proposed new tenant or sublessee is acceptable to
Landlord. Upon any such reletting, all rents received by the Landlord from such reletting shall be
applied, (a) first, to the payment of all costs and expenses of recovering possession of the
Premises, (b) second, to the payment of any costs and expenses of such reletting, including
brokerage fees, attorneys’ fees and the cost of any alterations and repairs reasonably required for
such reletting; (c) third, to the payment of any indebtedness, other than Rent, due hereunder from
Tenant to the Landlord, (d) fourth, to the payment of all Rent and other sums due and unpaid
hereunder, and (e) fifth, the residue, if any, shall be held by the Landlord and applied in payment
of future Rents as the same may become due and payable hereunder. If the rents received from such
reletting during any period shall be less than that required to be paid during that period by the
Tenant hereunder, Tenant shall promptly pay any such deficiency to the Landlord and failing the
prompt payment thereof by Tenant to Landlord, Landlord shall immediately be entitled to institute
legal proceedings for the recovery and collection of the same. Such deficiency shall be calculated
and paid at the time each payment of rent shall otherwise become due under this Lease, or, at the
option of Landlord, at the end of the Term of this Lease. Landlord shall, in addition, be
immediately entitled to sue for and otherwise recover from Tenant any other damages occasioned by
or resulting from an Event of Default under this Lease other than a default in the payment of rent.
No such re-entry, retaking or resumption of possession of the Premises by the Landlord for the
account of Tenant shall be construed as an election on the part of Landlord to terminate this Lease
unless a written notice of such intention shall be given to the Tenant or unless the termination of
this Lease be decreed by a court of competent jurisdiction. Notwithstanding any such re-entry and
reletting or attempted reletting of the Premises or any part or parts thereof for the account of
Tenant without termination, Landlord may at any time thereafter, upon written notice to Tenant,
elect to terminate this Lease or pursue any other remedy available to Landlord for Tenant’s
previous breach of or default under this Lease.

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Landlord, in the exercise of its reasonable
business judgment, shall minimize or mitigate Landlord’s damages as a result of the Event of
Default of Tenant under this Lease.

          (c) Landlord may, (i) without re-entering, retaking or resuming possession of the Premises,
sue for all Rent and all other sums, charges, payments, costs and expenses due from Tenant to
Landlord hereunder as they become due under this Lease, taking into account that Tenant’s right and
option to pay the Rent hereunder on a monthly basis in any particular Lease Year is conditioned
upon the absence of a default on Tenant’s part in the performance of its obligations under this
Lease, or (ii) at Landlord’s option, dispossess Tenant and to the fullest extent permitted by law,
collect the difference between the total of all Rent provided for in this Lease for the remainder
of the Term and the reasonable rental value for the Premises for such period, such difference
discounted to the present value.

     In addition to the remedies hereinabove specified and enumerated, Landlord shall have and may
exercise the right to invoke any other remedies allowed at law or in equity as if the remedies of
re-entry, unlawful detainer proceedings and other remedies were not herein provided. Accordingly,
the mention in this Lease of any particular remedy shall not preclude Landlord from having or
exercising any other remedy at law or in equity. Nothing herein contained shall be construed as
precluding the Landlord from having or exercising such lawful remedies as may be and become
necessary in order to preserve the Landlord’s right or the
interest of the Landlord in the Premises and in this Lease, even before the expiration of any
notice periods provided for in this Lease, if under the particular circumstances then existing the
allowance of such notice periods will prejudice or will endanger the rights and estate of the
Landlord in this Lease and in the Premises; provided, however, that nothing herein shall entitle
Landlord to receive more than Landlord is otherwise entitled to receive under this Lease.

     19.3 Landlord May Cure Tenant Defaults. If an Event of Default shall occur, other
than the payment of Rent, Landlord may, after notice to Tenant and a reasonable time to perform
after such notice (or without notice if, in Landlord’s reasonable opinion, an emergency exists)
perform the same for the account and at the expense of Tenant. If, at any time and by reason of
such default, Landlord is compelled to pay, or elects to pay, any sum of money or do any act which
will require the payment of any sum of money, or is compelled to incur any expense in the
enforcement of its rights hereunder or otherwise, such sum or sums, together with interest thereon
at the highest rate allowed under the laws of the State of Texas, shall be deemed Additional Rent
hereunder and shall be repaid to Landlord by Tenant promptly when billed therefor, and Landlord
shall have all the same rights and remedies in respect thereof as Landlord has in respect of the
rents herein reserved.

     19.4 Waiver of Landlord’s Lien. Landlord hereby expressly waives all liens,
constitutional, statutory or otherwise, which it may have with regard to Tenant’s personal
property, trade fixtures, furniture, equipment, stock, goods, merchandise, inventory, and other
property placed on the Premises during the term of this Lease.

     19.5 Rights Cumulative. The rights and remedies provided and available to Landlord in
this Lease are distinct, separate and cumulative remedies, and no one of them, whether or not
exercised by Landlord, shall be deemed to be in exclusion of any other.

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ARTICLE XX.

NOTICES

     Any notice required or permitted to be given under this Lease shall be deemed given if
delivered personally or sent by (a) United States registered or certified mail, postage prepaid,
return receipt requested, or (b) overnight courier service, and addressed as follows:

	 	 	 	 	 
	 

	 	If to Landlord:
	 	«BuyerLandlord»
	 

	 	 	 	«Buyer_Address»
	 

	 	 	 	«Buyer_City», «Buyer_State» «Buyer_Zip»
	 

	 	 	 	Attention: «Attn»
	 
	 	 	 	 
	 

	 	With copy to:
	 	NNN Acquisitions, Inc.
	 

	 	 	 	450 South Orange Avenue, Suite 900
	 

	 	 	 	Orlando, Florida 32801
	 

	 	 	 	Attention: General Counsel
	 
	 	 	 	 
	 

	 	If to Tenant:
	 	Mr. Sam L. Susser
	 

	 	 	 	4433 Baldwin
	 

	 	 	 	Corpus Christi, Texas 78408
	 
	 	 	 	 
	 

	 	With a copy to:
	 	Legal Department
	 

	 	 	 	SSP Partners
	 

	 	 	 	P.O. Box 9036
	 

	 	 	 	Corpus Christi, Texas 78469

or such other address as may be designated by either party by written notice to the other. Except
as otherwise provided in this Lease, every notice, demand, request or other communication hereunder
shall be deemed to have been given or served upon actual receipt thereof. Accordingly, a notice
shall not be effective until actually received. Notwithstanding the foregoing, any notice mailed
to the last designated address of any person or party to which a notice may be or is required to be
delivered pursuant to this Lease shall not be deemed ineffective if actual delivery cannot be made
due to a change of address of the person or party to which the notice is directed or the failure or
refusal of such person or party to accept delivery of the notice.

ARTICLE XXI.

MISCELLANEOUS

     21.1 “Triple Net” Lease. Landlord and Tenant acknowledge and agree that both parties
intend that this Lease shall be and constitute what is generally referred to in the real estate
industry as a “triple net” or “absolute net” lease, such that Tenant shall be obligated hereunder
to pay all costs and expenses incurred with respect to, and associated with, the Premises and the
business operated thereon and therein, including, without limitation, all taxes and assessments,
utility charges, insurance costs, maintenance costs and repair, replacement and restoration
expenses (all as more particularly herein provided) together with any and all other assessments,
charges, costs and expenses of any kind or nature whatsoever related to, or associated with, the

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Premises and the business operated thereon and therein; provided, however, that Landlord shall
nonetheless be obligated to pay any debt service on any mortgage encumbering Landlord’s fee simple
interest in the Premises, and Landlord’s personal income taxes with respect to the rents received
by Landlord under this Lease. Except as expressly provided in this Lease, Landlord shall bear no
cost or expense of any type or nature with respect to, or associated with, the Premises.

     21.2 Estoppel Certificates. At any time and from time to time, Landlord and Tenant
shall, at no cost to the non-requesting party, promptly and in no event later than twenty (20) days
after a request from either
Tenant (or any Leasehold Mortgagee), or Landlord, execute, acknowledge and deliver to the
requesting party or any present or proposed mortgagee of the leasehold estate or the fee estate, or
any proposed assignee, a certificate in the form set forth on Exhibit B, certifying: (i)
that the Lease is in full force and effect and has not been modified (or if modified, setting forth
all modifications), or if the Lease is not in full force and effect, the certificate shall so
specify the reasons therefore; (ii) the commencement and expiration dates of the Lease Term; (iii)
the date to which the rentals have been paid under the Lease and the amount thereof then payable;
(iv) whether there are then any existing known defaults by Tenant (or Landlord) in the performance
of its obligations under this Lease, and, if there are any such known defaults, specifying the
nature and extent thereof; (v) that no notice has been received by Landlord (or Tenant) of any
default under this Lease which has not been cured, except as to defaults specified in the
certificate; (vi) the capacity of the person executing such certificate, and that such person is
duly authorized to execute the same on behalf of Landlord; (vii) an agreement to provide notice of
default to any mortgagee of the leasehold estate (or fee estate) and the same opportunity provided
herein (within the same time period) to Landlord or Tenant to cure said default; (viii) the number
of options remaining in the term, if any; and (ix) any other information reasonably requested by
Tenant or Landlord or its present or proposed assignee or mortgagee. If Landlord or Tenant shall
fail or refuse to sign an estoppel certificate in accordance with the provisions of this Section
within the time period set forth above following a request by the other party to this Lease, the
party failing to respond irrevocably constitutes and appoints the other party as its
attorney-in-fact for the sole purpose of executing and delivering the certificate to any such third
party.

     21.3 Brokerage. Landlord and Tenant hereby represent and warrant to each other that
they have not engaged, employed or utilized the services of any business or real estate brokers,
salesmen, agents or finders in the initiation, negotiation or consummation of the business and real
estate transaction reflected in this Lease. On the basis of such representation and warranty, each
party shall and hereby agrees to indemnify and save and hold the other party harmless from and
against the payment of any commissions or fees to or claims for commissions or fees by any real
estate or business broker, salesman, agent or finder resulting from or arising out of any actions
taken or agreements made by them with respect to the business and real estate transaction reflected
in this Lease.

     21.4 No Partnership or Joint Venture. Landlord shall not, by virtue of this Lease, in
any way or for any purpose, be deemed to be a partner of Tenant in the conduct of Tenant’s business
upon, within or from the Premises or otherwise, or a joint venturer or a member of a joint
enterprise with Tenant.

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     21.5 Entire Agreement. This Lease contains the entire agreement between the parties
and, except as otherwise provided herein, can only be changed, modified, amended or terminated by
an instrument in writing executed by the parties. It is mutually acknowledged and agreed by
Landlord and Tenant that there are no verbal agreements, representations, warranties or other
understandings affecting the same; and that Tenant hereby waives, as a material part of the consideration hereof, all
claims against Landlord for rescission, damages or any other form of relief by reason of any
alleged covenant, warranty, representation, agreement or understanding not contained in this Lease.
This Lease shall not be changed, amended or modified except by a written instrument executed by
Landlord and Tenant.

     21.6 Waiver. No release, discharge or waiver of any provision hereof shall be
enforceable against or binding upon Landlord or Tenant unless in writing and executed by Landlord
or Tenant, as the case may be. Neither the failure of Landlord or Tenant to insist upon a strict
performance of any of the terms, provisions, covenants, agreements and conditions hereof, nor the
acceptance of any Rent by Landlord with knowledge of a breach of this Lease by Tenant in the
performance of its obligations hereunder, shall be deemed a waiver of any rights or remedies that
Landlord or Tenant may have or a waiver of any subsequent breach or default in any of such terms,
provisions, covenants, agreements and conditions.

     21.7 Time. Time is of the essence in every particular of this Lease, including,
without limitation, obligations for the payment of money.

     21.8 Costs and Attorneys’ Fees. If either party shall bring an action to recover any
sum due hereunder, or for any breach hereunder, and shall obtain a judgment or decree in its favor,
the court may award to such prevailing party its reasonable costs and reasonable attorneys’ fees,
specifically including reasonable attorneys’ fees incurred in connection with any appeals (whether
or not taxable as such by law). Landlord shall also be entitled to recover its reasonable
attorneys’ fees and costs incurred in any bankruptcy action filed by or against Tenant, including,
without limitation, those incurred in seeking relief from the automatic stay, in dealing with the
assumption or rejection of this Lease, in any adversary proceeding, and in the preparation and
filing of any proof of claim.

     21.9 Financial Data. Tenant shall deliver to Landlord those documents in the time
frames provided in Schedule 1.

     21.10 Captions and Headings. The captions and headings in this Lease have been
inserted herein only as a matter of convenience and for reference and in no way define, limit or
describe the scope or intent of, or otherwise affect, the provisions of this Lease.

     21.11 Severability. If any provision of this Lease shall be deemed to be invalid, it
shall be considered deleted therefrom and shall not invalidate the remaining provisions of this
Lease.

     21.12 Successors and Assigns. The agreements, terms, provisions, covenants and
conditions contained in this Lease shall be binding upon and inure to the benefit of Landlord and
Tenant and, to the extent permitted herein, their respective successors and assigns.

     21.13 Applicable Law. This Lease shall be governed by, and construed in accordance
with, the laws of the State in which the Premises is located.

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     21.14 Recordation of Memorandum of Lease. At either party’s option, a short form
memorandum of this Lease, in the form attached hereto as Exhibit C shall be recorded or
filed among the appropriate land records of the County in which the Premises is located, and Tenant
shall pay the recording costs associated therewith. In the event of a discrepancy between the
provisions of this Lease and such short form memorandum thereof, the provisions of this Lease shall
prevail.

     21.15 Waiver of Jury Trial. TENANT AND LANDLORD HEREBY KNOWINGLY, VOLUNTARILY AND
INTENTIONALLY WAIVE THE RIGHT EITHER OF THEM OR THEIR HEIRS, PERSONAL REPRESENTATIVES, SUCCESSORS
OR ASSIGNS MAY HAVE TO A TRIAL BY JURY IN RESPECT TO ANY LITIGATION ARISING OUT OF, UNDER OR IN
CONNECTION WITH THIS LEASE OR ANY AGREEMENT CONTEMPLATED TO BE EXECUTED IN CONJUNCTION HEREWITH, OR
ANY COURSE OF CONDUCT, COURSE OF DEALING, STATEMENTS (WHETHER VERBAL OR WRITTEN) OR ACTIONS OF ANY
PARTY. THIS PROVISION IS A MATERIAL INDUCEMENT TO LANDLORD’S ACCEPTING THIS LEASE.

     21.16 Counterparts. This Lease may be executed in counterparts by the parties hereto
and each shall be considered an original, but all such counterparts shall be construed together and
constitute one Lease between the parties hereto.

     21.17 Not a Security Arrangement. The parties hereto agree and acknowledge that this
transaction is not intended as a security arrangement or financing secured by real property, but
shall be construed for all purposes as a true operating lease.

     21.18 Maintenance Records and Contracts. Tenant shall keep and maintain at all times
complete and accurate books and records regarding the maintenance and repair of the Premises, and
upon the request of Landlord not to be made more than once in any calendar year, Tenant shall
furnish to Landlord within thirty (30) days of such request, copies of all
maintenance and repair records for the Premises in Tenant’s possession for that year,
including any maintenance or service contracts.

     21.19 Tenant’s Personal Property. During the term of this Lease Tenant may, at
Tenant’s expense, place or install such furniture, trade fixtures, equipment, machinery,
furnishings, face plates of signage and other articles of movable personal property (collectively,
“Tenant’s Personal Property”) on the Premises as may be needed for the conduct of Tenant’s
business. It is expressly understood that the term Tenant’s Personal Property as used herein shall
in no event extend to leasehold improvements, fixtures or similar “vanilla shell” items such as
light fixtures, HVAC equipment, or other fixtures and equipment, including any canopies,
permanently affixed to the Premises.

     21.20 Landlord’s Cooperation. Landlord agrees, upon Tenant’s request, but at no cost
or expense to Landlord, to provide such information as is reasonably necessary to assist Tenant in
procuring any permits or licenses necessary to operate the Premises as a convenience store with gas
facilities or any other permitted use hereunder.

     21.21 Reserved.

35

 

     21.22 Guaranty. The obligations of Tenant under this Lease are guarantied by Susser
Holdings, L.L.C., a Delaware limited liability company (the “Guarantor”), pursuant to that
certain Guaranty between Landlord and Guarantor of even date herewith. A release of Tenant upon an
assignment of this Lease to an entity that meets the net worth requirements set forth in Article
XIV of this Lease or a release of Tenant upon the written agreement of Landlord and Tenant, shall
also operate as a release of Guarantor.

[The remainder of this page is intentionally left blank]

36

 

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

	 	 	 	 	 	 	 	 	 	 	 	 	 
	Signed, sealed and delivered	 	 	 	«BuyerLandlord», «Corp_Info»	 	 
	in the presence of:	 	 	 	 	 	 	 	 	 	 
	 
	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	«Buyer_Sig_Block»	 	 
	 	 	 	 	 	 	«Buyer_corp_info»	 	 
	 	 	 	 	 	 	«sole_member»	 	 
	 
	 	 	 	 	 	 	 	 	 	 	 	 
	 

	 	 	 	 	 	 	 	By:	 	 	 	 
	 	 	 	 	 	 	 	 	 	 	 
	Name:	 	 	 	 	 	 	 	Name: «Buyer_Name»	 	 
	 

	 	 

	 	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	 	 	Its: «Buyer_Title»	 	 
	 
	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	 	 	 	 	 
	Name:	 	 	 	 	 	(CORPORATE SEAL)	 	 
	 

	 	 

	 	 	 	 	 	 	 	 	 	 
	 
	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	“LANDLORD”

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