Document:

ex10-1.htm

    

      Exhibit
10.1

       

      

      FOURTH
AMENDMENT TO LEASE

       

      THIS FOURTH AMENDMENT TO LEASE
(“Amendment”) is made
and entered into as of the 30 day of January, 2008 by and between FSP 303 EAST WACKER DRIVE LLC,
a Delaware limited liability company (herein referred to as “Landlord”), and KPMG LLP, a Delaware limited
liability partnership (herein referred to as “Tenant”).

       

      R E C I T
A L S:

       

      WHEREAS, Landlord (as
successor in interest to the original named landlord) and Tenant (as successor
in interest to the original named tenant) are parties to that certain Office
Lease dated August, 1997 (“Original Lease”), as amended
by First Amendment dated December 4, 1997 (“First Amendment”) and by
Second Amendment to Lease dated as of December 4, 1997 (“Second Amendment”) and by
Third Amendment to Lease dated March 4, 2004 (“Third Amendment”) (said
Original Lease, as amended by the First Amendment, the Second Amendment and the
Third Amendment, as amended hereby, and as further amended from time to time,
the “Lease”), which
Lease covers space containing 228,688 square feet of Rentable Area located on
the 13th, 14th, 15th, 16th, 17th, 18th, 19th and 22nd floors of the Building
known as 303 East Wacker Drive, Chicago, Illinois for an initial stated term
scheduled to expire on August 31, 2012;

       

      WHEREAS, Landlord and Tenant
desire to amend the Lease to add additional space on the 20th floor of the
Building to the leased premises demised thereunder, and for other matters, all
upon the terms and conditions hereinafter set forth;

       

      NOW THEREFORE, in
consideration of the foregoing and of the mutual covenants and agreements
contained herein, Landlord and Tenant hereby agree as follows:

       

      1.           Incorporation
of Recitals and Exhibits. The foregoing recitals and all exhibits
attached hereto are, by this reference, hereby incorporated as part of this
Amendment.

       

      2.           Defined
Terms. All capitalized terms used herein and defined in the Lease shall
have the same meanings as in the Lease unless otherwise defined herein. For
purposes of the Lease, the term “Rent” shall specifically
include the rental payments due with respect to the Original Premises and the
Additional Premises as described in this Amendment. As used herein, the
following terms shall have the respective meanings indicated below:

       

      (a)           “Additional Premises” shall
mean space on the 20th floor in the Building, containing 30,402 square feet of
Rentable Area, comprising the entire such 20th floor, shown and identified on
Exhibit A attached
hereto and made a part hereof.

       

      (b)           “Additional Premises Commencement
Date” shall mean May 1, 2008.

       

      (c)           “Original Premises” shall mean
the Premises on the 13th, 14th, 15th, 16th, 17th, 18th, 19th and 22nd floors at
the Building being leased under the Lease immediately prior to the date hereof,
as described in the opening Recital paragraph above, containing 228,688 square
feet of Rentable Area.

       

      
        
           

        

        
           

           

        

        
           

        

      

      3.           Condition;
Turnover Date; Tenant's Work.

       

      (a)           Condition.
Subject to Paragraphs 7 and 8 below regarding Landlord's obligation to fund the
“Allowance” and the “Space Plan Allowance”, as therein described, and subject to
Landlord's obligation to perform, or cause to be performed, within a reasonable
time frame, the remediation or other compliance work (including, without
limitation, any ADA compliance within the restrooms on the 20th floor and
installation of any legally required strobes or speakers in the common elevator
lobbies, washrooms and stairwells on the 20th floor), required on account of the
Additional Premises not complying, in all material respects, as of the Turnover
Date (as defined in Paragraph 3(b) below), with any applicable Laws (as defined
in the Original Lease) in effect as of the Turnover Date, Tenant agrees to
accept the Additional Premises in their “as is” condition effective as
of the “Turnover Date” specified in Paragraph 3(b) below. Landlord agrees to (i)
coordinate any such remediation or other compliance work, as described in the
preceding sentence, with Tenant so that such remediation or other compliance
work does not materially interfere with the performance of Tenant's Work (as
hereinafter defined), and (ii) complete all such remediation or other compliance
work, if any, prior to the Additional Premises Commencement Date (or thereafter,
within a reasonable time frame, if Landlord was not otherwise given reasonably
sufficient prior notification of such necessary work so as to be able to
reasonably complete such work on or before the Additional Premises Commencement
Date hereunder). No agreement of Landlord to alter, remodel, decorate, clean or
improve the Additional Premises (or to provide Tenant with any credit or
allowance for the same), and no representations regarding the condition of the
Additional Premises, have been made by or on behalf of Landlord or relied upon
by Tenant, except as expressly set forth in this Amendment or in the Lease, as
modified hereby. Nothing in this Paragraph 3 shall be deemed to waive or
otherwise negate any of Landlord's maintenance, repair or other covenants
expressly set forth in the Lease.

       

      (b)           Turnover
Date. Landlord shall tender possession of the Additional Premises to
Tenant within two (2) business days following the date of mutual execution and
delivery of this Amendment by Landlord and Tenant. The date Landlord so tenders
possession of the Additional Premises to Tenant is herein referred to as the
“Turnover Date”. During
the period from and after the Turnover Date and continuing through the day
immediately preceding the Additional Premises Commencement Date, all of the
terms and provisions of the Lease shall govern and control with respect to the
Additional Premises, except that Tenant shall have no obligation to pay Monthly
Base Rent or Rent Adjustments pertaining to the Additional Premises during any
such period prior to the Additional Premises Commencement Date; and provided
further, that Landlord shall not be obligated to perform any cleaning or other
base-building services to the Additional Premises prior to the first to occur of
(i) Tenant's completion of the Tenant's Work (as described below) therein and
Tenant's request (herein, a “Service Request”) for Landlord
to begin furnishing such services to the Additional Premises, and (ii) the
Additional Premises Commencement Date. From and after the Additional Premises
Commencement Date, all terms and provisions of the Lease shall be applicable to
and shall control with respect to the Additional Premises and Tenant's occupancy
thereof,

       

      
        
           

        

        
          2

           

        

        
           

        

      

      including,
without limitation, Tenant's obligation to pay all Monthly Base Rent and Rent
Adjustments due and owing under the Lease with respect to the Additional
Premises, and Landlord's obligation to furnish all cleaning and other
base-building services to the Additional Premises, all as hereinafter provided
and as expressly set forth in the Lease, as modified hereby. Notwithstanding
anything contained in the Lease or this Amendment to the contrary (but without
limitation of Tenant's obligation to pay all Monthly Base Rent and Rent
Adjustments due and owing under the Lease with respect to the Additional
Premises from and after the Additional Premises Commencement Date, subject to
certain abatements thereof as expressly provided in this Amendment), Tenant
shall not be required to pay any usage charges for HVAC to the Additional
Premises or for freight elevator usage relative to the Tenant's Work during
standard Building office hours; Tenant shall, however, be responsible for the
cost of electrical usage at the Additional Premises, and for any trash removal
and after-hours' freight elevator attendant and/or security fees incurred by
Landlord relative to Tenant's performance of the Tenant's Work, Tenant's move-in
to the Additional Premises and/or Tenant's occupancy of the Additional Premises
at any time after the Turnover Date.

       

      (c)           Tenant's
Work.

       

      (i)           Subject
to the provisions of this Paragraph 3 and subject to the terms of Paragraphs 7
and 8 below regarding Landlord's disbursement of the “Allowance” and the “Space
Plan Allowance” as therein provided, Tenant shall, at its sole cost and expense,
perform such other work to or at the Additional Premises as may be necessary or
desired by Tenant to improve the Additional Premises for occupancy, all subject
to and in accordance with the provisions of the Lease, including, without
limitation, the provisions of Article Nine of the Original Lease. All work
referred to in this subparagraph which is constructed within a period of two (2)
years after the Turnover Date is hereinafter referred to as “Tenant's Work” (it being
understood that Tenant shall continue to have the right to perform work to or at
the Additional Premises following such two year period, provided that such work
shall not constitute “Tenant's Work” for purposes hereof, and shall instead be
performed in accordance with all terms and requirements of the Lease governing
Tenant alteration work, including the provisions of Article Nine of the Original
Lease). Tenant, at Tenant's option, may retain Landlord as construction manager
for all or any portion of such Tenant's Work, if Landlord agrees to perform such
construction management services. In the event that Tenant elects to retain
Landlord as construction manager and Landlord agrees to perform such
construction management services, Tenant and Landlord shall enter into a
mutually acceptable construction management agreement (with construction
management fees payable to Landlord in the amount of 3% of the “hard”
construction costs of the Tenant's Work). In the event Tenant does not elect to
engage Landlord as construction manager, then Tenant shall have the right to
retain its own general contractor and/or other contractors for construction of
Tenant's Work, which general contractor and/or other contractors shall be
subject to Landlord's approval (not to be unreasonably withheld), as provided in
Article Nine of the Original Lease. Tenant shall, in any event, pay or reimburse
Landlord for any out-of-pocket costs actually incurred by Landlord
in

       

      
        
           

        

        
          3

           

        

        
           

        

      

      connection
with third-party consultant review of the structural and mechanical, electrical
and plumbing aspects of the Tenant's Work and/or the plans and specifications
therefor (i.e., structural or MEP engineering review), provided that Tenant does
not employ Landlord's designated engineer in connection therewith. Tenant hereby
acknowledges and agrees that, in connection with the Tenant's Work, Tenant and
any and all contractors performing Tenant's Work shall comply, in all material
respects, with Landlord's “Tenant Design and Construction Manual”, a copy of the
current version of which having heretofore been made available to Tenant for
review (it being understood that Landlord may hereafter revise and/or update
said “Tenant Design and Construction Manual” from time to time [herein, in each
instance, the “Revised and
Finalized Construction Manual”] and Tenant shall comply with each such
Revised and Finalized Construction Manual so long as any material changes from
the version thereof heretofore made available to Tenant are reasonable and are
uniformly imposed, in general, upon other tenants performing construction work
at the Building). Tenant's Work shall be performed, in any event, only in
accordance with the terms and conditions of the Lease, including the provisions
of Article Nine of the Original Lease.

       

      (ii)           Without
limitation of the requirement of Article Nine of the Original Lease that plans
and specifications shall be subject to Landlord's approval, prior to the
commencement of Tenant's Work, Tenant shall submit to Landlord for Landlord's
approval full and detailed architectural and engineering plans and
specifications for any Tenant's Work. In the event Tenant elects to employ an
engineer designated by Landlord in the preparation of any portion of the plans,
or for the performance of any portion of any Tenant's Work, Tenant shall employ
and be responsible for all fees of said engineer in preparing the plans or
portion thereof and for any portion of Tenant's Work performed by said engineer.
In the event Tenant has elected not to employ Landlord's designated engineer in
the preparation of the plans, Landlord reserves the right to have the structural
and mechanical, electrical and plumbing portions of the plans reviewed by
Landlord's designated engineer, and Tenant shall pay or reimburse Landlord for
any out-of-pocket expenses actually incurred by Landlord for such review.
Landlord's approval shall be required of engineering plans and specifications,
whether prepared by Landlord's designated engineer or another engineer. Tenant
shall not permit noise from construction of any Tenant's Work to unreasonably or
materially disturb other tenants in the Building. Tenant's Work which does so
disturb other tenants shall be performed after regular working
hours.

       

      
        	
                 
      

              	
                4.

              	
                Additional
      Premises.

              

      

       

      (a)           Effective
as of the Additional Premises Commencement Date and for a lease term expiring
concurrently with the end of the Term for the Original Premises:

       

      (i)           the
“Premises” under the Lease shall include the Additional Premises;
and

       

      
        
           

        

        
          4

           

        

        
           

        

      

      (ii)           the
Rentable Area of the Premises shall be increased by the Rentable Area of the
Additional Premises, thereby resulting in a total of 259,090 square feet of
Rentable Area of the Premises (and “Tenant's Share” under the Lease shall be
increased in accordance with the terms of Paragraph 6 hereof).

       

      
        	
                 
      

              	
                5.

              	
                Monthly
      Base Rent.

              

      

       

      (a)           Monthly
Base Rent for the Original Premises shall continue to be payable in such amounts
and in accordance with such provisions as are set forth in the Lease from and
after the date hereof and through August 31, 2012 (i.e., being the expiration of
the current stated Term of the Lease). The foregoing Monthly Base Rent shall be
payable at such times and at such place and in accordance with such provisions
as otherwise set forth in the Lease relative to the payment of “Monthly Base
Rent” thereunder.

       

      (b)           From
and after the Additional Premises Commencement Date and through the expiration
of the initial stated Term of the Lease, and subject to the rental abatement
rights expressly provided in Paragraph 5(c) below, Monthly Base Rent for the
Additional Premises shall be payable by Tenant in the following amounts and at
the following annual rates per square foot of Rentable Area of the Additional
Premises for the respective periods hereinafter described (and Section 1.1(8) of
the Original Lease is hereby supplemented accordingly):

      

      
        	 
      	
                Annual
      Base

              	 
      	 
      
	 
      	
                Rent
      for the

              	 
      	 
      
	 
      	
                Additional

              	 
      	 
      
	 
      	
                Premises

              	 
      	
                Monthly
      Base

              
	 
      	
                (Per
      Square

              	
                Annual
      Base Rent

              	
                Rent
      for the

              
	 
      	
                Foot
      of

              	
                for
      the Additional

              	
                Additional

              
	
                Period

              	
                Rentable
      Area)

              	
                Premises

              	
                Premises

              
	 
      	 
      	 
      	 
      
	
                May
      1, 2008 through August 31,

              	
                $13.74

              	
                $417,723.48

              	
                $34,810.29*

              
	
                2008

              	 
      	 
      	 
      
	
                September
      1, 2008 through

              	
                $14.05

              	
                $427,148.10

              	
                $35,595.68

              
	
                August
      31, 2009

              	 
      	 
      	 
      
	
                September
      1, 2009 through

              	
                $14.37

              	
                $436,876.74

              	
                $36,406.40

              
	
                August
      31, 2010

              	 
      	 
      	 
      
	
                September
      1, 2010 through

              	
                $14.69

              	
                $446,605.38

              	
                $37,217.12

              
	
                August
      31, 2011

              	 
      	 
      	 
      
	
                September
      1, 2011 through

              	
                $15.02

              	
                $456,638.04

              	
                $38,053.17

              
	
                August
      31,2012

              	 
      	 
      	 
      

      

      

       

      *Subject
to certain abatements as described in Paragraph 5(c) below.

       

      The
foregoing Monthly Base Rent attributable to the Additional Premises shall be
payable at such times and at such place and in accordance with such provisions
as otherwise set forth in the Lease relative to the payment of Monthly Base Rent
attributable to the Original Premises thereunder.

       

      
        
           

        

        
          5

           

        

        
           

        

      

      (c)           Notwithstanding
the terms of Paragraphs 5(a) and 5(b) above, it is agreed that Tenant shall be
entitled to an abatement of Monthly Base Rent attributable to the Additional
Premises for each of two (2) calendar months (each such month, an “Additional Premises Abatement
Month”) commencing with May 1, 2008 and continuing through June 30, 2008.
The foregoing abatement of Monthly Base Rent attributable to the Additional
Premises shall not otherwise affect Tenant's obligation to pay all other amounts
due and owing under the Lease during each such respective Additional Premises
Abatement Month (including, without limitation, all Monthly Base Rent payable
with respect to the Original Premises), nor shall it affect any other
obligations of Tenant under the Lease, and provided further, that such abatement
of Monthly Base Rent attributable to the Additional Premises shall not apply for
any Additional Premises Abatement Month during which a monetary default occurs
under the Lease, which monetary default is not thereafter cured within
applicable notice and cure periods under the Lease.

       

      (d)           The
term “Monthly Base
Rent”, as used in the Lease, shall mean all Monthly Base Rent payable
thereunder from time to time, including without limitation the amounts payable
from time to time relative to the Original Premises as described in Paragraph
5(a) above, and the amounts payable from time to time relative to the Additional
Premises as described in Paragraph 5(b) above, subject, in any event, to the
rental abatements expressly set forth in Paragraph 5(c) above.

       

      
        	
                 
      

              	
                6.

              	
                Rent
      Adjustments.

              

      

       

      (a)           It
is acknowledged that, based on certain re-measurements at the Building which
have been applied to the measurement of the Additional Premises hereunder (but
which has not been applied to the measurement of the Original Premises), the
“Rentable Area of the Building” shall be different as it relates to determining
Rent Adjustments under the Lease relative to the Additional Premises as opposed
to determining Rent Adjustments under the Lease relative to the Original
Premises. Accordingly, for the calendar year in which the Additional Premises
Commencement Date falls (the “Commencement Date Calendar
Year”), and for all subsequent years falling in whole or in part during
the term, Tenant's Share of Operating Expenses and Taxes (i.e., Rent Adjustments
under the Lease) provided for in Article Four of the Original Lease shall be
calculated separately for the Additional Premises, apart from the remainder of
the Premises. Tenant's obligation to pay Rent Adjustments relative to the
Additional Premises hereunder shall commence with the Additional Premises
Commencement Date and shall thereafter continue for the balance of the Term of
the Lease, subject, however, to certain abatements thereof as and to the extent
described in Paragraph 6(c) below.

       

      (b)           For
purposes of calculating Rent Adjustments payable on account of the Additional
Premises for the Commencement Date Calendar Year and for subsequent years, as
provided in Paragraph 6(a) above, “Tenant's Share” shall be determined in
accordance with the definition thereof set forth in Section 1.3(37) of the
Original Lease, except that the numerator of the ratio described therein shall
be 30,402 square feet of Rentable Area (i.e., being the Rentable Area of the
Additional Premises as set forth in Paragraph 2 hereinabove), and the
denominator of the ratio described therein shall be

       

      
        
           

        

        
          6

           

        

        
           

        

      

      814,118
square feet of Rentable Area (i.e., being the stipulated Rentable Area of the
Building that shall be used for purposes of determining Rent Adjustments
relative to the Additional Premises under the Lease), resulting in a Tenant's
Share attributable to the Additional Premises equal to 3.734%. For purposes of
calculating Rent Adjustments payable on account of the Original Premises for the
Commencement Date Calendar Year and for all subsequent calendar years (or
portions thereof) within the Term of the Lease, as provided in Paragraph 6(a)
above, “Tenant's Share” shall be determined in accordance with the definition
thereof set forth in Section 1.3(37) of the Original Lease, except that the
numerator of the ratio described therein shall be 228,688 square feet of
Rentable Area (i.e., being the Rentable Area of the Original Premises as set
forth in Paragraph 2 hereinabove), and the denominator of the ratio described
therein shall be 770,130 square feet of Rentable Area (i.e., being the
stipulated Rentable Area of the Building set forth in the Original Lease that
shall continue to be used for purposes of determining Rent Adjustments relative
to the Original Premises under the Lease), resulting in a Tenant's Share
attributable to the Original Premises equal to 29.6947%.

       

      (c)           Notwithstanding
the terms of Paragraphs 6(a) and 6(b) above, it is agreed that Tenant shall be
entitled to an abatement of Rent Adjustments attributable to the Additional
Premises for each of the Additional Premises Abatement Months (as defined in
Paragraph 5 above). The foregoing abatement of Rent Adjustments attributable to
the Additional Premises shall not otherwise affect Tenant's obligation to pay
all other amounts due and owing under the Lease during each such respective
Additional Premises Abatement Month (including, without limitation, all Rent
Adjustments due and payable with respect to the Original Premises), nor shall it
affect any other obligations of Tenant under the Lease, and provided further,
that such abatement of Rent Adjustments attributable to the Additional Premises
shall not apply for any Additional Premises Abatement Month during which a
monetary default occurs under the Lease, which monetary default is not
thereafter cured within applicable notice and cure periods under the
Lease.

       

      (d)           All
Rent Adjustments described in this Paragraph 6 shall be payable at such times,
in such manner, and in accordance with such procedures (i.e., including payment
of monthly estimates and annual reconciliations) as set forth in Article Four of
the Original Lease relative to payment of Rent Adjustments
thereunder.

       

      7.           Allowance.
Landlord shall make a contribution toward the cost of Tenant's Work (including,
without limitation, the costs of construction, labor, materials, permits and
inspections, design drawings, architectural drawings, mechanical, electrical and
plumbing drawings and other miscellaneous items including, without limitation,
cabling, telephone and signage and construction management fees) and toward any
other architectural and engineering fees in connection with such Tenant's Work
(collectively, the “Allowance
Permitted Costs”) in the amount of $1,130,042.34 (i.e., being $37.17 per
square foot of Rentable Area of the Additional Premises) (the “Allowance”). The Allowance
shall be disbursed pursuant to the terms and conditions hereinafter set
forth:

       

      (a)           If
any portion of Tenant's Work is to be performed by or otherwise coordinated with
Landlord, as construction manager, then Landlord shall disburse

       

      
        
           

        

        
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      the
Allowance for payment of amounts due from time to time in connection with the
work. As to any of the Tenant's Work or other items not performed by or
otherwise coordinated with Landlord, as construction manager, Landlord shall
disburse the Allowance from time to time, within thirty (30) days following
Tenant's request for payment therefor and certification that the Tenant's Work
for which payment is requested has been performed and that the amounts for which
payment is requested are due and owing, which disbursement shall be made (A) to
Tenant (or, at Tenant's option, by check payable directly to Tenant's
materialmen and contractors) within thirty (30) days after presentation by
Tenant to Landlord of request for payment and appropriate and complete
contractor's affidavits, owner's sworn statements, architect certifications and
waivers of lien (which waivers of lien may be conditioned on payment of the
amount to be disbursed, if such disbursement is being paid directly to the
respective contractor) showing that the work covered thereby has been performed
in the Additional Premises and (B) to Tenant (or, at Tenant's option, by check
payable directly to Tenant's designated suppliers or other recipients) for such
other items which are the basis of such request within thirty (30) days after
Landlord receiving bills of such suppliers or other recipients and, to the
extent their work is lienable, upon presentation of affidavits, sworn statements
and waivers as described in (A) above. In no event shall Tenant be permitted to
make more than one such request for disbursement of the Allowance per calendar
month.

       

      (b)           In
the event that the cost of the Tenant's Work and such other items for which the
Allowance may be applied should for any reason be greater than said Allowance
provided by Landlord hereunder, Tenant shall be responsible for the payment of
such excess cost. Tenant shall be solely responsible for timely payment of any
costs associated with the Tenant's Work incurred by Tenant and not otherwise
consisting of Allowance Permitted Costs. Further, in the event that the cost of
the Tenant's Work and such other items for which the Allowance may be applied
should for any reason be less than the full amount of the Allowance, Tenant
shall not be entitled to any unused portion of the Allowance.

       

      (c)           Landlord
has no obligation to disburse any portion of the Allowance so long as Tenant is
in monetary default under the Lease (provided that if said monetary default is
thereafter cured within applicable notice and cure periods under the Lease, then
Landlord shall thereafter promptly pay said Allowance in accordance with this
Paragraph 7). Disbursement of any portion of the Allowance shall not be deemed a
waiver of Tenant's obligation to comply with such provisions. As to any work not
performed by or coordinated with Landlord, Tenant shall be responsible for the
appropriateness and completeness of the contractors' affidavits and waivers of
lien and approval of any of such work; Landlord shall have no responsibility for
any of the foregoing.

       

      8.           Space
Plan Allowance. Landlord hereby agrees to make the following contribution
(the “Space Plan
Allowance”) pursuant to the following terms and conditions:

       

      (a)           A
contribution toward the fees and costs due and owing from Tenant to its space
planner in connection with the preparation of the initial space plans for
Tenant's Work in the amount not to exceed $3,040.20 (i.e., being $.10 per square
foot of Rentable

       

      
        
           

        

        
          8

           

        

        
           

        

      

      Area of
the Additional Premises) and a contribution toward the fees and costs due and
owing from Tenant to its space planer in connection with the preparation of up
to two (2) revisions to such initial space plans in the amount not to exceed
$1,520.00 (i.e., being $.05 per square foot of Rentable Area of the Additional
Premises) for each such revision (i.e., for a maximum of $3,040.00 relative to
such initial space plan revisions).

       

      Within
fifteen (15) days following submission by Tenant to Landlord of a payment
request with respect to the Space Plan Allowance, which request shall include a
copy of the invoice(s) showing amounts due and owing to Tenant's space planner
in connection with said space plans, and, if requested by Landlord, a lien
waiver from said space planner showing that all amounts so due and owing in
connection with the preparation of the space plans have been fully paid,
Landlord shall disburse the Space Plan Allowance to Tenant or, at Tenant's
direction, directly to the aforedescribed space planner. Landlord has no
obligation to disburse any portion of the Space Plan Allowance during any period
when Tenant is in monetary default under the Lease (provided that if Tenant
cures any such default within applicable notice or cure periods, then Tenant
shall again be entitled to disbursement of the Space Plan Allowance in
accordance with the other terms and conditions set forth herein). Disbursement
of any portion of the Space Plan Allowance shall not be deemed a waiver of
Tenant's obligation to comply with such provisions. In the event that the fees
and costs payable by Tenant to its space planner in connection with preparation
of the foregoing space plans is, for any reason, less than the full amount of
the Space Plan Allowance, then Tenant shall not be entitled to receive any such
difference. In the event that the foregoing fees and costs are greater than the
Space Plan Allowance, Tenant shall be fully responsible for the payment of all
such excess costs and fees.

       

      9.           Brokers.
Landlord and Tenant each represents and warrants to the other that such party
making the representation and warranty has not dealt with any broker or brokers
or finders in connection with the transactions contemplated hereby other than CB
Richard Ellis, Inc. and Hines Interests Limited Partnership (the “Brokers”)
(whose commissions shall be payable by Landlord pursuant to its separate written
commissions agreements with said Brokers). Landlord and Tenant each agrees to
indemnify, defend and hold harmless the other from and against any and all loss,
damages, liabilities, claims, costs and expenses (including reasonable
attorneys' fees) arising from any claims or demands of any other broker or
brokers or finders (i.e.,other than Brokers) with whom the indemnifying party
dealt for any commission alleged to be due such other broker, brokers or finders
in connection with this Amendment.

       

      10.           Inapplicable
Provisions. It is hereby agreed that Landlord has heretofore
satisfactorily completed the “Landlord Work” and fully disbursed the
“Improvement Allowance” under the Original Lease, and it is hereby agreed that
Landlord has no further obligations and Tenant has no further claims with
respect thereto. Further, it is hereby agreed that (a) Section 7 of the Rider to
the Original Lease (entitled “Expansion Options”), as heretofore amended by
Paragraph 6 of the First Amendment and by Paragraph 2 of the Third Amendment,
and (b) Sections 9 and 10 of the Rider to the Original Lease (entitled Reduction
Options” and Termination Option”, respectively) each no longer applies, and each
such Section is hereby deleted in its entirety, and shall hereafter be deemed
null and void, except, however, with respect to “Option 2” for one-third (1/3)
of the 12th floor as set forth in the Third Amendment, which Option 2 shall
continue in full force and effect in accordance with the terms of the Lease with
respect thereto.

       

      
        
           

        

        
          9

           

        

        
           

        

      

      11.           Notices.
Landlord's notice address as described in Article Twenty-Four of the Original
Lease (as modified by Paragraph 5 of the Third Amendment) is hereby deleted and
the following is substituted therefor:

       

      
        	
                Notices
      to Landlord

              	 
      
	
                shall
      be addressed:

              	
                FSP
      303 East Wacker Drive LLC

              
	 
      	
                c/o
      Hines

              
	 
      	
                303
      East Wacker Drive

              
	 
      	
                Chicago,
      Illinois 60601

              
	 
      	
                Attention:
      Property Manager

              
	 
      	 
      
	
                with
      an additional copy to:

              	
                FSP
      Property Management LLC

              
	 
      	
                401
      Edgewater Place-Suite 200

              
	 
      	
                Wakefield,
      Massachusetts 01880

              
	 
      	
                Attention:
      John F. Donahue

              

      

      

      12.           Tenant
Certification. Tenant hereby certifies to Landlord as of the date of this
Amendment that, to the best of Tenant's knowledge, Tenant (i) is not acting,
directly or indirectly, for or on behalf of any person, group, entity, or nation
named by any Executive Order or the United States Treasury Department as a
terrorist, “Specially Designated National and Blocked Person,” or other banned
or blocked person, entity, nation, or transaction pursuant to any law, order,
rule, or regulation that is enforced or administered by the Office of Foreign
Assets Control; and (ii) is not engaged in the transaction evidenced by the
Lease, directly or indirectly on behalf of, or instigating or facilitating the
transaction evidenced by the Lease, directly or indirectly on behalf of, any
such person, group, entity, or nation. TENANT HEREBY AGREES TO DEFEND,
INDEMNIFY, AND HOLD HARMLESS LANDLORD, LANDLORD'S MEMBERS, OFFICERS, EMPLOYEES
AND AGENTS, LANDLORD'S MANAGING AGENT, ANY OFFICER, DIRECTOR, STOCKHOLDER,
PARTNER, MEMBER, TRUSTEE, BENEFICIARY, EMPLOYEE, AGENT OR CONTRACTOR OF
LANDLORD'S MANAGING AGENT, AND ANY MORTGAGEE OF THE BUILDING, FROM AND AGAINST
ANY AND ALL CLAIMS, DAMAGES, LOSSES, RISKS, LIABILITIES, AND EXPENSES (INCLUDING
ATTORNEY'S FEES AND COSTS) ARISING FROM OR RELATED TO ANY BREACH OF THE
CERTIFICATION MADE BY TENANT AS SET FORTH ABOVE IN THIS PARAGRAPH 12. THE TERMS
AND CONDITIONS CONTAINED IN THIS PARAGRAPH 12 SHALL BE EXPRESSLY BINDING UPON
AND SHALL EXPRESSLY INURE TO THE BENEFIT OF THE SUCCESSORS AND ASSIGNS OF THE
PARTIES HERETO. NOTWITHSTANDING ANYTHING IN THIS PARAGRAPH 12 TO THE CONTRARY,
LANDLORD ACKNOWLEDGES AND AGREES THAT (I) TENANT MAKES NO REPRESENTATION OR
WARRANTY UNDER THIS PARAGRAPH 12 WITH RESPECT TO ANY INDIVIDUAL SHAREHOLDERS OR
OTHER INDIVIDUAL OWNERS WHO OWN ANY DIRECT OR INDIRECT INTERESTS IN TENANT, AND
(II) TENANT MAKES NO INDEMNIFICATION UNDER THIS PARAGRAPH 12 WITH RESPECT TO ANY
SUCH INDIVIDUAL SHAREHOLDERS OR OWNERS WHO OWN ANY DIRECT OR INDIRECT INTERESTS
IN TENANT.

       

      13.           Landlord
Certification. Landlord hereby certifies to Tenant as of the date of this
Amendment that, to the best of Landlord's knowledge, Landlord (i) is not acting,
directly or

       

      
        
           

        

        
          10

           

        

        
           

        

      

      indirectly,
for or on behalf of any person, group, entity, or nation named by any Executive
Order or the United States Treasury Department as a terrorist, “Specially
Designated National and Blocked Person,” or other banned or blocked person,
entity, nation, or transaction pursuant to any law, order, rule, or regulation
that is enforced or administered by the Office of Foreign Assets Control; and
(ii) is not engaged in the transaction evidenced by the Lease, directly or
indirectly on behalf of, or instigating or facilitating the transaction
evidenced by the Lease, directly or indirectly on behalf of, any such person,
group, entity, or nation. LANDLORD HEREBY AGREES TO DEFEND, INDEMNIFY, AND HOLD
HARMLESS TENANT AND TENANT'S PARTNERS, OFFICERS, EMPLOYEES AND AGENTS, FROM AND
AGAINST ANY AND ALL CLAIMS, DAMAGES, LOSSES, RISKS, LIABILITIES, AND EXPENSES
(INCLUDING ATTORNEY'S FEES AND COSTS) ARISING FROM OR RELATED TO ANY BREACH OF
THE CERTIFICATION MADE BY LANDLORD AS SET FORTH ABOVE IN THIS PARAGRAPH 13. THE
TERMS AND CONDITIONS CONTAINED IN THIS PARAGRAPH 13 SHALL BE EXPRESSLY BINDING
UPON AND SHALL EXPRESSLY INURE TO THE BENEFIT OF THE SUCCESSORS AND ASSIGNS OF
THE PARTIES HERETO. NOTWITHSTANDING ANYTHING IN THIS PARAGRAPH 13 TO THE
CONTRARY, TENANT ACKNOWLEDGES AND AGREES THAT (I) LANDLORD MAKES NO
REPRESENTATION OR WARRANTY UNDER THIS PARAGRAPH 13 WITH RESPECT TO ANY
INDIVIDUAL SHAREHOLDERS OR OTHER INDIVIDUAL OWNERS WHO OWN ANY DIRECT OR
INDIRECT INTERESTS IN LANDLORD, AND (II) LANDLORD MAKES NO INDEMNIFICATION UNDER
THIS PARAGRAPH 13 WITH RESPECT TO ANY SUCH INDIVIDUAL SHAREHOLDERS OR OWNERS WHO
OWN ANY DIRECT OR INDIRECT INTERESTS IN LANDLORD.

       

      14.           Use of
20th Floor Core Space. Tenant shall have the right to use, for storage
purposes only, a certain area located in the core area on the 20th floor as
outlined on Exhibit B
hereto (the “20th Floor Core
Space”), all upon the terms and conditions of this Paragraph 14. It is
acknowledged that the 20th Floor Core Space is located in an area external to
the Additional Premises, and that Tenant's rights to use such space shall be as
a license only, and shall be subject to termination by Landlord as provided
below in this Paragraph 14. Except as provided in this Paragraph 14, Tenant's
rights and obligations pertaining to the 20th Floor Core Space (including,
without limitation, all maintenance, repair, insurance, indemnification and
other obligations under the Lease) shall be the same as applicable to the
Additional Premises, except that Tenant shall have no obligation to pay any Rent
relative to such 20th Floor Core Space, nor shall Landlord have any obligation
to furnish any cleaning or other base building services thereto. Tenant shall
have the right to utilize the 20th Floor Core Space solely for storage of
materials and other items, provided that such right to use the 20th Floor Core
Space for storage shall be solely at Tenant's risk as to any materials or other
items stored therein, and shall not impose any obligation upon Landlord to
provide any finishes or other installations or improvements therein, or to give
any allowance or concessions to Tenant relative thereto, and Landlord's sole
obligation with respect to such 20th Floor Core Space shall consist of delivery
of such space to Tenant in its as-is condition on the
Turnover Date hereunder. Tenant shall have the right to install walls or other
installations or alterations (the “20th Floor Core Space
Alterations”) at the 20th Floor Core Space in order to allow the 20th
Floor Core Space to be better separated from other surrounding space, and
thereby more secure for storage of items therein, all so long as such 20th Floor
Core Space Alterations will not, in Landlord's reasonably exercised judgment,
adversely affect, in any manner, Landlord's mechanical
design/installations

       

      
        
           

        

        
          11

           

        

        
           

        

      

      in the
surrounding areas or elsewhere at the Building nor otherwise adversely affect,
in any manner, usage of, or access to, the surrounding areas for Landlord's
installation, maintenance, repair or operation of the Building's core or any
other mechanical systems or equipment, nor otherwise adversely affect, in any
manner, any other Building systems or operations. All such 20th Floor Core Space
Alterations shall be subject to Landlord's prior approval thereof, including
Landlord's prior approval of plans and specifications therefor. Any 20th Floor
Core Space Alterations shall be performed at Tenant's sole cost and expense in
accordance with the provisions of Paragraph 3(c) above (if part of the Tenant
Work) and Article Nine of the Original Lease (provided, however, that Tenant
shall not be entitled to any Allowance or Space Plan Allowance proceeds relative
to the 20th Floor Core Space). It is expressly understood and agreed that
Landlord shall not use the 20th floor as an elevator transfer floor without
Tenant's prior written approval (which approval may be given or withheld in
Tenant's sole and absolute discretion). Landlord shall have the right, at any
time, to terminate all of Tenant's license rights to use the 20th Floor Core
Space under this Paragraph 14, if Tenant so approves, in writing, the use of the
20th floor as a transfer floor (which approval may be given or withheld in
Tenant's sole and absolute discretion), and that Landlord thereby needs all or
any portion of such 20th Floor Core Space for installation of additional
elevator lobby/openings or other base building installations in connection
therewith. Landlord's right to terminate Tenant's license rights relative to the
20th Floor Core Space, as provided in the preceding sentence, shall be exercised
by Landlord giving written notice thereof to Tenant at any time during the term
of the Lease, whereupon Tenant's rights to such 20th Floor Core Space (and
Tenant's ongoing obligations under this Paragraph 14 relative to such 20th Floor
Core Space) shall terminate effective on the 45th day following Landlord's
delivery to Tenant of such termination notice. On or before the expiration or
earlier termination of the term of the Lease (or on or before any earlier
termination of Tenant's license rights relative to the 20th Floor Core Space as
set forth in the preceding sentence), Tenant shall remove any and all 20th Floor
Core Space Alterations and all items otherwise being stored by Tenant at the
20th Floor Core Space, and Tenant shall repair any damage caused to the Building
as a result thereof, and shall restore the 20th Floor Core Space to its
condition existing as of the Turnover Date (ordinary wear and tear excepted),
all at Tenant's cost and expense (and with all such restoration and repair work
otherwise being performed in accordance with the term of Article Nine of the
Original Lease).

       

      15.           Entire
Agreement. The entire agreement of the parties with respect to the
subject matter hereof is set forth in this Amendment, and in the Lease as
amended hereby. No prior agreement or understanding with respect to the Lease or
this Amendment shall be valid or of any force or effect.

       

      16.           Offer to
Lease. Submission of this Amendment for examination shall not constitute
a reservation or option for the Additional Premises, or in any manner bind
Landlord or Tenant, unless and until this Amendment is signed and delivered by
both Landlord and Tenant; provided, however, that the execution and delivery of
this Amendment by Tenant shall be deemed an offer to lease the Additional
Premises and to enter into the other transactions contemplated hereby, which
offer may not be revoked by Tenant for a period of ten (10) business days after
delivery of such executed Amendment to Landlord (and then, only if Landlord has
not theretofore executed and delivered a fully executed Amendment to
Tenant).

       

      
        
           

        

        
          12

           

        

        
           

        

      

      17.           Counterparts.
This Amendment may be executed in multiple counterparts which, when taken
together, shall constitute one and the same instrument.

       

      18.           Representation
Re: Mortgages. Landlord hereby represents and warrants to Tenant, as of
the date hereof, that no mortgage, deed of trust or similar encumbrance securing
any outstanding indebtedness exists which in any such case encumbers Landlord's
fee interest in the Building as of the date of this Amendment.

       

      19.           Parking.
It is hereby acknowledged and agreed that, as a result of Tenant's leasing of
the Additional Premises hereunder, Tenant shall be entitled to fifteen (15)
additional Parking Privileges under Section 8 of the Rider attached to the
Original Lease (i.e., being one such Parking Privilege per each 2,000 rentable
square foot increment of the Additional Premises), upon occupancy of the
Additional Premises, for the use of Tenant's employees and/or business invitees,
all subject to the terms of said Section 8 relative to Tenant's Parking
Privileges at the Building. Without limitation of the foregoing, it is
understood and agreed that if Tenant fails to initially contract for or
thereafter voluntarily reduces the number of its additional Parking Privileges
being made available under this Paragraph 19, Tenant shall retain the right to
contract for the maximum number of such additional spaces to which Tenant is
entitled under this Paragraph 19 from time to time, on a first-come,
first-served basis, all as otherwise provided in said Section 8 of the Rider to
the Original Lease.

       

      20.           Lease in
Full Force and Effect. Except as amended hereby, all the terms and
provisions of the Lease shall remain in full force and effect and are hereby
ratified and confirmed. Without limitation of the foregoing, the terms of
Section 26.8 of the Original Lease and of Section 17 of the Rider to the
Original Lease shall apply to this Amendment and to the Lease, as modified
hereby.

       

      [Signature
Page Follows]

      
        
           

        

        
          13

           

        

        
           

        

      

      IN WITNESS WHEREOF, this
Amendment is executed by the parties as of the day and year first set forth
above.

      

      
        	
                LANDLORD:

              	
                TENANT:

              
	 
      	 
      	 
      
	
                FSP 303 EAST WACKER DRIVE
      LLC, a

              	
                KPMG LLP, a Delaware
      limited

              
	
                Delaware
      limited liability company

              	
                liability
      partnership

              
	 
      	 
      	 
      
	
                By:

              	
                FSP Property Management
      LLC., a

              	
                By:
      /s/ Christopher
      P. Gallo

              
	 
      	
                Massachusetts
      limited liability company, its asset manager

              	
                Name:  CHRISTOPHER P.
      GALLO

                Its:       PRINCIPAL IN
      CHARGE

                REAL ESTATE
      SERVICES

              
	 
      	 
      
	 
      	
                By:
      /s/ John F.
      Donahue

              
	 
      	
                Name:
      John F.
      Donahue

              	 
      
	 
      	
                Its:
      Vice
      President

              	 
      

      

      

      
        
           

        

        
          14

           

        

        
           

        

      

      EXHIBIT
A

      

      ADDITIONAL
PREMISES

       

      

      
        
           

        

        
          A-1

           

        

        
           

        

      

      EXHIBIT B

      

      20TH FLOOR CORE SPACE

       

      

      
        
           

        

        
          A-2

           

        

        
           

        

      

      THIRD AMENDMENT TO
LEASE

      

      THIS THIRD AMENDMENT TO LEASE
("Amendment") is made and entered into
this 4th day of March, 2004, by and between 303 WACKER REALTY L.L.C., a
Delaware limited liability company (hereinafter referred to as "Landlord"), and
KPMG LLP, a Delaware
limited liability partnership (hereinafter referred to as
"Tenant").

      

      R E C I T A L
S:

      

      A.           Landlord
(as successor in interest to Metropolitan Life Insurance Company) and Tenant (as
successor in interest to KPMG Peat Marwick LLP) are parties to that certain
Office Lease dated August, 1997 ("Original Lease"), as amended
by First Amendment dated as of December 4, 1997 (the "First Amendment") and by
Second Amendment to Lease dated as of December 4, 1997 (the "Second Amendment") (such
Original Lease, as so amended by the First Amendment and Second Amendment, as
amended hereby and as amended from time to time, being collectively referred to
herein as the "Lease"),
demising premises (the "Premises") in the Building
commonly known as 303 East Wacker Drive, Chicago, Illinois; and

      

      B.           Landlord
and Tenant desire to amend the Lease to, among other things, modify certain
fixed expansion rights thereunder, upon the terms and conditions hereinafter set
forth.

      

      NOW, THEREFORE. in
consideration of the mutual covenants and agreements contained herein and other
good and valuable consideration, the receipt and sufficiency of which is hereby
acknowledged, Landlord and Tenant hereby amend the Lease in the following
respects only and hereby agree as follows:

      

      1.           Defined
Terms. All capitalized terms used but not otherwise defined herein shall
have the same meanings as set forth in the Lease.

      

      2.           Expansion
Options. Section 7 of the Rider (said Rider, as amended from time to
time, being referred to herein as the "Rider") to the Original Lease
(entitled "Expansion Options"), as heretofore amended by Paragraph 6 of the
First Amendment, is hereby further amended as follows:

      

      (a)           Option
No. 1C and Option No. 2, as set forth in Section 7(a) of said Rider, is hereby
deleted, and the following is hereby substituted therefor:

      
        
           

        

        
           

           

        

        
           

        

      

      

      
        	
                Option

                No.

              	
                Location

              	
                Size of Option
      Space

              	
                Exercise

                Date

              	
                Delivery

                Date

              	
                Lease

                Exhibit

              
	 
      	 
      	 
      	 
      	 
      	 
      
	
                1C

              	
                12th
      floor

              	
                1.
      One-third (1/3) of floor

              	
                1/1/2005

              	
                1/1/2006-

              	
                F,
      G

              
	 
      	
                or

              	 
      	 
      	
                6/30/2007

              	 
      
	 
      	
                20th
      floor

              	 
      	 
      	 
      	 
      
	 
      	 
      	 
      	 
      	 
      	 
      
	 
      	 
      	
                2.
      One-third (1/3) of floor

              	
                4/1/2006

              	
                4/1/2007-

              	
                F,
      G

              
	 
      	 
      	 
      	 
      	
                12/31/2008

              	 
      
	 
      	 
      	 
      	 
      	 
      	 
      
	 
      	 
      	
                3. One-third (1/3) of
      floor

              	
                1/1/2008

              	
                1/1/2009-

              	
                F,
      G

              
	 
      	 
      	 
      	 
      	
                6/30/2010

              	 
      
	 
      	 
      	 
      	 
      	 
      	 
      
	
                2

              	
                12th
      floor

              	
                One-third
      (1/3) of floor

              	
                1/1/2011

              	
                1/1/2012-

              	
                F,
      G

              
	 
      	
                or

              	 
      	 
      	
                6/30/2013

              	 
      
	 
      	
                20th
      floor

              	 
      	 
      	
                (provided
      that Tenant has exercised the First Renewal Option)

              	 
      

      

      

      (b)           It
is acknowledged that the exact size, location and timing of delivery of each
Expansion Space shall be determined by Landlord in its sole discretion so long
as the Expansion Space meets the parameters described in Section 7(a) of the
Rider, all as otherwise provided in said Section 7 of the Rider. It is further
agreed that, as used in said Section 7 of the Rider, the requisite
size of the Expansion Space under Options Nos. 1C and 2 (i.e., being stated
above as "One-third (1/3) of floor") may vary by plus or minus 10%, at
Landlord's option, to accommodate configuration flexibility.

      

      (c)           As
additional clarification to the terms of subparagraph (h) of Section 11 of the
Rider, the parties agree that if Tenant, pursuant to Section 11 of the Rider,
exercises its right to lease any Refusal Space on the 12th or 20th floors of the
Building (herein, the "Expansion Refusal Space") at any time after the Effective
Date hereof and prior to the latest required Exercise Date for any fixed
expansion option under Section 7 of the Rider (as such latest required dates are
set forth in Paragraph 2(a) above under the column heading "Exercise Date"),
then, at Landlord's election, Landlord may deduct up to the entire such Rentable
Area of any such Expansion Refusal Space so leased by Tenant under Section 11 of
the Rider from the required size of the Expansion Space for the next succeeding
fixed expansion option(s) under Section 7 of the Rider. To illustrate the
foregoing, if Tenant exercises its "ROFR" under Section 11 of the Rider with
respect to one-sixth (1/6th) of floor 12 following the Effective Date hereof and
prior to January 1, 2005 (i.e., being the latest required Exercise Date for the
first expansion option under Option No. 1C), then Landlord shall have the right
to deduct an amount up to the Rentable Area of 1/6th of the 12th floor from the
requisite size of the Expansion Space required under the first expansion option
under Option No. 1C. As further illustration of the foregoing, if Tenant
exercises its "ROFR" under Section 11 of the Rider with respect to one-half
(1/2) of floor 20 at any time following January 1, 2005 and prior to April 1,
2006 (i.e., being the latest required Exercise Date for the second expansion
option under

      
        
           

        

        
          2

           

        

        
           

        

      

      Option
No. 1C), then Landlord shall have the right to deduct an amount up to the
Rentable Area of 1/3rd of the 20th floor from the requisite size of the
Expansion Space under the second expansion option under Option No. 1C, and up to
an amount equal to the Rentable Area of 1/6th of the Rentable Area of the 20th
floor from the requisite size of the Expansion Space under the third expansion
option under Option No. 1C.

      

      3.           Real
Estate Brokers. Landlord and Tenant each represent and warrant to the
other that such party making the representation has not dealt with any broker in
connection with this Amendment.  Landlord and Tenant each agree to
indemnify and hold the other harmless from all loss, damages, liabilities,
claims, costs and expenses (including reasonable attorneys' fees) arising from
any other claims or demands of any broker or brokers or finders with whom the
indemnifying party dealt for any commission alleged to be due such broker,
brokers or finders in connection with this Amendment.

      

      4.           Present
Status. Tenant certifies to Landlord that as of the execution and
delivery of this Amendment by both Tenant and Landlord, Landlord is not in
default under the Lease by reason of failure to perform any obligations
thereunder. Such certificate is given to the actual knowledge of
Tenant.

      

      5.           Notice.
Landlord's notice address as described in Article Twenty-Four of the Original
Lease is hereby deleted and the following is substituted therefor:

      

      Notices
to Landlord shall be addressed to:

      

      303
Wacker Realty L.L.C.

      c/o
Hines

      303 East
Wacker Drive

      Chicago,
Illinois 60601

      Attention:
Property Manager

      

      with an
additional copy to:

      

      Hines
Interests Limited Partnership

      
        	
                 
      

              	
                70
      West Madison Street

              

      

      
        	
                 
      

              	
                Suite
      440

              

      

      
        	
                 
      

              	
                Chicago,
      Illinois 60602

              

      

      
        	
                 
      

              	
                Attention:
      Thomas J. Danilek

              

      

      

      
        
           

        

        
          3

           

        

        
           

        

      

      and
to:

      

      303
Wacker Realty L.L.C.

      c/o J.P.
Morgan Fleming Asset Management Inc.

      522 Fifth
Avenue

      New York,
New York 10036

      Attention:   Mark
Bonapace

      

      6.           Entire
Agreement.  The entire
agreement of the parties with respect to the subject matter hereof is set forth
in this Amendment and in the Lease as amended hereby. No prior agreement or
understanding with respect to the Lease and this Amendment shall be valid or of
any force or effect.

      

      7.           Offer.  This Amendment
shall not become effective until executed and delivered by both Landlord and
Tenant.

      

      8.           Counterparts.  This Amendment
may be executed in multiple counterparts which, when taken together, shall
constitute one and the same instrument.

      

      9.           Lease in
Full Force and Effect.  Except as amended
hereby, all the terms and provisions of the Lease shall remain in full force and
effect, and are hereby ratified and confirmed. Without limitation of the
foregoing, Section 26.8 of the Original Lease shall apply to this Amendment and
to the Lease, as amended hereby.

      

      [Signature
Page to Follow]

      

      
        
           

        

        
          4

           

        

        
           

        

      

      IN WITNESS WHEREOF, the
parties have entered into this Amendment as of the day and year first above
written.

      

      
        	
                TENANT:

              	
                LANDLORD:

              
	 
      	 
      
	
                KPMG LLP, a Delaware
      limited liability

              	
                303 WACKER REALTY L.L.C.,
      a Delaware limited

              
	
                partnership

              	
                liability
      company

              
	 
      	 
      	 
      	 
      	 
      	 
      
	 
      	
                By:

              	
                Hines
      Three Illinois Center Associates Limited

              
	
                By:  /s/ Kenneth J.
      Boland

              	 
      	
                Partnership,

              
	
                Name:  Kenneth
      J. Boland

              	 
      	
                its
      managing member

              
	
                Title:    
      Partner

              	 
      	 
      	 
      	 
      	 
      
	
                National Director

                Real Estate
    Services

              	 
      	
                By:

              	
                Hines Three Illinois Center
      L.L.C., a general partner

              
	 
      	 
      	 
      	 
      	 
      	 
      
	 
      	 
      	 
      	
                By:

              	
                Hines Interests Limited
      Partnership, a member

              
	 
      	 
      	 
      	 
      	 
      	 
      
	 
      	 
      	 
      	 
      	
                By:

              	
                Hines Holdings, Inc.,
      its general partner

              
	 
      	 
      	 
      	 
      	 
      	 
      
	 
      	 
      	 
      	 
      	 
      	
                By:
      /s/ Thomas J.
      Danilek

              
	 
      	 
      	 
      	 
      	 
      	
                Name:
      Thomas J. Danilek

              
	 
      	 
      	 
      	 
      	 
      	
                Title:
      Senior Vice President

              
	 
      	 
      	 
      	 
      	 
      	 
      

      

      

      
        
           

        

        
          5

           

        

        
           

        

      

      SECOND AMENDMENT TO
LEASE

      

      

      THIS
SECOND AMENDMENT TO LEASE (the "Amendment") is made as of the 4th day of
December, 1997 by and between METROPOLICTAN LIFE INSURANCE
COMPANY, a New York corporation ("Landlord") and KPMG PEAT MARWICK, LLP, a
Deleware limited liability partnership ("Tenant").

      

      

      WITNESSETH:

      

      WHEREAS, Landlord and Tenant
entered into that certain lease dated as of August ____, 1997; as amended by
that certain First Amendment dated as of November 21, 1997 (collectively, the
"Lease"); and

      

      WHEREAS, Landlord and Tenant
desire to amend the Lease as hereinafter set forth.

      

      NOW, THEREFORE, in
consideration of the mutual benefits to be derived, the parties hereby agree to
amend the Lease and the Lease is hereby amended as follows:

      

      1.           Additional Premises.
The Additional Premises shall consist of 2,320 rentable square feet located on
the 3rd floor of the building as further set forth on Exhibit A attached hereto
and made a part hereof.

      

      2.           Term. The Term for
the Lease with respect to the Additional Premises shall commence as of December
15, 1997 (the "Commencement Date") and shall terminate six (6) months, fifteen
(15) days thereafter on June 30, 1998 unless sooner terminated as provided for
in the terms of the Lease (such period of time between December 15, 1997 and
June 30, 1998 being hereinafter known as the "Additional Premises
Term")

      

      

      
        
           

        

        
           

           

        

        
           

        

      

      3.           Rent. As Rent under
the Lease for the Additional Premises, Tenant shall pay Landlord the sum of
$3,673.33 per month which amount includes a charge of $1.00 per square foot per
year for electrical usage.

      

      4.           Tenant Improvements.
The Premises shall be delivered in an AS IS condition, free from any and all
Hazardous material, and Landlord has no obligation to make any improvement to
the Premises. Notwithstanding anything to the contrary contained in the Lease,
Tenant shall be responsible for the work and the costs necessary to construct a
demising partition wall on the south side of the Additional Premises and Tenant
shall, at its sole cost and expense, remove said demising partition wall within
thirty (30) days after vacating the Additional Premises. Tenant shall be
required to enter the Additional Premises through vacant space, not through the
Expansion Space.

      

      5.           Leasing Commission.
Tenant represents that, except for Cushman & Wakefield State Street, Inc.,
Tenant has no dealt with any real estate broker, sales person, or finder in
connection with this Amendment, and no such person initiated or participated in
the negotiation of this Amendment, or showed the Additional Premises to Tenant.
Tenant hereby agrees to indemnify, protect, defend and hold Landlord and the
Indemnitees, harmless from and against any and all liabilities and claims for
commissions and fees arising out of a breach of the foregoing representation.
Landlord shall be responsible for the payment of all commissions to the
broker(s), if any, specified in this Section 5.

      

      6.           Exculpation. Tenant
agrees, on its behalf and on behalf of its successors and assigns, that any
liability of Landlord with respect to this Amendment shall never exceed the
amount of $3,000,000 and Tenant shall not be entitled to any judgment in excess
of such amount.

      

      7.           Survival of Lease
Terms. All terms and conditions of the Lease, which do not in any way
conflict with the terms and conditions of this Amendment, shall remain in full
force and effect during the term of the Lease. Further, all defined terms shall
have the same meaning as the Lease, except as changed or modified
herein.

      

      

      
        
           

        

        
          2

           

        

        
           

        

      

      IN WITNESS WHEREOF, the
Landlord and Tenant have executed this Amendment to Lease by their duly
authorized representatives as of the date and year first above
written.

      

      

      Landlord:

      

      METROPOLITAN
LIFE INSURANCE COMPANY

      a New
York corporation

      

      By:       /s/ [Signature
Illegible]    

      Its: Vice President       

      Date: 12/15/97         

      

      Tenant:

      

      KPMG Peat Marwick
LLP,

      a
Delaware limited liability partnership

      

      By:       /s/ Joseph E. Heintz            

      Its: JOSEPH E. HEINTZ        

      Date: CHIEF FINANCIAL
OFFICER

      

      

      
        
           

        

        
          3

           

        

        
           

        

      

     

    
      
        
        

      

      
        
        

      

      
        
        

      

    

    
 

    
      FIRST
AMENDMENT

       

       

      THIS
FIRST AMENDMENT is made as of the 4th day of December, 1997, between
METROPOLITAN LIFE INSURANCE COMPANY, a New York corporation ("Landlord"), and
KPMG Peat Marwick LLP, a Delaware limited liability partnership
("Tenant").

       

      W
I T N E S S E T H :

       

      WHEREAS,
Landlord and Tenant entered into a Lease dated as of August __, 1997 ("Lease"),
pursuant to which Tenant leased 200,502 square feet on the 13th, 14th, 15th,
16th, 17th, 18th and 19th floors of the building located at 303 East Wacker
Drive, Chicago, Illinois ("Building"); and

       

      WHEREAS,
Landlord and Tenant desire to enter into this First Amendment (hereinafter
referred to as "Amendment") for the purpose of expanding the
Premises.

       

      NOW,
THEREFORE, for a good and valuable consideration, the receipt and sufficiency
being hereby acknowledged, Landlord and Tenant agree as follows:

       

      1.           Addition of Space. Commencing
four (4) months after Landlord's delivery of possession of the Expansion Space
(as hereinafter defined) to Tenant (the "Expansion Date"):

       

      (a)           The
space consisting of approximately 28,186 rentable square feet on the 22nd floor
as shown on Exhibit J which is attached to the Lease ("Expansion Space") shall
be added to and become part of the Initial Premises, subject to all of the terms
and conditions of the Lease currently in effect, except as expressly modified
herein.

       

      (b)           The
number "200,502" in Section 1.1(10) of the Lease is hereby deleted and the
number "228,688" is substituted therefor.

       

      (c)           The
percentage "26.0348%" in Section 1.1(13) of the Lease is hereby deleted and the
percentage "29.6947%" is substituted therefor.

       

      2.           Term. The Expiration Date of
the Lease with respect to the Expansion Space shall be August 31, 2012 (i.e.,
coterminous with the remainder of the Premises).

       

      3.           Base Rent; Rent Adjustments.
Commencing on the Expansion Date, Monthly Base Rent shall be due and
owing from Tenant for the Expansion Space at the applicable rates per square
foot set forth in Section 1.1(8) and shall be payable as set forth in Article 3
of the Lease. In addition, on the Expansion Date, Tenant shall commence paying
all

       

      
        
           

        

        
           

           

        

        
           

        

      

      Rent
Adjustments in accordance with the increase in the size of the Premises and
Tenant's Share as set forth in Section l(c) above.

       

      
        	
                 
      

              	
                4.

              	
                Possession of Expansion
      Space.

              

      

       

      (a)            Tenant
is currently in possession of the Expansion Space pursuant to the Existing Lease
and agrees ( subject to Landlord's completion of its obligations with respect to
floor leveling and the installing of sprinklers in the Expansion Space as
hereinafter set forth) to accept the same "as is" without any agreements,
representations, understandings or obligations on the part of Landlord to
perform any alterations, repairs or improvements. Tenant shall complete its
demolition work in the Expansion Space within thirty (30) days after Tenant
moves all or substantially all of its operations from the Existing Premises to
the Initial Premises under this Lease, which move shall occur no later than
January 31, 1999. After completion of the demolition Tenant shall surrender
possession of the Expansion Space to Landlord for the purpose of performing the
floor leveling work. Prior to re-delivery of possession of the Expansion Space
to Tenant for purpose of determining the Expansion Date as set forth in Section
1, Landlord shall complete, as Landlord's Work, all floor leveling in the
Expansion Space in accordance with the standards for such floor leveling set
forth in Section 8 of Attachment 1 to Exhibit B of the Lease. No other
Landlord's Work shall be done by Landlord except for the installation of
sprinklers in accordance with the standards for sprinklers set forth in Section
9 of Attachment 1 to Exhibit B of the Lease; such sprinkler work shall be
performed by Landlord concurrently with any Tenant Alterations being performed
by Tenant in the Expansion Space. Both parties agree that they and their
contractors shall cooperate reasonably and in good faith with one another so
that the performance by either party of its work does not materially impair or
delay the performance by the other party of its work. Landlord shall re-deliver
possession of the Expansion Space to Tenant for the purpose of determining the
Expansion Date no later than sixty (60) days after Tenant completes its
demolition work within the Expansion Space (the "Delivery Date") such that
Landlord can perform the floor leveling work.

       

      (b)            If
Landlord does not complete its floor leveling until after the Delivery Date,
then such Landlord delay shall, on a day-for-day basis for each day after the
Delivery Date that Landlord has not completed the floor leveling, be applied to
reduce the period of any Tenant Delay; and if there are no Tenant Delays or if
such Landlord delay exceeds the total of all Tenant Delays, then such Landlord
delay (if there are no Tenant Delays) or the number of days by which the
Landlord delay exceeds the total of all Tenant Delays shall, on a day-for-day
basis, delay the January 31, 1999 date set forth in Section 15 of the Rider to
the Lease. Any such delay by Landlord shall not subject Landlord to

       

      
        
           

        

        
          -2-

           

        

        
           

        

      

      
        	
                 
      

              	
                any
      liability for any loss or damage resulting therefrom, and Tenant's sole
      remedy with respect thereto shall as set forth in the preceding
      sentence.

              

      

       

      (c)           Tenant
shall be subject, with respect to the Expansion Space, to all of the terms,
covenants and conditions of the Lease (except for the payment of Monthly Base
Rent and Tenant's Share of Operating Expenses and Taxes) during all periods
prior to the Expansion Date that Tenant is in possession of the Expansion
Space.

       

      5.           Tenant Alterations; 22nd Floor
Allowance.

       

      (a)           Tenant
shall, at its expense (subject to the 22nd Floor Allowance set forth in
Subsection 5(b) below), cause the Expansion Space to be improved for Tenant's
use (the "Tenant Alterations"). In addition to such improvements as Tenant shall
wish to perform, the Tenant Alterations shall include the closing of the
stairwell between the 22nd and 23rd floors.

       

      (b)           Landlord,
provided no Default under the Lease has occurred which remains uncured, hereby
grants Tenant an allowance (the "22nd Floor Allowance") in an amount equal to
$35.00 multiplied by a fraction, the numerator of which is the number of months
that Tenant leases such Expansion Space during the Initial Term (e.g., the
number of months starting with the month in which the Expansion Date occurs) and
the denominator of which is 180. In the event of any Landlord delay in
completion of the floor leveling as set forth in Section 4 above, the numerator
of the preceding fraction shall be the number of months that Tenant would have
leased the Expansion Space if there had been no Landlord delay (i.e., the number
of months starting with the month in which the Expansion Date would have
occurred if there had been no Landlord delay).

       

      (c)           Except
to the extent inconsistent with the terms of this Amendment, the Landlord's Work
and Tenant Alterations shall be performed in accordance with the provisions of
Exhibit B, including, without limitation, those provisions relating to
Landlord's right to approve Tenant's plans and specifications and the
disbursement of the 22nd Floor Allowance.

       

      6.           Other Options. Option 3 as set forth in Section
7 ("Expansion Options") of the Rider to the Lease is hereby deemed to be deleted
from the Lease and shall be of no further force and effect. Section 11 ("Right
of First Refusal") of the Rider to the Lease is hereby amended to provide that
Tenant shall have rights of first offer/refusal as set forth therein on any or
all space in the mid-rise elevator bank and on floors 21 and 23, but not on
floors 22 or 24.

       

      
        
           

        

        
          -3-

           

        

        
           

        

      

      7.           Brokers. Landlord and Tenant
each represent that no brokers, agents or other persons other than Cushman &
Wakefield State Street, Inc. an Illinois corporation, as representative for
Landlord, and LaSalle Partners, as representative for Tenant, were involved in
the negotiation of this Amendment. Tenant indemnifies and holds Landlord and its
agents and employees harmless from all claims of any brokers in connection with
this Amendment claiming through or under Tenant and Landlord indemnifies and
holds Tenant and its agents and employees harmless from all claims of any broker
in connection with this Amendment claiming through or under
Landlord.

       

      8.            Entire Agreement; Amendment.
This Amendment sets forth the entire agreement of the parties with
respect to this subject matter hereof and no representations, promises or
inducements have been made by the parties hereto other than as appear in this
Amendment. This Amendment may not be amended except in writing signed by the
parties hereto.

       

      9.            No Offer. This Amendment shall
not be binding until executed and delivered by both parties hereto.

       

      10.           Terms of Lease. Except as
herein modified or amended, the provisions, conditions and terms of the Lease
shall remain unchanged and in full force and effect. The capitalized terms used
in this Amendment shall have the same definitions as set forth in the applicable
Lease, to the extent that such capitalized terms are defined therein and not
redefined in this Amendment.

       

      11.           Successors and Assigns. This
Amendment shall be binding upon and shall inure to the benefit of the parties
hereto and their successors and assigns.

       

      

       

      
        
           

        

        
          -4-

           

        

        
           

        

      

      IN
WITNESS WHEREOF, the parties hereto have executed this First Amendment as of the
date first above written.

       

      

      
        	 
      	 
      	
                LANDLORD

              
	 
      	 
      	
                303
      WACKER REALTY L.L.C.

              
	 
      	 
      	 
      	 
      
	 
      	 
      	
                BY:

              	
                Hines
      Three Illinois Center Associates

              
	 
      	 
      	 
      	
                Limited
      Partnership, its managing member

              
	
                ATTEST:

              	 
      	
                BY:

              	
                Hines
      Three Illinois Center L.L.C.,

              
	 
      	 
      	 
      	
                its
      general partner

              
	 
      	 
      	
                BY:

              	
                Hines
      Interests Limited Partnership,

              
	 
      	 
      	 
      	
                a
      member

              
	
                By
      /s/ Thomas J.
      Danilek   

              	 
      	
                BY:

              	
                Hines
      Holdings, Inc., its general
      partner

              
	
                Its
      Vice
      President        

              	 
      	 
      	 
      
	 
      	 
      	
                BY:
      /s/ C. Kevin Shannahan

              
	 
      	 
      	
                Name:
      C. Kevin Shannahan

              
	 
      	 
      	
                Title:
      Executive Vice President

              
	 
      	 
      	
                TENANT

              
	 
      	 
      	 
      	 
      
	 
      	 
      	
                KPMG
      Peat Marwick LLP, a Delaware

              
	 
      	 
      	
                limited
      liability partnership

              
	
                ATTEST:

              	 
      	 
      	 
      
	 
      	 
      	 
      	 
      
	 
      	 
      	 
      	 
      
	
                By
      /s/ Kenneth J.
      Boland    

              	 
      	
                By

              	
                /s/ Joseph E.
      Heintz            

              
	
                Its                     

              	 
      	
                Its

              	
                CHIEF FINANCIAL
      OFFICER   

              

      

      

      
        
           

        

        
          -5-

           

        

        
           

        

      

      OFFICE
LEASE

       

      BETWEEN

       

      METROPOLITAN
LIFE INSURANCE COMPANY,

       

      A
NEW YORK CORPORATION (LANDLORD)

       

      AND

       

      KPMG
PEAT MARWICK LLP, A DELAWARE

       

      LIMITED
LIABILITY PARTNERSHIP (TENANT)

       

      200,502
SQUARE FEET ON THE 13TH, 14TH, 15TH,

      16TH,
17TH, 18TH, 19TH AND 21ST OR 22ND (IF APPLICABLE) FLOORS (PREMISES)

       

      DATED: AUGUST __, 1997

      
        
           

        

        
           

           

        

        
           

        

      

      

      TABLE OF
CONTENTS

      

      
        	 
      	
                PAGE

              
	 
      	 
      
	
                ARTICLE
      ONE -- BASIC LEASE PROVISIONS

              	
                1

              
	
                       1.1
      BASIC LEASE PROVISIONS

              	
                1

              
	
                       1.2
      ENUMERATION OF EXHIBITS

              	
                3

              
	
                       1.3
      DEFINITIONS

              	
                3

              
	 
      	 
      
	
                ARTICLE
      TWO -- PREMISES, TERM AND FAILURE TO GIVE POSSESSION

              	
                12

              
	
                       2.1
      LEASE OF PREMISES

              	
                13

              
	
                       2.2
      TERM

              	
                13

              
	
                       2.3
      FAILURE TO GIVE POSSESSION

              	
                13

              
	
                       2.4
      AREA OF PREMISES

              	
                13

              
	
                       2.5
      CONDITION OF PREMISES

              	
                14

              
	 
      	 
      
	
                ARTICLE
      THREE -- RENT

              	
                14

              
	 
      	 
      
	
                ARTICLE
      FOUR -- RENT ADJUSTMENTS AND PAYMENTS

              	
                15

              
	
                       4.1
      RENT ADJUSTMENTS

              	
                15

              
	
                       4.2
      STATEMENT OF LANDLORD

              	
                15

              
	
                       4.3
      BOOKS AND RECORDS

              	
                16

              
	
                       4.4
      PARTIAL OCCUPANCY

              	
                17

              
	 
      	 
      
	
                ARTICLE
      FIVE -- INTENTIONALLY OMITTED

              	
                18

              
	 
      	 
      
	
                ARTICLE
      SIX -- SERVICES

              	
                18

              
	
                       6.1
      LANDLORD'S GENERAL SERVICES

              	
                18

              
	
                       6.2
      ELECTRICAL SERVICES

              	
                20

              
	
                       6.3
      ADDITIONAL AND AFTER-HOUR SERVICES

              	
                21

              
	
                       6.4
      PHONE SERVICES

              	
                21

              
	
                       6.5
      DELAYS IN FURNISHING SERVICES

              	
                22

              
	 
      	 
      
	
                ARTICLE
      SEVEN -- POSSESSION, USE AND CONDITION OF PREMISES

              	
                23

              
	
                       7.1
      POSSESSION AND USE OF PREMISES

              	
                23

              
	
                       7.2
      LANDLORD ACCESS TO PREMISES

              	
                24

              
	
                       7.3
      QUIET ENJOYMENT

              	
                26

              
	 
      	 
      
	
                ARTICLE
      EIGHT -- MAINTENANCE

              	
                26

              
	
                       8.1
      LANDLORD'S MAINTENANCE

              	
                26

              
	
                       8.2
      TENANT'S MAINTENANCE

              	
                26

              
	 
      	 
      
	
                ARTICLE
      NINE -- ALTERATIONS AND IMPROVEMENTS

              	
                27

              
	
                       9.1
      TENANT’S ALTERATIONS AND ADDITIONS

              	
                27

              
	
                       9.2
      LIENS

              	
                29

              

      

      
        
           

        

        
          -i-

           

        

        
           

        

      

      

      
        	 
      	 
      
	
                ARTICLE
      TEN -- ASSIGNMENT AND SUBLETTING

              	
                30

              
	
                       10.1
      ASSIGNMENT AND SUBLETTING

              	
                30

              
	
                       10.2
      RECAPTURE

              	
                33

              
	
                       10.3
      EXCESS RENT

              	
                33

              
	
                       10.4
      TENANT LIABILITY

              	
                35

              
	
                       10.5
      ASSUMPTION AND ATTORNMENT

              	
                35

              
	
                       10.6
      TRANSFERABILITY OF RIGHTS

              	
                35

              
	 
      	 
      
	
                ARTICLE
      ELEVEN -- DEFAULT AND REMEDIES

              	
                35

              
	
                       11.1
      EVENTS OF DEFAULT

              	
                36

              
	
                       11.2
      LANDLORD'S REMEDIES

              	
                36

              
	
                       11.3
      ATTORNEY'S FEES

              	
                38

              
	
                       11.4
      BANKRUPTCY

              	
                38

              
	
                       11.5
      DEFAULT BY LANDLORD; TENANT’S REMEDIES

              	
                39

              
	 
      	 
      
	
                ARTICLE
      TWELVE -- SURRENDER OF PREMISES

              	
                40

              
	
                       12.1
      IN GENERAL

              	
                40

              
	
                       12.2
      LANDLORD’S RIGHTS

              	
                41

              
	 
      	 
      
	
                ARTICLE
      THIRTEEN -- HOLDING OVER

              	
                41

              
	 
      	 
      
	
                ARTICLE
      FOURTEEN -- DAMAGE BY FIRE OR OTHER CASUALTY

              	
                41

              
	
                       14.1
      UNTENANTABILITY

              	
                41

              
	
                       14.2
      DAMAGE WITHOUT UNTENANTABILITY

              	
                43

              
	
                       14.3
      RENT ABATEMENT

              	
                44

              
	 
      	 
      
	
                ARTICLE
      FIFTEEN -- EMINENT DOMAIN

              	
                44

              
	
                       15.1
      TAKING OF WHOLE OR SUBSTANTIAL PART

              	
                44

              
	
                       15.2
      TAKING OF PART

              	
                44

              
	
                       15.3
      COMPENSATION

              	
                45

              
	 
      	 
      
	
                ARTICLE
      SIXTEEN -- INSURANCE

              	
                45

              
	
                       16.1
      TENANT’S INSURANCE

              	
                45

              
	
                       16.2
      FORM OF POLICIES

              	
                46

              
	
                       16.3
      LANDLORD’S INSURANCE

              	
                46

              
	
                       16.4
      WAIVER OF SUBROGATION

              	
                47

              
	
                       16.5
      NOTICE OF CASUALTY

              	
                48

              
	 
      	 
      
	
                ARTICLE
      SEVENTEEN -- WAIVER OF CLAIMS AND INDEMNITY

              	
                48

              
	
                       17.1
      WAIVER OF CLAIMS

              	
                48

              
	
                       17.2
      INDEMNITY BY TENANT

              	
                48

              
	 
      	 
      
	
                ARTICLE
      EIGHTEEN -- RULES AND REGULATIONS

              	
                49

              
	
                       18.1
      RULES

              	
                49

              

      

      
        
           

        

        
          -ii-

           

        

        
           

        

      

      

      
        	
                       18.2
      ENFORCEMENT

              	
                49

              
	 
      	 
      
	
                ARTICLE
      NINETEEN -- LANDLORD'S RESERVED RIGHTS

              	
                49

              
	 
      	 
      
	
                ARTICLE
      TWENTY -- ESTOPPEL CERTIFICATE

              	
                50

              
	
                       20.1
      IN GENERAL

              	
                50

              
	
                       20.2
      ENFORCEMENT

              	
                51

              
	 
      	 
      
	
                ARTICLE
      TWENTY-ONE -- INTENTIONALLY OMITTED

              	
                51

              
	 
      	 
      
	
                ARTICLE
      TWENTY-TWO -- REAL ESTATE BROKERS

              	
                51

              
	 
      	 
      
	
                ARTICLE
      TWENTY-THREE -- MORTGAGEE PROTECTION

              	
                52

              
	
                       23.1
      SUBORDINATION AND ATTORNMENT

              	
                52

              
	
                       23.2
      MORTGAGEE PROTECTION

              	
                53

              
	 
      	 
      
	
                ARTICLE
      TWENTY-FOUR -- NOTICES

              	
                53

              
	 
      	 
      
	
                ARTICLE
      TWENTY-FIVE -- INTENTIONALLY OMITTED

              	
                55

              
	 
      	 
      
	
                ARTICLE
      TWENTY-SIX -- MISCELLANEOUS

              	
                55

              
	
                       26.1
      LATE CHARGES

              	
                55

              
	
                       26.2
      WAIVER OF JURY TRIAL

              	
                55

              
	
                       26.3
      INTENTIONALLY OMITTED

              	
                55

              
	
                       26.4
      OPTION

              	
                55

              
	
                       26.5
      AUTHORITY

              	
                55

              
	
                       26.6
      ENTIRE AGREEMENT

              	
                56

              
	
                       26.7
      INTENTIONALLY OMITTED

              	
                56

              
	
                       26.8
      EXCULPATION

              	
                56

              
	
                       26.9
      ACCORD AND SATISFACTION

              	
                56

              
	
                       26.10
      LANDLORD'S OBLIGATIONS ON SALE OF BUILDING

              	
                56

              
	
                       26.11 BINDING
      EFFECT

              	
                57

              
	
                       26.12
      CAPTIONS

              	
                57

              
	
                       26.13
      APPLICABLE LAW

              	
                57

              
	
                       26.14
      ABANDONMENT

              	
                57

              
	
                       26.15
      LANDLORD'S RIGHT TO PERFORM TENANT’S DUTIES

              	
                57

              
	
                       26.16
      COUNTERPARTS

              	
                58

              
	
                       26.17
      RIDERS

              	
                58

              

      

      

      
        	
                EXHIBIT
      A

              	
                PLAN
      OF PREMISES

              
	
                EXHIBIT
      B

              	
                WORKLETTER
      AGREEMENT

              
	
                EXHIBIT
      C

              	
                SYSTEMS
      SPECIFICATIONS

              
	
                EXHIBIT
      D

              	
                RULES
      AND REGULATIONS

              
	
                EXHIBIT
      E

              	
                CLEANING
      SPECIFICATIONS

              

      

      
        
           

        

        
          -iii-

           

        

        
           

        

      

      

      
        	
                EXHIBIT
      F

              	
                12TH FLOOR EXPANSION SPACE

              
	
                EXHIBIT G

              	
                20TH FLOOR EXPANSION SPACE

              
	
                EXHIBIT H

              	
                21ST FLOOR EXPANSION SPACE

              
	
                EXHIBIT
      I

              	
                FORM
      OF NON-DISTURBANCE AGREEMENT

              
	
                EXHIBIT
      J

              	
                22ND
      FLOOR EXPANSION SPACE

              
	
                EXHIBIT
      K

              	
                DISCHARGE
      OF MEMORANDUM OF LEASE

              
	
                RIDER

              	
                OTHER
      PROVISIONS

              

      

      

       

      
        
           

        

        
          -iv-

           

        

        
           

        

      

      INDEX
OF DEFINED TERMS

      

      
        	
                ADA

              	
                23

              
	
                Adjustment
      Year

              	
                3

              
	
                Advice
      (Rider)

              	
                15

              
	
                Affiliate

              	
                3

              
	
                Base
      Building Work (Exhibit B)

              	
                1

              
	
                Building

              	
                3

              
	
                C&W

              	
                50

              
	
                Change
      Order (Exhibit B)

              	
                5

              
	
                Commencement
      Date

              	
                3

              
	
                Common
      Areas

              	
                3

              
	
                Control

              	
                31

              
	
                Costs
      of the Tenant Work (Exhibit B)

              	
                1

              
	
                CPI
      (Rider)

              	
                10

              
	
                CPI
      Escalation Amount (Rider)

              	
                10

              
	
                Decoration

              	
                4

              
	
                Default

              	
                35

              
	
                Default
      Rate

              	
                4

              
	
                Delivery
      Date

              	
                12

              
	
                Demising
      Work

              	
                4

              
	
                Early
      Termination Date (Rider)

              	
                13

              
	
                Electing
      Party

              	
                37

              
	
                Engineering
      Drawings (Exhibit B)

              	
                3

              
	
                Environmental
      Laws

              	
                4

              
	
                Excess
      Rent

              	
                33

              
	
                Excess
      Rent Sharing Space

              	
                33

              
	
                Existing
      Improvements

              	
                39

              
	
                Existing
      Lease (Rider)

              	
                1

              
	
                Existing
      Premises (Rider)

              	
                1

              
	
                Expansion
      Notice (Rider)

              	
                7

              
	
                Expansion
      Option (Rider)

              	
                6

              
	
                Expansion
      Space (Rider)

              	
                6

              
	
                Expiration
      Date

              	
                4

              
	
                First
      Extension (Rider)

              	
                4

              
	
                First
      Party

              	
                37

              
	
                First
      Reduction Notice (Rider)

              	
                11

              
	
                First
      Reduction Option (Rider)

              	
                11

              
	
                First
      Renewal Notice (Rider)

              	
                4

              
	
                First
      Renewal Option (Rider)

              	
                4

              
	
                Force
      Majeure

              	
                4

              
	
                Hazardous
      Material

              	
                4

              

      

      
        
           

        

        
          -i-

           

        

        
           

        

      

      

      
        	
                Improvement
      Allowance (Exhibit B)

              	
                2

              
	
                Indemnities

              	
                5

              
	
                Initial
      Premises

              	
                13

              
	
                Initial
      Term

              	
                1

              
	
                Land

              	
                5

              
	
                Landlord

              	
                1

              
	
                Landlord
      Delay

              	
                5

              
	
                Landlord
      Work

              	
                5

              
	
                Landlord
      Work (Exhibit B)

              	
                1

              
	
                Landlord’s
      Notice

              	
                40

              
	
                Landlord’s
      Statement

              	
                15

              
	
                LaSalle

              	
                50

              
	
                Laws

              	
                5

              
	
                Lease

              	
                5

              
	
                Lease
      Year

              	
                5

              
	
                Low-rise
      Refusal Space (Rider)

              	
                14

              
	
                Marketable
      Unit

              	
                30

              
	
                Mid/High-rise
      Refusal Space (Rider)

              	
                14

              
	
                Monthly
      Base Rent

              	
                5

              
	
                Mortgagee

              	
                5

              
	
                National
      Holidays

              	
                5

              
	
                Needham
      (Rider)

              	
                1

              
	
                Needham
      Lease (Rider)

              	
                1

              
	
                Needham
      Space (Rider)

              	
                1

              
	
                New
      Storage Space (Rider)

              	
                3

              
	
                Notice
      of Exercise (Rider)

              	
                15

              
	
                Operating
      Expenses

              	
                5

              
	
                Operator
      (Rider)

              	
                9

              
	
                Option
      Amendment (Rider)

              	
                18

              
	
                Parking
      Privileges (Rider)

              	
                9

              
	
                Plans
      (Rider)

              	
                21

              
	
                Premises

              	
                9

              
	
                Prevailing
      Market (Rider)

              	
                4

              
	
                Property

              	
                10

              
	
                Prospect
      (Rider)

              	
                15

              
	
                Prospect
      Terms (Rider)

              	
                15

              
	
                Real
      Property

              	
                10

              
	
                Recapture

              	
                32

              
	
                Recapture
      Notice

              	
                32

              
	
                Recapture
      Space

              	
                32

              
	
                Refusal
      Space (Rider)

              	
                14

              
	
                Reletting
      Expenses

              	
                36

              
	
                Rent

              	
                10

              

      

      
        
           

        

        
          -ii-

           

        

        
           

        

      

      

      
        	
                Rent
      Adjustment

              	
                10

              
	
                Rent
      Adjustment Deposit

              	
                10

              
	
                Rentable
      Area of the Building

              	
                10

              
	
                Rentable
      Area of the Premises

              	
                10

              
	
                ROFR
      (Rider)

              	
                14

              
	
                Second
      Expiration Date (Rider)

              	
                4

              
	
                Second
      Extension (Rider)

              	
                4

              
	
                Second
      Party

              	
                37

              
	
                Second
      Reduction Notice (Rider)

              	
                12

              
	
                Second
      Reduction Option (Rider)

              	
                11

              
	
                Second
      Renewal Notice (Rider)

              	
                4

              
	
                Second
      Renewal Option (Rider)

              	
                4

              
	
                Security
      Deposit

              	
                10

              
	
                Space
      Plan (Exhibit B)

              	
                10

              
	
                Statement

              	
                15

              
	
                Storage
      Space (Rider)

              	
                2

              
	
                Substantially
      Complete

              	
                10

              
	
                Substantially
      Untenantable

              	
                43

              
	
                System
      (Rider)

              	
                21

              
	
                Taxes

              	
                10

              
	
                Tenant

              	
                1

              
	
                Tenant
      Additions

              	
                11

              
	
                Tenant
      Alterations

              	
                11

              
	
                Tenant
      Delay

              	
                11

              
	
                Tenant
      Electric (Attachment 1)

              	
                1

              
	
                Tenant
      Work

              	
                12

              
	
                Tenant
      Work (Exhibit B)

              	
                1

              
	
                Tenant’s
      Notice

              	
                29

              
	
                Tenant’s
      Share

              	
                12

              
	
                Term

              	
                12

              
	
                Termination
      Date

              	
                12

              
	
                Termination
      Notice (Rider)

              	
                13

              
	
                Termination
      Option (Rider)

              	
                13

              
	
                Untenantable

              	
                41

              
	
                Use

              	
                3

              
	
                Work
      (Exhibit B)

              	
                1

              
	
                Working
      Drawings (Exhibit B)

              	
                10

              
	
                Workletter

              	
                12

              

      

      

       

      
        
           

        

        
          -iii-

           

        

        
           

        

      

      OFFICE
LEASE

       

      ARTICLE
ONE
BASIC
LEASE PROVISIONS

       

      1.1           BASIC
LEASE PROVISIONS

       

      In the
event of any conflict between these Basic Lease Provisions and any other Lease
provision, such other Lease provision shall control.

       

      
        	
                 
      

              	
                (1)

              	
                BUILDING
      AND ADDRESS:

              

      

      

      303 East Wacker Drive

      Chicago, Illinois 60601

      

      
        	
                 
      

              	
                (2)

              	
                LANDLORD
      AND ADDRESS:

              

      

      

      METROPOLITAN LIFE INSURANCE COMPANY,
a

      New York corporation

      c/o Cushman & Wakefield State
Street, Inc.

      303 East Wacker Drive - Suite
1031

      Chicago, Illinois 60601

      

      
        	
                 
      

              	
                (3)

              	
                TENANT
      AND CURRENT ADDRESS:

              

      

      

      KPMG Peat
Marwick LLP, a Delaware limited liability partnership

      303 East
Wacker Drive

      Chicago,
Illinois 60601

      

      The term
"Tenant" as used in this Lease shall mean the above-named entity and its
successors by merger, consolidation or otherwise, excluding
assignees.

      

      (4)        DATE
OF LEASE: August __, 1997

       

      (5)        INITIAL
TERM: Fifteen (15) years

       

      (6)        COMMENCEMENT
DATE: September 1, 1997

       

      (7)        EXPIRATION
DATE: August 31, 2012

       

      (8)        MONTHLY
BASE RENT (subject to Section 2.4 and Section 2 of Rider):

       

      
        
           

        

        
           

           

        

        
           

        

      

      

      
        	
                Period

              	
                Monthly

              	
                Annually

              	
                Rate/SF

              
	 
      	 
      	 
      	 
      
	
                First
      Lease Year

              	
                $183,793.50

              	
                $2,205,522.00

              	
                $11.00

              
	 
      	 
      	 
      	 
      
	
                Second
      Lease Year

              	
                $187,928.85

              	
                $2,255,146.25

              	
                $11.25

              
	 
      	 
      	 
      	 
      
	
                Third
      Lease Year

              	
                $192,157.25

              	
                $2,305,887.04

              	
                $11.50

              
	 
      	 
      	 
      	 
      
	
                Fourth
      Lease Year

              	
                $196,480.79

              	
                $2,357,769.49

              	
                $11.76

              
	 
      	 
      	 
      	 
      
	
                Fifth
      Lease Year

              	
                $200,901.61

              	
                $2,410,819.31

              	
                $12.02

              
	 
      	 
      	 
      	 
      
	
                Sixth
      Lease Year

              	
                $205,421.90

              	
                $2,465,062.74

              	
                $12.29

              
	 
      	 
      	 
      	 
      
	
                Seventh
      Lease Year

              	
                $210,043.89

              	
                $2,520,526.65

              	
                $12.57

              
	 
      	 
      	 
      	 
      
	
                Eighth
      Lease Year

              	
                $214,769.88

              	
                $2,577,238.50

              	
                $12.85

              
	 
      	 
      	 
      	 
      
	
                Ninth
      Lease Year

              	
                $219,602.20

              	
                $2,635,226.37

              	
                $13.14

              
	 
      	 
      	 
      	 
      
	
                Tenth
      Lease Year

              	
                $224,543.25

              	
                $2,694,518.96

              	
                $13.44

              
	 
      	 
      	 
      	 
      
	
                Eleventh
      Lease Year

              	
                $229,595.47

              	
                $2,755,145.64

              	
                $13.74

              
	 
      	 
      	 
      	 
      
	
                Twelfth
      Lease Year

              	
                $234,761.37

              	
                $2,817,136.42

              	
                $14.05

              
	 
      	 
      	 
      	 
      
	
                Thirteenth
      Lease Year

              	
                $240,043.50

              	
                $2,880,521.99

              	
                $14.37

              
	 
      	 
      	 
      	 
      
	
                Fourteenth
      Lease Year

              	
                $245,444.48

              	
                $2,945,333.73

              	
                $14.69

              
	 
      	 
      	 
      	 
      
	
                Fifteenth
      Lease Year

              	
                $250,966.98

              	
                $3,011,603.74

              	
                $15.02

              

      

      

       

      (9)         RENTABLE
AREA OF THE BUILDING: 770,130 square feet

       

      (10)      
 RENTABLE AREA OF THE PREMISES: 200,502 square feet, subject to Section
2.4

       

      (11)        SECURITY
DEPOSIT: None

       

      (12)        SUITE
NUMBER OF PREMISES: Suites 1300, 1400, 1500, 1600, 1700, 1800, 1900 and (if
applicable pursuant to Section 2.4) 2100 or 2200

       

      (13)        TENANT’S
SHARE: 26.0348%, subject to Section 2.4

       

      
        
           

        

        
          -2-

           

        

        
           

        

      

      (14)         USE
OF PREMISES: General office and/or professional business use and any uses
incidental thereto, including, but not limited to, a cafeteria, training rooms
for employees' and clients' use, computer room, vending areas and other such
incidental uses.

       

      1.2           ENUMERATION
OF EXHIBITS

       

      The
exhibits set forth below and attached to this Lease are incorporated in this
Lease by this reference:

       

      
        	
                EXHIBIT
      A

              	
                Plan
      of Premises

              
	
                EXHIBIT
      B

              	
                Workletter
      Agreement

              
	
                EXHIBIT
      C

              	
                Systems
      Specifications

              
	
                EXHIBIT
      D

              	
                Rules
      and Regulations

              
	
                EXHIBIT
      E

              	
                Cleaning
      Specifications

              
	
                EXHIBIT
      F

              	
                12th
      Floor Expansion Space

              
	
                EXHIBIT
      G

              	
                20th
      Floor Expansion Space

              
	
                EXHIBIT
      H

              	
                21st
      Floor Expansion Space

              
	
                EXHIBIT
      I

              	
                Form
      of Non-Disturbance Agreement

              
	
                EXHIBIT
      J

              	
                22nd
      Floor Expansion Space

              
	
                EXHIBIT
      K

              	
                Discharge
      of Memorandum of Lease

              
	
                RIDER

              	
                Other
      Provisions

              

      

      

       

      1.3           DEFINITIONS

       

      For
purposes hereof, the following terms shall have the following
meanings:

       

      (1)           AFFILIATE:
Any corporation or other business entity which is owned or controlled by, owns
or controls, or is under common ownership or control with Tenant, or into which
Tenant is merged, consolidated or reorganized or to which all or substantially
all of Tenant's assets are sold.

       

      (2)           ADJUSTMENT
YEAR: Each calendar year any portion of which falls within the Term of this
Lease.

       

      (3)           BUILDING:
The office building located at 303 East Wacker Drive, Chicago, Illinois. The
Building's low-rise floors are floors 1 through 11, the mid-rise floors are
floors 12 through 20 and the high-rise floors are floors 21 and
higher.

       

      (4)           COMMENCEMENT
DATE: The date specified in Section 1.1(6) as the Commencement
Date.

       

      (5)           COMMON
AREAS: All areas of the Real Property made available by Landlord for the general
common use or benefit of the tenants of the Building, and their employees and
invitees, or the public, as such areas currently exist and as they may be
changed from time to

       

      
        
           

        

        
          -3-

           

        

        
           

        

      

      time,
provided that any such changes to the Common Areas made by Landlord during the
Term shall be of a nature that the Common Areas remain comparable to the common
areas of other comparable highrise office buildings in downtown
Chicago.

       

      (6)           DECORATION:
Tenant Alterations which do not require a building permit and which do not
involve any of the structural elements of the Building, or any of the Building's
systems, including, without limitation, its electrical, mechanical, plumbing and
security and life/safety systems.

       

      (7)           DEFAULT
RATE: Two percent (2%) above the rate announced by American National Bank and
Trust Company of Chicago as its corporate base lending rate, from time to time,
but in no event higher than the maximum rate permitted by law.

       

      (7A)           DEMISING
WORK: Work required to separate a portion of the Premises from adjacent space,
including the following: (i) installation of new building standard entry door;
(ii) construction of new demising walls and reworking of acoustical ceiling at
the demising wall; (iii) proper demising and distributing of all HVAC (including
base board heat ), security and sprinkler systems as required because of the new
demising wall, and preparation of test and balance report; (iv) proper demising
of all electrical/computer/telephone components, including installation of a new
electrical meter and panel, installation of new telephone (homerun) conduit to
telephone closet and installation of necessary light fixtures along new demising
wall; (v) proper demising, or removal, as applicable, of all security equipment
and specialized HVAC equipment installed by Tenant and proper demising (but not
removal) of all telephone/computer and cabling equipment installed by Tenant;
and (vi) installation of any required multi-tenant corridors.

       

      (8)           ENVIRONMENTAL
LAWS: Any Law governing the use, storage, disposal or generation of any
Hazardous Material, including without limitation, the Comprehensive
Environmental Response Compensation and Liability Act of 1980, as amended and
the Resource Conservation and Recovery Act of 1976, as amended.

       

      (9)           EXPIRATION
DATE: The date specified in Section 1.1(7) unless changed by operation of
Sections 6 or 10 of the Rider.

       

      (10)           FORCE
MAJEURE: Any accident, casualty, act of God, war or civil commotion, strike or
labor troubles, or any cause whatsoever beyond the reasonable control of
Landlord or Tenant, including, but not limited to, energy shortages or
governmental preemption in connection with a national emergency, or by reason of
government laws or any rule, order or regulation of any department or
subdivision thereof or any governmental agency, or by reason of the conditions
of supply and demand which have been or are affected by war or other
emergency.

       

      (11)           HAZARDOUS
MATERIAL: Such substances, material and wastes which are or become regulated
under any Environmental Law; or which are classified as hazardous or toxic under
any Environmental Law; and explosives and firearms, radioactive material,
asbestos, and polychlorinated biphenyls.

       

      
        
           

        

        
          -4-

           

        

        
           

        

      

      (12)           INDEMNITEES:
Collectively, Landlord, any Mortgagee or ground lessor of the Property, the
property manager and the leasing manager for the Property and their respective
partners, directors, officers, agents and employees.

       

      (13)           LAND:
The parcels of real estate on which the Building is located.

       

      (14)           LANDLORD
WORK: The construction or installation of improvements to the Premises, to be
furnished by Landlord, specifically described in the Workletter attached hereto
as Exhibit B.

       

      (14A)        LANDLORD
DELAY: Any event or occurrence which delays the completion of the Tenant Work
which is caused by or is described as follows:

       

      (a)           Landlord's
delay beyond the applicable deadlines set forth in Exhibit B in submitting
plans, supplying information, approving plans, specifications or estimates,
giving authorizations or otherwise; or

       

      (b)           the
performance or completion by Landlord or any person engaged by Landlord of any
work in or about the Premises.

       

      (15)           LAWS:
All laws, ordinances, rules, regulations and other requirements adopted by any
governmental body, or agency or department having jurisdiction over the
Property, the Premises or Tenant's activities at the Premises. The term "Laws"
shall include Environmental Laws.

       

      (16)           LEASE:
This instrument and all exhibits and riders attached hereto, as may be amended
from time to time.

       

      (17)           LEASE
YEAR: The twelve month period beginning on the Commencement Date, and each
subsequent twelve month, or shorter, period until the Expiration
Date.

       

      (18)           MONTHLY
BASE RENT: The monthly rent specified in Section 1.1(8)

       

      (19)           MORTGAGEE:
Any holder of a mortgage, deed of trust or other security instrument encumbering
the Property.

       

      (20)           NATIONAL
HOLIDAYS: New Year's Day, Memorial Day, Independence Day, Labor Day,
Thanksgiving Day and Christmas Day and other national holidays from time to time
recognized by a majority of first-class office buildings in downtown Chicago. As
of the date of this Lease, the Building recognizes no holidays other than the
ones specifically named above.

       

      (21)           OPERATING
EXPENSES: All costs, expenses and disbursements of every kind and nature which
Landlord shall pay or become obligated to pay (provided that

       

      
        
           

        

        
          -5-

           

        

        
           

        

      

      Landlord
does, in fact, pay the same, although such payment need not be made in the year
accrued so long as it is made in either the year prior to or the year after the
year in which the cost of such payment is accrued and so long the allocation of
such payments is done on a reasonable and consistent basis) in connection with
the ownership, management, operation, maintenance, replacement and repair of the
Property (including the amortized portion of any capital expenditure or
improvement permitted hereunder, together with interest thereon), determined in
accordance with reasonable accounting practices, consistently applied. Without
limiting the generality of the foregoing, Operating Expenses shall include all
installation, hook-up or maintenance costs incurred by Landlord in connection
with telephone cables and related wiring in the Building which are not allocable
to any individual users of such service but are allocable to the Building
generally, and costs of compliance with Environmental Laws (subject to the
limitations hereinafter set forth in subsection (ee) below). Operating Expenses
shall not
include:

       

      (a)           costs
of or work allowances given for alterations of the premises of tenants of the
Building, and the costs of preparing, improving or altering space or performing
work or other tenant concessions for any existing, new or renewal tenant
including but not limited to any fees for construction, architecture or
design;

       

      (b)           costs
of capital improvements to the Building or costs related to the installation
(but not maintenance or repair) of sprinklers and the removal of asbestos.
However, except for sprinkler installation or asbestos removal, there may be
included in the Operating Expenses: (i) the amortized portions of capital
improvements installed for the purpose of reducing or controlling Operating
Expenses (but then only to the extent of any annual cost savings resulting
therefrom); (ii) the cost of compliance with applicable Laws enacted subsequent
to the date of this Lease or resulting from changes in or different
interpretations of Laws (if such different interpretations result from the
issuance of new regulations or court decisions), including the ADA (as defined
in Section 7.1(3)) which changes or different interpretations arise after the
date of this Lease; and (iii) the cost of compliance with Environmental Laws for
other than asbestos removal (amortization of same to be subject to the
limitation set forth in subsection (ee) below). Without limiting the generality
of the foregoing, upgrades or modifications to the Building's chillers to
replace existing refrigerants will be deemed to be capital improvements and the
cost thereof may be passed through to Tenant up to the amount of the reduction
in Operating Expenses resulting from such improvements;

       

      (c)           depreciation
charges;

       

      
        
           

        

        
          -6-

           

        

        
           

        

      

      (d)           interest
and principal payments on loans (except for loans for capital improvements which
Landlord is allowed to include in Operating Expenses as provided
above);

       

      (e)           ground
rental payments;

       

      (f)           real
estate brokerage and leasing commissions;

       

      (g)           advertising
and marketing expenses;

       

      (h)           costs
of Landlord reimbursed by insurance proceeds;

       

      (i)           expenses
(including legal fees) incurred in negotiating leases of other tenants in the
Building or enforcing lease obligations of other tenants in the Building or
costs of defense or other expenses and costs arising from the negligent acts or
omissions or wilful misconduct of Landlord, its agents, employees or contractors
or from defending claims alleging Landlord's breach of any lease;

       

      (j)           Landlord's
or Landlord's property manager's corporate general overhead or corporate general
administrative expenses;

       

      (k)           costs
of curing violations of Laws if such violations are in existence as of the date
of this Lease;

       

      (l)           compensation
paid to officers or executives of Landlord above the level of Building
Manager;

       

      (m)           the
cost of repairs incurred by reason of fire or other casualty or condemnation to
the extent that (i) Landlord is compensated therefor through proceeds of
insurance (provided, however, that Landlord's reasonable cost of adjustment
shall not be excluded from Operating Expenses) or condemnation awards; (ii)
Landlord failed to obtain insurance against such fire or casualty, if insurance
was required under the provisions of this Lease; or (iii) Landlord is not fully
compensated therefor due to the coinsurance provisions of its insurance policies
on account of Landlord's failure to obtain a sufficient amount of coverage
against such risk or such costs are in excess of any commercially reasonable
deductible; or (iv) Landlord is not fully compensated by any condemnation
award;

       

      (n)           overtime
HVAC costs or electricity costs;

       

      (o)           the
cost of performing additional services for tenants to the extent that such
service exceeds that provided by Landlord to Tenant without charge
hereunder,

       

      
        
           

        

        
          -7-

           

        

        
           

        

      

      (p)           "takeover
expenses" (i.e., expenses incurred by Landlord with respect to space located in
another building of any kind or nature in connection with the leasing of space
in the Building);

       

      (q)           any
amounts payable which constitute a fine, interest, or penalty for any late
payments of Operating Expenses;

       

      (r)           any
cost representing an amount paid for services or materials to a related person,
firm, or entity (i.e., a person, firm or entity affiliated with Landlord or
Landlord's managing agent) to the extent such amount exceeds the amount that
would be paid for such services or materials at the then existing market rates
to an unrelated person, firm or entity;

       

      (s)           expenses
attributable to the parking garage (except for costs of repairs such as
re-surfacing) or to storage space;

       

      (t)           the
operating costs incurred by Landlord relative to any specialty service (such as
a health club or any portion of the Building being used as a hotel) in the
Building; or any other non-office space in the Building, excluding Common Areas,
telephone rooms, mechanical and equipment rooms, HVAC equipment, the roof and
any other portions of the Building which are not public areas but which are
related to the operation of the entire Building;

       

      (u)           that
portion (if any) of management fees paid by Landlord to its managing agent which
exceeds commercially reasonable and competitive management fees for comparable
commercial office buildings in downtown Chicago;

       

      (v)           Taxes;

       

      (w) costs
of correcting construction or design defects in the Premises or Building, except
to the extent caused by any Tenant Additions (as hereinafter
defined);

       

      (x)           that
portion of any costs or expenses relating to both the Building and to other
buildings or properties owned by Landlord, which is properly allocable or
attributable to such other buildings or properties;

       

      (y)           costs
incurred due to the violation by Landlord or any tenant of the terms and
conditions of any lease pertaining to the Building;

       

      (z)           rentals
and other related expenses, if any, incurred in leasing air-conditioning
systems, elevators or other equipment ordinarily considered to be

       

      
        
           

        

        
          -8-

           

        

        
           

        

      

      of
capital nature, except to the extent that the costs of such items would have
been includible in Operating Expenses if such items had been
purchased,

       

      (aa)           space
planning costs for tenant spaces;

       

      (bb)           costs
with respect to a sale, financing or refinancing of the Building;

       

      (cc)           bad
debts loss, rent loss or reserves for bad debt or rent loss (excluding rent loss
insurance premiums);

       

      (dd)           lamp,
bulbs, ballasts and starters in tenant areas;

       

      (ee)           cost
of compliance with Environmental Laws: (i) to the extent that such Hazardous
Materials exist as of the date hereof (and, under the Environmental Laws in
effect as of the date hereof, are included in the definition of Hazardous
Materials) or (ii) in excess of $50,000 per year, provided that costs not
included in any Adjustment Year because of this limitation may be included in
subsequent Adjustment Years, subject to this limitation; and

       

      (ff)           cost
of compliance with Laws applicable to or resulting from the specific manner of
use of a particular tenant;

       

      (gg)           costs
of structural repairs with respect to any of the following: soil conditions,
footings, columns, foundations, any portion of the steel structure of the
Building, load-bearing walls and vertical and horizontal supports;

       

      (hh)           costs
not directly attributable to the ownership, management, operation, maintenance,
replacement and repair of the Property; and

       

      (ii)           expenses
which under reasonable accounting practices, consistently applied, would not be
includible in Operating Expenses as defined herein.

       

      If any
Operating Expense, though paid in one year, relates to more than one calendar
year, such expense shall be appropriately allocated among such related calendar
years. Landlord shall manage, operate and maintain the Premises in a manner
consistent with other first-class office buildings of comparable age in downtown
Chicago in accordance with all applicable Laws and as is otherwise commercially
reasonable. Amortization of capital improvements includible within Operating
Expenses shall be determined by the item's useful life as reasonably determined
by Landlord.

       

      (22)           PREMISES:
The space located in the Building described in Section 1.1(10) and depicted on
Exhibit A attached hereto, subject to expansion or reduction pursuant to the
provisions of this Lease.

       

      
        
           

        

        
          -9-

           

        

        
           

        

      

      (23)           PROPERTY:
The Building, the Land, any other improvements located on the Land, including,
without limitation, any parking structures and the personal property, fixtures,
machinery, equipment, systems and apparatus located in or used in conjunction
with and of the foregoing, excluding any property owned by Tenant.

       

      (24)           REAL
PROPERTY: The Property excluding any personal property.

       

      (25)           RENT:
Collectively, Monthly Base Rent, Rent Adjustments and Rent Adjustment Deposits,
and all other charges, payments, late fees or other amounts required to be paid
by Tenant under this Lease.

       

      (26)           RENTABLE
AREA OF THE BUILDING: 770,130 square feet, which represents the sum of the
rentable area of all office space in Building.

       

      (27)           RENTABLE
AREA OF THE PREMISES: The amount of square footage set forth in Section 1.1(10),
subject to adjustment pursuant to the provisions of this Lease.

       

      (28)           RENT
ADJUSTMENT: Any amounts owed by Tenant for payment of Operating Expenses or
Taxes. The Rent Adjustments shall be determined and paid as provided in Article
Four.

       

      (29)           RENT
ADJUSTMENT DEPOSIT: An amount equal to the Rent Adjustments attributable to each
month within the latest Adjustment Year as reasonably estimated by Landlord from
time to time.

       

      (30)           SECURITY
DEPOSIT: Intentionally omitted.

       

      (31)           SUBSTANTIALLY
COMPLETE: The completion of the Landlord Work or Tenant Work, as the case may
be, except for minor insubstantial details of construction, decoration or
mechanical adjustments which remain to be done and which do not materially
interfere with Tenant's ability to conduct its business in the
Premises.

       

      (32)           TAXES:
Subject to the following sentence, all federal, state and local governmental
taxes, assessments and charges of every kind or nature, whether general,
special, ordinary or extraordinary, which are paid with respect to the Property
during any Adjustment Year because of or in connection with the ownership,
leasing, management, control or operation of the Property or any of its
components, or any personal property used in connection therewith. For purposes
hereof, Taxes for any Adjustment Year shall be Taxes which come due and payable
during such Adjustment Year, whether or not such taxes were assessed with
respect to a prior calendar year. There shall be included in Taxes for any
Adjustment Year the amount of all fees, costs and expenses (including reasonable
attorneys' fees) paid by Landlord during such Adjustment Year in seeking or
obtaining any refund or reduction of Taxes. Landlord shall, upon Tenant's
written request, and if the timing of Tenant's request so permits, in sufficient
time to permit Tenant to have at least thirty (30) days prior to the filing
deadline, advise Tenant in writing as

       

      
        
           

        

        
          -10-

           

        

        
           

        

      

      to
whether or not Landlord intends to contest Taxes required to be paid during any
Adjustment Year. If Landlord advises Tenant that Landlord does not intend to
contest such Taxes, Tenant shall have the right, by written notice to Landlord
delivered within sixty (60) days after Landlord's receipt of the bill for the
first installment of Taxes in any Adjustment Year, to require Landlord to
contest such Taxes. If the costs of such contest (including, without limitation,
reasonable attorneys' fees) exceed the reduction in Taxes obtained, then Tenant
shall pay such excess costs to Landlord within thirty (30) days after Landlord's
written request therefor. Taxes for any Adjustment Year shall be reduced by the
net amount of any tax refund received by Landlord during such Adjustment Year.
If a special assessment payable in installments is levied against any part of
the Property, Taxes for any Adjustment Year shall include only the installment
of such assessment and any interest paid with respect thereto during such
Adjustment Year. Taxes shall not include any federal or state inheritance,
general income, gift or estate taxes, except that if a change occurs in the
method of taxation resulting in whole or in part in the substitution of any such
taxes, or any other assessment, for any Taxes as above defined, such substituted
taxes or assessments shall be included in the Taxes, provided they are so
included as a tax by a majority of the owners of first-class office buildings
within downtown Chicago which pass through taxes to their tenants.

       

      (33)           TENANT
ADDITIONS: Collectively, Tenant Work, Landlord Work and Tenant
Alterations.

       

      (34)           TENANT
ALTERATIONS: Any alterations, improvements, additions, installations or
construction in or to the Premises or any Building systems serving the Premises
(other than those done as part of Tenant Work or Landlord Work pursuant to the
Workletter); and any supplementary air-conditioning systems installed by
Landlord or by Tenant at Landlord's request pursuant to Section
6.1(2).

       

      (35)           TENANT
DELAY: Any event or occurrence, other than Force Majeure, which delays the
Tenant's surrender of possession of the Existing Premises beyond January 31,
1999 (as set forth in Section 2 of the Rider) or delays the timely completion of
the Landlord Work and which is caused by or is described as
follows:

       

      (a)           special
work, changes, alterations or additions requested or made by Tenant in the
design or finish in any part of the Premises after approval of the plans and
specifications (as described in the Workletter);

       

      (b)           Tenant's
delay beyond the applicable deadlines set forth in Exhibit B in submitting
plans, supplying information, approving plans, specifications or estimates,
giving authorizations or otherwise,

       

      (c)           failure
to approve and pay for such Tenant Work as Landlord undertakes to complete at
Tenant's expense; or

       

      
        
           

        

        
          -11-

           

        

        
           

        

      

      (d)           the
performance or completion by Tenant or any person engaged by Tenant of any work
in or about the Premises.

       

      (36)           TENANT
WORK: All work installed or furnished to the Premises by Tenant pursuant to the
Workletter.

       

      (37)           TENANT’S
SHARE: The percentage specified in Section 1.1(13) which represents the ratio of
the Rentable Area of the Premises to the Rentable Area of the Building, subject
to modification in the event of the expansion or reduction of the size of the
Premises pursuant to the provisions of this Lease.

       

      (38)           TERM:
The term of this Lease commencing on the Commencement Date and expiring on the
Expiration Date, but including any extensions or renewals of the Initial Term as
defined in Section 1.1(5) above, unless sooner terminated as provided in this
Lease.

       

      (39)           TERMINATION
DATE: The Expiration Date or such earlier date as this Lease
terminates.

       

      (40)           WORKLETTER:
The Agreement regarding the manner of completion of Landlord Work and Tenant
Work attached hereto as Exhibit B.

       

      ARTICLE
TWO

      PREMISES,
TERM AND FAILURE TO GIVE POSSESSION

       

      2.1           LEASE
OF PREMISES

       

      Landlord
hereby leases to Tenant and Tenant hereby leases from Landlord the Premises for
the Term and upon the conditions provided in this Lease. Landlord shall deliver
possession of the Premises to Tenant on the Delivery Date (as defined in Section
2.3) in order for Tenant and its contractors to perform the Tenant Work as set
forth in Exhibit B, and Tenant shall be subject to all of the terms, covenants
and conditions of this Lease as of the date of such possession.

       

      2.2           TERM

       

      The
Commencement and Expiration Dates shall be the dates set forth in Section 1.1(6)
and Section 1.1(7), respectively.

       

      2.3           FAILURE
TO GIVE POSSESSION

       

      Landlord
shall deliver possession of the Premises to Tenant upon the vacating of the
Needham Space by Needham after termination of the Needham Lease (the terms
"Needham Lease," "Needham Space" and "Needham" having the meanings set forth in
Section 1 of the Rider); provided, however, that Landlord shall use reasonable
efforts to deliver possession of the Premises to Tenant no later than January
15, 1998 (the "Delivery Date"). If the Landlord shall be

       

      
        
           

        

        
          -12-

           

        

        
           

        

      

      unable to
give possession of the Premises on the Delivery Date for any reason, Landlord
shall not be subject to any liability for such failure; nor shall the
Commencement or Expiration Dates of this Lease be delayed. No such failure to
give possession on the Delivery Date shall affect the validity of this Lease or
the obligations of the Tenant hereunder. It is understood and agreed that the
Landlord Work need not be Substantially Complete on the Delivery
Date.

       

      2.4           AREA
OF PREMISES

       

      It is
understood and agreed that the rentable square footage set forth in Section
1.1(10) of this Lease is an approximate number and may be adjusted by Tenant
prior to the start of the Tenant Work and Landlord Work as follows: downward by
up to 10,000 rentable square feet on the 13th or 19th floors, or upward by up to
one (1) full floor, such floor to be the 21st floor, unless Christie's
International Catering Co., Ltd. has made a commitment by November 1, 1997 to
lease the 21st floor from Landlord, in which case such upward adjustment shall
be the 22nd floor; subject, in any case, to Landlord's reasonable approval of
the proposed shape of the Premises and provided that any remaining space not
part of the Premises on any floor where Tenant does not occupy the entire floor
shall be a Marketable Unit as defined in Section 10.1. Tenant shall give
Landlord a preliminary Space Plan (as defined in Section 3 of Exhibit B) containing
a preliminary estimate of its space requirement no later than October 15, 1997.
In all events Tenant shall establish its final requirement for the size and
shape of the Premises in accordance with the preceding parameters and take all
steps necessary so that a final Space Plan, reflected ceiling plan and partition
plan have been approved by both Landlord and Tenant no later than December 5,
1997, and any delay in doing so shall constitute a Tenant Delay. All terms and
provisions of the Lease dependent on or related to the size of the Premises
(including, without limitation, Base Rent, Rent Adjustments and Rent Adjustment
Deposits, Tenant's Share and the Improvement Allowance) shall be adjusted as of
January 1, 1998 to reflect the final size of the Premises and demising plans for
Tenant's Premises on the 13th and 19th floors shall be substituted for the
current pages for such floors in Exhibit A. Such adjustments to Rent and
Tenant's Share shall be retroactive to September 1, 1997. The Premises as
established pursuant to this Section 2.4 (i.e., not including any additional
space leased pursuant to Sections 7 (except for Option 4) or 11 of the Rider or
otherwise) constitute the "Initial Premises" under this Lease.

       

      2.5           CONDITION
OF PREMISES

       

      Tenant
shall notify Landlord in writing within thirty (30) days after the later of
Substantial Completion of the Landlord Work or when Tenant takes possession of
the Premises of any defects in the Premises claimed by Tenant or in the
materials or workmanship furnished by Landlord in completing the Landlord Work.
Except for defects stated in such notice and except as otherwise provided
elsewhere in this Lease, including the second paragraph of this Section 2.5,
Tenant shall be conclusively deemed to have accepted the Premises "as is" in the
condition existing on the date Tenant first takes possession, and to have waived
all claims relating to the condition of the Premises. Landlord shall proceed
promptly and diligently to correct the defects stated in such notice unless
Landlord disputes the existence of any such defects. In the event of any dispute
as to

       

      
        
           

        

        
          -13-

           

        

        
           

        

      

      the
existence of any such defects, the decision of a third party mutually and
reasonably agreeable to both Landlord and Tenant shall be final and binding on
the parties. No agreement of Landlord to alter, remodel, decorate, clean or
improve the Premises or the Building and no representation regarding the
condition of the Premises or the Building has been made by or on behalf of
Landlord to Tenant, except as may be specifically stated in this Lease or in the
Workletter.

       

      Landlord
shall, at its sole cost and expense and not as part of Operating Expenses,
repair all latent and/or structural defects in the Landlord's Work and the
structural portions of the Premises and Building during the Term of the Lease,
except for those structural defects caused by Tenant's particular use of the
Premises (by way of example and not limitation, excessive floor loads) or the
negligence or misconduct of Tenant or its contractors.

       

      ARTICLE
THREE

      RENT

       

      Tenant
agrees to pay to Landlord at the office specified in Section 1.1(2), or to such
other persons or at such other places designated by Landlord, without any prior
demand therefor in immediately available funds and without any deduction
whatsoever, Rent, including, without limitation, Monthly Base Rent and Rent
Adjustments in accordance with Article Four, during the Term. Monthly Base Rent
shall be paid monthly in advance on the first day of each month of the Term,
except that the first installment of Monthly Base Rent shall be paid by Tenant
to Landlord on the Commencement Date, notwithstanding the fact that Tenant may
not be in possession of the Premises on the Commencement Date; see Section 1 of
the Rider. Monthly Base Rent shall be prorated for partial months within the
Term. Unpaid Rent shall bear interest at the Default Rate from the date due
until paid as provided in Section 26.1. Tenant's covenant to pay Rent shall be
independent of every other covenant in this Lease.

       

      If any
governmental entity or authority has imposed or hereafter imposes upon Landlord
or Tenant a tax or assessment upon or against any of the gross Rent or other
charges payable by Tenant to Landlord under the Lease (whether such tax takes
the form of a lease tax, sales tax or other tax), Tenant shall be responsible
for the timely payment thereof.Unless Landlord and Tenant otherwise agree in
writing with respect to the payment thereof, Tenant shall pay the applicable tax
to Landlord together with each payment by Tenant to Landlord of Monthly Base
Rent due under the Lease. Notwithstanding the foregoing, Tenant shall have no
obligation to pay any income tax levied against Landlord, except to the extent
the same is levied specifically with respect to gross rent or other charges
payable by Tenant to Landlord under this Lease.

       

      ARTICLE
FOUR

      RENT
ADJUSTMENTS AND PAYMENTS

       

      4.1           RENT
ADJUSTMENTS

       

      Tenant
shall pay Rent Adjustments during the Term as follows:

       

      
        
           

        

        
          -14-

           

        

        
           

        

      

      (1)           The
Rent Adjustment Deposit representing Tenant's Share of Operating Expenses and
Taxes attributable to any calendar year monthly during the Term (prorated for
any partial calendar year and partial month) with the payment of Monthly Base
Rent except the first installment which shall be paid by Tenant to Landlord on
the Commencement Date; and

       

      (2)           Any
Rent Adjustments due in excess of the Rent Adjustment Deposits in accordance
with Section 4.2.

       

      4.2           STATEMENT
OF LANDLORD

       

      As soon
as feasible after the expiration of each Adjustment Year (but in no event later
than one hundred and eighty (180) days after the end of each such Adjustment
Year), Landlord will furnish Tenant a statement ("Landlord's Statement" or
"Statement") showing the following:

       

      (1)           Operating
Expenses and Taxes for the Adjustment Year then ended;

       

      (2)           The
amount of Rent Adjustments due Landlord for the Adjustment Year then ended, less
credit for Rent Adjustment Deposits paid, if any; and

       

      (3)           The
Rent Adjustment Deposit due monthly in the calendar year next following the
Adjustment Year then ended including the amount or revised amount due for months
prior to the rendition of the Statement. If the Rent Adjustments Deposits for
the calendar year following the Adjustment Year are estimated to be more than
the actual Rent Adjustments for the Adjustment Year then ended, then Landlord
shall, at Tenant's request, advise Tenant how Landlord's determination of such
Rent Adjustment Deposits was made and the reasons for the increase over the
actual Rent Adjustments for the Adjustment Year then ended.

       

      Tenant
shall pay to Landlord within thirty (30) days after receipt of such Statement
any amounts for Rent Adjustments and Rent Adjustment Deposits then due in
accordance with Landlord's Statement. Any amounts due from Landlord to Tenant
pursuant to this Section shall be credited to the Rent next coming due, or
refunded to Tenant if the Term has already expired provided Tenant is not in
Default hereunder. No interest or penalties shall accrue on any amounts which
Landlord is obligated to credit to Tenant by reason of this Section 4.2 unless
the amount of the Rent Adjustment Deposits for the Adjustment Year in question
were 110% or more of the actual Rent Adjustments for such Adjustment Year, in
which event Landlord shall give Tenant an additional credit (or refund, as
applicable) equal to interest (at the Default Rate) on all such overpayments.
Notwithstanding the preceding sentence, Tenant shall not be entitled to interest
on any such overpayment of Rent Adjustments (even if the Rent Adjustment
Deposits were 110% or more of the actual Rent Adjustments) if the Rent
Adjustments Deposits for the Adjustment Year in question were less than 110% of
the actual Rent Adjustments for the preceding Adjustment Year. Landlord's error
in computing the amount of the Rent Adjustments shall not constitute a waiver by
Landlord of its right to deliver a corrected Landlord's Statement nor constitute
a release of Tenant's obligations to pay any amounts pursuant to such Statement
unless such failure to deliver a

       

      
        
           

        

        
          -15-

           

        

        
           

        

      

      corrected
Statement continues for more than twenty-four (24) months after the end of the
calendar year to which such Landlord's Statement pertains. Payments of Rent
Adjustment Deposits shall be credited first against the Rent Adjustments due for
the applicable Adjustment Year. During the calendar year in which the Lease
terminates, Landlord may include in the Rent Adjustment Deposit its reasonable
estimate of the Rent Adjustments which may not be finally determined until after
the termination of this Lease. Tenant's obligation to pay the Rent Adjustments
and Landlord's obligation to refund any overpayment of the Rent Adjustments, as
the case may be, shall survive the expiration or termination of this Lease.
Without limiting the generality of the preceding sentence, Landlord's obligation
to refund any overpayment of Rent Adjustments to Tenant shall include paying to
Tenant its share of any net refund of Taxes for any Adjustment Year with respect
to which Tenant paid Taxes, even if such refund is received by Landlord after
expiration or termination of the Term of this Lease.

       

      4.3           BOOKS
AND RECORDS

       

      Landlord
shall maintain books and records showing Operating Expenses and Taxes in
accordance with sound accounting and management practices, consistently applied.
Tenant or its representative (which representative shall be a certified public
accountant licensed to do business in the state in which the Property is
located) shall have the right, for a period of two (2) years following the date
upon which Landlord's Statement (or corrected Statement pursuant to Section 4.2
above) is delivered to Tenant, to examine (which shall include the right to
conduct, at Tenant's expense, an audit) the Landlord's books and records with
respect to Operating Expenses and Taxes in order to audit such Statement during
normal business hours, upon written notice, delivered at least three (3)
business days in advance. If Tenant does not object in writing to such Statement
within such two (2)-year period, specifying the nature of the item in dispute
and the reasons therefor, then such Statement shall be considered final and
accepted by Tenant. Any amount due to Landlord as shown on such Statement,
whether or not disputed by Tenant as provided herein, shall be paid by Tenant
when due as provided above, without prejudice to any such written exception,
provided that any portion of the amount paid by Tenant under written protest
which is later determined to be an overpayment shall be repaid to Tenant with
interest at the Default Rate from the date of payment under
protest.

       

      Tenant
shall cause any information obtained by Tenant or its representative pursuant to
the aforesaid process to be kept confidential and shall not disclose,
disseminate or distribute any such information without obtaining the express
written approval of Landlord; provided, however, Tenant may disclose or
disseminate such information to: (a) its partners and its and their employees,
attorneys, agents and accountants who would ordinarily have access to such
information in the normal course of the performance of their duties; (b) such
third parties as Tenant may, in Tenant's discretion, deem reasonably necessary
or desirable in connection with or in response to compliance with any Law or
other governmental requirement; (c) any prospective purchaser, assignee or
transferee of any equity interest in Tenant; or (d) any mortgagee of or any
lender to Tenant or Tenant's partners. If within thirty (30) days after Tenant's
timely objection to Landlord's Statement, Landlord and Tenant are not able to
agree upon the amount of the Operating

       

      
        
           

        

        
          -16-

           

        

        
           

        

      

      Expenses
and Taxes in question, then the dispute shall be submitted for resolution to an
Illinois licensed certified public accounting firm mutually and reasonably
agreeable to both Landlord and Tenant. The decision of said firm shall be final
and binding on both Landlord and Tenant, and shall take into account any
adjustments referred to in Section 4.4 below. The fees and expenses of said firm
shall be paid by Tenant; provided, however, if the decision of said firm is that
the Landlord overstated the aggregate amount of the Operating Expenses and Taxes
for an Adjustment Year by more than three percent (3%), then the fees and
expenses of said firm, together with the reasonable fees and expenses of
Tenant's certified public accounting firm in connection therewith and its audit,
shall be borne by Landlord. If as finally determined (whether through agreement
between Landlord and Tenant or through the decision of said firm), the amount of
Operating Expenses and Taxes was either overstated or understated, there shall
within thirty (30) days thereafter be an adjustment made between Landlord and
Tenant so that in all events the Tenant has paid the correct Tenant's Share of
Operating Expenses and Taxes.

       

      4.4           PARTIAL
OCCUPANCY

       

      For
purposes of determining the Rent Adjustments for any Adjustment Year if the
Building is less than fully rented during all or a portion of such year,
Landlord may make appropriate adjustments to the variable Operating Expenses
(i.e., Operating Expenses which vary with the level of occupancy of the
Building) for such Adjustment Year employing sound accounting and management
principles consistently applied, to determine the amount of Operating Expenses
that would have been paid or incurred by Landlord had the Building been fully
occupied, and the amount so determined shall be deemed to have been the amount
of Operating Expenses for such Adjustment Year; provided, however, in no event
shall Landlord be entitled to receive in the aggregate from all Building tenants
pass-throughs of Operating Expenses and Taxes that exceed the actual Operating
Expenses and Taxes for an Adjustment Year or generate a profit to Landlord with
respect thereto in excess of any permitted management fees. In the event any
other tenant in the Building provides itself with a service which Landlord would
supply under the Lease without an additional or separate charge to Tenant, then
Operating Expenses shall be deemed to include the cost Landlord would have
incurred had Landlord provided such service to such other tenant; provided,
however, that Tenant shall not be required to pay more than it otherwise would
if such other tenant were not providing its own service and Landlord were
providing it.

       

      
        
           

        

        
          -17-

           

        

        
           

        

      

      ARTICLE
FIVE

      INTENTIONALLY
OMITTED

      

      ARTICLE
SIX

      SERVICES

      

      6.1           LANDLORD'S
GENERAL SERVICES

       

      (1)           So
long as the Lease is in full force and effect, Landlord shall furnish the
following services:

       

      (a)           heat
and air-conditioning in the Premises, Monday through Friday from 8:00 A.M. to
6:00 P.M., Saturday, from 8:00 A.M. to 1:00 P.M., excluding National Holidays,
in accordance with the specifications set forth in Exhibit C, subject to
compliance with all Laws; see Section 13 of the Rider for additional provisions
concerning after-hours HVAC services;

       

      (b)           hot
and cold water for use in lavatories and cold water for water fountains (such
lavatories and water fountains to be used by Tenant in common with other tenants
on floors not fully occupied by Tenant) from the regular supply of the Building
and cold water for use in any food preparation area;

       

      (c)           cleaning
and janitorial services in the Premises Monday through Friday, excluding
National Holidays and any other holiday observed by the Building's cleaning
contractors union, substantially in accordance with the cleaning specifications
attached hereto as Exhibit E;

       

      (d)           washing
of the outside windows in the Premises four (4) times per year at intervals
determined by Landlord;

       

      (e)           automatic
passenger elevator service in common with other tenants of the Building (without
separate charge other than through costs included within Operating Expenses) and
freight elevator service subject to reasonable scheduling by Landlord and, for
after hours usage, payment of Landlord's standard charges consisting of
Landlord's labor costs; Landlord further agrees that Landlord shall not reduce
the number of automatic passenger elevators serving the Premises and that during
non-business hours there shall not be less than two elevators serving the
Premises; and

       

      (f)           one
(1) security guard stationed primarily in the lobby of the Building, one (1)
roving security guard during non-business hours and a magnetic card reader
located at said lobby station. Building tenants will be required to use their
magnetic card (or suitable identification in absence thereof) in order to obtain
access to the Building after business hours. Notwithstanding the
foregoing,

       

      
        
           

        

        
          -18-

           

        

        
           

        

      

      Landlord
reserves the right to change the Building's security system so long as the
system remains as good as that described herein and consistent with other first
class office buildings in downtown Chicago. If Tenant wishes to coordinate its
access system for the Premises with the Building magnetic access system,
Landlord shall reasonably cooperate with Tenant in order accomplish such
coordination, provided that all costs with respect thereto shall be paid by
Tenant and Landlord shall not be required to incur any costs with respect to
such coordination.

       

      (2)           Wherever
heat generating machines or equipment are used by Tenant in the Premises, the
following additional provisions shall apply:

       

      (a)           If
the use of such machinery exceeds the limits established in Exhibit C thereby
affecting the temperature otherwise maintained by the air-cooling system or
whenever the occupancy or electrical load exceeds the standards set forth in
Exhibit C, Landlord reserves the right to install or to require Tenant to
install supplementary air-conditioning units in the Premises. Prior to requiring
the installation of such supplementary units, Landlord shall notify Tenant of
the problem and give Tenant a reasonable period to cure same. If supplementary
air-conditioning units are installed, Tenant shall bear all reasonable costs and
expenses related to the installation, maintenance and operation of such units;
and

       

      (b)           Intentionally
omitted

       

      (3)           Landlord
agrees that the kinds and amount of services to be provided as part of Operating
Expenses shall be commercially reasonable throughout the Term. Landlord agrees,
annually at Tenant's request, to review with Tenant the then-current level of
services for the Building in order to determine whether the aforesaid standard
is being met.

       

      (4)           The
expenses included in Operating Expenses throughout the Term shall be
commercially reasonable in type and amount. When it is commercially reasonable
to do so, Landlord shall competitively bid items to be included within Operating
Expenses. Upon Tenant's request, Landlord shall provide Tenant with reasonable
evidence supporting the commercial reasonableness and competitiveness of any
item included within Operating Expenses.

       

      (5)           Subject
to Landlord's approval, which shall not be unreasonably withheld, delayed or
conditioned, Tenant may elect to provide the following building services to its
Premises which would otherwise be provided by Landlord as set forth
above:

       

      (a)           cleaning
and janitorial services, to be provided by union cleaning and janitorial
workers, provided that Tenant's providing of such services does not disturb
Landlord's labor relations with its own union labor providing cleaning and
janitorial services, and

       

      
        
           

        

        
          -19-

           

        

        
           

        

      

      (b)           purchase
of lamps, bulbs, ballasts and starters, provided that the same shall be
installed by Landlord and further provided that the cost of such installation
charged to and paid by Tenant (or other tenants in the Building) shall be
applied as a credit against Operating Expenses.

       

      If Tenant
so elects to provide such services, the costs of such services shall be excluded
from Operating Expenses for the purposes of calculating Tenant's Share of
Operating Expenses.

       

      (6)           Tenant
to be entitled to one hundred (100) tons of condenser water ("Tenant's Condenser
Water") at Landlord's standard charges therefore from time to time; provided,
however, that such standard charges (which are currently $98.65/ton/year) shall
not increase over the prior year's charges by more than the actual increase in
Landlord's direct costs (e.g., utilities, labor, chemicals and water not
including depreciation) in supplying such condenser water and shall not include
any profit to Landlord.

       

      6.2           ELECTRICAL
SERVICES

       

      (1)           The
electricity used during the performance of janitorial service within the
Premises or the making of alterations or repairs in the Premises by Landlord
shall be paid by Tenant. Subject to Section 6.1, Tenant also agrees to purchase
from Landlord or its agents at competitive prices fixed by Landlord (provided
that same are competitive with prices charged in other comparable highrise
office buildings in downtown Chicago) for all tenants in the Building all lamps,
bulbs, ballasts and starters used in the Premises. Landlord reserves the right,
commencing on some future date, to provide electricity to Tenant and in such
event Tenant agrees to purchase electricity from Landlord; provided that the
cost of such electricity charged by Landlord is not greater than the cost of
electricity charged by the lowest cost provider of electricity from which Tenant
could otherwise purchase electricity and further provided that any additional
costs (including, without limitation, breakaway fees, extra capital costs or
other initial costs charged by such provider and not charged by Landlord or
charged by Landlord and not by such provider) shall be taken into account in any
such comparison of costs. Tenant shall make no alterations or additions to the
electric equipment or systems without the prior written consent of the Landlord
in each instance, which consent shall not be unreasonably withheld, delayed or
conditioned.

       

      (2)           The
Premises are separately metered and, subject to Landlord's reservation of its
right to provide electricity as set forth in Section 6.2(1) above, Tenant shall
make all necessary arrangements with the local utility company for furnishing,
metering and paying for electricity furnished by it to Tenant and consumed on
the Premises. Any changes to the existing metering (including without
limitation, any changes required in connection with Tenant's occupancy of a
partial floor) shall be at Tenant's expense.

       

      6.3           ADDITIONAL
AND AFTER-HOUR SERVICES

       

      At
Tenant's request, Landlord shall furnish additional quantities of any of the
services or utilities specified in Section 6.1, if Landlord can reasonably do
so, on the terms set forth

       

      
        
           

        

        
          -20-

           

        

        
           

        

      

      herein.
Tenant shall deliver to Landlord a written request for such additional services
or utilities prior to 4:00 P.M. on Monday through Friday (except National
Holidays) for service on those days, and prior to 4:00 P.M. on the last business
day prior to Saturday, Sunday or a National Holiday. For services or utilities
requested by Tenant and furnished by Landlord, Tenant shall pay to Landlord as a
charge therefor Landlord's prevailing published rates for such services and
utilities (subject to Section 13 of the Rider with respect to after-hours HVAC).
If Tenant shall fail to make any such payment, Landlord may, upon notice to
Tenant and in addition to Landlord's other remedies under this Lease,
discontinue any or all of the additional services. See Section 13 of the Rider
for additional provisions pertaining to after-hours HVAC.

       

      6.4           PHONE
SERVICES

       

      All
telegraph, telephone, and electric connections which Tenant may desire shall be
first approved by Landlord in writing, before the same are installed, and the
location of all wires and the work in connection therewith shall be performed by
contractors approved by Landlord and shall be subject to the direction of
Landlord, all such approvals to not be unreasonably withheld, delayed or
conditioned. Tenant shall be responsible for and shall pay all costs incurred in
connection with the installation of telephone cables and related wiring in the
Premises, including, without limitation, any hook-up, access and maintenance
fees related to the installation of such wires and cables in the Premises and
the commencement of service therein, and the maintenance thereafter of such wire
and cables, and all costs incurred in connection with installation, hook-up and
maintenance of telephone cables and related wiring outside of the Premises if
such items exclusively serve the Premises. Except as provided in Section 6.5
below, Tenant agrees that neither Landlord nor any of its agents or employees
shall be liable to Tenant, or any of Tenant's employees, agents, customers or
invitees or anyone claiming through, by or under Tenant, for any damages,
injuries, losses, expenses, claims or causes of action because of any
interruption, diminution, delay or discontinuance at any time for any reason in
the furnishing of any telephone service to the Premises and the
Building.

       

      6.5           DELAYS
IN FURNISHING SERVICES

       

      Tenant
agrees that Landlord shall not be liable to Tenant for damages or otherwise, for
any failure to furnish, or a delay in furnishing, any service when such failure
or delay is occasioned, in whole or in part, by repairs, improvements or
mechanical breakdowns, by the act or default of Tenant or other parties (except
the negligence or wilful misconduct of Landlord or its agents, employees or
contractors) or by an event of Force Majeure, provided Landlord acts diligently
and reasonably under the circumstances to restore said service to the extent
within Landlord's reasonable control. No such failure or delay shall be deemed
to be an eviction or disturbance of Tenant's use and possession of the Premises,
or relieve Tenant from paying Rent or from performing any other obligations of
Tenant under this Lease.

       

      Notwithstanding
anything to the contrary in the Lease other than Articles 14 and 15, if: (a) any
services required to be provided by Landlord hereunder are interrupted, and
Tenant is unable to and does not use the Premises as a result of such
interruption, and (b) Tenant shall

       

      
        
           

        

        
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      have
given written notice respecting such interruption to Landlord, and Landlord
shall have failed to cure such interruption within five (5) consecutive days
after receiving such notice, Monthly Base Rent and Rent Adjustment Deposits
shall thereafter be abated until such services are restored or Tenant begins
using the Premises again, whichever shall first occur. In addition,
notwithstanding anything to the contrary in the Lease other than Articles 14 and
15, if any such interruption is not within Landlord's reasonable control (but
Landlord shall promptly seek to cure such interruption to the extent reasonably
practicable) and Landlord shall have failed to cure such interruption within 180
consecutive days after receiving such notice (or, if cure of such interruption
is not reasonably possible within one hundred eighty (180) days, so long as
Landlord has commenced to cure within such one hundred eighty (180) day period
and is diligently proceeding to complete such cure), or if any such interruption
is within Landlord's reasonable control (and Landlord shall promptly seek to
cure such interruption to the extent reasonably practicable) and Landlord shall
have failed to cure same within ninety (90) consecutive days after receiving
such notice (or, if cure of such interruption is not reasonably possible within
ninety (90) days, so long as Landlord has commenced to cure within such ninety
(90)-day period and is diligently proceeding to complete such cure), then Tenant
shall have the right to terminate this Lease by ten (10) days prior written
notice to Landlord provided that such notice is given after expiration of the
aforesaid 180-day or 90-day period (as applicable and as may be extended) and
while such interruption is still continuing; provided, however, if such services
are restored within said ten (10)-day period, Tenant's notice of termination
shall be of no force and effect and this Lease shall continue. If any such
interruption of services occurs, Landlord shall use reasonable efforts to
reinstate or cause the reinstatement of such services as soon as practicable.
Provided Landlord is not in breach of its obligations hereunder, such abatement
and termination rights shall be Tenant's sole recourse in the event of an
interruption of services required to be provided by Landlord hereunder.
Notwithstanding anything contained herein to the contrary, if Landlord shall not
have restored said service within 270 consecutive days of its termination
without regard to Force Majeure and Tenant has been unable to and has not used
the Premises during such 270-day period, Tenant may on five (5) days notice
terminate this Lease unless said service is restored within said five (5)-day
period.

       

      ARTICLE
SEVEN

      POSSESSION,
USE AND CONDITION OF PREMISES

      

      7.1           POSSESSION
AND USE OF PREMISES

       

      (1)           Tenant
shall be entitled to possession of the Premises when the Landlord Work is
Substantially Complete. Tenant shall occupy and use the Premises only for the
uses specified in Section 1.1(14). Tenant shall not occupy or use the Premises
(or permit the use or occupancy of the Premises) for any purpose or in any
manner which: (a) is unlawful or in violation of any Law; (b) may be dangerous
to persons or property or which may increase the cost of (unless Tenant pays
said increased costs), or invalidate, any policy of insurance carried on the
Building or covering its operations; (c) is contrary to or prohibited by the
terms and conditions of this Lease or the rules of the Building set forth in
Article Eighteen; or (d) would tend to create or continue a
nuisance.

       

      
        
           

        

        
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      (2)           Tenant
and Landlord shall each comply with all Environmental Laws concerning the proper
storage, handling and disposal of any Hazardous Material with respect to the
Property. Landlord shall have the right to treat the cost of compliance with
Environmental Laws as a cost includible in Operating Expenses to the extent
permitted in Section 1.3(21)(ee). Tenant shall not generate, store, handle or
dispose of any Hazardous Material in, on, or about the Property without the
prior written consent of Landlord, except that nothing herein shall prohibit
Tenant from storing and using ordinary and customary office supplies and
substances ordinarily and customarily used by public accounting, consulting or
financial service firms in their business operations, provided that all of the
foregoing shall be stored, used and disposed of in accordance with all
applicable Laws. In the event that Tenant is notified of any investigation or
violation of any Environmental Law arising from Tenant's activities at the
Premises, Tenant shall immediately deliver to Landlord a copy of such notice. In
such event or in the event Landlord reasonably believes that a violation of
Environmental Law exists, Landlord may conduct such tests and studies relating
to compliance by Tenant with Environmental Laws or the alleged presence of
Hazardous Materials upon the Premises as Landlord deems desirable, all of which
shall be completed at Tenant's expense if a violation of Tenant's environmental
obligations hereunder is found. Landlord's inspection and testing rights are for
Landlord's own protection only, and Landlord has not, and shall not be deemed to
have assumed any responsibility to Tenant or any other party for compliance with
Environmental Laws, as a result of the exercise, or non-exercise of such rights.
Tenant shall indemnify, defend, protect and hold harmless the Indemnitees from
any and all loss, claim, expense, liability and cost (including attorneys' fees)
arising out of or in any way related to the presence of any Hazardous Material
introduced to the Premises during the Term by Tenant, its agents, employees,
contractors, invitees or any other parties acting by, through or on behalf of
Tenant. If any Hazardous Material is released, discharged or disposed of on or
about the Property and such release, discharge or disposal is not caused by
Tenant or other occupants of the Premises, or their employees, agents or
contractors, such release, discharge or disposal shall be deemed casualty damage
under Article Fourteen to the extent that the Premises are affected thereby; in
such case, Landlord and Tenant shall have the obligations and rights respecting
such casualty damage provided under such Article.

       

      (3)           Landlord
and Tenant acknowledge that the Americans With Disabilities Act of 1990 (42
U.S.C. §12101 et seq.) and regulations and guidelines promulgated thereunder, as
all of the same may be amended and supplemented from time to time (collectively
referred to herein as the "ADA") establish requirements for business operations,
accessibility and barrier removal, and that such requirements may or may not
apply to the Premises and the Building depending on, among other things: (a)
whether such requirements are "readily achievable"; and (b) whether a given
alteration affects a "primary function area" or triggers "path of travel"
requirements. Except as otherwise provided in Attachment 1 of Exhibit B, the
parties hereby agree that: (a) Landlord shall be responsible for ADA Title III
compliance in the Common Areas, except as provided below; (b) Tenant shall be
responsible for ADA Title III compliance in the Premises, including any
leasehold improvements or other work to be performed in the Premises under or in
connection with this Lease, and (c) Landlord may perform, or require that Tenant
perform, and Tenant shall be responsible for the cost of, ADA Title III "path of
travel"

       

      
        
           

        

        
          -23-

           

        

        
           

        

      

      requirements
triggered by alterations in the Premises. Tenant shall be solely responsible for
requirements under Title I of the ADA relating to Tenant's employees within the
Premises.

       

      7.2           LANDLORD
ACCESS TO PREMISES

       

      (1)           Tenant
shall permit Landlord to erect, use and maintain pipes, ducts, wiring and
conduits in and through the Premises, so long as Tenant's use, layout or design
of the Premises is not materially affected or altered and so long as such
installations are behind the walls and above the drop ceiling. Landlord or
Landlord's agents shall have the right to enter upon the Premises in the event
of an emergency, or to inspect the Premises, to perform janitorial and other
services, to conduct safety and other testing in the Premises (including without
limitation such inspections, tests and studies as Landlord may deem desirable or
necessary to confirm Tenant's compliance with all Laws or for other purposes
necessary in Landlord's reasonable judgment to ensure the sound and safe
condition of the Building and the systems serving the Building) and to make such
repairs, alterations, improvements or additions to the Premises or the Building
as Landlord may deem necessary or desirable. Janitorial and cleaning services
shall be performed after normal business hours. In connection therewith,
Landlord shall, if permitted by Tenant (such permission not to be unreasonably
withheld, delayed or conditioned), be allowed to store on the Premises in
locations designated by Tenant all necessary supplies and materials at
Landlord's risk. Any entry or work by Landlord may be during normal business
hours provided that Landlord shall use reasonable efforts to ensure that any
entry or work shall not materially interfere with Tenant's occupancy of the
Premises. All entries by Landlord, its agents, employees or contractors shall be
after two (2) business days' prior written notice from Landlord to Tenant,
except in emergency situations as reasonably determined by Landlord, and except
for janitorial services. Notwithstanding any other provision of this Lease to
the contrary, the parties agree and acknowledge that, except in case of an
emergency, no access by Landlord, its agents, employees or contractors shall
occur within any secured area of the Premises outside the company of an
authorized Tenant representative, and Landlord shall have no obligations with
respect to such secured areas unless and until Tenant provides Landlord with
access to such areas.

       

      (2)           If
Tenant shall not be personally present to permit an entry into the Premises when
for any reason an entry therein shall be necessary or permissible, then subject
to clause (1) above, Landlord (or Landlord's agents), after attempting to notify
Tenant (unless Landlord believes an emergency situation exists, and except for
janitorial services), may enter the Premises without rendering Landlord or its
agents liable therefor (if during such entry Landlord or Landlord's agent shall
accord reasonable care to Tenant's property), and without relieving Tenant of
any obligations under this Lease.

       

      (3)           Landlord's
rights under this Section 7.2(3) are for Landlord's own protection only, and
Landlord has not and shall not be deemed to have assumed any responsibility to
Tenant or any other party for compliance with Laws as a result of the exercise
or non-exercise of such rights.

       

      
        
           

        

        
          -24-

           

        

        
           

        

      

      (4)           Landlord
may do any of the foregoing, or undertake any of the inspection or work
described in the preceding paragraphs without such action constituting an actual
or constructive eviction of Tenant, in whole or in part, or giving rise to an
abatement of Rent by reason of loss or interruption of business of Tenant, or
otherwise, except as follows: If any actions by Landlord pursuant to this
Section 7.2 substantially interfere with the operation of Tenant's business such
that Tenant is unable to and does not use all or any part of the Premises as a
result of Landlord's actions, such actions are not the result of any default by
Tenant under this Lease and Tenant shall have given written notice of such
interference to Landlord and Landlord shall have failed to cure such
interference within three (3) consecutive days after receiving such notice from
Tenant, then Monthly Base Rent and Rent Adjustment Deposits shall thereafter be
abated (prorated on a per square foot basis if Tenant is not using only a part
of the Premises) until Tenant is again able to use the entire Premises. Landlord
acknowledges and agrees that the aforesaid abatement is not Tenant's sole and
exclusive remedy and that Tenant reserves any and all other legal or equitable
remedies available to it with respect to actions by Landlord pursuant to this
Section which are also a default by Landlord under this Lease; provided,
however, that in no event shall Tenant be entitled to recover any damages from
Landlord for matters for which Tenant carries insurance or is required to carry
insurance under this Lease.

       

      7.3           QUIET
ENJOYMENT

       

      Landlord
covenants that so long as Tenant is in compliance with the covenants and
conditions set forth in this Lease, Tenant shall have the right to quiet
enjoyment of the Premises without hindrance or interference from Landlord or
those claiming through Landlord, subject to the rights of any Mortgagee or
ground lessor to which this Lease is subordinated pursuant to Section
23.1

       

      ARTICLE
EIGHT

      MAINTENANCE

       

      8.1           LANDLORD'S
MAINTENANCE

       

      Subject
to the provisions of Articles Fourteen, Fifteen, Sixteen and Seventeen, Landlord
shall maintain and make necessary repairs to the foundations, roofs, elevators,
exterior walls, exterior glass and the structural elements of the Building, the
electrical, plumbing, heating, ventilation and air-conditioning systems of the
Building and the public corridors, washrooms and lobby of the Building, and all
other Common Areas of the Property, except that: (a) Landlord shall not be
responsible for the maintenance or repair of any floor coverings or wall
coverings in the Premises, or any of such systems which are located within the
Premises and are supplemental or special to the Building's standard systems and
were either installed by Tenant due to its requirements or were existing in the
Premises as of the date Tenant took possession thereof and which continue to be
used by Tenant; and (b) the cost of performing any of said maintenance or
repairs whether to the Premises or to the Building caused by the negligence of
Tenant, its

       

      
        
           

        

        
          -25-

           

        

        
           

        

      

      employees,
agents, servants, licensees, subtenants, contractors or invitees (provided that
such invitees are within the Premises), shall be paid by Tenant. Landlord shall
not be liable to Tenant for any expense, injury, loss or damage resulting from
work done in or upon, or the use of, any adjacent or nearby building, land,
street, or alley. Subject to Section 8.2, Landlord shall keep and maintain the
Building and the Property in good order, condition and repair, in accordance
with all Laws and in a manner consistent with first class office buildings in
downtown Chicago of similar age. Landlord shall comply with all laws of general
application affecting the Common Areas of the Property or the Premises to the
extent that such compliance is not Tenant's responsibility under this
Lease.

       

      8.2           TENANT'S
MAINTENANCE

       

      Subject
to the provisions of Articles Fourteen, Fifteen, Sixteen and Seventeen, Tenant,
at its expense, shall keep and maintain the Premises and all Tenant Additions in
good order, condition and repair and in accordance with all Laws, except that
Tenant shall not be required to make any structural repairs, structural
improvements or structural alterations to the Premises unless such are required
as a result of any Tenant Additions or Tenant's specific manner of use of the
Premises. Tenant shall not permit waste and shall promptly and adequately repair
all damages to the Premises and replace or repair all damaged or broken glass in
the interior of the Premises, fixtures or appurtenances, unless caused by
Landlord or its agents, employees or contractors. Any repairs or maintenance
shall be completed with materials of similar quality to the original materials,
all such work to be completed under the supervision of Landlord, but without
charge to Tenant for such supervision. Any such repairs or maintenance shall be
performed only by contractors or mechanics approved by Landlord, which approval
shall not be unreasonably withheld, conditioned or delayed and whose work will
not cause or threaten to cause disharmony or interference with Landlord or other
tenants in the Building and their respective agents and contractors performing
work in or about the Building. If Tenant fails to perform any of its obligations
set forth in this Section 8.2, and such failure is not due to Force Majeure,
then after notice as provided in Section 11.2(2), Landlord may, in its sole
discretion, unless Tenant commences performance within said notice period,
perform the same, and Tenant shall pay to Landlord any costs or expenses
incurred by Landlord upon demand. Notwithstanding the preceding sentence, in
cases of emergency, Landlord may, in its sole discretion (regardless of Force
Majeure and without notice to Tenant) perform any obligation which Tenant has
failed to perform, and Tenant shall pay to Landlord any costs or expenses
incurred by Landlord upon demand.

       

      ARTICLE
NINE
ALTERATIONS
AND IMPROVEMENTS

       

      9.1           TENANT'S
ALTERATIONS AND ADDITIONS

       

      (1)           The
following provisions shall apply to the completion of any Tenant
Alterations:

       

      
        
           

        

        
          -26-

           

        

        
           

        

      

      (a)           Tenant
shall not, except as provided herein, without the prior written consent of
Landlord, which consent shall not be unreasonably withheld, conditioned or
delayed make or cause to be made any Tenant Alterations in or to the Premises or
any Building systems serving the Premises. Landlord shall, at the time it gives
any such consent, indicate whether or not it shall require the removal of any
such Tenant Alterations consisting of computer floors, new stairwells and
staircases, specialty plumbing, supplemental cooling units, bracing of floors,
any structural alterations, vaults, safes, or any other non-standard office
Tenant Alterations (but specifically excluding white noise systems, voice/date
risers, cabling (except as otherwise provided in Section 19 of the Rider with
respect to cabling), wall coverings, floor coverings and lights) upon surrender
of the Premises by Tenant. Landlord shall be deemed to have required the removal
of any Tenant Alteration containing materials which, as of the Termination Date,
are Hazardous Materials requiring remediation under applicable Laws, as provided
in Section 12.1. Prior to making any Tenant Alterations, Tenant shall give
Landlord ten (10) days prior written notice (or such earlier notice as would be
necessary pursuant to applicable Law) to permit Landlord sufficient time to post
appropriate notices of non-responsibility. Subject to all other requirements of
this Article Nine, Tenant may undertake Decoration work without Landlord's prior
written consent. Tenant shall furnish Landlord with the name and address of its
general contractor. All Tenant Alterations shall be performed in accordance with
such reasonable construction rules and regulations as Landlord may from time to
time make and such building standard requirements as Landlord may from time to
time establish (such rules and regulations and building standard requirements
not to be applied in a discriminatory manner against Tenant; the current
construction rules and regulations and building standard requirements being
attached to Exhibit B as Attachments 3 and 2, respectively) and only by
contractors or mechanics approved by Landlord, which approval shall not be
unreasonably withheld, conditioned or delayed and whose work will not cause or
threaten to cause disharmony or interference with Landlord or other tenants in
the Building and their respective agents and contractors performing work in or
about the Building. Tenant shall be deemed to be in compliance with any building
standard requirements established by Landlord if the materials and procedures
used by Tenant equal or exceed (in Landlord's sole judgment) the quality levels
set forth in such building standards. Landlord may further condition its consent
where consent is required upon Tenant furnishing to Landlord and Landlord
approving prior to the commencement of any work or delivery of materials to the
Premises related to the Tenant Alterations such of the following as specified by
Landlord: architectural plans and specifications, opinions from engineers
reasonably acceptable to Landlord (if such plans, specifications or opinions are
necessary in Landlord's reasonable opinion) stating that the Tenant Alterations
will not in any way adversely affect the Building's systems, including, without
limitation, the mechanical, heating, plumbing, security, ventilating,
air-conditioning, electrical, and the fire and life safety systems in
the

       

      
        
           

        

        
          -27-

           

        

        
           

        

      

      Building,
necessary permits and licenses, certificates of insurance, and such other
documents reasonably required in connection with the Tenant Alterations in such
form reasonably requested by Landlord. Landlord may, in the exercise of
reasonable judgment, where the total cost of such Tenant Alterations is
reasonably estimated to be more than one-twentieth (1/20th) of Tenant's net
worth at the time of such Tenant Alterations, request that Tenant provide
Landlord with appropriate evidence of Tenant's ability to complete and pay for
the completion of the Tenant Alterations such as a letter of credit or funded
construction escrow with an escrow agent reasonably satisfactory to both
parties. Upon completion of the Tenant Alterations, Tenant shall deliver to
Landlord an as-built mylar and digitized (if available) set of plans and
specifications for the Tenant Alterations.

       

      (b)           Tenant
shall pay the cost of all Tenant Alterations and the cost of decorating the
Premises and any work to the Building occasioned thereby. In connection with
completion of any Tenant Alterations, Tenant shall pay Landlord the actual
reasonable out-of-pocket expenses (i.e., payments to third parties unaffiliated
with Landlord or Landlord's managing agent) incurred by Landlord in connection
with all Tenant Alterations, including without limitation Landlord's expenses
incurred in examination and approval of architectural and mechanical plans and
specifications and Landlord's inspection, supervision, coordination and
administration of the Tenant Alterations (provided, however, that such payment
to Landlord for the foregoing expenses shall not exceed one percent (1%) of the
hard construction costs of the Tenant Alterations being performed), and Tenant
shall pay all elevator and hoisting charges at Landlord's then standard rate. In
no event shall Landlord's supervision or right to supervise by Landlord nor
shall any examinations or approvals made or given by Landlord under this Lease
constitute any warranty by Landlord to Tenant of the adequacy of the design,
workmanship or quality of such plans, work or materials for Tenant's intended
use or of compliance with the requirements of Section 9.1(l)(c) below or impose
any liability upon Landlord in connection with the performance of such work.
Upon completion of Tenant Alterations, Tenant shall furnish Landlord with
contractors' affidavits and full and final waivers of lien covering all labor
and materials expended and used in connection therewith and such other
reasonable documentation that a major title company would require in order to
provide title insurance against liens arising out of such Tenant
Alterations.

       

      (c)           Tenant
agrees to complete all Tenant Alterations (i) in accordance with all Laws, all
requirements of applicable insurance companies and in accordance with Landlord's
standard construction rules and regulations, and (ii) in a good and workmanlike
manner with the use of good grades of materials. Tenant shall notify Landlord
immediately if Tenant receives any notice of violation of any Law in connection
with completion of any Tenant Alterations and shall immediately take such steps
as are necessary to remedy such violation.

       

      
        
           

        

        
          -28-

           

        

        
           

        

      

      (2)           Except
for furniture, trade fixtures and personal property, all Tenant Additions paid
for by Landlord or with the Improvement Allowance, whether installed by Landlord
or Tenant, shall, to the extent so paid, without compensation or credit to
Tenant, become part of the Premises and the property of Landlord at the time of
their installation and shall remain in the Premises, unless pursuant to Article
Twelve or elsewhere in this Lease, Tenant may remove them or is required to
remove them at Landlord's request. Landlord shall be entitled to depreciate such
Tenant Additions during the Term of this Lease. Any Tenant Addition paid for by
Tenant shall become Landlord's at the expiration or earlier termination of the
Term and shall be depreciated by Tenant.

       

      9.2           LIENS

       

      Tenant
shall not permit any lien or claim for lien of any mechanic, laborer or supplier
or any other lien to be filed against the Building, the Land, the Premises, or
any part thereof arising out of work or services performed, or alleged to have
been performed by, or at the direction of, or on behalf of Tenant. If any such
lien or claim for lien is filed, Tenant shall within ten (10) business days of
receiving notice of such lien or claim (a) have such lien or claim for lien
released of record or (b) deliver to Landlord a bond in form, content, amount,
and issued by surety or title company, satisfactory to Landlord, indemnifying,
protecting, defending and holding harmless the Indemnitees against all costs and
liabilities resulting from such lien or claim for lien and the foreclosure or
attempted foreclosure thereof. If Tenant fails to take any of the above actions,
Landlord, without investigating the validity of such lien or claim for lien, may
pay or discharge the same and Tenant shall, as payment of additional Rent
hereunder, reimburse Landlord upon demand for the amount so paid by Landlord,
including Landlord's expenses and reasonable attorneys' fees.

       

      ARTICLE
TEN
ASSIGNMENT
AND SUBLETTING

       

      10.1           ASSIGNMENT
AND SUBLETTING

       

      (1)           Without
the prior written consent of Landlord, which consent shall not be unreasonably
withheld, conditioned or delayed, as to a proposed sublease of all or a part of
the Premises or the assignment of this Lease, Tenant shall not sublease any
portion or all of the Premises or assign, mortgage, pledge, hypothecate or
otherwise transfer or permit the transfer of this Lease or the encumbering of
Tenant's interest therein, in whole or in part, by operation of law or otherwise
or permit the use or occupancy of the Premises, or any part thereof, by anyone
other than Tenant or an Affiliate. If Tenant desires to enter into any sublease
of the Premises or any part thereof or assignment of this Lease, Tenant shall
deliver written notice thereof to Landlord ("Tenant's Notice"), together with
the identity (if known) of the proposed subtenant or assignee and the proposed
principal terms thereof and financial and other information sufficient for
Landlord to make an informed judgment with respect to such proposed subtenant or
assignee. If Tenant proposes to sublease less than all of the Rentable Area of
the Premises, the space proposed to be

       

      
        
           

        

        
          -29-

           

        

        
           

        

      

      sublet
and the space retained by Tenant must each be a Marketable Unit (as hereinafter
defined) as reasonably determined by Landlord and otherwise in compliance with
all Laws. The term "Marketable Unit" shall mean one which is regular in shape
with adequate window-line (i.e., adequate frontage on exterior wall of
Building), access to a Common Area corridor and containing at least 1,200
rentable square feet. Landlord shall notify Tenant in writing of its approval or
disapproval of the proposed sublease or assignment within twenty (20) days or
its decision to exercise its rights under Section 10.2 within ten (10) business
days after receipt of Tenant's Notice (and all required information). In no
event may Tenant assign this Lease to any other tenant or occupant of the
Building unless Landlord has no expansion space in the Building of the necessary
size available for such tenant or occupant. Tenant shall have the right, subject
to the other terms and conditions of this Section 10, to sublease up to one (1)
full floor of the Premises to a tenant or tenants or an occupant or occupants of
the Building, provided that any such subleased space shall be in not less than
one-half (1/2) floor increments. In no event may Tenant sublease any other
portion of the Premises to any other tenant or occupant of the Building unless
Landlord has no expansion space in the Building of the necessary size available
for such tenant or occupant. Tenant shall submit for Landlord's approval (which
approval shall not be unreasonably withheld) any advertising which Tenant or its
agents intend to use with respect to the space proposed to be
sublet.

       

      (2)           In
making its determination of whether to consent to any proposed sublease or
assignment, Tenant agrees that it shall be reasonable for Landlord to take into
consideration,without limitation as to other possible reasons for reasonably
granting or withholding consent, the business reputation and credit-worthiness
of the proposed subtenant or assignee; the intended use of the Premises by the
proposed subtenant or assignee; whether the nature of the business conducted by
such subtenant or assignee would be deleterious to the reputation of the
Building or Landlord; the estimated pedestrian traffic in the Premises and the
Building which would be generated by the proposed subtenant or assignee, whether
the proposed assignee or subtenant is a department, representative or agency of
any governmental body, foreign or domestic; and, with respect only to
assignments, any other reasonable factors which Landlord deems relevant.
Notwithstanding the foregoing: (a) Landlord agrees not to unreasonably withhold
its consent to an assignment or sublease to a school or U.S. government agency
if such school or government agency is a high-end, professional organization;
and (b) Landlord agrees not to withhold its consent to any sublease solely on
the basis of the subtenant's financial condition. Tenant further agrees that it
shall be reasonable for Landlord not to consent to any proposed (a) sublease of
the Premises or assignment of the Lease if a Default then exists under the
Lease, or (b) assignment of the Lease which would assign less than Tenant's
entire interest in this Lease and the Premises. In the event Landlord wrongfully
withholds its consent to any proposed sublease of the Premises or assignment of
the Lease, then, unless Tenant can prove that Landlord acted in bad faith,
Tenant's sole and exclusive remedy therefor shall be to seek specific
performance of Landlord's obligations to consent to such sublease or assignment.
Any dispute between Landlord and Tenant concerning whether or not Landlord has
wrongfully withheld its consent to any proposed assignment or sublease shall, if
Tenant elects to contest Landlord's decision, be resolved by arbitration as
follows:

       

      
        
           

        

        
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      Within
two (2) business days after Landlord notifies Tenant that Landlord is refusing
its consent to a proposed assignment or sublease, Tenant shall have the right to
notify Landlord that Tenant is exercising its right to submit Landlord's
decision to arbitration on the terms and conditions set forth herein. Within
three (3) business days after Tenant notifies Landlord that Tenant is exercising
its right to arbitration, Landlord and Tenant, at their respective expense,
shall each cause an independent real estate broker with not less than ten years
of office leasing experience in the downtown Chicago market and then actively
engaged in the real estate brokerage business in such area to make a
determination as to whether or not Landlord acted wrongfully and in bad faith,
said determination to be made within five (5) business days of their appointment
by Landlord and Tenant, respectively. In the event that the brokers disagree,
then the two brokers shall select a third broker with the aforesaid
qualifications within two (2) business days, the fees and expenses of which
third broker shall be paid fifty percent (50%) by Landlord and fifty percent
(50%) by Tenant. If the two brokers cannot agree upon a third broker within said
two (2)-day period, then either Landlord or Tenant may request that one be
appointed by the local office of the American Arbitration Association. Said
third broker shall, within two (2) business days of his selection (or
appointment, as applicable), make a determination as to whether or not Landlord
acted wrongfully and in bad faith. The determination of the majority of the
three (3) brokers made in accordance with the foregoing shall be final and
binding on Landlord and Tenant.

       

      (3)           If
Landlord chooses not to recapture the space proposed to be subleased or assigned
as provided in Section 10.2, Landlord shall not unreasonably withhold, condition
or delay its consent to a subletting or assignment under this Section 10.1.
Tenant shall deliver to Landlord a copy of all agreements executed by Tenant and
the proposed subtenant and assignee with respect to the Premises. In addition,
any such subtenant or assignee shall execute such document as Landlord may
reasonably require to evidence such assignee's acceptance and assumption of such
obligations and liabilities or such subtenant's agreement that its sublease is
subject to the terms and conditions of this Lease. Landlord's approval of a
sublease or assignment shall not constitute a waiver of Landlord's right to
consent to further assignments or subleases.

       

      (4)           For
purposes of this Article Ten, an assignment shall be deemed to include a change
in the majority control of Tenant, resulting from any transfer, sale or
assignment of shares of stock or membership interests of Tenant occurring by
operation of law or otherwise if Tenant is a corporation or limited liability
company whose shares of stock or membership interests are not traded publicly;
provided, however, that the foregoing shall not apply to KPMG Peat Marwick LLP
or any Affiliate thereof. If Tenant is a partnership, any change in the partners
of Tenant resulting in a change in control of Tenant shall be deemed to be an
assignment. "Control," as used in this Section 10.1(4), shall mean the
ownership, direct or indirect, of the power to direct or cause the direction of
the management and policies of Tenant, whether through the ownership of voting
securities, membership interests or partnership interests, by contract or
otherwise.

       

      (5)           Notwithstanding
anything to the contrary contained in this Article Ten, Tenant shall have the
right, without the prior written consent of Landlord (but upon prior written
notice to Landlord), to sublease the Premises or to assign this Lease to an
Affiliate.

       

      
        
           

        

        
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      (6)           Tenant
shall pay all of Landlord's reasonable out-of-pocket costs (including, without
limitation, attorneys' fees), not to exceed $500, in connection with any
proposed assignment or sublease requiring Landlord's consent.

       

      (7)           Any
approved sublease or assignment and any sublease or assignment not requiring
Landlord's approval as provided herein shall be expressly subject to the terms
and conditions of this Lease, including the right to further assign the Lease or
sublease all or part of the Premises subject to Landlord's consent, which shall
not be unreasonably withheld, conditioned or delayed.

       

      10.2           RECAPTURE

       

      Except as
provided in Section 10.1(5), Landlord shall have the option, exercisable by
written notice to Tenant (the "Recapture Notice") within ten (10) business days
after Landlord's receipt of each Tenant's Notice, to exclude from the Premises
covered by this Lease ("Recapture"), all or part of the space proposed to be
sublet or subject to the assignment, effective as of the proposed commencement
date of such sublease or assignment; provided, however, that if Tenant withdraws
its Tenant's Notice within ten (10) days after Tenant's receipt of the Recapture
Notice, then the Recapture Notice shall be null and void. If Landlord elects to
recapture and Tenant has not withdrawn its Tenant's Notice, Tenant shall
surrender possession of the space proposed to be recaptured (the "Recapture
Space") to Landlord on the effective date of recapture of such space from the
Premises such date being the Termination Date for such space. In the event that
Landlord exercises its recapture right as set forth herein with respect to a
portion of the Premises proposed to be assigned or subleased, such Recapture
Space must be contiguous and in quarter-floor increments, the number of such
increments to be specified by Landlord, but the location of such increments and
the Recapture Space shall be specified by Tenant. For example, if Tenant
notifies Landlord that four (4) floors will be subleased and Landlord exercised
its recapture right as to two (2) contiguous floors, then Tenant shall decide
which two (2) contiguous floors will constitute the Recapture Space. In the
event that Landlord recaptures a partial floor, Landlord shall perform or cause
to be performed all Demising Work, at Landlord's expense. Effective as of the
date of recapture of any portion of the Premises pursuant to this section, the
Monthly Base Rent, Rentable Area of the Premises and Tenant's Share shall be
adjusted accordingly.

       

      Notwithstanding
the preceding paragraph to the contrary, Landlord shall not have the recapture
rights set forth in this Section 10.2 in the event of a sublease if: (1) the
sublease is for five (5) years or less, unless the term of the sublease is for
the then balance of the Term (including any renewal terms, the rights to which
have then been exercised by Tenant), regardless of the size of the proposed
sublease premises, or (2) the proposed sublease premises, together with all
other portions of the Premises then being subleased by Tenant and all Excess
Rent Sharing Space, is less than the lesser of 50,000 square feet or 25% of the
Premises, regardless of the duration of the proposed sublease. If Landlord
Recaptures any space as a result of a proposed sublease, such Recapture shall
only be for a period of time equal to the term of the proposed sublease
(regardless of whether or not Landlord actually leases the Recapture Space to
the proposed subtenant) and

       

      
        
           

        

        
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      such
space shall again become part of the Premises (and Excess Rent Sharing Space)
upon expiration of such time period.

       

      10.3           EXCESS
RENT

       

      Tenant
shall pay Landlord on the first day of each month during the term of any
sublease or assignment, forty percent (40%) of the amount ("Excess Rent") by
which the sum of all rent and other consideration (direct or indirect) received
from the subtenant or assignee for such month exceeds: (a) that portion of the
Monthly Base Rent and Rent Adjustments due under this Lease for said month which
is allocable to the space sublet or assigned; and (b) the following costs and
expenses for the subletting or assignment of such space allocable to said month:
(i) brokerage commissions and attorneys' fees and expenses; (ii) advertising for
subtenants or assignees; (iii) the actual costs paid in making any improvements
or substitutions in the Premises required by any sublease or assignment; (iv)
costs of any inducements or concessions given to subtenant or assignee, such as
moving costs; (v) costs of unamortized Tenant Alterations paid for by Tenant as
of the date that the assignment or sublease commences; and (vi) any other
reasonable out-of-pocket costs of Tenant in obtaining a subtenant or assignee.
All such costs will be amortized (inclusive of interest at a rate no higher than
10% per annum) on a monthly basis over the term of the sublease or assignment
pursuant to sound accounting principles. Tenant shall have the right to sell any
of its trade fixtures, furniture and equipment to a subtenant or assignee
pursuant to a separate agreement and Landlord shall not be entitled to any of
the proceeds of such sale.

       

      With
respect to Recapture Space which is also Excess Rent Sharing Space, Landlord
shall pay Tenant on the first day of each month during that portion of the term
of any lease or leases of such space (excluding any options to extend the term
of such lease(s)) which fall(s) within the Term of this Lease, sixty percent
(60%) of the Excess Rent received by Landlord from the tenant under any such
lease. If at the time Landlord Recaptures any space pursuant to Section 10.2,
the remainder obtained by subtracting (i) the sum of the aggregate rentable
square footage of the Premises which is subject to a sublease or has been
assigned (without Recapture), plus the aggregate rentable square footage of the
then existing Excess Rent Sharing Space (excluding the Recapture Space in
question), from (ii) the lesser of 25% of the Premises (including assigned
portions) or 50,000 rentable square feet, is a positive number, then that
positive number of rentable square feet of such Recapture Space (up to such
entire Recapture Space) will be deemed to be "Excess Rent Sharing Space." For
example, if Tenant has previously sublet a total of 40,000 rentable square feet
to various subtenants, and now wants to sublease an additional 25,000 rentable
square feet, but Landlord exercises its right to Recapture the entire 25,000
rentable square feet, then 10,000 of the 25,000 rentable square feet of such
Recapture Space would be Excess Rent Sharing Space. However, for purposes
hereof, Excess Rent will be calculated for such a space on a proportionate basis
taking into account all rentals and expenses, etc. described above for the
entire 25,000 rentable square feet. So Tenant would receive sixty percent (60%)
of forty percent (40%), or twenty-four percent (24%), of the aggregate Excess
Rent for the entire 25,000 rentable square feet.

       

      
        
           

        

        
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      The
Recapture by Landlord of any Excess Rent Sharing Space which Tenant had proposed
to sublease shall only be for a period of time equal to the term of the proposed
sublease (regardless of whether or not Landlord actually leases the Recapture
Space to the proposed subtenant) and such space shall again become part of the
Premises (and Excess Rent Sharing Space) upon expiration of such time
period.

       

      10.4           TENANT
LIABILITY

       

      In the
event of any sublease or assignment, Tenant shall not be released or discharged
from any liability, whether past, present or future, under this Lease, including
any liability arising from the exercise of any renewal or expansion option;
provided, however, if Landlord exercises its recapture right, then Tenant shall
be released from those liabilities arising during or attributable to the
recapture period. Subject to Section 10.1(6), if Tenant requests Landlord's
consent to any such sublease or assignment, Tenant shall pay all reasonable
attorneys' fees and expenses incurred by Landlord with respect to such
assignment or sublease, not to exceed $500. In addition, if Tenant has any
options to extend the term of this Lease or to add other space to the Premises,
such options shall not be available to any subtenant or assignee, directly or
indirectly without Landlord's express written consent, except as otherwise
provided in Section 10.6 below.

       

      10.5           ASSUMPTION
AND ATTORNMENT

       

      If Tenant
shall assign this Lease as permitted herein, the assignee shall expressly assume
all of the obligations of Tenant hereunder in a written instrument reasonably
satisfactory to Landlord and furnished to Landlord not later than fifteen (15)
days prior to the effective date of the assignment. If Tenant shall sublease the
Premises as permitted herein, Tenant shall, at Landlord's option, either at the
time that Tenant and any subtenant enter into such sublease or within fifteen
(15) days following any request by Landlord made during the term of the
sublease, obtain and furnish to Landlord the written agreement of such subtenant
to the effect that the subtenant will attorn to Landlord and will pay all
subrent directly to Landlord, provided Landlord agrees, at its sole option, to
recognize said subtenant as a direct tenant of Landlord.

       

      10.6           TRANSFERABILITY
OF RIGHTS

       

      The
options set forth in the Rider and the rights set forth in Sections 3, 4, 16 and
17 of the Rider are personal to Tenant and any single assignee of Tenant's
entire interest in this Lease which is an Affiliate of Tenant, and may not be
transferred to and exercised by any other assignee or sublessee. However, no
assignment or subleases made by Tenant shall affect or impair the exercise by
KPMG Peat Marwick LLP of any termination right set forth in Section 10 of the
Rider or any reduction right set forth in Section 9 of the Rider.
Notwithstanding the foregoing to the contrary, Tenant's renewal rights as set
forth in Section 6 of the Rider shall be transferable by Tenant to any assignee
of Tenant's entire interest in this Lease or to a subtenant of more than 150,000
rentable square feet of the Premises.

       

      
        
           

        

        
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      ARTICLE
ELEVEN

      DEFAULT
AND REMEDIES

       

      11.1           EVENTS
OF DEFAULT

       

      The
occurrence or existence of any one or more of the following shall constitute a
"Default" by Tenant under this Lease:

       

      (1)           Tenant
fails to pay any installment or other payment of Rent when due including without
limitation Monthly Base Rent, Rent Adjustment Deposits or Rent Adjustments and
such failure continues for five (5) days after written notice thereof to
Tenant;

       

      (2)           Tenant
fails to observe or perform any of the other covenants, conditions or provisions
of this Lease or the Workletter and fails to cure such default within thirty
(30) days after written notice thereof to Tenant or, if such cure is not
reasonably possible within thirty (30) days, if Tenant fails to commence such
cure within such 30-day period and thereafter to diligently prosecute such cure
to completion (unless the default involves a hazardous condition, which shall be
cured forthwith);

       

      (3)           the
interest of Tenant in this Lease is levied upon under execution or other legal
process;

       

      (4)           a
petition is filed by or against Tenant to declare Tenant bankrupt or seeking a
plan of reorganization or arrangement under any Chapter of the Bankruptcy Code,
or any amendment, replacement or substitution therefor, or to delay payment of,
reduce or modify Tenant's debts, which in the case of an involuntary action is
not discharged or stayed within sixty (60) days;

       

      (5)           Tenant
is declared insolvent by law or any assignment of Tenant's property is made for
the benefit of creditors;

       

      (6)           a
receiver is appointed for Tenant or Tenant's property, which appointment is not
discharged or stayed within sixty (60) days;

       

      (7)           Intentionally
omitted;

       

      (8)           upon
the dissolution of Tenant, if Tenant is a corporation or other entity other than
a partnership or limited liability partnership, unless in either case Tenant is
immediately reconstituted, or upon the winding-up or liquidation of Tenant, if
Tenant is a partnership or limited liability partnership.

       

      11.2           LANDLORD'S
REMEDIES

       

      (1)           If
a Default occurs, Landlord shall have the rights and remedies hereinafter set
forth, which shall be distinct and cumulative: (a) Landlord may terminate this
Lease by giving

       

      
        
           

        

        
          -35-

           

        

        
           

        

      

      Tenant no
less than a five (5) day notice of Landlord's election to do so, in which event,
the Term of this Lease shall end and all of Tenant's rights and interests shall
expire on the date stated in such notice; (b) Landlord may terminate Tenant's
right of possession of the Premises without terminating this Lease by giving
notice to Tenant that Tenant's right of possession shall end on the date
specified in such notice; or (c) Landlord may enforce the provisions of this
Lease and may enforce and protect the rights of the Landlord hereunder by a suit
or suits in equity or at law for the specific performance of any covenant or
agreement contained herein, or for the enforcement of any other appropriate
legal or equitable remedy, including recovery of all monies due or to become due
for the balance of the Term from Tenant under any of the provisions of this
Lease. Landlord agrees that any right of distraint which it has with respect to
Tenant's property within the Premises shall be exercised in accordance with
Illinois law, shall be exercised only with respect to property located within
the Premises and any Storage Space subject to this Lease and not to property at
any other location and shall not, in any event, apply to Tenant's client files,
client records or other client work product.

       

      (2)           In
the event that Landlord terminates the Lease, Landlord shall be entitled to
recover as damages for loss of the bargain and not as a penalty, the present
value (utilizing a discount rate equal to four percent (4%) less than the
Default Rate) of Rent for the balance of the Term, plus all Landlord's
reasonable and necessary expenses of reletting, including without limitation,
repairs, alterations, improvements, additions, decorations, legal fees and
brokerage commissions (collectively, the "Reletting Expenses"), less the present
value (utilizing a discount rate equal to four percent (4%) less than the
Default Rate) of Monthly Base Rent and Rent Adjustments at the then Prevailing
Market as defined in Section 6(c)(ii) of the Rider reasonably projected to be
received from a new tenant for the Premises for the balance of the Term
commencing twelve (12) months after such termination (such twelve (12)-month
period being the agreed upon presumed "down time" during which it is deemed that
Landlord will prepare the Premises and market it and will not be receiving
rent). Notwithstanding the foregoing, Tenant shall never be entitled to a
payment from Landlord pursuant to the preceding sentence.

       

      (3)           In
the event Landlord proceeds pursuant to subparagraph (l)(b) above, Landlord
shall use reasonable efforts to relet the Premises, or any part thereof for the
account of Tenant, for such rent and term and upon such terms and conditions as
are reasonably acceptable to Landlord in accordance with Illinois law regarding
a landlord's duty to mitigate its damages. For purposes of such reletting,
Landlord is authorized to decorate, repair, alter and improve the Premises to
the extent reasonably necessary. If the Premises are relet and the consideration
realized therefrom after payment of all Landlord's Reletting Expenses, is
insufficient to satisfy the payment when due of Rent reserved under this Lease
for any monthly period, then Tenant shall pay Landlord upon demand any such
deficiency monthly. If such consideration is greater than the amount necessary
to pay the full amount of the Rent, the full amount of such excess shall be
retained by Landlord and shall in no event be payable to Tenant, but shall apply
to future Rent obligations of Tenant until such obligations are paid in full;
any excess thereafter shall be retained by Landlord for its own account. Tenant
agrees that Landlord may file suit to recover any sums due to Landlord hereunder
from time to time and that such suit or recovery of any amount due

       

      
        
           

        

        
          -36-

           

        

        
           

        

      

      Landlord
hereunder shall not be any defense to any subsequent action brought for any
amount not theretofore reduced to judgment in favor of Landlord.

       

      (4)           In
the event a Default occurs, Landlord may, at Landlord's option and in accordance
with applicable Law, enter into the Premises, remove Tenant's property,
fixtures, furnishings, signs and other evidences of tenancy, and take and hold
such property; provided, however, that such entry and possession shall not
terminate this Lease or release Tenant, in whole or in part, from Tenant's
obligation to pay the Rent reserved hereunder for the full Term or from any
other obligation of Tenant under this Lease. Any and all property which may be
removed from the Premises by Landlord pursuant to the authority of the Lease or
Law, to which Tenant is or may be entitled, may be handled, removed or stored by
Landlord at the risk, cost and expense of Tenant, and Landlord shall in no event
be responsible for the value, preservation or safekeeping thereof. Tenant shall
pay Landlord, upon demand, any and all reasonable expenses incurred in such
removal and all storage charges against such property so long as the same shall
be in the Landlord's possession or under the Landlord's control. Any such
property of Tenant not retaken from storage by Tenant within thirty (30) days
after the Termination Date, shall be conclusively presumed to have been conveyed
by Tenant to Landlord under this Lease as a bill of sale without further payment
or credit by Landlord to Tenant but the aforesaid shall not apply to Tenant's
client files, client records or client work product which shall remain Tenant's
property.

       

      11.3           ATTORNEY'S
FEES

       

      Each
unsuccessful party ("First Party") shall pay, upon demand, all costs and
expenses, including reasonable attorneys' fees, incurred by the successful party
("Second Party") in enforcing First Party's performance of its obligations under
this Lease, or resulting from First Party's default which continues uncured past
applicable notice and cure periods, or incurred by Second Party in any
litigation, negotiation or transaction in which First Party causes Second Party,
without Second Party's fault, to become involved or concerned.

       

      11.4           BANKRUPTCY

       

      The
following provisions shall apply in the event of the bankruptcy or insolvency of
Tenant:

       

      (1)           In
connection with any case under Chapter 7 of the Bankruptcy Code where the
trustee of Tenant elects to assume this Lease for the purposes of assigning it,
such election or assignment, may only be made upon compliance with the
provisions of (2) and (3) below, which conditions Landlord and Tenant
acknowledge to be commercially reasonable. In the event the trustee elects to
reject this Lease then Landlord shall immediately be entitled to possession of
the Premises and this Lease shall terminate.

       

      (2)           Any
election to assume this Lease in a case under Chapter 11 of the Bankruptcy Code
by Tenant as debtor-in-possession or by Tenant's trustee (the "Electing Party")
must provide for:

       

      
        
           

        

        
          -37-

           

        

        
           

        

      

      The
Electing Party to cure or provide to Landlord adequate assurance that it will
cure all monetary defaults under this Lease within fifteen (15) days from the
date of assumption and it will cure all nonmonetary defaults under this Lease
within thirty (30) days from the date of assumption, except those non-monetary
defaults listed in Section 365(b)(2) of the Bankruptcy Code. Landlord and Tenant
acknowledge such condition to be commercially reasonable.

       

      (3)           If
the Electing Party has assumed this Lease or elects to assign Tenant's interest
under this Lease to any other person, such interest may be assigned only if the
intended assignee has provided adequate assurance of future performance (as
herein defined), of all of the obligations imposed on Tenant under this
Lease.

       

      For the
purposes hereof, "adequate assurance of future performance" means
that:

       

      (a)           The
assignee has submitted to Landlord a current financial statement and cash flow
analysis, certified by its chief financial officer, which shows a net worth,
working capital and cash flow in amounts sufficient to assure the future
performance by the assignee of Tenant's obligations under this
Lease;

       

      (b)           All
other requirements as to adequate assurance of future performance set forth in
the Bankruptcy Code and applicable case law; and

       

      (c)           Landlord
has obtained consents or waivers from any third parties which may be required
under a lease, mortgage, financing arrangement, or other agreement by which
Landlord is bound, to enable Landlord to permit such assignment.

       

      (4)           Landlord's
acceptance of Rent or any other payment from any trustee, receiver, assignee,
person, or other entity will not be deemed to have waived, or waive, the
requirement of Landlord's consent, Landlord's right to terminate this Lease for
any transfer of Tenant's interest under this Lease without such consent, or
Landlord's claim for any amount of Rent due from Tenant.

       

      11.5           DEFAULT
BY LANDLORD; TENANT'S REMEDIES

       

      Landlord
shall be in default under the terms of this Lease only if Landlord shall fail to
perform any of the terms, provisions, covenants, or conditions to be performed
or complied with by Landlord pursuant to this Lease and such failure continues
for more than thirty (30) days after Landlord receives written notice thereof
from Tenant; provided, however, that if the nature of Landlord's obligation is
such that more than thirty (30) days are required for its performance, then
Landlord shall not be deemed to be in default if it shall commence such
performance within such thirty (30) day period and thereafter shall diligently
prosecute the same to completion. In the event that Landlord fails to cure any
default as provided herein, Tenant shall have all rights and remedies available
to it at law or in equity, subject to the terms and conditions of this Lease.
All rights to

       

      
        
           

        

        
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      cure
provided to Landlord under this Section 11.5 shall also be accorded to any
mortgagee, ground lessor or beneficiary under a deed of trust encumbering the
Property.

       

      ARTICLE
TWELVE

      SURRENDER
OF PREMISES

       

      12.1           IN
GENERAL

       

      Upon the
Termination Date, Tenant shall surrender and vacate the Premises immediately and
deliver possession thereof to Landlord in a clean, good and tenantable
condition, ordinary wear and tear, damage by fire or other casualty and damage
caused by Landlord excepted. Tenant shall deliver to Landlord all keys to the
Premises. Tenant shall be entitled to remove from the Premises all movable
personal property of Tenant, Tenant's trade fixtures and such Tenant Additions
which at the time of their installation Landlord and Tenant agreed in writing
may be removed by Tenant. Tenant shall also remove such other Tenant Additions
as required by Landlord consisting of computer floors, new stairwells and
staircases, specialty plumbing, supplemental cooling units, bracing of floors,
any structural alterations, vaults, safes or any other non-standard office
Tenant Additions (but specifically excluding white noise systems, voice/data
risers cabling (except as otherwise provided in Section 19 of the Rider), wall
coverings, floor coverings and lights), as well as any Tenant Additions
containing materials which, as of the Termination Date, are Hazardous Materials
requiring remediation under applicable Laws. Except as set forth in the
preceding sentence, Tenant shall not be required to remove any Tenant Additions.
Tenant shall not be required to remove any improvements (or to reconfigure the
space, including the removal of any Existing Improvements (as hereinafter
defined) or other openings between floors) that existed within the Premises on
the date that possession of the Premises was first delivered to Tenant. Without
limitation of the generality of the preceding sentence, the parties acknowledge
and agree that as of the date of this Lease, staircases and a studio exist in
the Premises (such existing staircases and studio being referred to herein as
the "Existing Improvements"), and that Tenant shall have no obligation to remove
the Existing Improvements upon expiration or earlier termination of this Lease.
Tenant immediately shall repair all damage resulting from removal of any of
Tenant's property, furnishings or Tenant Additions, shall close all floor,
ceiling and roof openings (except as provided above) and shall restore the
Premises to a tenantable condition as reasonably determined by Landlord, subject
to the preceding requirements as to which Tenant Additions must be removed by
Tenant. If any of the Tenant Additions which were installed by Tenant involved
the lowering of ceilings or raising of floors, then Tenant shall also be
obligated to return such surfaces to their condition prior to the commencement
of this Lease, reasonable wear and tear excepted. Tenant shall also be required
to close any staircases or other openings between floors which did not exist on
the date possession of the Premises was delivered to Tenant or which were
installed as part of Tenant's Work, except if in the place previously occupied
by a staircase. In the event possession of the Premises is not delivered to
Landlord when required hereunder, or if Tenant shall fail to remove those items
described above, Landlord may, at Tenant's reasonable expense, remove any of
such property therefrom without any liability to Landlord and undertake, at
Tenant's reasonable expense, such restoration work as

       

      
        
           

        

        
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      Landlord
deems necessary or advisable. Tenant obligations under this Section 12.1 shall
survive expiration or earlier termination of this Lease.

       

      12.2           LANDLORD'S
RIGHTS

       

      All
property which may be removed from the Premises by Landlord shall be
conclusively presumed to have been abandoned by Tenant and Landlord shall deal
with such property as provided in Section 11.2(4). Tenant shall also reimburse
Landlord for all reasonable costs and expenses incurred by Landlord in removing
the Tenant Additions required to be removed by Tenant as provided above in
Section 12.1 and in restoring the Premises to the condition required by this
Lease at the Termination Date.

       

      ARTICLE
THIRTEEN

      HOLDING
OVER

       

      Tenant
shall pay Landlord the greater of (a) 125% of the monthly Rent payable for the
month immediately preceding the holding over (including increases for Rent
Adjustments which Landlord may reasonably estimate), or (b) the fair market
rental value of the Premises as reasonably determined by Landlord, for each
month or portion thereof that Tenant retains possession of the Premises, or any
portion thereof, after the Termination Date (without reduction for any partial
month that Tenant retains possession); provided that, for every thirty (30) days
such holdover continues past the Termination Date, the total rent in clause (a)
above shall be increased by twenty-five percent (25%) until the total rent reach
200% after ninety (90) days of holdover. Tenant shall also pay all damages
sustained by Landlord by reason of such retention of possession; provided,
Tenant shall not be responsible for Landlord's consequential damages. The
provisions of this Article shall not constitute a waiver by Landlord of any
re-entry rights of Landlord and Tenant's continued occupancy of the Premises
shall be as a tenancy at sufferance.

       

      ARTICLE
FOURTEEN
DAMAGE
BY FIRE OR OTHER CASUALTY

       

      14.1           UNTENANTABILITY

       

      (1)           If
any fire or other casualty (whether insured or uninsured) renders all or a
substantial portion of the Premises or the Building Untenantable (and the term
"Untenantable" as used in this Article 14 shall include inaccessibility of the
Premises such that Tenant is unable to and does not use the Premises), Landlord
shall, with reasonable promptness after the occurrence of such damage,
reasonably estimate the length of time that will be required to Substantially
Complete the repair and restoration and shall by notice advise Tenant of such
estimate ("Landlord's Notice"). If Landlord reasonably estimates that the amount
of time required to Substantially Complete such repair and restoration will
exceed one hundred eighty (180) days (or sixty (60) days during the last two (2)
Lease Years of the then applicable Term provided, if Tenant then properly elects
to extend the Term of this Lease, then the 180-day test shall apply, in place of
the 60-day test) from the date such damage

       

      
        
           

        

        
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      occurred,
then: (a) if the Premises is rendered completely Untenantable, Tenant shall have
the right to terminate this Lease as of the date of such damage upon giving
written notice to the other at any time within twenty (20) days after delivery
of Landlord's Notice, and (b) Landlord shall have the right to terminate this
Lease if Landlord terminates the leases of all similarly situated tenants (i.e.,
Landlord does not discriminate against Tenant in terminating this Lease) or if
Landlord does not intend to rebuild the Building in its current form, and
Landlord's Notice may also constitute such notice of termination. The term
"Untenantable" as used in this Article Fourteen shall mean: (i) with respect to
all or part of the Premises (as applicable), that as a result of the casualty,
Tenant is unable to conduct its business in the affected portion of the Premises
in substantially the manner that it was conducting its business prior to the
casualty and does not use the portion of the Premises so affected, and (ii) with
respect to the Building other than the Premises, that as a result of the
casualty, Landlord and other occupants of the Building are unable to conduct
their respective businesses in substantially the manner that they were
conducting such businesses prior to the casualty and do not use the
Building.

       

      In the
event that this Lease is not terminated and Tenant continues to operate its
business at the Premises during the reconstruction of the Building, Landlord
shall, in its performance of such construction, use reasonable efforts to
minimize disruption and/or inconvenience to Tenant's business; provided,
however, that the parties acknowledge that some disruption and/or inconvenience
will inevitably occur due to the performance of such reconstruction
work.

       

      (2)           Unless
this Lease is terminated as provided in the preceding subsection, Landlord shall
proceed with reasonable promptness to repair and restore the Premises to its
condition as existed prior to such casualty, subject to reasonable delays for
insurance adjustments and Force Majeure delays, and also subject to zoning laws
and building codes then in effect. Landlord shall have no liability to Tenant,
and Tenant shall not be entitled to terminate this Lease if such repairs and
restoration are not in fact completed within the time period estimated by
Landlord so long as Landlord shall proceed with reasonable diligence to complete
such repairs and restoration. However, if said repairs and restoration are not
completed within the time period estimated by Landlord, plus additional time (up
to one (1) year after the date of the casualty) for Force Majeure delays and
insurance adjustments, Tenant shall any time thereafter be entitled to terminate
this Lease by five (5) days notice to Landlord.

       

      (3)           Tenant
acknowledges that, in the event that the Premises are to be repaired and
restored by Landlord, Landlord shall be entitled to the full proceeds of any
casualty insurance coverage, whether carried by Landlord or Tenant, for damages
to the Premises, and Landlord covenants to insure the Tenant Additions as
required pursuant to Article 16. In the event that this Lease is terminated
under this Section 14, then such insurance proceeds attributable to the Tenant
Work shall be payable to Landlord and Tenant, respectively, in the same
proportions that the Improvement Allowance paid by Landlord to Tenant pursuant
to Exhibit B and Tenant's direct costs paid to third parties for the Tenant
Work, respectively, bear to the total cost of the Tenant

       

      
        
           

        

        
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      Work
completed pursuant to Exhibit B. These proportions shall govern the disposition
of casualty insurance proceeds attributable to Tenant Work in the Initial
Premises in the event this Lease is terminated pursuant to this Section 14
regardless of whether or not alterations or improvements are made to the Initial
Premises after completion of the Tenant Work and regardless of whether such
alterations or improvements are paid for by Landlord or Tenant. These
proportions shall also govern the disposition of casualty insurance proceeds in
the event this Lease is terminated pursuant to this Section 14, which proceeds
are payable with respect to any tenant work in space added to the Initial
Premises during the Term (whether such space is added pursuant to options
contained in this Lease or otherwise) regardless of whether or not alterations
or improvements are made to such space and regardless of whether such
alterations or improvements are paid for by Landlord or Tenant. The parties
shall cooperate reasonably and in good faith to establish the proportions
referred to above within a reasonable time after final completion of the Tenant
Work. In any case, Tenant shall be entitled to receive all proceeds of Tenant's
insurance of its own personal property and equipment which would be removable by
Tenant at the Termination Date.

       

      (4)           Notwithstanding
anything to the contrary herein set forth, provided that Landlord complies with
its obligation to maintain the insurance it is required to carry pursuant to
Article 16, except for deductibles and costs of adjustment, Landlord shall have
no duty pursuant to this Section to expend for any repair or restoration of the
Premises (including, without limitation, the Tenant Additions) or Building
amounts in excess of insurance proceeds paid to Landlord and available for
repair or restoration, unless Tenant makes available to Landlord any shortfall
required to complete any such repair or restoration.

       

      (5)           Any
repair or restoration of the Premises performed by Tenant shall be in accordance
with the provisions of Article Nine hereof.

       

      14.2           DAMAGE
WITHOUT UNTENANTABILITY

       

      If the
Premises or the Building is damaged by a casualty but neither is rendered
Untenantable, then Landlord shall proceed to repair and restore the Building or
the Premises inclusive of Tenant Alterations (as applicable) with reasonable
promptness, unless such damage is to the Premises and occurs during the last six
(6) months of the Term, in which event either Tenant or Landlord shall have the
right to terminate this Lease as of the date of such casualty by giving written
notice thereof to the other within twenty (20) days after the date of such
casualty.

       

      14.3           RENT
ABATEMENT

       

      If all or
any part of the Premises are rendered Untenantable by fire or other casualty and
this Lease is not terminated, Monthly Base Rent and Rent Adjustments shall abate
for that part of the Premises (or the entire Premises, as the case may be) which
is Untenantable on a per diem basis from the date of the casualty until Landlord
has Substantially Completed the repair and restoration work in the Premises (to
include Tenant Alterations) which it is required to perform, provided, that as a
result of such casualty, Tenant does not occupy the portion of the Premises (or
the entire Premises, as the case may be) which is Untenantable during such
period.

       

      
        
           

        

        
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      ARTICLE
FIFTEEN
EMINENT
DOMAIN

       

      15.1           TAKING
OF WHOLE OR SUBSTANTIAL PART

       

      In the
event the whole or any substantial part of the Building or of the Premises is
taken or condemned by any competent authority for any public use or purpose
(including a deed given in lieu of condemnation) and is thereby rendered
completely or Substantially Untenantable (as hereinafter defined), this Lease
shall terminate as of the date title vests in such authority, and Monthly Base
Rent and Rent Adjustments shall be apportioned as of the Termination Date. The
term "Substantially Untenantable" as used in this Article Fifteen shall mean:
(i) with respect to the Premises, that as a result of the taking, Tenant, in its
reasonable opinion, is unable to conduct its business in substantially the
manner that it was conducting its business prior to the taking and does not use
the Premises, and (ii) with respect to the Building other than the Premises,
that as a result of the taking, Landlord and other occupants of the Building are
unable to conduct their respective businesses in substantially the manner that
they were conducting such businesses prior to the taking and do not use the
Building. Notwithstanding anything to the contrary herein set forth, in the
event the taking is temporary, Landlord and Tenant shall have the termination
and Rent abatement rights set forth in Article 14 as if such taking were a
casualty. Except as provided in this Section 15.1 and Section 15.2 below, Tenant
shall continue to pay Rent and this Lease shall not terminate as the result of a
taking.

       

      15.2           TAKING
OF PART

       

      In the
event a part of the Building or the Premises is taken or condemned by any
competent authority (or a deed is delivered in lieu of condemnation) and this
Lease is not terminated, the Lease shall be amended to reduce or increase, as
the case may be, the Monthly Base Rent and Tenant's Proportionate Share to
reflect the Rentable Area of the Premises or Building, as the case may be,
remaining after any such taking or condemnation. Landlord, upon receipt and to
the extent of the award in condemnation (or proceeds of sale) shall make
necessary repairs and restorations to the Premises (inclusive of Tenant
Alterations) and to the Building to the extent necessary to constitute the
portion of the Building not so taken or condemned as a complete architectural
and economically efficient unit. Notwithstanding the foregoing, if as a result
of any taking, or a governmental order that the grade of any street or alley
adjacent to the Building is to be changed and such taking or change of grade
makes it necessary or desirable to substantially remodel or restore the Building
or prevents the economical operation of the Building, Landlord shall have the
right to terminate this Lease upon ninety (90) days prior written notice to
Tenant, provided Landlord terminates all leases in the Building of tenants
similarly situated (i.e., Landlord does not discriminate against Tenant in
terminating this Lease). In addition, Tenant shall have the right to terminate
this Lease if a portion of the Premises is taken and the remaining Premises are
Substantially Untenantable as a result thereof, and Landlord is unable to
provide Tenant with other space in the Building reasonably acceptable to Tenant
to replace the taken space.

       

      
        
           

        

        
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      15.3           COMPENSATION

       

      Landlord
shall be entitled to receive the entire award (or sale proceeds) from any such
taking, condemnation or sale without any payment to Tenant, and Tenant hereby
assigns to Landlord Tenant's interest, if any, in such award; provided, however,
Tenant shall have the right separately to pursue against the condemning
authority a separate award for its personal property and moving costs, and in
respect of the loss, if any, to Tenant Additions paid for by Tenant without any
credit or allowance from Landlord (provided, however, that the Improvement
Allowance (as defined in Section 2 of Exhibit B) shall be deemed to be a credit
or allowance received from Landlord), so long as there is no diminution of
Landlord's award as a result.

       

      ARTICLE
SIXTEEN
INSURANCE

       

      

       

      16.1           TENANT'S
INSURANCE

       

      Tenant,
at Tenant's expense, agrees to maintain in force, with a company or companies
acceptable to Landlord, during the Tern: (a) Commercial General Liability
Insurance ("All Risk") on a primary basis and without any right of contribution
from any insurance carried by Landlord covering the Premises on an occurrence
basis against all claims for personal injury, bodily injury, death and property
damage, including contractual liability covering the indemnification provisions
in this Lease. Such insurance shall be for such limits that are reasonably
required by Landlord from time to time but not less than a combined single limit
of Five Million and No/100 Dollars ($5,000,000.00); (b) Workers' Compensation
and Employers' Liability Insurance for an amount of not less than One Million
and No/100 Dollars ($1,000,000.00), both in accordance with the Laws of the
State of Illinois; (c) "All Risks" property insurance in an amount adequate to
cover the full replacement cost of all equipment, installations, fixtures and
contents of the Premises (excluding Tenant Additions, which shall be covered by
Landlord's insurance) in the event of loss and any such policy shall contain a
provision requiring the insurance carriers to waive their rights of subrogation
against Landlord; (d) in the event a motor vehicle is to be used by Tenant in
connection with its business operation from the Premises, Comprehensive
Automobile Liability Insurance coverage with limits of not less than Three
Million and No/100 Dollars ($3,000,000.00) combined single limit coverage
against bodily injury liability and property damage liability arising out of the
use by or on behalf of Tenant, its agents and employees of any owned, non-owned
or hired motor vehicles; and (e) such other insurance or coverages as Landlord
reasonably requires and is customarily then being required by landlords to be
carried by tenants in similar first-class office buildings with similar uses in
Chicago, Illinois.

       

      16.2           FORM
OF POLICIES

       

      Each
policy referred to in Section 16.1 shall satisfy the following requirements. The
policies shall (a) name, on the liability policy, Landlord and the Indemnitees
as additional insureds, (b) be issued by one or more responsible insurance
companies licensed to do business in Illinois reasonably satisfactory to
Landlord, (c) where applicable, provide for reasonable deductible

       

      
        
           

        

        
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      amounts
reasonably satisfactory to Landlord and not permit co-insurance, (d) shall
provide that such insurance may not be canceled or amended without thirty (30)
days' prior written notice to the Landlord, and (e) shall provide that the
policy shall not be invalidated should the insured waive in writing prior to a
loss, any or all rights of recovery against any other party for losses covered
by such policies. Tenant shall deliver to Landlord, certificates of insurance,
not less than ten (10) days prior to the Commencement Date and not less than ten
(10) days prior to the
expiration date of each policy. Tenant may effect the foregoing coverages by
means of a blanket policy. Tenant may self-insure for the property insurance
required under Section 16.l(c) and the liability insurance required under
Section 16.l(a) up to a total self-insurance amount of $2,000,000 for both
categories of insurance taken together. For purposes of Section 16.4, Tenant
will be deemed to have carried all insurance coverages (and to have received the
proceeds thereof) which are self insured by Tenant.

       

      16.3           LANDLORD'S
INSURANCE

       

      Landlord
agrees to purchase and keep in full force and effect during the Term hereof,
including any extensions or renewals thereof, insurance on the Building
(inclusive of Tenant Additions but not including Tenant's own personal property
and equipment) under policies issued by insurers of recognized responsibility,
qualified to do business in Illinois, on the Building in an amount not less than
eighty percent (80%) of the then full replacement cost (without depreciation) of
the Building (above foundations), against fire and such other risks as may be
included in standard forms of all risk coverage insurance reasonably available
from time to time. Landlord agrees to maintain in force during the Term,
Commercial General Liability All Risk Insurance covering the Building on an
occurrence basis against all claims for personal injury, bodily injury, death
and property damage. Such insurance shall be for not less than a combined single
limit of Five Million and No/100 Dollars ($5,000,000.00). Neither Landlord's
obligation to carry such insurance nor the carrying of such insurance shall be
deemed to be an indemnity by Landlord with respect to any claim, liability,
loss, cost or expense due, in whole or in part, to Tenant's negligent acts or
omissions or willful misconduct. Landlord shall deliver to Tenant, upon Tenant's
request, certificates of insurance for all policies required to be maintained by
Landlord hereunder.

       

      16.4           WAIVER
OF SUBROGATION

       

      (1)           Landlord
agrees that, if obtainable, it will include in its "All Risks" policies
appropriate clauses pursuant to which the insurance companies (a) waive all
right of subrogation against Tenant with respect to losses payable under such
policies, and (b) agree that such policies shall not be invalidated should the
insured waive in writing prior to a loss any or all right of recovery against
any party for losses covered by such policies. Tenant agrees to include, if
obtainable, its "All Risks" insurance policy or policies on its furniture,
furnishings, fixtures and other property removable by Tenant under the
provisions of this Lease appropriate clauses pursuant to which the insurance
company or companies (a) waive the right of subrogation against Landlord and/or
any tenant of space in the Building with respect to losses payable under
such

       

      
        
           

        

        
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      policy or
policies, and (b) agree that such policy or policies shall not be invalidated
should the insured waive in writing prior to a loss any or all right of recovery
against any party for losses covered by such policy or policies.

       

      (2)           Intentionally
omitted.

       

      (3)           Provided
that Landlord's right of full recovery under its policy or policies aforesaid is
not adversely affected or prejudiced thereby, Landlord hereby waives any and all
right of recovery which it might otherwise have against Tenant, its servants,
agents and employees, for loss or damage occurring to the Building and the
fixtures, appurtenances and equipment therein, to the extent the same is covered
by Landlord's insurance, notwithstanding that such loss or damage may result
from the negligence or fault of Tenant, its servants, agents or employees.
Provided that Tenant's right of full recovery under its aforesaid policy or
policies is not adversely affected or prejudiced thereby, Tenant hereby waives
any and all right of recovery which it might otherwise have against Landlord,
its servants, agents and employees and against every other tenant in the
Building who shall have executed a similar waiver as set forth in this Section
16.4 (3) for loss or damage to Tenant's furniture, furnishings, fixtures and
other property removable by Tenant under the provisions hereof to the extent
that same is covered by Tenant's insurance, notwithstanding that such loss or
damage may result from the negligence or fault of Landlord, its servants, agents
or employees, or such other tenant and the servants, agents or employees
thereof.

       

      (4)           Landlord
and Tenant hereby agree to advise the other promptly if the clauses to be
included in their respective insurance policies pursuant to subparagraph (1)
above cannot be obtained on the terns hereinbefore provided and thereafter to
furnish the other with a certificate of insurance or copy of such policies
showing the naming of the other as an additional insured, as aforesaid. Landlord
and Tenant hereby also agree to notify the other promptly of any cancellation or
change of the terms of any such policy which would affect such clauses or
naming. All such policies which name both Landlord and Tenant as additional
insureds shall, to the extent obtainable, contain agreements by the insurers to
the effect that no act or omission of any insured will invalidate the policy as
to the other insureds.

       

      16.5           NOTICE
OF CASUALTY

       

      Tenant
shall give Landlord notice in case of a fire or accident in the Premises
promptly after Tenant is aware of such event.

       

      ARTICLE
SEVENTEEN

       

      WAIVER
OF CLAIMS AND INDEMNITY

       

      17.1           WAIVER
OF CLAIMS

       

      To the
extent permitted by law, Tenant releases the Indemnitees from, and waives all
claims for, damage to person or property sustained by the Tenant or any occupant
of the Building or Premises resulting directly or indirectly from any existing
or future condition, defect,

       

      
        
           

        

        
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      matter or
thing in and about the Property or the Premises or any part of either or any
equipment or appurtenance therein, or resulting from any accident in or about
the Property, or resulting directly or indirectly from any act or neglect of any
tenant or occupant of the Building or of any other person, including Landlord's
agents, employees and servants, except where resulting from the willful and
wrongful act of any of the Indemnitees. Tenant hereby waives any consequential
damages, compensation or claims for inconvenience or loss of business, rents, or
profits as a result of such injury or damage. If any such damage, whether to the
Premises or to any part of the Property or any part thereof, or whether to
Landlord or to other tenants in the Building, results from any act or neglect of
Tenant, its employees, servants, agents, contractors, invitees (provided that
such invitees are within the Premises), Tenant shall be liable therefor and
Landlord may, at Landlord's option, repair such damage and Tenant shall, upon
demand by Landlord, as payment of additional Rent hereunder, reimburse Landlord
within thirty (30) days of demand for the reasonable cost of such repairs, in
excess of amounts, if any, paid to Landlord under insurance covering such
damages or which would have been paid to Landlord if Landlord had carried all
insurance required under this Lease. Tenant shall not be liable for any damage
caused by its acts or neglect to the extent Landlord or a tenant has recovered
the amount of the damage from proceeds of insurance policies and a waiver of
subrogation against Tenant was obtainable by Landlord or to the extent insurance
was required to be maintained by Landlord against the damage or to the extent of
any deductible maintained by Landlord. Nothing in this Section shall be deemed
to be a release by Tenant of any claims it may have against other tenants or
occupants of the Building which are not Indemnitees.

       

      17.2           INDEMNITY
BY TENANT

       

      To the
extent permitted by law, Tenant agrees to indemnify, protect, defend and hold
the Indemnitees harmless against any and all actions, claims, demands, costs and
expenses, including reasonable attorney's fees and expenses for the defense
thereof, arising from Tenant's occupancy of the Premises, from the undertaking
of any Tenant Additions or repairs to the Premises, from the conduct of Tenant's
business on the Premises, or from any breach or default on the part of Tenant in
the performance of any covenant or agreement on the part of Tenant to be
performed pursuant to the terms of this Lease, or from any willful or negligent
act of Tenant, its agents, contractors, servants, employees, customers or
invitees, in or about the Premises, except to the extent due to Landlord's
negligence or that of the Indemnitees. In case of any action or proceeding
brought against the Indemnitees by reason of any such claim, upon notice from
Landlord, Tenant covenants to defend such action or proceeding by counsel
reasonably satisfactory to Landlord. Tenant's obligations under this Section
17.2 (which shall be deemed to include Tenant's indemnity obligations under
Section 7.1(2)) shall survive expiration or earlier termination of this
Lease.

       

      
        
           

        

        
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      ARTICLE
EIGHTEEN
RULES
AND REGULATIONS

       

      18.1           RULES

       

      Tenant
agrees for itself and for its subtenants, employees, agents, and invitees to
comply with the rules and regulations listed on Exhibit D attached hereto and
with all reasonable modifications and additions thereto which Landlord may make
from time to time.

       

      18.2           ENFORCEMENT

       

      Nothing
in this Lease shall be construed to impose upon Landlord any duty or obligation
to enforce the rules and regulations as set forth on Exhibit D or as hereafter
adopted, or the terms, covenants or conditions of any other lease as against any
other tenant, and Landlord shall not be liable to Tenant for violation of the
same by any other tenant, its servants, employees, agents, visitors or
licensees. Landlord shall not enforce the rules and regulations against Tenant
in a discriminatory manner.

       

      ARTICLE
NINETEEN
LANDLORD'S
RESERVED RIGHTS

       

      Landlord
shall have the following rights exercisable without notice to Tenant and without
liability to Tenant for damage or injury to persons, property or business and
without being deemed an eviction or disturbance of Tenant's use or possession of
the Premises or giving rise to any claim for setoff or abatement of Rent: (a)
Subject to the provisions of Section 16 of the Rider, to change the Building's
name or street address upon thirty (30) days' prior written notice to Tenant,
(b) Subject to the provisions of Section 3 of the Rider, to install, affix and
maintain all signs on the exterior and/or interior of the Building; (c) To
approve prior to installation, all types of signs, window shades, blinds,
drapes, awnings or other similar items, and all internal lighting that may be
visible from the exterior of the Premises; (d) Upon reasonable notice to Tenant,
to display the Premises to prospective tenants at reasonable hours during the
last twelve (12) months of the Term; (e) Subject to the provisions of Section 4
of the Rider and to Tenant's rights under this Lease, to grant to any party the
exclusive right to conduct any business or render any service in or to the
Building, provided such exclusive right shall not operate to prohibit Tenant
from using the Premises for the purpose permitted hereunder; (f) To change the
arrangement and/or location of entrances or passageways, doors and doorways,
corridors, elevators, stairs, washrooms or public portions of the Building
except on full floors occupied by Tenant (unless such changes are required by
applicable Law), and to close entrances, doors, corridors, elevators or other
facilities except on full floors occupied by Tenant (unless such changes are
required by applicable Law), provided that such action shall not materially and
adversely interfere with Tenant's access to the Premises or the Building, and
further provided that no changes shall occur to the number of elevators serving
the Premises and no material changes made shall be to the lobby entrance to the
Building without Tenant's consent, which shall not be unreasonably withheld,
conditioned or

       

      
        
           

        

        
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      delayed;
(g) To have access for Landlord and other tenants of the Building to any mail
chutes and boxes located in or on the Premises as required by any applicable
rules of the United States Post Office; and (h) To close the Building after
normal business hours, except that Tenant and its employees and invitees shall
be entitled to admission at all times (i.e., 24 hours per day, seven (7) days
per week, 365 days per year), under such regulations as Landlord prescribes for
security purposes.

       

      ARTICLE
TWENTY
ESTOPPEL
CERTIFICATE

       

      20.1           IN
GENERAL

       

      Within
twenty (20) business days after request therefor by Landlord, Mortgagee or any
prospective mortgagee or owner, Tenant agrees as directed in such request to
execute an Estoppel Certificate in recordable form, binding upon Tenant,
certifying (a) that this Lease is unmodified and in full force and effect (or if
there have been modifications, a description of such modifications and that this
Lease as modified is in full force and effect; (b) the dates to which Rent has
been paid; (c) that Tenant is in the possession of the Premises if that is the
case; (d) that Landlord is not in default under this Lease, or, if Tenant
believes Landlord is in default, the nature thereof in detail; (e) that Tenant
has no off-sets or defenses to the performance of its obligations under this
Lease (or if Tenant believes there are any off-sets or defenses, a full and
complete explanation thereof); (f) that, to Tenant's knowledge, the Premises
have been completed in accordance with the terms and provisions hereof and the
Workletter, that Tenant has accepted the Premises and the condition thereof and
of all improvements thereto and has no claims against Landlord or any other
party with respect thereto (or if Tenant believes there are such claims, a full
and complete explanation thereof); (g) that if an assignment of rents or leases
has been served upon the Tenant by a Mortgagee, Tenant will acknowledge receipt
thereof and agree to be bound by the provisions thereof, (h) that Tenant will
give to the Mortgagee copies of all notices required or permitted to be given by
Tenant to Landlord; and (i) to any other information reasonably
requested.

       

      Within
twenty (20) business days after request therefor by Tenant, Landlord agrees as
directed in such request to execute an Estoppel Certificate in recordable form,
binding upon Landlord, certifying (a) that this Lease is unmodified and in full
force and effect (or if there have been modifications, a description of such
modifications and that this Lease as modified is in full force and effect); (b)
the dates to which Rent has been paid; (c) that to Landlord's knowledge, Tenant
is in possession of the Premises if that is the case; (d) that to Landlord's
knowledge, Tenant is not in default under this Lease, or, if Landlord believes
Tenant is in default, the nature thereof in detail; (e) that to Landlord's
knowledge, Landlord has no off-sets or defenses to the performance of its
obligations under this Lease (or if Landlord believes there are any off-sets or
defenses, a full and complete explanation thereof); (f) that to Landlord's
knowledge, the Premises have been completed in accordance with the terms and
provisions hereof and the Workletter, that Tenant has accepted the Premises and
the condition thereof and of all improvements thereto and Landlord
has

       

      
        
           

        

        
          -49-

           

        

        
           

        

      

      no claims
against Tenant or any other party with respect thereto (or if Landlord believes
there are such claims, a full and complete explanation thereof); (g) whether or
not an assignment of rents or leases has been served upon the Tenant by a
Mortgagee; and (h) to any other information reasonably requested.

       

      20.2           ENFORCEMENT

       

      In the
event that either party fails to deliver an Estoppel Certificate and such
failure continues after five (5) days notice from the other party, then such
failure shall be a Default by said other party.

       

      ARTICLE
TWENTY-ONE
INTENTIONALLY
OMITTED

       

      ARTICLE
TWENTY-TWO
REAL
ESTATE BROKERS

       

      Each
party hereto represents and warrants that, except for Cushman & Wakefield
State Street, Inc. (“C&W”) and LaSalle Partners ("LaSalle"), it has not
dealt with any other real estate broker, sales person, or finder in connection
with this Lease, and no such other person initiated or participated in the
negotiation of this Lease, or showed the Premises to Tenant. Tenant hereby
agrees to indemnify, protect, defend and hold Landlord and the Indemnitees,
harmless from and against any and all liabilities and claims for commissions and
fees arising out of a breach of the foregoing representation. Landlord hereby
agrees to indemnify, protect, defend and hold Tenant harmless from and against
any and all liabilities and claims for commissions and fees arising from a
breach of Landlord's representation. Landlord shall be responsible for the
payment of all commissions to C&W and LaSalle pursuant to a separate
agreement.

       

      ARTICLE
TWENTY-THREE
MORTGAGEE
PROTECTION

       

      23.1           SUBORDINATION
AND ATTORNMENT

       

      This
Lease is and shall be expressly subject and subordinate at all times to (a) any
ground or underlying lease of the Real Property, now or hereafter existing, and
all amendments, renewals and modifications to any such lease, and (b) the lien
of any first mortgage or trust deed now or hereafter encumbering fee title to
the Real Property and/or the leasehold estate under any such lease, unless such
ground lease or ground lessor, or mortgage or Mortgagee expressly provides or
elects that the Lease shall be superior to such lease or mortgage. If any such
mortgage or trust deed is foreclosed, or if any such lease is terminated, upon
request of the Mortgagee or ground lessor, as the case may be, Tenant will
attorn to the purchaser at the foreclosure sale or to the ground lessor under
such lease, as the case may be, provided, however, that such purchaser or ground
lessor shall not be (a) bound by any payment of Rent for more than one month in
advance except payments in the nature of security for the performance by Tenant
of its obligations under

       

      
        
           

        

        
          -50-

           

        

        
           

        

      

      this
Lease, (b) subject to any offset, defense or damages arising out of a default of
any obligations of any preceding Landlord, except to the extent said default is
ongoing, relates to the physical condition of the Property and is not diligently
cured by such purchaser or ground lessor after such purchaser or ground lessor
takes possession of the Real Property, in which case such purchaser or ground
lessor shall, subject to the terms of this Lease, be liable for damages arising
on and after the date it succeeded to Landlord's title hereunder, or (c) bound
by any amendment or modification of this Lease made without the written consent
of the Mortgagee or ground lessor, or (d) liable for any security deposits not
actually received in cash by such purchaser or ground lessor. This subordination
shall be self-operative and no further certificate or instrument of
subordination need be required by any such Mortgagee or ground lessor. In
confirmation of such subordination, however, Tenant shall execute promptly any
reasonable certificate or instrument that Landlord, Mortgagee or ground lessor
may request. Upon request by such successor in interest, Tenant shall execute
and deliver reasonable instruments confirming the attornment provided for
herein.

       

      Landlord
hereby represents to Tenant that there is no Mortgage or ground lease on the
Property as of the date of this Lease. This Lease shall only be subordinate to
Mortgages and ground leases entered after the date of this Lease if the holders
thereof agree in writing substantially in the form attached as Exhibit I to (i)
recognize this Lease and not disturb Tenant's occupancy hereunder, except in the
exercise of its (or its designee's) rights as Landlord hereunder, and (ii) make
proceeds of casualty and condemnation available to Landlord for restoration as
provided by this Lease.

       

      23.2           MORTGAGEE
PROTECTION

       

      Tenant
agrees to give any Mortgagee or ground lessor, by registered or certified mail,
a copy of any notice of default served upon Landlord by Tenant, provided that
prior to such notice Tenant has received notice (by way of service on Tenant of
a copy of an assignment of rents and leases, or otherwise) of the address of
such Mortgagee or ground lessor. Tenant further agrees that if Landlord shall
have failed to cure such default within the time provided for in this Lease,
then the Mortgagee or ground lessor shall have an additional thirty (30) days
after receipt of notice thereof within which to cure such default or if such
default cannot be cured within that time, then such additional time as may be
necessary, if, within such thirty (30) days, any Mortgagee or ground lessor has
commenced and is diligently pursuing the remedies necessary to cure such default
(including but not limited to commencement of foreclosure proceedings or other
proceedings to acquire possession of the Real Property and/or appoint a receiver
for the Real Property, if necessary to effect or cause the receiver to offset
such cure). Such period of time shall be extended by any period within which
such Mortgagee or ground lessor is prevented from commencing or pursuing such
foreclosure proceedings or other proceedings to acquire possession of the Real
Property by reason of Landlord's bankruptcy. Until the time allowed as aforesaid
for Mortgagee or ground lessor to cure such defaults has expired without cure,
Tenant shall have no right to, and shall not, terminate this Lease on account of
default. If such cure by any Mortgagee or ground lessor takes more than thirty
(30) days or it is reasonably estimated by such Mortgagee or ground lessor that
such cure shall take more than thirty (30) days, then such Mortgagee or ground
lessor

       

      
        
           

        

        
          -51-

           

        

        
           

        

      

      shall
promptly advise Tenant in writing that such Mortgagee or ground lessor is using
good faith efforts to effect such cure as quickly as reasonable possible. This
Lease may not be modified or amended so as to reduce the rent or shorten the
Term, or so as to adversely affect in any other respect to any material extent
the rights of Landlord, nor shall this Lease be canceled or surrendered, without
the prior written consent, in each instance, of the ground lessor or the
Mortgagee.

       

      ARTICLE
TWENTY-FOUR

      NOTICES

       

      (1)           All
notices, demands or requests provided for or permitted to be given pursuant to
this Lease must be in writing and shall be personally delivered, sent by Federal
Express or other overnight courier service, or mailed by first class, registered
or certified mail, return receipt requested, postage prepaid.

       

      (2)           All
notices, demands or requests to be sent pursuant to this Lease shall be deemed
to have been properly given or served by delivering or sending the same in
accordance with this Section, addressed to the parties hereto at their
respective addresses listed below:

       

      (a)        Notices
to Landlord shall be addressed:

       

      CUSHMAN
& WAKEFIELD STATE STREET, INC.

      303 East
Wacker Drive - Suite 1031

      Chicago,
Illinois 60601-5212

       

      with a
copy to the following:

       

      METROPOLITAN
LIFE INSURANCE COMPANY

      2001
Spring Road - Suite 400

      Oak
Brook, Illinois 60521

       

      (b)        Notices
to Tenant shall be addressed:

       

      KPMG PEAT
MARWICK LLP

      303 E.
Wacker Drive

      Suite
______

      Chicago,
Illinois 60601

       

      and

       

      
        
           

        

        
          -52-

           

        

        
           

        

      

      KPMG PEAT
MARWICK LLP

      Three
Chestnut Ridge Road

      Montvale,
New Jersey 07645-0435

      Attn:
Director of Real Estate

       

      with a
copy to the following:

       

      DOLLINGER
& DOLLINGER

      365 West
Passaic Street

      Rochelle
Park, New Jersey 07662

      Attn:
Martin E. Dollinger, Esq.

      

      (3)           Notices,
demands or requests shall be sent by national air courier service and shall be
effective upon receipt (which shall include signature by a receptionist or
mailroom employee or an officer, director or partner of any party hereto).
Rejection or other refusal to accept or the inability to deliver because of
changed address of which no notice was given shall be deemed to be receipt of
notice, demand or request sent.

       

      (4)           By
giving to the other party at least thirty (30) days written notice thereof,
either party shall have the right from time to time during the Term of this
Lease to change their respective addresses for notices, statements, demands and
requests, provided such new address shall be within the United States of
America.

       

      ARTICLE
TWENTY-FIVE

      INTENTIONALLY
OMITTED

       

      ARTICLE
TWENTY-SIX

      MISCELLANEOUS

       

      26.1           LATE
CHARGES

       

      All
payments required hereunder (other than the Monthly Base Rent, Rent Adjustments,
and Rent Adjustment Deposits, which shall be due as hereinbefore provided) to
Landlord shall be paid within thirty (30) days after Landlord's written demand
therefor. All such amounts (including, without limitation Monthly Base Rent,
Rent Adjustments, and Rent Adjustment Deposits) not paid when due shall bear
interest from the date due until the date paid at the Default Rate in effect on
the date such payment was due.

       

      26.2           WAIVER
OF JURY TRIAL

       

      Landlord
and Tenant each hereby waives its right to a trial by jury of any issues
relating to or arising out of its or the other party's obligations under this
Lease or Tenant's

       

      
        
           

        

        
          -53-

           

        

        
           

        

      

      occupancy
of the Premises. Tenant and Landlord acknowledges that they have read and
understood the foregoing provision.

       

      26.3           INTENTIONALLY
OMITTED

       

      26.4           OPTION

       

      This
Lease shall not become effective as a lease or otherwise until executed and
delivered by both Landlord and Tenant. The submission of the Lease to Tenant
does not constitute a reservation of or option for the Premises, except that it
shall constitute an irrevocable offer on the part of Tenant in effect for ten
(10) days to lease the Premises on the terms and conditions herein
contained.

       

      26.5           AUTHORITY

       

      Each
party represents and warrants to the other party that it has full authority and
power to enter into and perform its obligations under this Lease, that the
person executing this Lease is fully empowered to do so, and that no consent or
authorization is necessary from any third party. Each party may request that the
other party provide requesting party evidence of such other party's
authority.

       

      26.6           ENTIRE
AGREEMENT

       

      This
Lease, the Exhibits attached hereto and the Workletter contain the entire
agreement between Landlord and Tenant concerning the Premises and there are no
other agreements, either oral or written. This Lease shall not be modified
except by a writing executed by Landlord and Tenant.

       

      26.7           INTENTIONALLY
OMITTED

       

      26.8           EXCULPATION

       

      Tenant
agrees, on its behalf and on behalf of its successors and assigns, that, except
as provided in the last sentence of this Section 26.8, any liability of
Metropolitan Life Insurance Company with respect to this Lease shall never
exceed the lesser of $10,000,000 or Metropolitan Life Insurance Company's equity
in the Building, and Tenant shall not be entitled to any judgment in excess of
such amount. Tenant agrees, on its behalf and on behalf of its successors and
assigns, that, except as provided in the last sentence of this Section 26.8, any
liability of any successor owner of the Building with respect to this Lease
shall never exceed such successor owner's equity in the Building, and Tenant
shall not be entitled to any judgment in excess of such amount. Subject to the
terms of this Lease, Landlord (whether Metropolitan Life Insurance Company or a
successor owner) shall be responsible for payment to Tenant of the Improvement
Allowance and said obligation shall not be subject to this Section
26.8.

       

      
        
           

        

        
          -54-

           

        

        
           

        

      

      26.9           ACCORD
AND SATISFACTION

       

      No
payment by Tenant or receipt by Landlord of a lesser amount than any installment
or payment of Rent due shall be deemed to be other than on account of the amount
due, and no endorsement or statement on any check or any letter accompanying any
check or payment of Rent shall be deemed an accord and satisfaction, and
Landlord may accept such check or payment without prejudice to Landlord's right
to recover the balance of such installment or payment of Rent or pursue any
other remedies available to Landlord. No receipt of money by Landlord from
Tenant after the termination of this Lease or Tenant's right of possession of
the Premises shall reinstate, continue or extend the Term or Tenant's right of
possession of the Premises.

       

      26.10         LANDLORD'S
OBLIGATIONS ON SALE OF BUILDING

       

      In the
event of any sale or other transfer of the Building, Landlord shall be entirely
freed and relieved of all agreements and obligations of Landlord hereunder
accruing or to be performed after the date of such sale or transfer, provided
that all of such Landlord's obligations hereunder are specifically assumed by
the buyer or transferee.

       

      26.11         BINDING
EFFECT

       

      This
Lease shall be binding upon and inure to the benefit of Landlord and Tenant and
their respective heirs, legal representatives, successors and permitted
assigns.

       

      26.12         CAPTIONS

       

      The
Article and Section captions in this Lease are inserted only as a matter of
convenience and in no way define, limit, construe, or describe the scope or
intent of such Articles and Sections.

       

      26.13         APPLICABLE
LAW

       

      This
Lease shall be construed in accordance with the laws of the State of Illinois.
If any term, covenant or condition of this Lease or the application thereof to
any person or circumstance shall, to any extent, be invalid or unenforceable,
the remainder of this Lease, or the application of such term, covenant or
condition to persons or circumstances other than those as to which it is held
invalid or unenforceable, shall not be affected thereby and each item, covenant
or condition of this Lease shall be valid and be enforced to the fullest extent
permitted by Law.

       

      26.14         ABANDONMENT

       

      In the
event Tenant abandons the Premises even though it is otherwise in compliance
with all the terms, covenants and conditions of this Lease, Landlord shall: (a)
have the right to enter into the Premises in order to show the space to
prospective tenants; and (b) have the

       

      
        
           

        

        
          -55-

           

        

        
           

        

      

      right to
reduce the service provided to Tenant pursuant to the terms of this Lease to
such levels as Landlord reasonably determines to be adequate services for an
unoccupied premises.

       

      26.15         LANDLORD'S
RIGHT TO PERFORM TENANT'S DUTIES

       

      If Tenant
fails timely to perform any of its duties under this Lease or the Workletter,
Landlord shall have the right (but not the obligation), to perform such duty on
behalf and at the reasonable expense of Tenant upon notice to Tenant as provided
in the following sentence, and all reasonable sums expended or expenses incurred
by Landlord in performing such duty shall be deemed to be additional Rent under
this Lease and shall be due and payable upon thirty (30) days demand by
Landlord. Except as otherwise expressly set forth in this Lease and except in
emergency situations, prior to performing any such duty on Tenant's behalf,
Landlord shall give Tenant thirty (30) days prior written notice that Landlord
intends to so act, and Landlord shall then have the right to so act unless
Tenant performs such duty within the aforesaid 30-day period, or if the duty is
such that it cannot reasonably be performed within thirty (30) days, unless
Tenant commences to perform such duty within thirty (30) days and thereafter
diligently performs such duty to completion.

       

      26.16         COUNTERPARTS

       

      This
Agreement may be executed in any number of identical counterparts, any or all of
which may contain the signatures of less than all of the parties and all of
which shall be construed together as but a single instrument.

       

      26.17         RIDERS

       

      All
Riders attached hereto and executed both by Landlord and Tenant shall be deemed
to be a part hereof and hereby incorporated herein.

       

      

      
        
           

        

        
          -56-

           

        

        
           

        

      

      IN WITNESS WHEREOF, this Lease
has been executed as of the date set forth in Section 1.1(4)
hereof.

      

      
        	 
      	
                LANDLORD

              
	 
      	 
      
	 
      	
                METROPOLITAN
      LIFE INSURANCE

              
	
                ATTEST:

              	
                COMPANY,
      a New York corporation

              
	 
      	 
      
	 
      	 
      
	
                By
      [Signature
      Illegible]

              	
                By
      [Signature
      Illegible]

              
	
                Its
      Asset
      Mgr

              	
                Its
      Vice-President

              
	 
      	 
      
	 
      	
                TENANT

              
	 
      	 
      
	 
      	
                KPMG
      PEAT MARWICK LLP, a Delaware

              
	
                ATTEST:

              	
                limited
      liability partnership

              
	 
      	 
      
	 
      	 
      
	
                By
      /s/ Kenneth J.
      Boland

              	
                By
      /s/ Joseph E.
      Heintz

              
	
                Its  DIRECTOR

              	
                Its
      CHIEF FINANCIAL
      OFFICER

              
	
                REAL
      ESTATE AND

              	 
      
	
                FACILITIES
      PLANNING

              	 
      

      

      

       

      
        
           

        

        
          -57-

           

        

        
           

        

      

      EXHIBIT
A

      (Consisting
of 7 Pages)

       

      PLAN
OF PREMISES

       

      [13th
floor demising plan to be provided by Landlord when Tenant has established its

      final
requirement for the size of the Premises pursuant to Section 2.4]

      

      
        
           

        

        
           

           

        

        
           

        

      

      
        
           

        

        
           

           

        

        
           

        

      

      
        
           

        

        
           

           

        

        
           

        

      

      
        
           

        

        
           

           

        

        
           

        

      

      
        
           

        

        
           

           

        

        
           

        

      

      
        
           

        

        
           

           

        

        
           

        

      

    

     

     

    [19th
floor demising plan to be provided by Landlord when Tenant has established its
final requirement for the size of the Premises pursuant to Section
2.4]

    
       

      
        
           

        

        
          -7- 

           

        

        
           

        

      

      EXHIBIT
B

       

      WORKLETTER
AGREEMENT

       

      1.            Landlord and Tenant Work.
Under the Lease, Tenant has agreed to accept the Premises "as is," without any
obligations for the performance of improvements or other work by Landlord,
except for the work ("Landlord Work" or "Base Building Work") set forth on
Attachment 1 which is attached to this Workletter Agreement and made a part
hereof. All of the Base Building Work (except for the leveling of floors) shall
be substantially completed by Landlord after the Delivery Date and while Tenant
is performing the Tenant Work. If Landlord does not complete its floor levelling
(other than the 13th floor) until after January 15, 1998 (i.e., the Delivery
Date, provided that Tenant has completed its demolition of the Premises (except
for the 13th floor) no later than October 31, 1997; otherwise, such January 15,
1998 date shall be delayed on a day-for-day basis for each day after October 31,
1997 that Tenant fails to complete its demolition (except for the 13th floor))
then such Landlord delay shall, on a day-for-day basis for each day after the
Delivery Date that Landlord has not completed the floor levelling (other than
the 13th floor), be applied to reduce the period of any Tenant Delay; and if
there are no Tenant Delays, then such Landlord delay shall, on a day-for-day
basis, delay the January 31, 1999 date set forth in Section 15 of the Rider.
Both parties agree that they and their contractors shall cooperate reasonably
and in good faith with one another so that the performance by either party of
its work does not materially impair or delay the performance by the other party
of its work.

       

      Tenant
desires to perform certain improvements to the Premises at the commencement of
this Lease (the "Tenant Work"). Such Tenant Work shall be in accordance with the
provisions of this Workletter Agreement, including without limitation the
building standards ("Building Standards") attached hereto as Attachment 2, and
to the extent not expressly inconsistent herewith, in accordance with the
provisions of the Lease, including Article 9 thereof. Tenant shall be deemed to
be in compliance with Attachment 2 if the materials and procedures used by
Tenant equal or exceed ( in Landlord's sole judgment) the quality levels set
forth in Attachment 2. Performance of the Tenant Work shall not serve to abate
or extend the time for the commencement of Base Rent and Rent Adjustment
Deposits under the Lease, except to the extent Landlord delays approvals beyond
the times permitted below. The Landlord Work and Tenant Work are sometimes
referred to collectively herein as "Work".

       

      2.           Cost of the Work. Except as
hereinafter provided, Tenant shall pay all costs (the "Costs of the Tenant
Work") associated with the Tenant Work whatsoever, including without limitation,
all permits, inspection fees, fees of space planners, architects, engineers, and
contractors, utility connections, the cost of all labor and materials, bonds,
insurance, and any structural or mechanical work, additional HVAC equipment or
distribution of HVAC or sprinkler distribution or heads, or modifications to any
Building mechanical, electrical, plumbing or other systems and equipment or
relocation of any existing sprinkler heads, either within or outside the
Premises required as a result of the layout, design, or construction of the
Tenant Work. Tenant shall also pay the then-applicable Building charges for
truck dock time and freight elevator

       

      
        
           

        

        
           

           

        

        
           

        

      

      usage.
These charges currently consist of $18.39/hr for security guard at truck dock
(with 4-hour minimum) and $30.40/hr for starter at elevator (with 4-hour
minimum); the foregoing charges apply from 4:00 p.m. until 8:00 a.m. There are
no charges for use of the dock and freight elevator between 8:00 a.m. and 4:00
p.m., but use of the freight elevator for bulk deliveries of construction
materials, furniture or other construction related items is not permitted during
these hours. Subject to applicable weight limitations, Tenant shall have the
right to use two (2) passenger elevators (which shall be padded and protected by
Tenant) for the delivery of furniture and for Tenant's physical move to the
Premises; such use shall be at no charge to Tenant except that Tenant shall
reimburse Landlord for any union labor costs incurred by Landlord for such use
by Tenant. If the nature of the Tenant Work requires that Tenant or its
contractors enter space leased to other tenants in order to perform any part of
the Tenant Work, then (i) Tenant shall pay for the cost of a security guard to
be present during such entry into other tenant spaces; and (ii) all such work
shall be done in a way that minimizes the disruption caused to any other
tenant.

       

      Of the
Costs of the Tenant Work, Landlord shall reimburse Tenant a maximum of $45.00
per rentable square foot of the Initial Premises (the "Improvement Allowance").
In addition to application to the Costs of the Tenant Work, Tenant may use the
Improvement Allowance for moving costs, furniture, telecommunications cabling or
other fixed equipment or fixtures for the Premises provided that Tenant provides
Landlord with such documentation of such costs as Landlord shall reasonably
request. Landlord shall fund the Improvement Allowance in installments, not more
frequently than monthly, based on applications for payment submitted by Tenant
for contractors requesting progress payments, together with such architects'
certificates, current lien releases and affidavits of payments by Tenant's
general contractor and subcontractors contemplated therein, and such other
documentation as Landlord may reasonably require; each such installment shall be
subject to a retainage of 10% of the total amount of such installment. Subject
to the condition that Landlord not be required to issue payments more frequently
than monthly, Landlord shall make all required payments within thirty (30) days
after Tenant's submittals containing all of the documentation required herein.
The final payment (including the payment of all of the retainage) shall be
conditioned upon Tenant's having submitted all invoices, lien waivers,
affidavits of payment, as-built drawings and care and maintenance manuals,
architects' completion certificate that the Tenant Work has been completed in
accordance with this Exhibit B and all applicable Laws, a certificate of
occupancy issued by the City of Chicago and such other evidence as Landlord may reasonably
require that the cost of the Tenant Work has been paid for and that no
mechanic's, materialmen's or other such liens have been or may be filed against
the Property or the Premises arising out of the design or performance of the
Tenant Work. Landlord shall issue checks to fund the Improvement Allowance
directly to Tenant's general contractor or, at Tenant's option, Tenant's
construction manager.

       

      Up to ten
percent (10%) of the Improvement Allowance may be applied by Tenant as a credit against Monthly
Base Rent.

       

      
        
           

        

        
          -2-

           

        

        
           

        

      

      In
addition to the Improvement Allowance, Landlord shall reimburse Tenant for
one-half (1/2) of the cost of the demolition of the following items: the ceiling
grid, ceiling tiles and light fixtures. Tenant shall competitively bid the
demolition work described in the preceding sentence and shall submit no fewer
than three (3) detailed bids to Landlord. Tenant shall accept one of the three
bids so submitted to Landlord, subject to Landlord's approval, which approval
shall not be unreasonably withheld, conditioned or delayed.

       

      Tenant
shall not be required to pay any fee to Landlord in connection with review by
Landlord or its consultants of Tenant's plans or for review and/or supervision
of the construction of Tenant's Work.

       

      3.           Space Plan and
Specifications.

       

      (a)          Tenant
shall submit, no later than September 5, 1997, a demolition plan for Landlord's
approval and, subject to Landlord's approval of said plan, expects to begin
demolition of the Premises on September 20, 1997 and to complete such demolition
by October 31, 1997 (except in space on the 13th floor then occupied by existing
tenants, which space may not be available until the Delivery Date). Leveling of
the floors within the Premises by Landlord shall take approximately thirty (30)
days after completion of demolition by Tenant. No later than October 15, 1997,
Tenant shall submit four (4) sets of a "Space Plan" (as described in Section 15)
to Landlord for approval.

       

      (b)          Landlord
shall, within fifteen (15) days after receipt thereof, either approve said Space
Plan, or disapprove the same advising Tenant of the reasons for such
disapproval. In the event Landlord disapproves said Space Plan, Tenant shall
modify the same, taking into account the reasons given by Landlord for said
disapproval, and shall submit four (4) sets of the revised Space Plan to
Landlord for approval.

       

      (c)          Tenant
shall take all steps necessary to provide that a final Space Plan, a reflected
ceiling plan and partition plan in Autocad Release 14, shall have been approved
by both Landlord and Tenant no later than December 5, 1997.

       

      4.          Working Drawings and Engineering
Drawings.

       

      (a)          Promptly
after receipt of Landlord's approval of the Space Plan and  in no
event later than December 5, 1997, Tenant shall submit to Landlord for approval
four (4) sets of "Working Drawings" (as defined in Section 15), and any required
engineering drawings (the "Engineering Drawings") from Tenant's mechanical,
structural, plumbing, air-conditioning, ventilation and heating and electrical
engineers indicating any special heating, cooling, ventilation, electrical, load
or other special or unusual requirements of Tenant, including, without
limitation, the following: (1) any structural load exceeding 100 pounds per
square

       

      
        
           

        

        
          -3-

           

        

        
           

        

      

      foot; (2)
any electrical load in excess of five (5) watts per square foot; and (3)
Tenant's anticipated condenser water usage. It is specifically understood and
agreed that the Tenant Work shall not include the mechanical attachment to the
curtain wall of partitions or any other item.

       

      (b)          Landlord
shall, within fifteen (15) days after receipt thereof, either approve the
Working Drawings and Engineering Drawings, or disapprove the same advising
Tenant of the reasons for disapproval. If Landlord disapproves of the Working
Drawings or Engineering Drawings, Tenant shall modify and submit revised Working
Drawings, and a revised Engineering Drawings, taking into account the reasons
given by Landlord for disapproval. In the event that the final Working Drawings
and Engineering Drawings as approved by both parties require changes to be made
in the previously approved reflected ceiling plan and/or partition plan, then
such changes shall be deemed to be Change Orders under Section 7 of this Exhibit
B and shall be a Tenant Delay if such changes delay Tenant's timely surrender of
possession of the Existing Premises or delay timely completion of the Landlord
Work.

       

      (c)          Landlord
reserves the right, to be exercised at the time that Landlord gives its final
approval of the Working Drawings, to designate certain portions of Tenant's Work
which must be removed (and the Premises repaired or, at Landlord's option,
restored to their condition on the Delivery Date) upon expiration or earlier
termination of the Lease. This designation shall include items such as computers
floors, new stairwells and staircases, specialty plumbing, supplemental cooling
units, bracing of floors, any structural alterations, vaults, safes or any other
non-standard office improvements, but shall not include white noise systems,
voice/data risers, cabling (except as otherwise provided in Section 19 of the
Rider), wall coverings, floor coverings and lights. Landlord shall be deemed to
have required the removal of any portion of Tenant's Work containing materials
which, as of the Termination Date, are Hazardous Materials requiring remediation
under applicable Laws, as provided in Section 12.1.

       

      5.           Landlord's Approval. Landlord
shall not unreasonably withhold or delay approval of any Space Plans, Working
Drawings, or Engineering Drawings submitted hereunder if they are compatible
with the Property's shell and core construction, and if no significant
modifications will be required for the Property electrical, heating,
air-conditioning, ventilation, plumbing, fire protection, life safety, or other
systems or equipment (provided that any such modifications, whether significant
or not, shall be at Tenant's expense), and will not require any structural
modifications to the Property, whether required by heavy loads or
otherwise.

       

      6.           Space Planners, Architects,
Engineers, and Contractors. The Space Plan, Working Drawings, Engineering
Drawings and the Tenant Work shall be prepared and performed by such space
planners, architects, engineers and contractors as shall be selected
by

       

      
        
           

        

        
          -4-

           

        

        
           

        

      

      Tenant
and approved by Landlord (which approval shall not be unreasonably withheld or
delayed), who will work in harmony with each other and Landlord and its
contractors so as to ensure proper maintenance of good labor relationships, and
in compliance with all applicable labor agreements existing between trade unions
and the relevant chapter of the Association of General Contractors of America.
Tenant shall have the right to replace any or all of the foregoing selections,
subject to Landlord's right to approve any replacement as set forth
above.

       

      7.            Change Orders. No changes,
modifications, alterations or additions to the approved Space Plan or Working
Drawings ("Change Order") may be made without the prior written consent of the
Landlord after written request therefor by Tenant; provided, however, that with
respect to Change Orders for purely cosmetic changes (i.e., changes which do not
affect the mechanical, plumbing, structural, electrical, HVAC, life safety or
any other systems of the Building), Landlord shall receive reasonable prior
notice and copies of such Change Orders but Landlord's consent to same shall not
be required. Landlord shall not unreasonably withhold its consent to any Change
Order if such Change Order is reasonable, practicable and generally consistent
with the Plans theretofore approved by Landlord. In the event that the Premises
are not constructed in accordance with said approved Space Plan and Working
Drawings, then Landlord shall have the right, after thirty (30) days prior
written notice to Tenant, to take such steps (at Tenant's expense) as are
necessary to modify the Tenant Work so that the Premises reasonably comply in
all respects with said approved Space Plan and Working Drawings; in such case,
Base Rent and Rent Adjustment Deposits shall nevertheless commence to accrue and
be payable as otherwise provided in the Lease.

       

      8.           Compliance. The Tenant Work
shall comply in all respects with the following: (a) all Laws including, without
limitation, the Building Code of the City of Chicago and all other Federal,
State, County, City or other laws, codes, ordinances and regulations, as each
may apply according to the rulings of the controlling public official, agent or
other such person; (b) applicable standards of the National Board of Fire
Underwriters and National Electrical Code, and (c) building material
manufacturer's specifications. Tenant shall notify Landlord immediately if
Tenant receives any notice of violation of any Law in connection with completion
of any Tenant Work and shall immediately take such steps as are necessary to
remedy such violation.

       

      9.           Guarantees. Each contractor,
subcontractor and supplier participating in the Tenant Work shall guarantee that
the portion thereof for which he is responsible shall be free from any defects
in workmanship and materials for a period of not less than one (1) year from the
date of completion thereof. Every such contractor, subcontractor, and supplier
shall be responsible for the replacement or repair, without additional charge,
of all work done or furnished in accordance with its contract which shall become
defective within one (1) year after completion thereof. The correction of such
work shall include, without additional charge, all additional expenses and
damages in connection with such removal or replacement of all or any part of the
Tenant Work, and/or the Property and/or Common Areas, or work which may be
damaged or disturbed thereby. All such warranties or guarantees as to materials
or workmanship of or with respect to the Tenant Work shall be contained in the
contract or subcontract which shall be written

       

      
        
           

        

        
          -5-

           

        

        
           

        

      

      such that
said warranties or guarantees shall inure to the benefit of both Landlord and
Tenant, as their respective interests may appear, and can be directly enforced
by either. Tenant covenants to give Landlord any assignment or other assurances
necessary to effect such right of direct enforcement. Copies of all contracts
and subcontracts shall be furnished to Landlord promptly after the same are
entered.

       

      Landlord's
approval of Tenant's Space Plan and Working or Engineering Drawings, its
inspections of the Tenant Work or its recommendations or approvals concerning
contractors, subcontractors, space planners, engineers or architects shall not
be deemed to be a warranty as to the quality or adequacy of the Tenant Work, or
the design thereof, or of its compliance with Laws.

       

      10.           Performance.

       

      (a)          The
Tenant Work shall be commenced after Landlord approves the Working Drawings, and
shall thereafter be diligently prosecuted to completion, subject to delays for
reasons beyond Tenant's control (except financial matters). All Tenant Work
shall conform with the Working Drawings approved by Landlord in writing.
Landlord shall have the right to inspect the Premises from time to time during
the conduct of the Tenant Work for compliance with the Working Drawings and to
monitor the quality of the Tenant Work. The Tenant Work shall be coordinated
with the Landlord's Work being done or to be performed for or by other tenants
in the Property so that the Tenant Work will not interfere with or delay the
completion of any other construction work in the Property.

       

      (b)          The
Tenant Work shall be performed in compliance with all applicable Laws and
otherwise in a safe, first class and workmanlike manner in conformity with the
approved Space Plan and Working Drawings, and shall be in good and usable
condition at the date of completion.

       

      (c)          All
required permits shall be submitted to Landlord prior to commencement of the
Tenant Work.

       

      (d)          Each
contractor and subcontractor shall be required to obtain prior written approval
from Landlord (which approval shall not be unreasonably withheld, conditioned or
delayed) for any space outside the Premises within the Property, which such
contractor or subcontractor desires to use for storage, handling, and moving of
his materials and equipment, as well as for the location of any facilities for
his personnel.

       

      (e)           The
contractors and subcontractors shall be required to remove from the Premises and
dispose of, at least once a week and more frequently as Landlord may reasonably
direct, all debris and rubbish caused by or resulting from the construction.
During performance of the Tenant Work Tenant shall be

       

      
        
           

        

        
          -6-

           

        

        
           

        

      

      provided,
at no expense to Tenant, with space reasonable close to the Building's service
elevator for placement of the Tenant's contractor's dumpsters for waste
disposal. Upon completion of the Tenant Work, the contractors and subcontractors
shall remove all surplus materials, debris, rubbish and job boxes of whatever
kind remaining within the Property which has been brought in or created by the
contractors and subcontractors in the performance of the Tenant Work. If any
contractor or subcontractor shall neglect, refuse or fail to remove any such
debris, rubbish, surplus material or temporary structures within two (2)
business days after notice to Tenant from Landlord with respect thereto,
Landlord may cause the same to be removed by contract or otherwise as Landlord
may determine expedient, and charge the cost thereof to Tenant as additional
rent under the Lease.

       

      (f)           Tenant
shall obtain and furnish Landlord all approvals with respect to electrical,
water and telephone work as may be required by the respective company supplying
the service. Tenant shall obtain utility service, including meter (if not
already existing), from the utility company supplying service, unless Landlord
elects to supply service and/or meters. The costs of all such utilities shall be
paid by Tenant.

       

      (g)           Intentionally
omitted.

       

      (h)           Landlord's
acceptance of the Tenant Work as being complete in accordance with the approved
Space Plan and Working Drawings shall be subject to Landlord's inspection and
written approval. Tenant shall give Landlord five (5) days prior written
notification of the anticipated completion date of the Tenant Work.

       

      (i)           If
contemplated or permitted under the statutes of the State of Illinois, within
ten (10) days after completion of construction of the Tenant Work, Tenant shall
execute and file a Notice of Completion with respect thereto and furnish a copy
thereof to Landlord upon recordation, failing which, Landlord may itself execute
and file the same on behalf of Tenant as Tenant's agent for such
purpose.

       

      (j)           Tenant
shall, at its cost and expense construct, purchase, install and perform any and
all items of the Tenant Work and employ its personnel so as to obtain any
governmentally required certificate of occupancy, including, without limitation,
a certificate of occupancy issued by the City of Chicago.

       

      (k)           If
an expansion joint occurs within the Premises, Tenant shall install finish floor
covering to or covering such joint in a workmanlike manner, and Landlord shall
not accept responsibility for any finish floor covering applied to or installed
over the expansion joint.

       

      
        
           

        

        
          -7-

           

        

        
           

        

      

      (l)          Copies
of architectural, mechanical, electrical and plumbing "as built" drawings shall
be provided to Landlord no later than thirty (30) days after completion of the
Tenant Work.

       

      (m)           Intentionally
omitted

       

      (n)           Tenant
shall conduct its labor relations and relations with employees so as to avoid
strikes, picketing, and boycotts of, on or about the Premises or Property. If
any employees strike, or if picket lines or boycotts or other visible activities
objectionable to Landlord are established, conducted or carried out against
Tenant, its employees, agents, contractors, subcontractors or suppliers, in or
about the Premises or Property, Tenant shall immediately close the Premises and
remove or cause to be removed all such employees, agents, contractors,
subcontractors and suppliers until the dispute has been settled. Landlord shall,
during the performance of Tenant's Work, use reasonable efforts to conduct its
labor relations such that there is no interference with the conduct of Tenant's
Work.

       

      (o)           Landlord
shall not be responsible for any disturbance or deficiency created in the air
conditioning or other mechanical, electrical or structural facilities within the
Property or Premises as a result of the Tenant Work. If such disturbances or
deficiencies result, Tenant shall correct the same and restore the services to
Landlord's reasonable satisfaction, within a reasonable time.

       

      (p)           If
performance of the Tenant Work shall require that additional services or
facilities (including without limitation, extra or after-hours elevator usage or
cleaning services) be provided, Tenant shall pay Landlord's reasonable charges
therefor.

       

      (q)           Tenant's
contractors shall comply with the rules of the Property and Landlord's
requirements respecting the hours of availability of elevators and manner of
handling materials, equipment and debris as set forth in Attachment 3 which is attached
hereto. Tenant must coordinate its after-hours use of the freight elevator and
truck dock with usage of the same by the cleaning crew of the Building.
Demolition, trash-hauling and major materials deliveries must be performed
before 7:00 a.m. or after 6:00 p.m. on weekdays or on weekends. Delivery of
materials, equipment and removal of debris must be arranged to avoid any
inconvenience or annoyance to other occupants. The Tenant Work and all cleaning
in the Premises must be controlled to prevent dirt, dust or other matter from
infiltrating into adjacent tenant or mechanical areas.

       

      (r)           Any
Tenant Work in Common Areas on occupied floors or the premises of other tenants
shall be performed before 7:00 a.m. or after 6:00 on weekdays or on weekends,
but not between 8:00 a.m. and 1.00 p.m. on Saturdays.

       

      
        
           

        

        
          -8-

           

        

        
           

        

      

      (s)           Landlord
may impose reasonable additional requirements from time to time in order to
ensure that the Tenant Work, and the construction thereof does not disturb or
interfere with any other tenants of the Property, or their visitors, contractors
or agents, nor interfere with the efficient, safe and secure operation of the
Property, nor damage the Building, including, without limitation, the Common
Areas, freight elevators or loading docks.

       

      11.           Insurance. All contractors and
sub-contractors shall carry Worker's Compensation Insurance covering all of
their respective employees in the statutory amounts, Employer's Liability
Insurance in the amount of at least $500,000 per occurrence, comprehensive
general liability insurance of at least $5,000,000 combined single limit for
bodily injury, death, or property damage (except that for any contract or
subcontract in the amount of $1,000,000 or more; such comprehensive public
liability policy shall be at least $10,000,000 combined single limit) and any
comprehensive automobile liability insurance covering the use of their
respective owned, non-owned or hired automobiles and other vehicles with limits
of not less than $1,000,000 combined single limit; and the policies therefor
shall cover Landlord and its designees and Tenant, as additional insureds, as
well as the contractor or subcontractor. Tenant shall carry builder's risk
insurance coverage respecting the construction and improvements to be made by
Tenant, in the amount of the anticipated cost of construction of the Tenant Work
(or any guaranteed maximum price). All insurance carriers hereunder shall be
rated at least A and X in Best's Insurance Guide. Certificates for all such
insurance shall be delivered to Landlord before the construction is commenced or
the contractor's equipment is moved onto the Property. All insurance provided by
Tenant's contractors and subcontractors shall be primary and any insurance
maintained by Landlord shall be excess and non-contributory. All policies of
insurance must require that the carrier give Landlord thirty (30) days' advance
written notice of any cancellation or reduction in the amounts of insurance. In
the event that during the course of the Tenant Work any damage shall occur to
the construction and improvements being made by Tenant, then Tenant shall repair
the same at Tenant's cost.

       

      12.           Signage. See Section 3 of the
Rider.

       

      13.           Intentionally
omitted.

       

      14.           Indemnity. Tenant shall
indemnify, defend and hold harmless each of the Indemnitees from and against any
claims, demands, losses, damages, injuries, liabilities, expenses, judgments,
liens, encumbrances, orders, and awards, together with attorneys' fees and
litigation expenses arising out of or in connection with the Tenant Work, or
Tenant's failure to comply with the provisions hereof, or any failure by
Tenant's contractors, subcontractors or their respective employees to comply
with the provisions hereof, except to the extent caused by the intentional or
negligent acts of Landlord or its agents, employees or contractors.

       

      15.           Certain
Definitions.

       

      
        
           

        

        
          -9-

           

        

        
           

        

      

      (a)           "Space
Plan" herein means a floor plan, drawn to scale, showing: (i) demising walls,
corridor doors, interior partition walls and interior doors, including any
special walls, glass partitions or special corridor doors, (ii) any restrooms,
kitchens, computer rooms, file rooms and other special purpose rooms, and any
sinks or other plumbing facilities, or other special facilities or equipment,
and (iii) any other details or features required to reasonably delineate the
Tenant Work to be performed.

       

      (b)           "Working
Drawings" herein means fully dimensioned architectural construction drawings and
specifications, and any required Engineering Drawings, and shall include any
applicable items described above for the Space Plan, and if applicable: (i)
electrical outlet locations, circuits and anticipated usage therefor; (ii)
reflected ceiling plan, including lighting, switching, and any special ceiling
specifications; (iii) mechanical drawings for all heating, ventilating and
air-conditioning equipment; (iv) details of all millwork; (v) dimensions of all
equipment and cabinets to be built in; (vi) furniture plan showing details of
space occupancy; (vii) hardware (including keying) schedule; (viii) lighting
arrangement; (ix) location of print machines, equipment in lunch rooms,
concentrated file and library loadings and any other equipment or systems (with
brand names wherever possible) which require special consideration relative to
air-conditioning, ventilation, electrical, plumbing, structural, fire
protection, life-fire-safety system, or mechanical systems; (x) special heating,
ventilating and air conditioning equipment and requirements; (xi) weight and
location of heavy equipment, and anticipated loads for special usage rooms;
(xii) demolition plan; (xiii) partition construction plan; (xiv) type and color
of floor and wall-coverings, wall paint and any other finishes; (xv) plumbing drawings; (xvi)
door schedules; (xvii) structural plans (if applicable); (xviii) riser diagrams;
(ix) voice/data communication plans; and (xx) any other details or
features required to completely delineate the Tenant Work to be
performed.

       

      16.           Taxes. Tenant shall pay prior
to delinquency all taxes, charges or other governmental impositions (including
without limitation, personal property taxes, sales tax or value added tax)
assessed against or levied upon Tenant's fixtures, furnishings, equipment and
personal property located in the Premises and the Work to the Premises under
this Agreement, but excluding any taxes of which Tenant pays its Tenant's Share
under Article 4 of the Lease. Whenever possible, Tenant shall cause all such
items to be assessed and billed separately from the property of Landlord. In the
event any such items shall be assessed and billed with the property of Landlord,
Tenant shall pay its share of such taxes, charges or other governmental
impositions to Landlord within thirty (30) days after Landlord delivers a
statement and a copy of the assessment or other documentation showing the amount
of such impositions applicable to Tenant.

       

      17.           INCORPORATED INTO LEASE; DEFAULT. THE
PARTIES AGREE THAT THE PROVISIONS OF THIS WORKLETTER AGREEMENT
ARE

       

      
        
           

        

        
          -10-

           

        

        
           

        

      

      HEREBY INCORPORATED BY THIS REFERENCE
INTO THE LEASE FULLY AS THOUGH SET FORTH THEREIN. In the event of any
express inconsistencies between the Lease and this Workletter Agreement, the
latter shall govern and control. If Tenant shall default under this Workletter
Agreement and such default creates or threatens to create a safety or health
risk to persons within the Building (including the Premises) or a risk of damage
to Landlord's property (including the Building) or the property of other
tenants, then Landlord may order that all Work being performed in the Premises
be stopped immediately, and that no further deliveries to the Premises be made,
until such default is cured, without limitation as to Landlord's other remedies,
including, without limitation, Landlord's right to cure such default and be
reimbursed for the reasonable cost of such cure by Tenant. Any amounts payable
by Tenant to Landlord hereunder shall be paid as additional rent under
the Lease. Any default by the other party hereunder shall constitute a default
under the Lease and shall be subject to the remedies and other provisions
applicable thereto under the Lease. If Tenant shall default under the Lease or
this Workletter Agreement and fail to cure the same within the time permitted
for cure under the Lease, and the Lease is terminated as a result of such
Default, then all amounts paid or incurred by Landlord towards the Improvement
Allowance shall become immediately due and payable as additional Rent under
the Lease.

       

      
        
           

        

        
          -11-

           

        

        
           

        

      

      ATTACHMENT
1

      TO
WORKLETTER AGREEMENT

       

      1.            Landlord
will provide electrical capacity of five (5) watts per rentable
square foot for lights and outlets ("Tenant Electric"). The risers that supply
the electrical power and the meters to determine consumption for each floor or
partial floor will be provided as part of the Base Building Work. In the event
Tenant requires additional electrical capacity in the future, Landlord will
provide riser capacity, if then available, to provide for up to a total of three
(3) additional
watts per rentable square foot (for a total of eight (8) watts per rentable
square foot; 2 watts per rentable square foot for lighting and 6 watts
per rentable square foot for convenience outlets and business equipment). This
additional capacity may require an additional transformer. Tenant shall be
responsible for costs, if any, associated with the transformer, conduit and
conductors and other related expenses to add capacity with or without a new
transformer. Furthermore, if additional wattage is added, any requirement for
additional cooling shall be at Tenant's expense.

       

      2.            Landlord
shall be responsible for modifications to meet ADA requirements as mandated
outside of Tenant's Premises, as well as the existing Building core washrooms
within the Premises. Except as provided in the prior sentence, Tenant shall be
responsible for ADA compliance within the
Premises including the elevator lobbies and corridors on each full floor and any
and all private washrooms within the Premises (other than the existing Building
core washrooms). Landlord shall provide at its cost the Building infrastructure
necessary to support Tenant's ADA life-safety systems
including the fire annunciators panels for audio-visual strobe
systems.

       

      3.           The
Base Building Work shall include building standard blinds (in good repair) for
all exterior windows.

       

      4.           Wall-mounted
fire extinguishers will be provided as required by fire codes in the mechanical
and electrical rooms located in the core areas of the Premises.

       

      5.           Completed
standpipe connections and fire alarm communication speakers will be provided in
the elevator lobbies and Building stairwells.

       

      6.           The
Building core doors shall be as currently exists in the Premises.

       

      7
..           The
base Building currently provides for telephone service cables from the network
point of presence distribution system to the telephone communications closet on
each floor of the Premises. Telephone riser capacity to each of Tenant's floors
shall be delivered "as is" as part of Base Building Work. The Landlord shall
provide, in a location to be designated by Landlord, the equivalent of two (2)
four (4) inch sleeves for Tenant's telecommunication needs for current and
future requirements. For inter-floor wiring, Tenant should use satellite closets
within the Premises, which is required for access and security purposes, not the
Building riser closet.

       

      
        
           

        

        
          -1-

           

        

        
           

        

      

      8.           The
floor leveling standard shall be 1/2" over 10' non-cumulative. The Landlord
shall provide a survey or comparable documentation of compliance prior to
December 31, 1997, subject to Tenant's completion of demolition (except for the
13th floor) no later than October 31, 1997.

       

      9.           Landlord
shall provide for the installation of sprinklers in all Tenant's Initial
Premises and such installation shall include fully recessed sprinkler heads
within Tenant's Initial Premises distributed at the ratio of 1 per 200 rentable
square feet. This work shall be coordinated with Tenant's interior improvements.
Any costs incurred by Landlord for sprinklers (including installation) in excess
of the preceding ratio shall be paid by Tenant.

       

      10.           Any
HVAC "rebalancing" that Landlord elects to complete in connection with this
Lease shall be completed and coordinated with the other Base Building and Tenant
Work. However, such HVAC "rebalancing" will not result in there being less VAV
boxes on Tenant's floors than currently exist. Landlord shall provide an average
of one (1) cubic foot per minute ("CFM") of air per square foot of the
Premises.

       

      Tenant
may reserve the right to have the Landlord demolish the existing stair within
the Premises with the Landlord's Work, including the restoration and
reconstruction of the floor slab. Such right must be exercised, if at all, by
written notice to Landlord no later than December 31, 1997.

       

      
        
           

        

        
          -2-

           

        

        
           

        

      

      Revised
July 25, 1997

      ATTACHMENT
2

      

      Building
Standard Items

      

      303 East
Wacker Drive

    

    
      
      

       

      
      

      
      

      

      
        	
                1.

              	
                Schlage
      latchset - D10S, Athens style, 612
finish.

              

      

      

      
        	
                2.

              	
                Schlage
      lockset - D53PD, Athens style, 612 finish with cylinder keyed to building
      master key system.

              

      

      

      
        	
                3.

              	
                Stanley
      hinges -F179 4-1/2" x 4-1/2" primed painted. (Used on Building Standard
      interior doors.)

              

      

      

      
        	
                4.

              	
                Stanley
      hinges -FBBI79 4-1/2" x 4-1/2". (Used on 3'-6" x 8'-6 1/2"
      doors.)

              

      

      

      
        	
                5.

              	
                LCN
      closer - 4010 x AL paint. (Used on secondary doors. Optional on interior
      doors.)

              

      

      

      
        	
                6.

              	
                Quality
      floor stop - 431ES x US10.

              

      

      

      
        	
                7.

              	
                Building
      standard hollow metal door - 3'-0" x 8'-6
1/2".

              

      

      

      
        	
                8.

              	
                Building
      standard hollow metal frame - 3'-0" x 8'-7
1/2".

              

      

      

      
        	
                9.

              	
                Building
      standard secondary hollow metal door - 3'-6" x 8'-6
  1/2".

              

      

      

      
        	
                10.

              	
                Building
      standard secondary hollow metal frame - 3'-6" x 8'-7
  1/2".

              

      

      

      
        	
                11.

              	
                24"
      x 48" lay-in recessed fixture flush with ceiling tile 120V in-line fused,
      3 tube with GE F32 T8/SP35 or equal with electronic ballast, 18 cell
      parabolic diffuser. Fixture must be City of Chicago air plenum approved
      and equipped with return air slots.

              

      

      

      
        	
                12.

              	
                24"
      x 48" lay-in emergency fixture, same as Item #11, with two (2) 6" long
      lead wires from ballast compartment EM fixture appropriately "tagged,"
      fused once.

              

      

      

      
        	
                13.

              	
                Acoustical
      Ceiling - Armstrong Second Look - 2 x 4 exposed grid ceiling system using
      Chicago Metallic Corp. #750 Series lo-gloss grid and Armstrong 2 x 4 x
      3/4" Class A Second Look lay-in board, item
  #2765-C.

              

      

      

      
        	
                14.

              	
                Vinyl
      tile - 12" x 12" x 1/8" thick composition. Vinyl tile, Armstrong Imperial
      Excelon.

              

      

      

      
        	
                15.

              	
                Vinyl
      base - 2-1/2" or 4" high straight or cove. Roppe/VPI rubber base #93
      black, brown, or black/brown.

              

      

      

      
        
          	
                  16.

                	
                  Drywall
      -

                	
                  Demising
      Partition: 2-1/2" metal studs (25 ga.) at 24" on center erected to
      underside of slab with 2 layers of UL approved 5/8" gypsum board on both
      sides. Bottom layer is to extend within 12" of slab and second layer is to
      extend 6" above acoustical ceiling. 2" fiberglass batt insulation between
      studs.

                

        

        
          	
                   

                	
                  Corridor
      Partition: 2-1/2" metal studs (25 ga.) at 24" on center erected to
      underside of slab with 2 layers of UL approved 5/8" gypsum board on both
      sides. Bottom layer extends to underside of slab and second layer extends
      to 3" above ceiling. 2" fiberglass batt insulation between
      studs.

                

        

        
          	
                   

                	
                  Interior
      Partition: 2-1/2" metal studs (25 ga.) at 24" on center erected to
      underside of slab. One layer of UL approved 5/8" gypsum board on both
      sides erected approximately 3" above
ceiling.

                

        

      

       

      
        	
                17.

              	
                Building
      standard paint: Any light tone pastel color from Glidden's Color Chart is
      considered "Building Standard."

              

      

      

      
        	
                 
      

              	
                ·

              	
                One
      prime coat and two coats of flat latex paint on all
      partitions.

              

      

    

     

    
      
        
          	
                   
      

                	
                  ·

                	
                  From
      the second floor up (multi-tenant floors) the corridor doors are enamel
      and the elevator doors are electrostatic enamel paint both are Benjamin
      Moore #979.

                

        

      

      
        
           

        

        
           

           

        

        
           

        

      

      
      

      
        

        
          	
                   
      

                	
                  ·

                	
                  The
      plaza elevator doors are bronze.

                

        

        

        
          	
                   
      

                	
                  ·

                	
                  The
      revolving doors are painted PPG Duranar UC
  50900.

                

        

        

        
          	
                   
      

                	
                  ·

                	
                  The
      concourse sign band, retail entrances and the Swissôtel and Columbus doors
      are PPG Super 600 Duracron UC
45311.

                

        

        

        
          	
                   
      

                	
                  ·

                	
                  The
      freight elevator vestibules are Benjamin Moore #856, upper portion and
      Benjamin Moore #979, lower portion.

                

        

        

        
          	
                   
      

                	
                  ·

                	
                  The
      janitor closets are Benjamin Moore #856, upper portion and Benjamin Moore
      #979, lower portion.

                

        

         

      

      
        	
                18.

              	
                Window
      Coverings - Levelor dark bronze horizontal venetian blinds on all building
      perimeter windows.

              

      

      

      
        	
                19.

              	
                Carpeting
      - Designweave Eastfair/Haddon Hall loop pile or Windswept cut
      pile.

              

      

      

      
        	
                20.

              	
                VAV
      boxes - E.T.I. (Environmental Technology, Inc.) model SDR with Johnson
      Controls Metasys operator and Metastat thermostat.  (Note: Floor
      has to be wired for this system.)

              

      

      

      
        	
                21.

              	
                Exit
      signs - Alcko Edge Glow RPL - 110E - GLR-AP,
  120v.

              

      

      

      
        	
                22.

              	
                Sprinklers
      should be installed per local/state/federal code and be fully recessed.
      Tenant shall provide reflected ceiling and partition plans in autocad
      format.

              

      

      
        
           

        

        
           

           

        

        
           

        

      

      "CONTRACTOR
REGULATIONS AND GUIDELINES

      FOR
TENANT IMPROVEMENT"

      
        	 
      	
                ATTACHMENT
      3

              
	 
      	
                (consisting
      of 10

              
	 
      	
                pages)

              

      

      

      
        	
                1.

              	
                Cushman & Wakefield State
      Street, Inc., (C&W) will be involved in the Tenant Improvement
      ("T.I.") process from "kick off" to "move in", including plan review,
      pre-testing, testing, pre-qualification of contractors and the
      coordination of building systems tie-in. C&W will coordinate
      the use of the loading dock and freight
  elevators.

              

      

      

      The
Contractor's superintendent is encouraged to make use of C&W experience with the
building systems. C&W will make itself
available for consultation during the entire process. They will attend all
meetings with the contractors, subcontractors or space planners that involve
building systems or major changes of scope and as such, expect to be informed of
all meetings.

      

      Plans and
specifications must be approved by C&W prior to commencement
of any work. Contractor is responsible for checking with C&W on the approval of
the plans and specifications.

      

      A "kick
off" meeting will be scheduled by C&W prior to start of
construction with tenant representative(s), designer representatives(s),
contractor(s) and C&W, both Management and
Construction Offices, to discuss guidelines. procedure, schedule, quality
control and other items that will make the job run smoother for all
parties.

      

      All
coordination of C&W
services (i.e., use of loading deck, freight elevator, deliveries, after hours
access. etc.) will be done by
the General Contractor only, not individual subcontractors.

      

      
        	
                2.

              	
                After
      hours access will be provided based upon the subcontractor list provided
      to the building management. Any deviation will require written
      explanation. After hours
      Access Request Forms (Attachment 1) may be obtained from C&W during normal
      business hours and submitted to C&W office no later
      than 3:00 p.m., Monday through
Friday.

              

      

      

      
        	
                3.

              	
                The
      Building is equipped with one freight elevator to serve all floors. All
      T.I. Contractors and Contractor personnel must use only the freight
      elevator for transportation of men, materials, and equipment. No
      Contractor/Subcontractor personnel or equipment are permitted within the
      finished passenger cabs. These are reserved for occupants of the Building
      and their guests. If any Contractor or Subcontractor personnel are found
      in the passenger cabs, the elevators will be immediately inspected for
      damage and all damages, whether a result of said use or not, shall be
      corrected by C&W at Contractor's
      expense.

              

      

      

      
        	
                4.

              	
                Loading
      dock hours are Monday through Friday 8:00 a.m. to 4:00 p.m. unless
      otherwise specified by lease, anything before or after that is considered
      overtime and will be billable as such. Billable rates based upon local
      union contracts, in-place at this time and are available from the Office
      of the Building upon request. A Freight Elevator Request Form
      (Attachment 2) must be submitted to C&W. During the
      business day, reservations may be made in two hour increments on a first
      come first served basis. Reservations made for Saturday and Sunday or
      "after hours" that result in a "no show", will be billed
  a

              

      

      
        
           

        

        
           

           

        

        
           

        

      

      
        	
                 
      

              	
                four
      hour minimum unless canceled in writing 24 hours previous to the
      commencement time.

              

      

      

      
        	
                5.

              	
                All
      Contractors and all personnel shall enter and exit through the loading
      dock at all times. Building Security personnel have the right to inspect
      all tool boxes of Contractors or Subcontractors upon departure from the
      building.

              

      

      

      
        	
                6.

              	
                When
      working on a tenant occupied floor, all deliveries are to be accepted,
      moved and delivered to the contracted suite by 8:00 a.m. When accepting
      deliveries, masonite must be installed to protect wall and floor finishes.
      It is the Contractors' responsibility to keep public areas clean at all
      times.

              

      

      

      
        	
                7.

              	
                All material
      deliveries shall be made at the loading/service dock. All deliveries
      consisting of bulk material must be made between the hours of 5:00 p.m.
      and 8:00 a.m., and must be scheduled with C&W. If deliveries
      are to be made at other times, approval must be obtained from C&W office. At no
      time will material be transported through the building lobby or public
      areas unless specifically authorized in
writing.

              

      

      

      
        	
                 
      

              	
                Should
      the use of the freight elevator by the Contractor/Subcontractor delay the
      removal of rubbish from tenant occupied spaces at night, the
      Contractor/Tenant will bear the extra cost incurred for
      overtime.

              

      

      

      
        	
                8.

              	
                All
      construction waste and debris shall be removed via the freight elevator to
      the loading dock. No construction waste or debris may be placed in the
      building Dumpster/compactor. The Contractor will provide for removal of
      waste and debris from the building at its own expense. If a Dumpster is
      required (space allowing), the location shall be authorized by C&W. A Dumpster Identification Card
      Form (Attachment 3) should list the company which will be handling
      the Contractor's Dumpster/hauling. This form must be completed and
      submitted to C&W prior to
      placement of a Dumpster.

              

      

      

      
        	
                9.

              	
                Should
      the Contractor require access to another tenant's occupied space within
      the building, please notify C&W in writing at
      least 48 hours in advance with the After Hours Access Request
      Form (Attachment 1). The request should include the list of
      subcontractors who will be accessing the space, whether or not they will
      require ceiling access, the areas that will be worked on and the length of
      time needed to complete or perform work in the space. No drilling,
      hammering, loud noises or use of materials causing offensive odors will be
      allowed during the business day, from 8:30 a.m. to 6:00
    p.m.

              

      

      

      
        	
                10.

              	
                All
      corrective work or work performed in occupied spaces at any time must be
      immediately cleaned up by the workmen prior to leaving the job or at the
      end of the business day if the project is on-going. The Contractor shall
      be responsible for all costs incurred by C&W if this
      clean-up work is not performed
satisfactorily.

              

      

      

      
        	
                11.

              	
                Air
      conditioning to the space will not be provided until branch ducting and
      VAV boxes have been installed.

              

      

      

      
        	
                12.

              	
                Contractors
      are required to erect and maintain dust barriers and proper dust covers on
      the floors at exit areas of construction. These are required on floors
      which are occupied by other tenants. Contractor is responsible for taking
      extra precaution to safeguard
the

              

      

      
        
           

        

        
           

           

        

        
           

        

      

      
        	
                 
      

              	
                floors,
      walls and/or elevators from damage which may be caused by the movement of
      materials or debris.

              

      

      

      
        	
                13.

              	
                Below
      is the procedure of draining and filling fire sprinkler systems on floors
      under construction. All draining is to be complete by 7:00 a.m. and filled
      by 2:30 p.m.

              

      

      

      
        	
                 
      

              	
                a)

              	
                Prior
      to start of any work, Subcontractor personnel should contact the
      Building  Engineer through C&W
      office.

              

      

      

      
        	
                 
      

              	
                b)

              	
                The
      sub-contractor must provide to the Office of the Building the name,
      company name, date, time of drain and area(s) to be worked
    on.

              

      

      

      
        	
                 
      

              	
                c)

              	
                Building
      engineers will drain the system for the sub-contractor to complete the
      necessary work. It should be noted that no more than two (2) floors
      stacked are to be drained at one
time.

              

      

      

      
        	
                 
      

              	
                d)

              	
                Upon
      completion of work, Subcontractor shall check system for leaks and verify
      with Building Engineering that no leaks are
  visible.

              

      

      

      
        	
                 
      

              	
                e)

              	
                Building
      engineers will then open the standpipe. Reassemble tamper switches in
      proper sequence.

              

      

      

      
        	
                 
      

              	
                f)

              	
                Subcontractor
      personnel will notify Engineering of job completion. At this time,
      Engineering will acknowledge, restore and reset the fire alarm
      system.

              

      

      

      At no
time shall a floor be permitted to be dry after working hours. All work
performed on fire sprinklers and/or fire standpipes should be scheduled with the
Building Chief Engineer at least 24 hours in advance. Contractor must comply
with the conditions of the Building Engineer's approval of shutting down,
filling and/or opening up of a fire sprinkler and/or fire standpipe
system.

      

      
        	
                14.

              	
                Contractor
      shall keep the space clean at all times. All construction debris shall be
      removed through the service elevator or stairs on a daily basis and shall
      not be allowed to accumulate. In the event that the Contractor fails or
      refuses to keep the demised premises free of accumulated waste, C&W reserves the
      right to enter said premises and remove the debris at the Contractor's
      expense. In addition, all public areas, i.e., corridors, restrooms,
      janitor's closets, etc. shall be maintained and kept free of construction
      debris, dust, etc.

              

      

      

      
        	
                15.

              	
                Removal
      of combustible objects such as cardboard, empty paint cans, paint rags and
      other combustible materials should occur on a daily basis; such objects
      should be disposed of in an approved receptacle and in a legal
      manner.

              

      

      

      
        	
                16.

              	
                The
      storage of all flammable liquids (paint, lacquer thinners, paint thinners,
      etc.) shall be in UL approved fire rated (for flammable liquids) storage
      cabinets or the liquids are to be removed from the property daily. If such
      materials will be stored in the proper storage cabinets, C&W should be
      notified of their existence, location and quantity. At the end of the
      project, all remaining paint is to be removed from the property and
      disposed of legally.

              

      

      

      
        
           

        

        
           

           

        

        
           

        

      

      
        	
                17.

              	
                No
      gasoline operated devices, i.e., concrete saws, coring machines, welding
      machines, etc. shall be permitted within the building premises. All work
      requiring such devices shall be performed by means of electrically
      operated substitutes.

              

      

      

      
        	
                18.

              	
                All
      approved gas and oxygen canisters shall be properly chained and supported
      to eliminate all potential hazards. At the completion of use, said
      containers shall be promptly removed from the
  building.

              

      

      

      
        	
                19.

              	
                All
      electrical rooms on construction floors are to be kept clean and orderly
      at all times and must be locked at the end of each work day. These rooms
      cannot be used as storage for tools or supplies. At the end of each day
      all garbage and wire remnants are to be removed and a clear pathway
      maintained to all panels. Initial access to electrical & telephone
      equipment rooms can be arranged through C&W. Tenant
      equipment may not be installed in electrical or telephone rooms. All panel
      covers are to be replaced and properly labeled upon completion. All
      penetrations through floors, walls and ceilings should be properly fire
      safed, upon completion.

              

      

      

      
        	
                20.

              	
                Upon
      completion and termination of all
      electrical circuits and before energizing, notify Building Chief Engineer
      so that a neutral to ground bonding test can be
  performed.

              

      

      

      
        	
                21.

              	
                Specific
      restrooms will be designated for Contractor use. Anyone found using
      restrooms other than specified, or anyone using the janitorial closets
      will be subject to dismissal. No one is permitted to use the janitorial
      closets without C&W permission.
      Janitors' slop sinks cannot be used for disposal of flammable, hazardous
      waste or drywall taping compound. Contractor is responsible for
      maintenance while using designated restrooms. Upon completion of
      each tenant improvement, the Contractor will be responsible for restoring
      the facility to its original
state.

              

      

      

      
        	
                22.

              	
                Any
      use of telephone room chase way must have prior approval from the General
      Manager.

              

      

      

      
        	
                23.

              	
                During
      the construction, stairwells or fire doors leading to stairwells may not be blocked with
      trash. Fire doors may not be propped or blocked open in any fashion or in
      any way. Stairwells may not be used for the storage of any materials and
      they are to be kept clear at all times. During construction, air
      conditioning smoke dampers may not be propped
  open.

              

      

      

      
        	
                24.

              	
                All
      smoke detectors on the base building system are to be protected during
      construction, demolition, sweeping or other clean up operations that may
      cause considerable dust or smoke. At the end of each work day, after the
      dust has settled, each smoke detector that had been protected during the
      day are to be uncovered to ensure proper
  operation.

              

      

      

      
        	
                25.

              	
                All
      contractors are to take adequate precautions to prevent the accidental
      tripping of the fire alarm system. All management costs connected with
      resetting false alarms initiated by the Contractor or its Subcontractors
      will be charged to the Contractor's
account.

              

      

      

      At
completion of every work day, fire, life, safety system shall be left trouble
and alarm free. Contractor to notify Building Engineering of said status before
leaving job site.

      

      
        
           

        

        
           

           

        

        
           

        

      

      
        	
                26.

              	
                Contractors
      are required to keep at least four currently certified 10 pound ABC fire
      extinguishers on each floor during construction. They are to be placed
      inside the controlled area and all workers are to be informed as to their
      location and proper use. Construction workers should be informed by their
      supervisors on means of egress from the floor in case of an emergency,
      location of fire pull stations and locations of wet stand
      pipes.

              

      

      

      
        	
                27.

              	
                All
      "J" boxes and fire/life safety conduit that are installed during tenant
      build-out, must be marked with red spray paint. All fire/life safety
      wiring must be kept strictly within the color code. There is a color code
      and chart for every floor located inside the panel in the electrical room
      on each floor. This chart should not be removed. Failure to adhere to the
      color code may result in costly time consuming rewiring. Only building
      authorized life safety contractors will be allowed to pull wire, install
      and connect life safety devices (i.e., speakers, pull stations and smoke
      detectors).

              

      

      

      
        	
                28.

              	
                Prior
      to core drilling, the Contractor will submit a "scaled drawing" for
      approval by the Building's structural engineer, upon approval of such
      drawing the Contractor will inform C&W of the
      locations of the core drill for the review and approval of the Chief
      Engineer. All core drills are to be located from the underside to prevent
      damage to any of the exposed fire/life safety conduit on the underside of
      the decking. If cores are to be wet-drilled, slurry run-off shall be
      contained and must not be allowed to reach tenant areas below the
      construction. Any slurry that does migrate to the floor below shall be
      cleaned by the construction company in charge of the build-out above.
      Coring hours will be 6:00 p.m. to 2:00
a.m.

              

      

      

      
        	
                29.

              	
                If
      applicable, upon completion of all
      tie-ins to heating hot water and/or condenser water loops,
      Contractor is to back flush with clean domestic water for two hours prior
      to introducing the system into the base building
  riser.

              

      

      

      
        	
                30.

              	
                Any
      damage sustained during T.I. to electrical rooms, telephone rooms, storage
      closets, janitor closets, restrooms, or freight lobbies is the
      responsibility of the Contractor or tenant. A list of exceptions (punch
      list) to these areas should be submitted to the Management Office and the
      T.I. department prior to commencement and should be acknowledged by those
      offices.

              

      

      

      
        	
                31.

              	
                All
      keying schedules and/or lock cylinders must be provided to Engineering
      three weeks prior to move-in. The Contractor, the Engineering Department
      and Management Office will have keys to the construction cylinders for
      access.

              

      

      

      
        	
                32.

              	
                On
      partially occupied floors, painting and varnishing are to be done after
      hours when air conditioning is non-operational and dampers are closed.
      Please notify C&W at least 24
      hours prior to commencing painting. Any spray painting with solvent based
      paints must be pre- approved by the City Code and C&W. Painting of
      elevator doors is to be supervised by the Elevator Maintenance Company
      (appropriate to the building). Please notify C&W at least 24
      hours in advance.

              

      

      

      
        	
                33.

              	
                No
      Contractor shall be allowed to start any work in the building without a
      current Certificate of Insurance on file with C&W. Contractor
      must keep current insurance certificates on all subcontractors. Any
      Contractor/Subcontractor performing work found to be without current
      insurance will be immediately ordered off the premises.
      Contractor,

              

      

      
        
           

        

        
           

           

        

        
           

        

      

      
        	
                 
      

              	
                in
      subcontractors' certificates of insurance, shall list the additional
      insureds as stated in the Client Information
  Package.

              

      

      

      
        	
                34.

              	
                The
      Contractor/Subcontractor shall obtain at its expense, all permits and
      licenses necessary to perform the work and shall comply with all laws,
      ordinances, State and Federal government regulations, and with any Board
      or Commission or other duly qualified body
  regulations.

              

      

      

      
        	
                35.

              	
                C&W reserves the
      right to inspect work, stop work and/or have a worker removed from the job
      at any time during the project.

              

      

      

      
        	
                36.

              	
                The
      Contractor will be required to furnish the C&W with a list of
      subcontractors prior to commencement of the job. This list will include
      phone numbers and contacts for each Contractor/Subcontractor, including
      home and emergency telephone
numbers.

              

      

      

      
        	
                37.

              	
                No
      graffiti or vandalism will be tolerated. Any individual caught in the act
      shall be immediately removed from the premises and will not be allowed to
      return. In addition, all repairs will be at the Contractor's
      expense.

              

      

      

      
        	
                38.

              	
                No
      tobacco smoking or chewing will be permitted in occupied or public areas.
      Smoking is allowed only in designated areas approved by C&W.

              

      

      

      
        	
                39.

              	
                No
      radios or other non functional sound producing equipment will be permitted
      on any floor (unless required by Code or C&W).

              

      

      

      
        	
                40.

              	
                Respect
      must be shown to the building tenants at all times. Rude and obscene
      behavior, including foul and abusive language, will not be tolerated.
      Offenders will be asked to remove themselves from the premises and shall
      not be permitted to return.

              

      

      

      
        	
                41.

              	
                Wet
      paint sign must be posted in all public areas when
      appropriate.

              

      

      

      
        	
                42.

              	
                The
      building shall provide electrical service consisting of 110V/220V outlets
      with 15A/20A capacity. Any power requirements in excess of that listed per
      the Lease Agreement shall be the responsibility of the
      Contractor/Subcontractor.

              

      

      

      
        	
                43.

              	
                Contractor
      shall provide temporary electrical devices within the demised premises for
      its subcontractors use. Contractor will not be permitted to run extension
      cords through public space on occupied floors or through occupied tenant
      spaces.

              

      

      

      
        	
                44.

              	
                The
      Contractor shall use reasonable measures to minimize energy consumption in
      the construction area when possible. The building shall pay for normal
      electrical consumption during the construction process. All lights and
      equipment must be extinguished at the end of the Contractor's business
      day. In the event that the Contractor continues to leave lights and
      equipment on during off hours, C&W reserves the
      right to receive just compensation for excessive electrical
      consumption.

              

      

      

      
        	
                45.

              	
                Contractor/Subcontractor
      shall inaugurate and maintain an accident prevention program and an
      employee safety training program. All employees on the job, regardless of
      whose direct payroll they are on, are required to respond to safety
      instructions from the Contractor's supervisor. Persons who do not respond
      shall be removed from the job.

              

      

      

      
        
           

        

        
           

           

        

        
           

        

      

      
        	
                46.

              	
                The
      Contractor should cover air transfers when working next to an occupied
      space to control the transmission of dust and dirt. Covering must be
      removed at the completion of daily construction. Keep all tenant entrance
      and exit doors closed to restrict the movement of dust or dirt. Close off
      temporary openings with polyurethane. Due to local fire codes, no openings
      may be made on a tenanted floor to the corridor unless the door remains
      closed except when materials are being delivered. Pre-filters should be
      installed over all return air openings until finished floors are
      installed. Verify with Building Engineer prior to installation of
      pre-filters.

              

      

      
        
           

        

        
           

           

        

        
           

        

      

      "ATTACHMENT
1"

      CUSHMAN
& WAKEFIELD STATE STREET, INC.

      THREE
ILLINOIS CENTER

      AFTER
HOURS ACCESS REQUEST

      

      DATE OF
REQUEST FOR ACCESS:  _________

      

      APPROXIMATE
TIME OF ARRIVAL:
________          AM/PM
(CIRCLE ONE)

      

      CLIENT:
_______________________________________________

      

      FLOOR(S):
_____________________________________    SUITE NO:
________

      

      NAME OF
GUEST (LIST ALL):

       

      

      

      FREIGHT
ELEVATOR:         YES / NO / ACCESS
ONLY (CIRCLE ONE)

      IF YES,
PROVIDE SEPARATE FRT. ELEV. REQUEST

      

      SPECIAL
INSTRUCTIONS:

       

       

      
 

      

      

      

      

      

      REQUESTED
BY: ___________________________________________________

      NAME
& TITLE, and PLEASE PRINT

      

      SIGNATURE:
_______________________________________________________

      

      PLEASE
BRING THIS COMPLETED FORM TO THE OFFICE OF THE BUILDING PRIOR TO 3
PM

      
         

        __________________________________________________________________________________

      

      THIS
SECTION TO BE COMPLETED BY THE OFFICE OF THE BUILDING:

      

      CONFIRMED
BY: _________________________________

      

      ACCESS:          YES
/
NO                                COPY
TO ENGINEERING: YES / NO

      

      Distribution:
Security Console - Dock - File - Client

      
        
           

        

        
           

           

        

        
           

        

      

      "ATTACHMENT
2"

      Cushman
& Wakefield State Street, Inc.

      THREE
ILLINOIS CENTER

      FREIGHT
ELEVATOR REQUEST

      

      Today's
Date: ____________

      

      Name of
Client: ______________________________________

      

      Scheduled
Day/Date: __________________________________

      

      Schedule
Time: _______________________ To: _______________________

      

      Floor for
delivery/pickup: _____________________

      

      Delivery/Moving
Vendor: _____________________

      

      Insurance
Certificate of Vendor received by Management: Yes / No (circle one)

      

      Name of
Authorized Person making the Request: ________________________

      

      Telephone
Number: _______________________

      

      

      Comments
or Special Instructions:

       

      

      

      
        
________________________________________________________________________

      

      (For
Management use only)

      Time
Received:
__________             
    Approved By: ______________________________

      

      Freight
Elevator Operator/Starter:
________________             Car
No: _________________

      

      Job
Completed: Yes /
No           FEO
_______________         VENDOR
_______________

      (signature of
Operator)                 
 (signature of Foreman)

      

      Comments:

      ________________________________________________________________________

      

      ________________________________________________________________________

      

      ________________________________________________________________________

      

      ________________________________________________________________________

      

      Distribution:
Security Console - Dock - Client - Operator - File

      
        
           

        

        
           

           

        

        
           

        

      

      "ATTACHMENT
3"

      Cushman
& Wakefield State Street, Inc.

      THREE
ILLINOIS CENTER

      DUMPSTER
I.D.

      

      

      To be
used by Client or Contractor wishes to have a Dumpster delivered at the
Dock.

      

      Name of
Client/Contractor: ___________________________

      

      Job/Floor:
_________________________________________           Client
Alterations:

      

      Contact
Name:
_______________________         Contact
Phone No: _________________

      

      Number of
Days Project is expected to last: _________________________________

      

      Date
container will arrive at Loading Dock:
_________________________________

      

      Size of
Container: _____________________

      

      Special
Instructions:

       

       

      
 

      

      

      

      

      

      *All
Dumpster are to be delivered after 5:00 P.M. and removed before 6:00 a.m.,
unless other arrangements have been made with the Management:

      ______________________________________________________________________________

      (For use
by Management only)

      

      

      Date
received:
_________________                        
Approved By: _______________________

      

      Special
arrangements if
any:  ______________________________________________________

      

      ______________________________________________________________________________

      

      ______________________________________________________________________________

      

      Distribution:
Security Console - Dock - Client - Operator - Engineer - File

      
        
           

        

        
           

           

        

        
           

        

      

EXHIBIT
C

     

    SYSTEMS
SPECIFICATIONS

     

    Air-conditioning
which shall, within tolerances normal in first-class buildings, be capable of
maintaining inside space conditions of 78°F dry bulb and 50% relative humidity
when outside conditions are 95°F dry bulb and 75°F wet bulb. Heating shall,
within tolerances normal in first-class office buildings, be capable of
maintaining inside space conditions of 72°F dry bulb when outside conditions are
-5°F dry bulb. The foregoing is based upon occupancy density of not more than
one (1) person for each one hundred fifty (150) square feet of floor area within
the Premises and a maximum electric lighting and office machine load of 5.0
watts per useable square foot connected load. Landlord shall provide an average
of one (1) cubic foot per minute ("CFM") of air per square foot of the
Premises.

     

    

    
      
        
           

        

        
           

           

        

        
           

        

      

    

    

    EXHIBIT
D

     

    RULES
AND REGULATIONS

     

    1.           No
sign, lettering, picture, notice or advertisement shall be placed on any outside
window or in a position to be visible from outside the Premises and if visible
from the outside or public corridors within the Building shall be installed in
such manner and be of such character and style as Landlord shall approve in
writing, which approval Landlord shall not unreasonably withhold, condition or
delay.

     

    2.           Tenant
shall not use the name of the Building for any purpose other than Tenant's
business address; Tenant shall not use the name of the Building for Tenant's
business address after Tenant vacates the Premises; nor shall Tenant use any
picture or likeness of the Building in any circulars, notices, advertisements or
correspondence. The preceding sentences shall not apply for so long as the
Building is named after Tenant, as set forth in Section 16 of the Rider to the
Lease.

     

    3.           No
article which is explosive or inherently dangerous is allowed in the Building,
except for substances (including, without limitation, cleaning fluids and copy
machine toners) customarily used in offices.

     

    4.           Tenant
shall not represent itself as being associated with any company or corporation
by which the Building may be known or named. The preceding sentence shall not
apply for so long as the Building is named after Tenant, as set forth in Section
16 of the Rider to the Lease.

     

    5.           Sidewalks,
entrances, passages, courts, corridors, halls, elevators and stairways in and
about the Premises shall not be obstructed.

     

    6.           No
animals (except for dogs in the company of a blind person), pets, bicycles or
other vehicles shall be brought or permitted to be in the Building or the
Premises.

     

    7.           Room-to-room
canvasses to solicit business from other tenants of the Building are not
permitted; Tenant shall not advertise the business, profession or activities of
Tenant conducted in the Building in any manner which violates any code of ethics
by any recognized association or organization pertaining to such business,
profession or activities.

     

    8.           Tenant
shall not waste electricity, water or air-conditioning and shall cooperate fully
with Landlord to assure the most effective and efficient operation of the
Building's heating and air-conditioning systems.

     

    9.           No
locks or similar devices shall be attached to any door except by Landlord and
Landlord shall have the right to retain a key to all such locks. Tenant may not
install any locks without Landlord's prior approval except for any areas
designated by Tenant as secure areas ("Secure Areas"). In the event that Tenant
does not provide Landlord with copies of keys to

     

    

    
      
        
           

        

        
           

           

        

        
           

        

      

    

    

    any
Secure Area, Tenant waives all claims, against Landlord arising out of or
resulting from Tenant's choice not to provide Landlord with a key to such Secure
Area.

     

    10.           Tenant
assumes full responsibility of protecting the Premises from theft, robbery and
pilferage; the Indemnitees shall not be liable for damage thereto or theft or
misappropriation thereof. Except during Tenant's normal business hours, Tenant
shall keep all doors to the Premises locked and other means of entry to the
Premises closed and secured. All corridor doors shall remain closed at all
times. If Tenant desires telegraphic, telephones, burglar alarms or other
electronic mechanical devices, the Landlord will, upon request direct where and
how connections and all wiring for such services shall be installed and no
boring, cutting or installing of wires or cables is permitted without Landlord's
approval, which approval shall not be unreasonably withheld, conditioned or
delayed.

     

    11.           Except
with the prior approval of Landlord (which approval shall not be unreasonably
withheld, conditioned or delayed), all cleaning, repairing, janitorial,
decorating, painting or other services and work in and about the Premises shall
be done only by authorized Building personnel.

     

    12.           The
weight, size and location of safes, furniture, equipment, machines and other
large or bulky articles shall be subject to Landlord's approval and shall be
brought to the Building and into and out of the Premises at such times and in
such manner as the Landlord shall direct and at Tenant's sole risk and cost.
Prior to Tenant's removal of any of such articles from the Building, Tenant
shall obtain written authorization of the Office of the Building and shall
present such authorization to a designated employee of Landlord.

     

    13.           Tenant
shall not overload the safe capacity of the electrical wiring of the Building
and the Premises or exceed the capacity of the feeders to the Building or
risers.

     

    14.           To
the extent permitted by law, Tenant shall not cause or permit picketing or other
activity which would interfere with the business of Landlord or any other tenant
or occupant of the Building, or distribution of written materials involving its
employees in or about the Building, except in those locations and subject to
time and other limitations as to which Landlord may give prior written
consent.

     

    15.           Tenant
shall not cook, otherwise prepare or sell any food or beverages in or from the
Premises or use the Premises for housing accommodations or lodging or sleeping
purposes except that Tenant may install and maintain vending machines,
coffee/beverage stations and food warming equipment and eating and cooking
facilities for the benefit of its employees or guests, provided the same are
maintained in compliance with applicable laws and regulations and do not disturb
other tenants in the Building with odor, refuse or pests.

     

    16.           Tenant
shall not permit the use of any apparatus for sound production or transmission
in such manner that the sound so transmitted or produced shall be audible
or

     

    

    
      
        
           

        

        
          -2- 

           

        

        
           

        

      

    

    

    vibrations
therefrom shall be detectable beyond the Premises; nor permit objectionable
odors or vapors to emanate from the Premises.

     

    17.           No
floor covering shall be affixed to any floor in the Premises by means of glue or
other adhesive without Landlord's prior written consent, which consent shall not
be unreasonably withheld, conditioned or delayed.

     

    18.           Tenant
shall at all time maintain the window blinds in the lowered position, though
Tenant may keep the louvers open.

     

    19.           Tenant
shall only use the freight elevator for mail carts, dollies and other similar
devices for delivering material between floors that Tenant may
occupy.

     

    20.           No
smoking, eating, drinking, loitering or laying is permitted in the Common Area
except in designated areas.

     

    21.           Landlord
may require that all persons who enter or leave the Building identify themselves
to security guards, by registration or otherwise. Landlord, however, shall have
no responsibility or liability for any theft, robbery or other crime in the
Building. Tenant shall assume full responsibility for protecting the Premises,
including keeping all doors to the Premises locked after the close of
business.

     

    22.           Tenant
shall conform to all safety, fire protection and evacuation procedures and
regulations established by Landlord or any governmental agency and shall
cooperate and participate in all reasonable security and safety programs
affecting the Building.

     

    

    
      
        
           

        

        
          -3- 

           

        

        
           

        

      

    

    

    EXHIBIT
E

     

    THREE
ILLINOIS CLEANING SPECIFICATIONS

     

    I.           CLEANING SPECIFICATIONS -
NIGHT

     

    A.           CLIENT
SUITES

     

    GENERAL
NOTE: The Contractor is
responsible for damage to client space including any broken desks, plants,
venetian blinds, etc.

     

    1.           NIGHTLY

     

    a.           Carpeted
floors: All
carpeted floors will be vacuumed nightly using a high quality vacuum, moving all
light furniture such as chairs and stands. All furniture will be replaced to its
original position. Vacuum under all desks and large furniture where possible.
Spot clean, as required. Beater bar vacuum should be used when
necessary

     

    b.           Uncarpeted
floors: All
hard-surfaced floors will be dust-mopped nightly, using a treated dust mop,
moving all light furniture. All furniture will be replaced to its original
position. Dust-mop under all desks and large furniture where possible.
Spot-clean where necessary to remove spills and smudges and buff as
necessary.

     

    c.           Dusting
and cleaning: Wipe all furniture tops,
legs, rungs and sides; wipe and disinfect telephones; move lamps, ashtrays, and
other accessories (i.e. paper clips holder, rolodex, etc.) as necessary. Wipe
all horizontal surfaces with reach, including window ledges, baseboards, ledges,
molding an sills on glass and partitions. No feather dusters will be allowed.
Papers or other personal items (i.e. pictures, keys, wallets, etc.) left on desk
tops should not be removed.

     

    d.           Furniture
and Accessories: Dust, wipe clean and
remove finger marks if necessary, from all furniture, file cabinets, mapboards,
and telephones using treated cloth.

     

    e.           Doors and
Walls: All
doors, jambs, walls and window mullions will be spot-cleaned to remove streaks,
smudges, finger marks, spills and stains, paying particular attention to walls
around switch plates and door jambs and doors around knobs and opening
edges.

     

    

    
      
        
           

        

        
           

           

        

        
           

        

      

    

    

    

     

    f.           Trash
Removal: Collect and remove
wastepaper, waste material and cardboard boxes (which Contractor will flatten) to
designated area in or adjacent to the premises. Separate all wastepaper from
other waste material and bag separately. Waste and/or rubbish bags shall be
furnished by Contractor,
if requested by Manager,
and shall be adequate to hold contents without breaking. Manager shall have the right
to approve trash removal containers and janitorial carts. Cardboard boxes should
be placed in compactor, wood and metal should be placed in open dumpster. Contractor will participate in
building recycling program, where applicable.

     

    g.           Miscellaneous: Sweep private stairways,
wash as necessary, vacuum carpeted stairways, dust handrails, balustrades and
stringers and necessary.

     

    Dust and
clean all chair rails, paneling, trim, door and other architectural louvers,
lattices and ornamental work, grilles, pictures, vinyl or fabric of chairs and,
settees, ventilating louvers, charts and baseboards. Clean all directory board
glass and display glass. Wash as needed and directed by Manager.

     

    Remove
all finger marks, smudges, gum or foreign matter from glass desk tops, glass
table tops, glass entrances, private entrances to offices and elevator doors.
Additionally, remove all marks and smudges from metal partitions and mail chutes
(if any).

     

    Clean
glass entrance doors nightly.

     

    Scour,
wash clean all water fountains and coolers, emptying waste water as
needed.

     

    Mop up,
wash or spot remove all coffee stain spills, foot tracks and smears throughout.
Remove all ink stains as necessary.

     

    Dust and
wash all closet and coatroom shelving, coat racks and flooring.

     

    Wipe
clean and polish all brass, stainless steel, metal and other bright work, using
a non-acid polish.

     

    Upon
completion of all nightly chores, all lights shall be turned off, windows
closed, doors locked and offices left in a neat and orderly
condition.

     

    

     

    

    
      
        
           

        

        
          -2-

           

        

        
           

        

      

    

    

    Once
entering a suite, the door is to be locked. Propping the doors open is not
allowed.

     

    
      	
               
      

            	
              2.

            	
              WEEKLY

            

    

     

    a.           Carpeted
Floors: All carpeted floors will be edged with an edging tool, paying
particular attention to comers, behind doors, and around furniture legs and
bases. Baseboards will be washed with a mild soap, rinsed with clean water and
wiped dry.

     

    
      	
               
      

            	
              3.

            	
              MONTHLY

            

    

     

    a.           Uncarpeted
Floors: All hard surfaced floors will be buffed with an electric rotary
buffing machine as necessary, per manufacturer's specifications, but no less
than once a month. All finish marks and/or residual cleaning fluids will be
removed from baseboards, doors and frames.

     

    b.           High
Dusting: Perform all high dusting throughout on a monthly basis unless
otherwise specified, including the following:

     

    Vacuum
and dust all pictures, frames, charts, graphs and similar wall hangings not
reached in nightly cleaning. Damp dust as required.

     

    Dust all
overhead pipes, sprinklers, ventilating and air conditioning louvers and
adjacent ceiling areas, ducts and other equipment items not reached in nightly
cleaning.

     

    Vacuum
and dust all vertical surfaces such as walls partitions, doors, bucks and
ventilating louvers, grills, high moldings and other surfaces not reached in
nightly cleaning.

     

    Dust all
venetian blinds and window frames.

     

    Dust
exterior of lighting fixtures.

     

    Wash all
furniture glass

     

    Upholstered
furniture will be vacuumed to remove crumbs and dust.

     

    Vacuum
and dust ceiling tiles as required.

     

    

     

    

    
      
        
           

        

        
          -3-

           

        

        
           

        

      

    

    

    Wipe
clean and polish all aluminum, chrome, stainless steel, brass and other metal
work, including trim and hardware, using a non-acid polish or other solution as
directed by Manager.

     

    
      	
               
      

            	
              4.

            	
              BI-MONTHLY

            

    

     

    a.           Hard-surfaced
Floors: All
hard-surfaced floors will be completely stripped, removing all finish. After the
floors have been mopped, rinsed and dried, they will be refinished and machine
polished to a uniformly bright, clean appearance, using manufacturer's
recommended specifications. All wax spills and splashes will be removed from
baseboards, doors, jambs, molding and walls.

     

    b.           Wastebaskets: As requested by Manager or Client, thoroughly wash
waste-baskets inside and out, dry, and return to their original
location.

     

    GENERAL NOTES: A non-staining
floor finish that provides a high-degree of slip prevention shall be used on all
floor maintenance work.

     

    Contractor shall provide all
required carpet maintenance for such installations throughout all areas of the
building.

     

    Complete
floor maintenance shall be provided prior to the move-in of all new clients and
a unit price shall be submitted for this work.

     

    Provide
Manager and keep on
file, on site, all safety data sheets on all materials used.

     

    
      	
               
      

            	
              5.

            	
              ANNUALLY

            

    

     

    a.           All
building standard light fixtures will be removed, cleaned and
replaced.

     

    b.           All
window blinds will be removed, cleaned and replaced

     

    B.         RESTROOMS

     

    
      	
               
      

            	
              1.

            	
              General

            

    

     

    

    
      
        
           

        

        
          -4-

           

        

        
           

        

      

    

    

    It is the
intention of this specification to keep lavatories thoroughly clean and not to
mask odors. If disinfectants are necessary, an odorless disinfectant shall be
used. Remove all wastepaper and refuse, including sanitary napkins, to a
designated area in the building and dispose of same. All wastepaper and sanitary
napkins receptacles are to be thoroughly cleaned and washed, and new liners
installed; liners to be installed so as to ensure maximum usage of receptacles.
Fill toilet tissue holders, seat cover containers, soap dispensers, towel
dispensers, and sanitary napkin dispensers. All supplies (i.e. toilet paper,
hand towels, toilet seat covers and plastic trash receptacle liners) to be
furnished by Manager.
The filling of such dispensers to be in such quantity s to last the
entire business day. Whenever possible, do not overfill and do not stock supplies
on shelves, vanity tops or other visible areas. Immediately report all necessary
repairs/replacements to the Manager including lights nor
functioning properly. The sanitary dispenser machines will be maintained by
Contractor. The products for the sanitary dispensers shall be purchased by the
Contractor. Revenues
collected by the Contractor
on a regular basis shall be deemed the revenue of the Contractor.

     

    All tasks
detailed above are to be done on a nightly basis.

     

    
      	
               
      

            	
              2.

            	
              Nightly
      Cleaning

            

    

     

    a.           Walls and
Metal Partitions: Damp wipe all metal
toilet partitions and tiled walls, removing graffiti with care
taken not to damage surfaces. All surfaces are to be wiped dry so that all wipe
marks are removed and surface has a uniformly bright appearance. Dust the top
edges of all partitions, ledges and mirror tops.

     

    b.           Floors
and Tile: Floors will be swept
clean and wet-mopped with a germicidal detergent approved by Manager using spray tank
method. The floors will then be mopped dry and all watermarks and stains wiped
from wall and metal partition bases, paying particular attention to comers.
Scuff marks and footmarks are to be removed throughout.

     

    c.           Metal
Fixtures: Wash and polish all
mirrors, powder shelves, bright work (including flushometers and exposed piping
below wash basins and behind toilet fixtures), towel dispensers, receptacles and
any other metal accessories. Contractor shall use only
non-abrasive, non-acidic material to avoid damage to metal
fixtures.

     

    d.           Ceramic
Fixtures: Scour, wash and
disinfect all basins, including faucet handles, bowls, urinals and tile walls
near urinals with

     

    

    
      
        
           

        

        
          -5-

           

        

        
           

        

      

    

    

    approved
germicidal detergent solution. Special care must be taken to inspect and clean
areas of difficult access, such as the underside of the lip/rim of toilet bowls
and urinals, to prevent buildup of calcium and iron oxide deposits. Wash both
sides of all toilet seats with approved germicidal solution and wipe dry. Toilet
seats are to be left in an upright position.

     

    e.           Powder
Rooms: If
applicable, should be thoroughly cleaned and floors should be washed and waxed
or vacuumed with spot removal, if applicable.

     

    
      	
               
      

            	
              3.

            	
              Weekly

            

    

     

    a.           Floors: All
floors will be machine scrubbed, using a germicidal solution, detergent and
water. After scrubbing, floors will be rinsed with clean water and dried. All
water marks will be removed from walls, partitions, and fixtures. An approved
floor finish will be applied and buffed as needed.

     

    b.           Floor Drains: Clean, disinfect, and
fill with water
to avoid the escape of sewer gasses. No acids are permitted.

     

    
      	
               
      

            	
              4.

            	
              Monthly

            

    

     

    a.           Walls and
Metal Partitions and Washable Ceiling: Wash with water and
germicidal solution. Wipe dry and polish to a uniformly bright, clean
condition.

     

    b.           High
Dusting and Cleaning: Perform all high
dusting, inclusive of grilles and diffusers, vacuum and wash all ceilings and
louvers, including washable acoustical tile.

     

    The above
shall be performed more frequently, if directed by Manager.

     

    
      	
               
      

            	
              5.

            	
              Quarterly

            

    

     

    a.           Light
Fixtures and Ceiling Grills: Specially trained
employees will remove light lenses and ceiling grills. Wash thoroughly, dry and
replace. This will be done as often as necessary, but not less often than
quarterly. A proposed cleaning schedule providing for the cleaning in 25% of the
building will be submitted with contractor's proposal for the proper care and
maintenance of these fixtures. Such schedule will be subject to approval by
Manager.

     

    

    
      
        
           

        

        
          -6-

           

        

        
           

        

      

    

    

    C.         ELEVATORS/ESCALATORS (Below and Above Grades,
including Freights)

     

    
      	
               
      

            	
              1.

            	
              Nightly

            

    

     

    a.           Floors: All elevator carpets
will be vacuumed and spot-cleaned nightly, using particular care to clean in
comers and along edges. Soluble spots will be removed using a procedure without
risk or injury to color or fabric. Uncarpeted floors will be swept and
damp-mopped.

     

    b.           Saddles: All saddles and door
tracks will be wiped clean, removing all dirt and stains. All dirt and debris is
to be removed from door tracks using brush, vacuum and/or edging tool. Saddles
and tracks will be left in a uniformly bright, clean condition.

     

    c.           Walls and
Metalwork: All marks, streaks,
smudges, gum and other sticky substances will be removed from walls, doors
(interior and exterior), panels, granite, facing, grout, (removal of marks from
grout must be accomplished without compromising the integrity of the grout),
handrails and jambs and will be wiped down and polished to a uniformly clean and
bright appearance. In a like manner, ceiling panels and above ceiling areas will
be maintained in a uniformly clear and bright appearance. Any damage (such as
scratches, graffiti or broker floor-call buttons) is to be reported to Manager. In addition, any lights
not functioning properly are to be reported to Manager, noting elevator
numbers.

     

    d.           Escalators: All metal work on
escalators will be wiped cleaned and polished and left in a uniformly clean and
bright condition.

     

    
      	
               
      

            	
              2.

            	
              WEEKLY

            

    

     

    a.           Floors: Shampoo carpets in
elevator cabs, including spare carpets if made available, following
manufacturer's specifications. Uncarpeted floors are to be machine scrubbed and
sealed, as necessary.

     

    D.         MAIN LOBBY AND
CONCOURSE

     

    
      	
               
      

            	
              1.

            	
              Nightly

            

    

     

    a.           Carpeted
Areas: Any
carpeted areas, including carpet behind consoles, will be vacuumed nightly.
Vacuuming shall include nightly edging along baseboards, movement of cigarette
urns and small furniture. All

     

    

    
      
        
           

        

        
          -7-

           

        

        
           

        

      

    

    

    furniture
and fixtures are to be replaced to their original position when vacuuming is
finished. Carpet will be spot-cleaned where necessary each night.

     

    b.           Uncarpeted
Areas: Hard-surfaced floors are
to be dust- mopped, using a treated mop to remove all loose dirt and grit, and
then wet-mopped with clean water and dried. All mop marks and water splashes
will be removed from walls, baseboards, carpeting and furniture, and all
furniture and fixtures replaced to their original position when mopping is
completed. Lobby planters are to be moved to allow for cleaning of floor, then
put back in the same location, where possible.

     

    c.           Walls and
Doors: All
walls (including granite), doors, and jambs will be cleaned to remove all dust,
finger marks, smudges and spills (inclusive of stairway and utility doors).
Special attention to all areas around call buttons.

     

    NOTE: Care must be taken
around and/or near all artwork and displays.

     

    d.           Lobby
Glass: All
glass windows, doors, and jambs will be cleaned to remove all finger marks,
smudges and spills, and will be left in a uniformly bright, clean
condition.

     

    e.           Miscellaneous
Metalwork: All metalwork, such as
mail chutes and boxes, door hardware and frames, metal lettering, mullions and
sills, door knobs and kick plates, etc. will be wiped clean and polished and
left in a bright condition, free of all dust and streaks.

     

    f.           Elevator
Doors, Panels, Granite and Saddles (Tracks): Elevator doors (interior
and exterior) will be wiped down and polished (top to bottom) and lift in a
bright condition, free of all dust and streaks. Elevator saddles will be wiped
clean and all dirt and debris removed from door tracks, using a vacuum service
tool. Spills and smudges will be removed so that the saddles and tracks are left
in a bright, clean condition. Any and all scratches or marks should be reported
to the supervisor for report to Manager. Special care should be
taken when cleaning elevator control panels. Do not use water on control
panels.

     

    g           Cigarette
Urns: Clean
all cigarette urns, removing all butts and debris nightly using a sifting or
screen tool. Refill with sand when necessary; sand to be no more than 1" from
top. All material to be furnished by Contractor.

     

    

     

    

    
      
        
           

        

        
          -8-

           

        

        
           

        

      

    

    

    
      h.           Dusting:
All horizontal surfaces, including furniture tops and areas within reach which
includes the security station (console) and seating areas, are to be dusted
nightly using treated dust cloths. No feather dusters are to be
used.

       

      i.           Miscellaneous
Displays: Clean all miscellaneous
displays, except artwork (including sign holders, stanchions and newspaper trays
nightly) and other displays as directed.

       

      j.            Louvers: Dust all door louvers
and other ventilating louvers within reach.

       

      k.           Baseboards: Dust and clean all
baseboards, electric fixtures and any other fixtures or fittings within
reach.

       

      l.       
    Escalators: All escalator rails and
glass are to be thoroughly cleaned. All escalator metal is to be cleansed and
polished.

       

      m.       
  Mats:
Sweep, vacuum, spot clean and scrub as required all mats and
runners.

       

    

    
      	
               
      

            	
              2.

            	
              Weekly

            

    

     

    a.           Carpeted
Areas: Carpeted floors are to
be vacuumed using a
pile lifter to remove all embedded dirt and grit. The operation will
include the same edging and detailing required for nightly
vacuuming.

     

    b.           Uncarpeted
Areas: All
hard-surfaced floors will be machine buffed following specified (Section D,
paragraph 1 b) nightly procedures, using an electric rotary buffing machine to
obtain maximum shine.

     

    
      	
               
      

            	
              3.

            	
              Monthly

            

    

     

    a.           Carpeted
Areas: All
carpeted floors will be shampooed to remove any spots, stains or other spills,
and be left in a uniformly clean condition. Any spots not removable by normal
shampooing will be reported by the supervisor to Manager.

     

    b.           Uncarpeted
Areas: All
hard-surfaced floors are to be completely machine scrubbed. After scrubbing, the
floor will be re-sealed as needed. On completion of resealing, all water and
other marks will be removed

     

    

    
      
        
           

        

        
          -9-

           

        

        
           

        

      

    

    

    from
walls, baseboards, doors, furniture mullions and adjacent carpeted areas. Lobby
and concourse planters shall be moved in all possible cases and replaced.
Special care should be given to ensure that planters or column bases are not
damaged in the scrubbing process. Any repairs shall be made by Contractor at Contractor's sole cost and
expense.

     

    c.           Air
Diffusers: All diffusers shall be
cleaned using a treated dust cloth.

     

    
      	
               
      

            	
              4.

            	
              Semi-Annual

            

    

     

    a.           Walls:
All walls, doors and frames will be thoroughly cleaned, using methods reviewed
and accepted by Manager, leaving no streaks,
smudges, dust, or stains. Walls, doors and frames shall have a uniformly bright
and clean appearance when completed. All nicks and scratches requiring more than
routine touch-up will be reported by the supervisor to the Manager for repair.
The Office of the Building shall be notified one week in advance of the
semi-annual cleaning in order to schedule the removal and safekeeping of lobby
art work and any other displays.

     

    b.           Lights:
Clean high lights, globes, fixtures and all other items not reached in nightly,
weekly or quarterly cleaning.

     

    NOTE: It is the intent of this
Agreement and Contractor
agrees to keep lobbies, concourse areas and entrance ways properly
maintained and clean and presentable at all times, commensurate with first-class
office buildings.

     

    
      	
               
      

            	
              E.

            	
              PUBLIC
      AREAS (Hallways, All
      Elevators Lobbies Which Include Passenger, Garage and
      Freights).

            

    

     

    
      	
               
      

            	
              1.

            	
              Nightly

            

    

     

    a.           Carpeted
Areas: All
carpeted floors are to be vacuumed and edged with a small broom or edging tool,
moving any and all furniture and accessories. Carpet will be spot-cleaned where
necessary, using a method without risk of injury to color or
fabric.

     

    b.           Uncarpeted
Areas: All
hard-surfaced floors are to be mopped with a treated dust mop and buffed, as
needed, to maintain a uniformly bright appearance, with particular attention to
edges, comers, and behind doors. All spills and stains will be removed with a
damp mop or cloth. Baseboards, frames (molding) and granite will be wiped down
with a treated dust cloth.

     

    

     

    

    
      
        
           

        

        
          -10-

           

        

        
           

        

      

    

    

    
      c.           Walls: All walls will be
spot-cleaned to remove all smudges, stains, and hand marks, using only clean
water or a mild cleansing agent, where necessary. When soap or cleaner is used,
the wall will be rinsed with clean water and dried. No abrasive materials or
solutions are to be used.

       

      d.           Door and
Jambs: All
doors and jambs will be spot-cleaned to remove any hand marks, stains, spills or
smudges. Use only clean water or a mild cleansing agent where necessary, and
rinse with clean water and dry. When completed, doors and jambs shall have
uniformly clean appearance.

       

    

    e.           Glass
Doors and Partitions: All glass doors and
partitions, including any directory glass, will be spot-cleaned to remove any
finger marks, smudges, or stains and will be left in a uniformly bright, clean
condition.

     

    f.           Miscellaneous
Metalwork: All metalwork, such as
mail chutes, door hardware and frames, metal lettering, and other metal
accessories will be wiped clean and polished using a non-acid polish and left in
a uniformly clean and bright condition, free of all dust and
streaks.

     

    g.           Elevator
Doors and Saddles: Elevator doors, panels
(granite or metal) and frames will be completely wiped down and polished,
removing all dust, marks and stains, and left in a uniformly clean and bright
condition.

     

    h.           Cigarette
Urns: Clean
all cigarette urns, removing all butts and debris utilizing a sifter screen and
fill to within 1" of top with clean sand as needed. Material to be provided by
Contractor.

     

    i.           Dusting: Dusting all accessories,
ledges and all other horizontal surfaces, using a treated dust cloth. No feather
dusters are to be used. All surfaces to be left in a clean, dust-free condition.
Spot-clean as necessary.

     

    j.            Furniture
and Miscellaneous: All furniture is to be
wiped, using treated dust cloth, paying particular attention to legs and
surfaces near the floor. Vinyl or leather surfaces are to be dusted and
spot-cleaned where necessary, fabric is to vacuumed as necessary.

     

    
      	
               
      

            	
              2.

            	
              Weekly

            

    

     

    a.           Carpeted
Areas: All
carpeted floors will be vacuumed, using a pile lifter to remove all embedded
dirt and grit and restore pile to a uniformly upright condition.

     

     

    
      
        
           

        

        
          -11-

           

        

        
           

        

      

    

    

    b.           Uncarpeted
Areas: All
hard-surfaced floors will be wet-mopped. All residual wax and mop or scrubber
marks will be removed from baseboards. Floors, chrome frames, granite walls and
baseboards to be left in a uniformly bright, clean condition.

     

    c.           Baseboards will be cleaned with
mild soap and water, rinsed with clean water and wiped dry after vacuuming of
the carpets in complete.

     

    
      	
               
      

            	
              3.

            	
              Monthly

            

    

     

    a.           Carpeted
Areas: All
carpeted areas will be shampooed removing all stains. Any damage (i.e., burns,
rips, etc.) will be reported to supervisor for report to Manager.

     

    b.           Uncarpeted
Areas: All
hard-surfaced floors are to be stripped of all wax or other coating, cleaned and
dried, removing any and all marks or stains. Floors will then be refinished and
polished and left in a uniformly bright, clean condition. All finish spills and
splashes will be completely removed from baseboards, walls doors, granite and
frames.

     

    
      	
               
      

            	
              4.

            	
              Periodic
      Cleaning and General Items

            

    

     

    a.           Utility
Areas: All
telephone closets, utility closets and building storage areas shall be cleaned
as directed by Manager, but not less than
weekly.

     

    b.           Vacant
Spaces: Clean and sweep all
vacant areas as needed or directed by Manager, but not less than
weekly.

     

    c.           Overhead
Pipes: Dust
all visible overhead pipes, sprinklers and equipment items not reached in
nightly cleaning, as directed by Manager, but not less than
monthly.

     

    d.           High
Dusting: All
high dusting beyond the reach of the normal day-to-day dusting will be
accomplished monthly. This will include, but not be limited to, all ledges,
charts, picture frames, graphs, air diffusers, and other horizontal surfaces as
well as all vertical surfaces such as walls and partitions.

     

    e.           Doors and
Jambs: All
painted floors and jambs will be washed down with clean water, using a mild
cleansing agent where necessary, rinsed

     

    

    
      
        
           

        

        
          -12-

           

        

        
           

        

      

    

    

    with
clean water and dried, leaving no streaks, marks, or smudges. Chips or scratches
will be reported to supervisor for report to Manager.

     

    f.           Air
Diffusers: All air diffusers will
be thoroughly washed and dried and left in a clean condition as often as necessary,
but not less often
than once a month.

     

    F.         JANITORS'
STORAGE CLOSETS

     

    All
janitors' storage closets, restrooms, lunchrooms, and work/break areas (service
areas) provided by the building for use of Contractor personnel will be
kept in a neat, clean, sanitary and orderly condition at all times. The
restrooms will be maintained in the same condition as the public restrooms as
specified in Section B. Before leaving the premises each night, all of the
service areas will be dust-mopped, and spot-cleaned, where necessary, and
dusted. Tile floors will be stripped and waxed, as necessary, but not less
often than every sixty days. Concrete floors will be sealed (where necessary),
dust- mopped nightly, and wet-mopped monthly. All doors and walls will be
spot-cleaned nightly.

     

    G.         STAIRWELLS

     

    
      	
               
      

            	
              1.

            	
              Weekly

            

    

     

    a.           Cleaning: All doors, jambs and
sills will be checked daily and, where needed, dusted (wiped down) and
spot-cleaned to remove all finger marks, smudges and stains. Stairs and landings
will be swept and spot-cleaned to remove all spills, stains and
letter.

     

    b.           Dusting: Handrails, baseboards,
light fixtures, and all horizontal ledges and surfaces will be wiped with a
treated dust cloth.

     

    c.           Fire
Equipment: All fire equipment,
inclusive of extinguishers, hose cabinets or covers and communication devices,
shall be dusted.

     

    
      	
               
      

            	
              2.

            	
              Quarterly

            

    

     

    a.           High
Dusting: All
high dusting, including but not limited to door closures/smoke dampers and all
other surfaces not reached during normal dusting operations, will be dusted or
cleaned, as necessary, but not less
than every three months.

     

    

     

    

    
      
        
           

        

        
          -13-

           

        

        
           

        

      

    

    

    
      	
               
      

            	
              3.

            	
              Semi-Annually

            

    

     

    a.           Stairs
and Landings: All stairs and landings
will be wet-mopped and dried. A schedule for this project shall be submitted in
advance for approval.

     

    H.         CONSTRUCTION/PRE-OCCUPANCY (To be considered an
extra to contract cost.)

     

    
      	
               
      

            	
              1.

            	
              Client
      Areas

            

    

     

    Prior to
client occupancy of new or remodeled space, Contractor shall, if requested
by client, render a thorough initial cleaning of all newly-constructed and
rented space, including dusting, sweeping, vacuuming, polishing of metal and
bright work, windows, and mullions, removal of plaster, dust and construction
debris so that the premises are left in a clean, orderly condition ready for
occupancy by client. Contractor
shall also provide complete floor maintenance and initial waxing and
polishing throughout the premises prior to move-in of all new
clients.

     

    
      	
               
      

            	
              2.

            	
              Restrooms

            

    

     

    Contractor shall perform a
thorough initial cleaning of all floors, walls partitions, fixtures, and bright
work as they are placed in operation, at no cost to the Building. No caustic
materials will be used.

     

    I.          RECYCLING
PROGRAM

     

    The Manager has instituted a
recycling program which involves the client placing paper goods in centrally
located bins for nightly removal.

     

    The Contractor shall instruct its
associates to use special care when removing this material from the building
into compactors or dumpsters.

     

    Specially
colored liners shall be provided for recycled products by the Manager.

     

    If client
elects to have recycled products sorted at individual work areas rather than
centrally located depots, Contractor agrees to provide
this service at no additional cost to Manager or
Client.

     

    J.          LOADING
DOCK (including
compactor area and freight elevator lobby)

     

    

     

    

    
      
        
           

        

        
          -14-

           

        

        
           

        

      

    

    

    
      	
               
      

            	
              1.

            	
              Nightly

            

    

     

    The
loading dock shall be thoroughly cleaned using a mechanical scrubber and
appropriate grease-cutting and sanitizing cleansers.

     

    
      	
               
      

            	
              2.

            	
              Monthly

            

    

     

    a.           In
addition to the nightly tasks, the dock area will be detailed around edges and
comers once a month or as required by Manager.

     

    NOTE:
Freight elevator lobbies and the loading dock office are to be cleaned in
accordance with the previously detailed NIGHT specifications.

     

    II.         DAY CLEANING AND GENERAL
MAINTENANCE EXPECTATIONS

     

    The
following is an overview and more detailed duties are provided under "DUTIES".

     

    The Day
Staff shall be trained and expected to perform the following duties as well as any additional
duties as may be directed by the Manager; in all activities,
damage or exceptions (lights out, loose panels, etc.) are to be reported to
supervisor for appropriate action.

     

    A.         INTERIOR
CLEANING

     

    1.           Lobby:
(including Concourse). Maintain entry lobby. Use of carpet sweeper and/or vacuum
shall be used during the day. Treated dust mops shall be used for removing
footprints from floors. Damp mop shall be used for spills. All glass and walls
shall be spot cleaned, removing handprints, smudges, etc. throughout the day.
Security Console and Client Directory shall be cleaned as needed using a treated
cloth but no less than twice a day. FEATHER DUSTERS ARE NOT TO BE USED.
No scrubbing or
buffing shall be done during the day in the Lobby or in Concourse
Areas.

     

    2.           Glass
Interior and Exterior: Spot clean glass entry
doors and windows throughout the day, as needed.

     

    3.           Elevators: Maintain all elevator
cabs. Carpeted elevators are to be vacuumed and spot-cleaned. Surface litter
should be removed, and fingerprints and smudges on wall panels wiped down. This
cleaning should be performed

     

    

    
      
        
           

        

        
          -15-

           

        

        
           

        

      

    

    

    at least
once in the morning and once in the afternoon. Metal damage and graffiti are to
be reported to Manager
immediately.

     

    4.           Restrooms:
Day Porters and Matrons shall be trained and assigned to perform the following
duties and any additional duties as may be directed by the Manager:

     

    a.           Metal
Fixtures: Wash and polish all mirrors, powder shelves, towel dispensers,
receptacles, and any other metal accessories.

     

    b.           Ceramic
Fixtures: Special care must be taken to inspect toilet seats, toilet
bowls, sinks and faucet handles. Make sure they are clean.

     

    c.           Walls and
Metal Partitions: Damp wipe all metal toilet partitions and tiled walls,
using approved germicidal solution, if necessary. Note any damage and/or
graffiti and report immediately.

     

    d.           General:
Remove all wastepaper and refuse, including sanitary napkins, also fill toilet
tissue holders, seat cover containers, soap and lotion dispensers, towel
dispensers, and sanitary napkin dispensers.

     

    Clean
drinking fountains twice daily.

     

    Paper
product refill stock is not to be visibly stored in any area of the
restroom.

     

    B.    
    EXTERIOR
CLEANING

     

    1.           Plazas:
First thing each morning, day Porters are to police the entire exterior of the
building, including walkways and lower/upper plazas, picking up cigarette butts,
papers, leaves, and any other debris, mopping/sweeping up standing water, noting
any damage or exceptions, and assuring that the area is in neat, orderly
condition. Any discrepancies or clean-up required beyond the morning walk will
be reported to Manager
for attention during the day.

     

    All
plazas, courts, walkways, garden areas, seating areas, ponds, pools, handrails,
etc., are to be checked and cleaned throughout the day with special attention to
early morning 6:00 - 7:00 am, lunch time 11:30 am - 1:00 pm, and end of day 3:30
pm - 4:30 pm. All trash and cigarette receptacles to be emptied regularly.
Benches to be cleaned regularly.

     

    

     

    

    
      
        
           

        

        
          -16-

           

        

        
           

        

      

    

    

    2.           Exterior
Granite: All
exterior walks (including public sidewalks), stairs and open/covered plazas will
be cleaned daily and scrubbed at least weekly with a mechanical scrubber/vacuum.
After cleaning and sweeping, all standing water will removed by squeegee and the
surfaces left in a clean, dirt-free condition. Caution signs and stanchions must
be used during the operation. Timing of this scrubbing should not interfere with
usage of the Plaza areas during lunch time or during morning and evening peak
traffic times. Special attention should be given to the cleaning of grout;
removal of efflorescence, accumulated dirt and stains.

     

    3.           Safety: Set out rain mats, as
necessary, and maintain them in a clean condition. Report damage or wear and
tear. Mats are to be flat and located so as to meet traffic demands.
(Back-rolling for storage.)

     

    4.           Entrances: Keep entrance door glass
and frames in a clean condition.

     

    5.           Brass: Clean and polish all brass including
but not limited to grates, railings, expansion joint covers, drain covers,
grills, standpipes and fire hose connections as necessary and at least once a
month.

     

    6.           Railings: Dust handrails, stair
stringers, risers and railings; wash as necessary.

     

    7.           Stairwells:
Clean, sweep, dust, mop, and pick up stairwells and landings.

     

    8.           Special
Events: Clean exterior walks and
patios and set up for special occasions and events.

     

    9.           Escalators: Escalator treads are to
be mechanically scrubbed and buffed weekly. Sidewalls and flashing are to be
cleaned daily, and handrails dusted throughout each day. Report damage or
exceptions (e.g. missing or loose screws, squeaking sounds, etc.) for immediate
action.

     

    
      10.          Changing
Rooms and Storage Area: All changing rooms and
storage areas are to be maintained in a clean, orderly condition.

       

    

    C.           LOADING
DOCK (See
also CLEANING; NIGHT)

     

    1.           Maintain
loading dock areas in a clean and sanitary condition. Report any problems with
compactors to the Office of the Building immediately. Compactors to be kept
locked, and all personnel with keys must be trained
and

     

    

    
      
        
           

        

        
          -17-

           

        

        
           

        

      

    

    

    certified in their
proper use. When compactor is removed for dumping, area underneath it shall be
swept, hosed and sanitized.

     

    2.           Compactor
Operation: Training of all persons
operating compactor should be arranged with owner's Manager. Inspect daily and report
to Manager if rubbish
removal contractor does not clean and/or sanitize.

     

    D.           DUTIES (Detailed list of
overall responsibilities for Day Matrons and Day Porters).

     

    1.         Duties of
Day Matrons: Contractor agrees to furnish
day matrons, as outlined in this specification, to perform the following duties
and any additional duties as may be directed by Manager.

     

    Matrons
shall be properly attired in freshly laundered, starched uniforms and equipped
with an appropriate carry-all approved by Manager (shopping bags, travel
bags, etc. are not acceptable). Matrons shall use freight cars only when
traveling with supplies.

     

    a.           Police
all ladies' restrooms and lavatories, keeping them I clean condition as
previously specified, but not less than twice per day.

     

    b.           Matron
to fill toilet tissue, soap, sanitary napkin and towel dispensers in ladies'
restrooms on all floors.

     

    c.           Perform
such other duties as mat be directed by Manager.

     

    2.         Duties of
Day Porters:

     

    Contractor agrees to furnish
day porters, as outlined in this specification, to perform the following duties
and any additional duties which may be directed by the Manager.

     

    Contractor also agrees to
provide sufficient porters for client work, which in no way will delete from
building staff, unless approved by Manager.

     

    The
number of porters added to the building staff for client work shall be charged
to Manager.

     

    Sufficient
day porters shall be assigned to perform the following services and any
additional chores as directed by building management.

     

    

     

    

    
      
        
           

        

        
          -18-

           

        

        
           

        

      

    

    

    These services include but are not
limited to the following:

     

    a.           Police
entire lobby areas and exterior areas including concourse and
plaza.

     

    b.           Police
and maintain elevator cabs, including floors as required. If carpeted floors in
elevators, cabs to be vacuumed and spots to be removed, as required, if
resilient tile, clean buff and wax floors, as required.

     

    c.           Police
all floor men's lavatories, to be checked a minimum of twice a day, morning and
afternoon.

     

    d.           Check
and fill, as necessary, toilet tissue and soap dispensers and towel dispensers,
materials to be furnished by Contractor.

     

    e.           Clean
basement (including all levels below first floor), corridors, utility areas;
police employer's lockers rooms so they are kept in clean condition at all
times.

     

    f.           Sweep
and hose building entrance sidewalks and all exterior areas, as required, but
not less than once each week. All equipment, including steam and washing
equipment to clean plaza and sidewalks to be provided by Contractor and such equipment
to be of a type and manufacture as approved by Manager.

     

    g.           Set
out and remove weather mats on an as needed basis; keep in clean
condition.

     

    h.           Keep
entrance door glass and frames in clean condition

     

    i.           Clean
and polish standpipes and sprinkler Siamese connections as
necessary.

     

    j.           Properly
maintain exterior of all buildings at ground level, including canopy trim and
painted underside of canopies, store fronts, and other applicable areas; all
garden areas to be policed.

     

    k.           Clean
loading dock areas as needed,

     

    1.           Sweep
and dust stairways and fire tower. Dust handrails, spindles, newels and stair
stringers; wash stairs as necessary.

     

    

     

    

    
      
        
           

        

        
          -19-

           

        

        
           

        

      

    

    

    m.           Remove
snow when necessary from building entrance ways, sidewalks and plaza. All
materials and equipment, including powered snow removal, steam and washing
equipment to clean plaza, to be furnished by Contractor, and such equipment to be
of a type of manufacture as set forth by Manager. This is to be considered
an extra to the base contract cost when required on overtime. Provide a list of
people to be called in for snow removal.

     

    n.           As
directed by Manager, equipment rooms, fan
rooms, and other utility rooms, shall be swept regularly.

     

    o.           Perform
such other duties as may be directed by Manager.

     

    p.           Clean
basement corridors and utility areas, including floors, walls, ceilings,
fixtures and other areas. All such areas shall be kept in clean condition to the
satisfaction of the Manager.

     

    III.        STANDARDS
AND SPECIAL CONDITIONS

     

    A.         CLEANING
STANDARDS

     

    The
following cleaning standards shall be used in evaluating janitorial
services:

     

    
      1.           Dusting: A properly dusted
surface is free of all dirt, dust, dust streaks, lint and cobwebs.

       

      2.           Plumbing Fixture and Dispenser
Cleaning: Plumbing fixtures and
dispensers are clean when free of all deposits and stains so that an item is
left with dust streaks, film, odor or stains.

       

      3.           Sweeping: A properly swept floor is
free of all dirt, dust, grit, lint and debris except embedded dirt and
grit.

       

      4.           Spot-Cleaning: A surface adequately
spot-cleaned is free of all stains and deposits and is substantially free of
cleaning marks.

       

      5.           Damp-Mopping: A satisfactorily
damp-mopped floor is without dirt, dust, marks, film, streaks, debris, water
spots or standing water.

      
 

    

    
      
        
           

        

        
          -20-

           

        

        
           

        

      

    

    

    6.            Metal Cleaning: All cleaned
metal surfaces are without deposits or tarnish, with a uniformly bright
appearance, and the cleaner is removed from adjacent surfaces.

     

    7.           Glass Cleaning: Glass is clean
when all glass surfaces are without streaks, film, deposits, and stains and has
a uniformly bright appearance and adjacent surfaces have been wiped
clean.

     

    8.           Wax Removal/Application: Wax
removal is accomplished when surfaces have all wax removed down to floor
material, floor is left free of all dirt, stains, deposits, debris, cleaning
solution and standing water, and the floor has a uniform appearance when dry.
Application of wax shall be complete when a thin, evenly applied layer of wax is
clear and dry and ready for buffing to a uniform, glossy
appearance.

     

    9.           Scrubbing
(Manual): Scrubbing is satisfactorily performed when all surfaces are
without embedded dirt, cleaning solution, film, debris, stains, marks and
standing water, and the floor has a uniformly clean appearance.

     

    
      10.           Light
Fixture Cleaning: Light fixtures are considered clean when all
components, including bulbs, tubes and adjacent surfaces, reflective and
otherwise, are without insects, dirt, lint, film and streaks. All lenses that
have been removed are to be reinstalled immediately, per specs.

       

      11.           Wall
Washing: Walls are considered clean when the walls, the ceiling, exposed
pipes and equipment will have a uniformly clean appearance, free from dirt,
stains, streaks, lint and cleaning marks. Painted surfaces must not be damaged.
Hard finish glazed ceramic tile surfaces must be bright, free of film, streaks,
and deposits.

       

      12.           Buffing
of Waxed Surfaces: All waxed surfaces will be considered buffed
sufficiently when the surface has maximum gloss and a uniform
appearance.

       

    

    As used
in this cleaning specification, "Approved Product" or "Approved Cleaner" shall
mean a product or cleaner approved in writing by Manager prior to Contractor's use of product or
cleaner in the building.

     

    13.           Mechanical
Scrubber: The mechanical scrubber shall at all times be clean in
appearance and operation and shall be maintained free of hazards to persons or
property.

     

     

    
      
        
           

        

        
          -21-

           

        

        
           

        

      

    

    

    B.          EQUIPMENT
STANDARDS

     

    The Contractor shall provide all
equipment necessary for the effective and efficient cleaning of the Building in
accordance with the intent and the letter of specifications. All cleaning
equipment shall be state-of-the-art and consistent with good cleaning practices.
All equipment shall be
kept in first class working order and clean (spotless, like new) at all
times. Acceptably maintained equipment meets the following
standards:

     

    1.           Equipment
is replaced when obsolete or defective as determined by Manager.

     

    2.           Equipment
is kept clean and neat at all times reflecting a "like new" appearance and
operates like new equipment both mechanically and functionally.

     

    3.           Modifications
to equipment required to prevent damage to any of the architectural finishes of
the Building is made at the direction and with the written approval of the owner
at no additional cost to the Owner or Manager.

     

    4.           Electrical
machinery (vacuums, polishers, scrubbers, et al) must be kept free of sharp
edges and any other condition that presents a hazard to persons or
property.

     

    5.           Damaged
equipment is to be repaired to the standard defined in #2 above before
reuse.

     

    6.           Wheels
and rolling parts on carts are to be maintained so as to roll easily; carts have
wide (min. 1") wheels with a minimum 4" diameter in order to avoid getting
caught in ridges and cracks; carts have area large enough to accommodate all
equipment without having to strap on contents.

     

    7.           Dents/scratches
on equipment are repaired immediately. Any and all parts (squeegees, bumpers,
etc.) of the equipment damaged or worn shall be replaced at the expense of the
Contractor.

     

    8.           Mechanical
equipment (wet-vac, scrubbing machine, et al) is free of dirt and residue;
containers/nozzles for spray liquids are to be maintained in clean condition,
without buildup of dirt or liquid.

     

    9.           Brooms
have even bristles that do not scratch surfaces being swept.

     

    

     

    

    
      
        
           

        

        
          -22-

           

        

        
           

        

      

    

    

    10.           Dustmops
(treated and untreated) are maintained in clean condition.

     

    11.           Wet
mops are washed with clear water and at least once a week with bleach or
disinfectant. Two (2) mops are located in each work area and are dried between
use (alternated every other day). When mops are not in use, they are to be
stored with the mop "end up".

     

    12.           Rags
and cleaning cloths are maintained in clean condition - rags used with water
only kept separate from rags used with solvent only.

     

    13.           All
buckets/receptacles are free of accumulated dirt, grease, grime,
etc.

     

    14.           All
signs are clean (like new) and neat at all times with lettering clear and
distinct.

     

    C.         SUPPLIES

     

    All
supplies required for the effective cleaning and maintenance of the Building in
accordance with the specifications will be supplied by the Contractor, including but not
limited to cleansers, waxes, disinfectants, sand for ash urns, ammonia, etc. The
disposable supplies used in client suites and restrooms (plastic liners, hand
towels, seat covers, toilet tissue and hand soap) will be purchased by Manager or Contractor, if requested to do
so.

     

    D.          UNIFORMS

     

    The Contractor shall provide
complete uniforms (winter and summer) for all Janitorial personnel, if
directed.

     

    The Manager shall select and
approve all uniforms and direct, when necessary, the modification, repair or
replacement of all uniforms.

     

    Night
personnel would be provided with a minimum of two (2) changes per week and day
personnel would be provided with a minimum of three (3) changes per
week.

     

    Proper
identification tags shall be worn by the Contractor's personnel,
including Manager's
specialized name badge if $7.50 and will need to be replaced at the
associate's annual anniversary date, at cost of Contractor.

     

    Contractor would clean and
maintain uniforms in a neat appearance to the satisfaction of the Manager.

     

    

    
      
        
           

        

        
          -23-

           

        

        
           

        

      

    

    

    All
personnel shall be equipped as required with appropriate and adequate outer
garments and protective gear for both inclement and cold weather.

     

    

    
      
        
           

        

        
          -24-

           

        

        
           

        

      

    

    

    EXHIBIT
F

     

    (12TH
FLOOR EXPANSION SPACE)

     

    

    

    

    
      
        
           

        

        
           

           

        

        
           

        

      

    

    

    EXHIBIT G

     

    (20TH FLOOR EXPANSION SPACE)

     

    

    

    

    
      
        
           

        

        
           

           

        

        
           

        

      

    

    

    EXHIBIT
H

     

    (21ST FLOOR EXPANSION SPACE)

     

    

    

    

     

    

    
      
        
           

        

        
           

           

        

        
           

        

      

    

    
 

    EXHIBIT
I

    
      

      SUBORDINATION

      NON-DISTURBANCE
AND ATTORNMENT AGREEMENT

       

      
        	
                NOTICE:

              	
                THIS
      SUBORDINATION, NON-DISTURBANCE AND ATTORNMENT AGREEMENT RESULTS IN YOUR
      LEASEHOLD ESTATE IN THE PROPERTY BECOMING SUBJECT TO AND OF LOWER PRIORITY
      THAN THE LIEN OF SOME OTHER OR LATER SECURITY
  INSTRUMENT.

              

      

       

      THIS
SUBORDINATION, NON-DISTURBANCE AND ATTORNMENT AGREEMENT (the “Agreement”) is entered into
between _________________________________, a (“Tenant”) and
___________________________ a(n) _________________ (“Lender”) and affects the red
property described in Exhibit A attached hereto, together with the improvements
thereon (the “Property”). This Agreement is
entered into with reference to the following facts:

       

      A.           _________________________,
a ______________________ (“Landlord”) and Tenant have
entered into a certain lease (the “Lease”) dated as of
_______________, covering certain space in the improvements located in and upon
the Property (the “Premises”);

       

      B.           Whereas,
Lender is the holder of a Mortgage and Security Agreement dated as of
_____________, encumbering the Property on which the Premises form a part,
executed by Landlord, as Mortgagor, in favor of Lender (the “Mortgage”) which Mortgage
secures repayment of the loan (the “Loan”) evidenced by the Note
secured by Mortgage in the original principal amount of $__________ (the “Note”) and which Mortgage was
recorded in the records of the County in which the Property is
located.

       

      C
..           Whereas,
Tenant has requested that Lender agree not to disturb Tenant’s possessory rights
in the Premises in the event Lender should foreclose its Mortgage, provided that
Tenant is not in default under the Lease and, provided that Tenant attorns to
Lender or the purchaser in the event of any acquisition by the exercise of a
power of sale or at any such foreclosure sale; and

       

      D.           Whereas,
Lender is willing to so agree on the terms and conditions hereinafter
provided.

       

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

       

      1.           Subordination.
Notwithstanding anything to the contrary set forth in the Lease, the Lease and
the leasehold estate created thereby and all of Tenant’s rights
thereunder

       

      
        
           

        

        
           

           

        

        
           

        

      

      shall be
and shall at all times remain subject, subordinate and inferior to the Mortgage
and the lien thereof, and all rights of Lender thereunder and to any and all
renewals, modifications, consolidations, replacements and extensions
thereof.

       

      2           Acknowledgment and Agreement
by Tenant. Tenant acknowledges and agrees that:

       

      (a)           Lender,
in making any disbursements to Landlord, is under no obligation or duty to
oversee or direct the application of the proceeds of such disbursements, and
such proceeds may be used by Landlord for purposes other than improvement of the
Property.

       

      (b)           From
and after the date hereof, in the event of any act or omission by Landlord which
would give Tenant the right, either immediately or after the lapse of time, to
terminate the Lease or to claim a partial or total eviction, Tenant will not
exercise any such right:

       

      (i)           until
it has given written notice of such act or omission to Lender; and

       

      (ii)           until
Lender has had an opportunity to cure such act or omission of Landlord as
provided in Section 23.2 of the Lease.

       

      (c)           It
has notice that the Lease and the rent and all other sums due thereunder have
been assigned or are to be assigned to Lender as security for the Loan secured
by the Mortgage. In the event that Lender notifies Tenant of a default under the
Mortgage and demands that Tenant pay its rent and all other sums due under the
Lease to Lender, Tenant shall honor such demand and pay its rent and all other
sums due under the Lease directly to Lender or as otherwise required pursuant to
such notice.

       

      (d)           It
shall send a copy of any notice or statement under the Lease to Lender at the
same time such notice or statement is sent to Landlord.

       

      (e)           It
has no right or option of any nature whatsoever, whether pursuant to the Lease
or otherwise, to purchase the Premises or the Property, or any portion thereof
or any interest therein, and to the extent that Tenant has had, or hereafter
acquires, any such right or option, the same is hereby acknowledged to be
subject and subordinate to the Mortgage and is hereby waived and released as
against Lender.

       

      (f)           That
the term of the Lease has commenced and is presently in full force and effect
and unmodified.

       

      
        
           

        

        
          -2-

           

        

        
           

        

      

      (g)           That
Tenant has accepted possession of the Premises and that any improvements
required by the terms of the Lease have been completed to the satisfaction of
the Tenant.

       

      (h)           That
no rent under the Lease has been paid more than one (1) month in advance of its
due date.

       

      (i)           That
Tenant, as of this date, has no charge, lien or claim of offset under the Lease
or otherwise, against the rents or other charges due or to become due to
Landlord thereunder.

       

      (j)           This
Agreement satisfies any condition or requirement in the Lease relating to the
granting of a non-disturbance agreement.

       

      3.           Foreclosure and Sale.
In the event of foreclosure of the Mortgage, or upon a sale of the Property
pursuant to a power of sale contained therein, or upon a transfer of the
Property by conveyance in lieu of foreclosure, then:

       

      (a)           Non-Disturbance.
So long as Tenant complies with this Agreement and is not in default under any
of the terms, covenants, or conditions of the Lease, the Lease shall continue in
full force and effect as a direct lease between the succeeding owner of the
Property and Tenant, upon and subject to all of the terms, covenants and
conditions of the Lease, except as otherwise set forth herein, for the balance
of the term of the Lease. Tenant hereby agrees to adhere to and accept any such
successor owner as landlord under the Lease, and to be bound by and perform all
of the obligations imposed by the Lease, and Lender, or any such successor owner
of the Property, will not disturb the possession of Tenant, and will be bound by
all of the obligations imposed on the Landlord by the Lease, except as otherwise
set forth herein; provided however, that Lender, or any purchaser at a sheriff’s
sale or any successor owner of the Property shall not be:

       

      (i)           liable
for any act or omission of a prior landlord (including Landlord) or subject to
any offset, defense or damages arising out of a default of any obligations of
any preceding Landlord, except to the extent said default is ongoing, relates to
the physical condition of the Property and is not diligently cured by Lender
after Lender takes possession of the Property, in which case Lender shall,
subject to the terms of the Lease, be liable for damages arising on and after
the date it succeeded to Landlord’s title under the Lease; or

       

      (ii)           subject
to any offsets or defenses which Tenant might have against any prior landlord
(including Landlord), but Tenant shall not be obligated to pay to Lender or any
purchaser at a sheriff’s sale or any successor owner of the Property any credits
properly taken before Lender or any purchaser at a sheriff’s sale or any
successor owner of the Property succeeded to such interest; or

       

      
        
           

        

        
          -3-

           

        

        
           

        

      

      (iii)           bound
by any rent or additional rent which Tenant might have paid in advance to any
prior landlord (including Landlord) for a period in excess of one month or by
any security deposit, cleaning deposit or other prepaid charge which Tenant
might have paid in advance to any prior landlord (including Landlord) unless and
until Lender or such other purchaser has actually received for its own account
as landlord the full amount of such deposit; or

       

      (iv)           bound
by any amendment or modification of the Lease made without the written consent
of Lender or such other purchaser.

       

      (b)           Intentionally
omitted.

       

      (c)           Intentionally
omitted

       

      (d)           Intentionally
omitted

       

      (e)           Lender
shall have no liability to Tenant or any other party for any conflict between
the provisions of the Lease and the provisions of any other lease affecting the
Property, including, but not limited to, any provisions relating to renewal
options and options to expand, and in the event of such a conflict, Tenant shall
have no right to cancel the Lease or take any other remedial action against
Lender or action against any other party for which Lender would be
liable.

       

      4.           Acknowledgment and Agreement
by Landlord. Landlord, as landlord under the Lease and mortgagor under
the Mortgage, acknowledges and agrees for itself and its heirs, successors and
assigns, that:

       

      (a)           This
Agreement does not:

       

      (i)           constitute
a waiver by Lender of any of its rights under the Mortgage; and/or

       

      (ii)           in
any way release Landlord from its obligations to comply with the terms,
provisions, conditions, covenants, agreements and clauses of the
Mortgage,

       

      (b)           The
provisions of the Mortgage remain in full force and effect and must be complied
with by Landlord; and

       

      (c)           In
the event of a default under the Mortgage, Tenant may pay all rent and all other
sums due under the Lease to Lender as provided in this Agreement.

       

      5
..           No Obligation of
Lender. Lender shall have no obligation or incur any liability with
respect to the erection or completion of the improvements in which the
Premises

       

      
        
           

        

        
          -4-

           

        

        
           

        

      

      are
located or for completion of the Premises or any improvements for Tenant’s use
and occupancy, either at the commencement of the term of the Lease or upon any
renewal or extension thereof or upon the addition of additional space, pursuant
to any expansion rights contained in the Lease.

       

      6
..           Notice. All notices
hereunder to Lender shall be deemed to have been duly given if mailed by United
States registered or certified mail, with return receipt requested, postage
prepaid to Lender at its address set forth below (or at such other address as
shall be given in writing by Lender to Tenant) and shall be deemed complete upon
any such mailing:

       

      ________________________

       

      ________________________

       

      ________________________

       

      7.           Casualty or
Condemnation. Lender agrees that in the event of a casualty or taking by
eminent domain which affects the Building, unless the Lease is terminated as a
result thereof, Lender shall make the insurance or condemnation proceeds
available to the Landlord for repair or restoration of the Building provided
that there remain leases in effect with tenants in occupancy of the Building
which together yield income sufficient to meet all Operating Expenses, Taxes and
debt service payments under the Note secured by the Mortgage.

       

      8.           Miscellaneous.

       

      (a)           This
Agreement supersedes any inconsistent provision of the Lease.

       

      (b)           Nothing
contained in this Agreement shall be construed to derogate from or in any way
impair or affect the lien and charge or provisions of the Mortgage.

       

      (c)           Neither
Lender nor any other successor owner of the Property shall have any obligation
or incur any liability with respect to any representations or warranties of any
nature whatsoever, whether pursuant to the Lease or otherwise, including without
limitation, any representations or warranties respecting use, compliance with
zoning, Landlord’s title, Landlord’s authority, habitability, fitness or purpose
of possession.

       

      (d)           In
the event that Lender shall acquire title to the Premises or the Property,
Lender shall have no obligation, nor incur any liability, beyond Lender’s then
equity interest, if any, in the Premises, and Tenant shall look

       

      
        
           

        

        
          -5-

           

        

        
           

        

      

      exclusively
to such equity interest of Lender, if any, in the Premises for the payment and
discharge of any obligations imposed upon Lender hereunder or under the Lease,
and Lender is hereby released and relieved of any other obligations hereunder
and under the Lease.

       

      (e)           This
Agreement shall inure to the benefit of the parties hereto, their respective
successors and permitted assigns; provided however, that in the event of the
assignment or transfer of interest of Lender, all obligations and liabilities of
Lender under this Agreement shall terminate, and thereupon all such obligations
and liabilities shall be the responsibility of the party to whom Lender’s
interest is assigned or transferred; and provided further that the interest of
Tenant under this Agreement may not be assigned or transferred without the prior
written consent of Lender.

       

      (f)           This
Agreement shall be governed by and construed in accordance with the laws of the
State of which the Property is located.

       

      
        
           

        

        
          -6-

           

        

        
           

        

      

      IN
WITNESS WHEREOF, the parties have executed this Subordination, Non-Disturbance,
and Attornment Agreement as of __________________, ___________.

       

      
        	
                NOTICE:

              	
                THIS
      SUBORDINATION, NON-DISTURBANCE AND ATTORNMENT AGREEMENT CONTAINS
      PROVISIONS WHICH ALLOW THE PERSON OBLIGATED ON THE LEASE TO OBTAIN A LOAN,
      A PORTION OF WHICH MAY BE EXPENDED FOR OTHER PURPOSES THAN IMPROVEMENT OF
      THE PROPERTY.

              

      

       

      
        	
                TENANT:

              
	 
      
	
                __________________________________

              
	
                a(n)
      ______________________________

              
	 
      
	 
      
	
                By
      _______________________________

              
	
                Its
      _______________________________

              
	 
      
	 
      
	
                LENDER:

              
	 
      
	 
      
	
                __________________________________,

              
	
                a(n)
      ______________________________

              
	 
      
	 
      
	
                By
      _______________________________

              
	
                Its
      _______________________________

              
	 
      
	
                LANDLORD:

              
	 
      
	 
      
	
                __________________________________,

              
	
                a(n)
      ______________________________

              
	 
      
	 
      
	
                By
      _______________________________

              
	
                Its
      _______________________________

              
	 
      
	 
      

      

      

       

      
        
           

        

        
          -7-

           

        

        
           

        

      

      Exhibit
A

       

      Legal
Description

       

      

       

      
        
           

        

        
          -8-

           

        

        
           

        

      

      

      
        	
                STATE
      OF _____________________

              	
                )

              
	 
      	
                )
      SS.

              
	
                COUNTY
      OF ___________________

              	
                )

              

      

      

      On
_____________________, _________________, before me, the undersigned, a Notary
Public in and for said County and State, duly commissioned and sworn, personally
appeared __________________________, known to me to be the ___________________
of ____________________, a(n) ______________________, the corporation that
executed the foregoing instrument and known to me to be the person who executed
said instrument on behalf of said corporation, and acknowledged to me that such
corporation executed the same pursuant to its By-laws or a resolution of its
Board of Directors.

       

      WITNESS
my hand and official seal

       

      

       

      
        	 
      
	
                Notary
      Public

              

      

      

       

      
        
           

        

        
          -9-

           

        

        
           

        

      

      

       

      
        	
                STATE
      OF _____________________

              	
                )

              
	 
      	
                )
      SS.

              
	
                COUNTY
      OF ___________________

              	
                )

              

      

      

       

      On
_____________________, _________________, before me, the undersigned, a Notary
Public in and for said County and State, duly commissioned and sworn, personally
appeared __________________________, known to me to be the ___________________
of ____________________, a(n) ______________________, the corporation that
executed the foregoing instrument and known to me to be the person who executed
said instrument on behalf of said corporation, and acknowledged to me that such
corporation executed the same pursuant to its By-laws or a resolution of its
Board of Directors.

       

      WITNESS
my hand and official seal

       

      

       

      
        	 
      
	
                Notary
      Public

              

      

      

       

      
        
           

        

        
          -10-

           

        

        
           

        

      

      

       

      
        	
                STATE
      OF _____________________

              	
                )

              
	 
      	
                )
      SS.

              
	
                COUNTY
      OF ___________________

              	
                )

              

      

      

       

      On
_____________________, _________________, before me, the undersigned, a Notary
Public in and for said County and State, duly commissioned and sworn, personally
appeared __________________________, known to me to be the ___________________
of ____________________, a(n) ______________________, the corporation that
executed the foregoing instrument and known to me to be the person who executed
said instrument on behalf of said corporation, and acknowledged to me that such
corporation executed the same pursuant to its By-laws or a resolution of its
Board of Directors.

       

      WITNESS
my hand and official seal

       

      

       

      
        	 
      
	
                Notary
      Public

              

      

      

       

      
        
           

        

        
          -11-

           

        

        
           

        

      

      EXHIBIT
J

       

      (22ND
FLOOR EXPANSION SPACE)

       

       

      

      
        
           

        

        
           

           

        

        
           

        

      

      EXHIBIT
K

       

      DISCHARGE
OF MEMORANDUM OF LEASE

       

      DISCHARGE
OF MEMORANDUM OF LEASE made this ____ day of ___________, _____, by and between
METROPOLITAN LIFE INSURANCE COMPANY, a New York corporation, having an office
c/o Cushman & Wakefield State Street, Inc., 303 East Wacker Drive, Suite
1031, Chicago, Illinois 60601 (“Landlord”); and KPMG PEAT MARWICK LLP, a
Delaware limited liability partnership, having an office at Three Chestnut Ridge
Road, Montvale, New Jersey 07645 (“Tenant”).

       

      WHEREAS,
Landlord and Tenant entered into a certain written lease dated August __, 1997
(the “Lease”) wherein Landlord leased to Tenant and Tenant leased from Landlord
the premises consisting of approximately 200,502 square feet on the thirteenth
(13th), fourteenth (14th), fifteenth (15th), sixteenth (16th), seventeenth
(17th), eighteenth (18th), nineteenth (19th) and twenty-first (21st) [or 22nd Floor] (if applicable)
floors of the building located at 303 East Wacker Drive, Chicago, Illinois;
and

       

      WHEREAS,
the parties executed a certain Memorandum of Lease, which Memorandum was
recorded on _____________, 1997 in the Office of the Recorder of Cook County in
Book __________ at Page __________ et seq;
and

       

      WHEREAS,
all rights of the Tenant under the Lease have terminated, and the parties now
desire to cancel and discharge of record the said Memorandum of
Lease.

       

      NOW,
THEREFORE, the Recorder of Cook County, Illinois is hereby authorized and
directed to cancel and discharge of record the said Memorandum of Lease, it
being understood and agreed by the parties hereto that the recordation of this
Discharge of Memorandum of Lease shall not affect any rights or obligation of
the parties which by their terms survive termination of the Lease.

       

      
        
           

        

        
           

           

        

        
           

        

      

      IN
WITNESS WHEREOF, Landlord and Tenant have executed this instrument on the day
and year first above written.

       

      
        	 
      	
                LANDLORD:

              
	 
      	 
      
	 
      	
                METROPOLITAN
      LIFE INSURANCE

              
	 
      	
                COMPANY

              
	
                ATTEST:

              	 
      
	 
      	 
      
	 
      	 
      
	
                By
      _______________________________

              	
                By
      _______________________________

              
	
                Its
      _______________________________

              	
                Its
      _______________________________

              
	 
      	 
      
	 
      	
                TENANT:

              
	 
      	 
      
	 
      	
                KPMG
      PEAT MARWICK LLP

              
	
                ATTEST:

              	 
      
	 
      	 
      
	 
      	 
      
	
                By
      _______________________________

              	
                By
      _______________________________

              
	
                Its
      _______________________________

              	
                Its
      _______________________________

              

      

      

       

      
        
           

        

        
          -2- 

           

        

        
           

        

      

      ACKNOWLEDGMENT

       

      

       

      
        	
                STATE
      OF

              	
                )

              
	 
      	
                )
      SS

              
	
                COUNTY
      OF

              	
                )

              

      

      

       

      I,
___________________________, a Notary Public in and for and residing in said
County and State, DO HEREBY CERTIFY THAT ____________________________________ of
_________________________, a(n) ______________ corporation, personally known to
me to be the same person whose name is subscribed to the foregoing instrument
appeared before me this day in person and acknowledged that ____ he signed and
delivered said instrument as _______ own free and voluntary act and as the free
and voluntary act of said corporation for the uses and purposes therein set
forth.

       

      GIVEN
under my hand and notarial seal this _______ day of _______________,
19__.

       

      

       

      
        	 
      
	
                Notary
      Public

                 

                 

              
	
                My
      Commission Expires:

                 

                 

              
	 
      

      

      

       

      
        
           

        

        
          -3- 

           

        

        
           

        

      

      ACKNOWLEDGMENT

       

      

       

      
        	
                STATE
      OF

              	
                )

              
	 
      	
                )
      SS

              
	
                COUNTY
      OF

              	
                )

              

      

      

       

      I,
___________________________, a Notary Public in and for and residing in said
County and State, DO HEREBY CERTIFY THAT ____________________________________ of
_________________________, a(n) ______________ corporation, personally known to
me to be the same person whose name is subscribed to the foregoing instrument
appeared before me this day in person and acknowledged that ____ he signed and
delivered said instrument as _______ own free and voluntary act and as the free
and voluntary act of said corporation for the uses and purposes therein set
forth.

       

      GIVEN
under my hand and notarial seal this _______ day of _______________,
19__.

       

      

       

      
        	 
      
	
                Notary
      Public

                 

                 

              
	
                My
      Commission Expires:

                 

                 

              
	 
      

      

      

       

      
        
           

        

        
          -4- 

           

        

        
           

        

      

      

       

      RIDER

       

      OTHER
PROVISIONS

       

      1.           Contingency. The parties
acknowledge that a portion of the Premises consisting of 186,945 square feet on
floors 13 through 19 (the “Needham Space”) is currently leased to DDB Needham,
Chicago, Inc. (“Needham”) pursuant to a Lease dated September 28, 1978, as
amended (the “Needham Lease”). This Lease is expressly subject to and contingent
upon execution and delivery of an agreement between Tenant and Needham no later
than August 29, 1997 providing for Tenant to pay $1,150,000.00 to Needham in
exchange for Needham’s agreement to vacate the Needham Space and terminate the
Needham Lease with respect to the Needham Space. Provided that the foregoing
agreement is executed and delivered by both parties, Landlord agrees to use
commercially reasonable efforts to terminate the Needham Lease with respect to
the Needham Space. This Lease is also contingent upon Landlord’s ability to
enter into a commercially reasonable termination agreement no later than August
29, 1997 with Needham with respect to the Needham Space.

       

      2.           Base Rent, Taxes and Operating
Expenses for Existing Premises. The parties acknowledge that Tenant is
currently leasing approximately 229,739 square feet (the “Existing Premises”) in
the Building from Landlord pursuant to a lease dated as of May 10, 1979 (the
“Existing Lease”), as amended to date. Notwithstanding the terms of the Existing
Lease and the fact that Tenant may not have taken possession of the Premises
under this Lease by September 1, 1997, Tenant shall pay the Monthly Base Rent
set forth in Section 1.1(8) of this Lease and Tenant’s Share of Taxes and
Operating Expenses from and after September 1, 1997 in lieu of payment of
monthly base rent, operating expenses and taxes, as provided in the Existing
Lease (notwithstanding that the Existing Premises is larger than the Premises).
When the final size of the Initial Premises is established pursuant to Section
2.4 of the Lease, all Rent obligations of Tenant under this Section shall be
adjusted retroactively to September 1, 1997. It is the intent of the parties
that while the Rent as set forth in this Lease shall apply from and after
September 1, 1997 (notwithstanding the fact that Landlord need not deliver
possession of the Premises until a later date), Tenant shall pay such Rent for
the Existing Premises until Tenant occupies the Premises hereunder and
thereafter shall pay such Rent for the Premises hereunder. There shall be no
double rent unless Tenant remains in the Existing Premises after January 31,
1999, as said date may be extended for reasons of Force Majeure but not for any
Tenant Delays.

       

      3.           Signage. Tenant shall be the
only occupant of the Building having the right to install signage on the
exterior of the Building or at Tenant’s elevator bank in the lobby of the
Building, except for Landlord’s installation of the address and/or other
identification of the Building or as otherwise required by Law.

       

      Tenant
shall also have the right to install, at its expense, an exterior monument sign
in the plaza of the Building with Tenant’s name and logo. Such monument sign
shall be at

       

      
        
           

        

        
           

           

        

        
           

        

      

      Tenant’s
sole cost and expense. Notwithstanding the foregoing, Landlord reserves its
rights to install other non-exclusive monument signs in the plaza with the names
of other tenants or occupants of the Building.

       

      The
location, materials, size, design and other matters with respect to all Tenant’s
signs permitted hereunder shall be mutually and reasonable agreed upon by
Landlord (and its architect) and Tenant, and shall comply with all applicable
Laws. Tenant shall pay all costs with respect to such signage, including,
without limitation, all costs of design, fabrication, installation, illumination
(if sign is electrical), maintenance and removal (including repair of damage
caused by such removal) upon expiration or earlier termination of this Lease or
if such removal is desired by Tenant. Repairs of damage shall mean cleaning and
repair of wall or other surface where the sign in question was
mounted.

       

      Tenant
shall be provided with sufficient space in the Building directory to list all of
its partners, managers and other key personnel who have their principal office
in the Building and to list permitted assignees and subtenants. Landlord shall
not charge Tenant any fee for the initial installation of such names in the
Building directory but reserves the right to charge Tenant a reasonable rate not
to exceed the lowest amount charged to other Building tenants for any changes or
additions to the names initially installed.

       

      No other
signage may be installed or placed outside the Premises by Tenant, except as
provided in this Section 3 or as otherwise permitted by the Building standard
signage policy. All of the rights set forth in this Section 3 are personal to
KPMG Peat Marwick LLP and shall not be exercisable by any other person or
entity, regardless of whether or not such person or entity has succeeded to some
or all of Tenant’s other rights under this Lease.

       

      4.           Exclusive; Other Restrictions.
During the Term of this Lease: (1) Landlord shall not enter into a lease of any
space in the Building to any of the following: Arthur Andersen & Co.;
Anderson Consulting; Deloitte & Touche; Ernst & Young; Price Waterhouse;
Coopers & Lybrand and any of their respective Affiliates; and (2) Landlord
shall not enter into a lease of any space in the Building to schools or U.S.
Government agencies unless such school or agency is a high-end, professional
organization. Tenant acknowledges and agrees, however, that Landlord does not
have the right to interfere with the subleasing of space or the assignment of
any lease existing as of the date of this Lease by other tenants or occupants of
the Building to the entities named above or to schools or U.S. Government
agencies pursuant to the terms of the leases of such tenants or other
occupants.

       

      5.           Storage Space. Landlord shall
lease storage space (“Storage Space”) to Tenant on the following terms and
conditions:

       

      (1)           Commencing
on September 1, 1997, Tenant shall have the right to lease up to approximately
7,500 square feet of Storage Space in the Building to be used by Tenant for the
storage of books, papers and documents, only. Tenant shall make its final
determination as to the maximum amount of Storage Space which it wishes to lease
no later

       

      
        
           

        

        
          -2-

           

        

        
           

        

      

      than
December 31, 1997, and the terms set forth herein shall only apply to storage
space leased by Tenant prior to December 31, 1997. Any storage space which
Tenant is leasing as of September 1, 1997 pursuant to the Existing Lease shall
be deemed to be part of (i.e., shall count toward) the total square footage of
storage space which Tenant is leasing hereunder. Storage Rent for the Storage
Space shall be as follows:

       

      (a)           Storage
Space up to and including 3,916 square feet: $10.00 per square foot for the
period commencing on September 1, 1997 and ending on August 31, 1998.
Thereafter, on each September 1 during the Term, such Storage Rent shall be
increased by 2.25% over the Storage Rent for the preceding 12-month
period.

       

      (b)           Storage
Space over 3,916 square feet up to and including 7,500 square feet: $11.00 per
square foot for the period commencing on September 1, 1997 and ending on August
31, 1998. Thereafter, on each September 1 during the Term, such Storage Rent
shall be increased by 2.25% over the Storage Rent for the preceding 12-month
period.

       

      The
Storage Space Rent shall be payable as and when Monthly Base Rent is payable,
commencing on the date that possession of the Storage Space is delivered to
Tenant. Notwithstanding the foregoing, for purposes of calculating Tenant’s
Share, the Storage Space shall not be included in the Rentable Area of the
Premises.

       

      (2)           Tenant
shall not be required to pay Taxes or Operating Expenses with respect to the
Storage Space but shall be responsible for all electricity charges with respect
to the Storage Space. Tenant agrees to keep the Storage Space in a neat and
orderly fashion and to keep all stored items in cartons, file cabinets or other
suitable containers.

       

      (3)           The
Storage Space shall be made available to Tenant in broom clean condition.
Landlord has no obligation to make any improvement to the Storage Space other
than to install a single light fixture, a door with a lock and demising walls;
provided, however, that Tenant shall pay the costs of any demising work.
Tenant’s use of the Storage Space shall at all times be in compliance with the
provisions of this Lease.

       

      (4)           Landlord
may from time to time upon thirty (30) days prior notice to Tenant relocate, at
Landlord’s expense, any or all of the Storage Space to other storage areas in
the Building (“New Storage Space”) in which event the New Storage Space shall be
deemed to be the Storage Space hereunder. Landlord shall pay the actual and
reasonable expenses of physically moving Tenant’s property to the New Storage
Space.

       

      6.           Renewal Options.

       

      (a)           Tenant
shall have two (2) consecutive options to extend the Expiration Date for this
Lease of the Premises for five (5) years each as follows:

       

      
        
           

        

        
          -3-

           

        

        
           

        

      

      (i)           from
the day after the Expiration Date of the Initial Term to the fifth anniversary
of such Expiration Date, hereinafter referred to as the “Second Expiration
Date,” (“First Renewal Option”) and

       

      (ii)           from
the day after the Second Expiration Date to the fifth anniversary of such Second
Expiration Date (“Second Renewal Option”).

       

      Tenant’s
exercise of each option is subject to the following notice requirements: No
later than the date which is twelve (12) months prior to the Expiration Date of
the Initial Term for the First Renewal Option or the date which is twelve (12)
months prior to the Second Expiration Date for the Second Renewal Option,
Tenant, if it wishes to exercise the First or Second Renewal Option, as
applicable, shall give written notice (which notice shall be irrevocable on
Tenant’s part, but Tenant’s rights shall be subject to the provisions of this
Section 6) of the same to Landlord (the “First Renewal Notice” or “Second
Renewal Notice,” as applicable).

       

      (b)           The
Monthly Base Rent rate for the Premises during the First or Second Extension
shall equal the then-current Prevailing Market as agreed to by the parties
during the thirty (30) day period following Landlord’s receipt of the First
Renewal Notice or Second Renewal Notice, as applicable, or, if the parties are
unable to agree, then as determined pursuant to Subsection (c)(ii)
below.

       

      (c)           For
purposes hereof, the following terms shall have the following
meanings:

       

      (i)           “First
Extension” means the period commencing on the fifteenth (15th) anniversary of
the Commencement Date and ending on the fifth anniversary of the Expiration
Date; i.e., the Second Expiration Date. “Second Extension” means the period
commencing on the twentieth (20th) anniversary of the Commencement Date and
ending on the fifth anniversary of the Second Expiration Date.

       

      (ii)           “Prevailing
Market” means the Monthly Base Rent and provisions for Operating Expenses, Taxes
and electricity charges which are being offered or which would be offered by
Landlord and other landlords of comparable downtown Chicago highrise office
buildings to bona fide prospective tenants at that time, for leases with a
comparable term for comparable office space fully improved with then-building
standard office space improvements for general office purposes, taking into
account concessions which are or would be offered in renewals or expansions, as
the case may be, and all other relevant factors, including but not limited to
location of the space in question, the creditworthiness of Tenant and the age of
the Building. If Landlord and Tenant are unable to agree as to the

       

      
        
           

        

        
          -4-

           

        

        
           

        

      

      Prevailing
Market during the 30-day period following Landlord’s receipt of the First or
Second Renewal Notice, Prevailing Market shall be determined as
follows:

       

      Within
ten (10) days after Landlord and Tenant determine that they cannot reach an
agreement as to Prevailing Market as provided above, Landlord and Tenant, at
their respective expense, shall each cause an Illinois licensed MAI real estate
appraiser not affiliated with either party with not less than ten years of
experience in the downtown Chicago market and then actively engaged in the real
estate appraisal business in such area to determine the Prevailing Market on a
basis consistent with the terms of this Lease, said determination to be made
within thirty (30) days of their appointment by Landlord and Tenant,
respectively. In the event that the determination differs by less than ten
percent (10%), the Prevailing Market shall be the average of the two. In the
event that the determination differs by more than ten percent (10%), then the
two appraisers shall select a third real estate appraiser with the aforesaid
qualifications within fifteen (15) days, the fees and expenses of which third
appraiser shall be paid fifty percent (50%) by Landlord and fifty percent (50%)
by Tenant. If the two appraisers cannot agree upon a third appraiser within said
fifteen (15)-day period, then either Landlord or Tenant may request (such
request to be made within ten (10) days after the end of such 15-day period)
that one be appointed by the local office of the American Arbitration
Association, such appointment to be made within ten (10) days after the request
therefor. Said third appraiser shall, within fifteen (15) days of his selection
(or appointment, as applicable), determine Prevailing Market, which
determination shall be made only by designating which of the two determinations
made by said appraisers selected by Landlord and Tenant most accurately reflects
Prevailing Market. The determination made in accordance with the foregoing shall
be final and binding on Landlord and Tenant.

       

      (d)           Tenant’s
right to exercise the Second Renewal Option is subject to and conditioned upon
Tenant’s valid exercise of the First Renewal Option.

       

      (e)           All
of the Premises as to which Tenant seeks to exercise the First or Second Renewal
Option must be contiguous, must include at least one entire floor (which must be
at the top or bottom of an elevator bank), and may include only one (1) partial
floor.

       

      (f)           See
Section 12 of this Rider for additional provisions.

       

      
        
           

        

        
          -5-

           

        

        
           

        

      

      7.           Expansion
Options.

       

      (a)           Subject
to the provisions of this Section 7, Tenant shall have the following options
(each, an “Expansion Option”) to lease additional space in the Building (each,
an “Expansion Space”) on the terms and conditions set forth herein:

       

      
        	
                Option

              	 
      	 
      	
                Exercise

              	 
      	
                Lease

              
	
                No.

              	
                Location

              	
                Size of Option
      Space

              	
                Date

              	
                Delivery
      Date

              	
                Exhibit

              
	 
      	 
      	 
      	 
      	 
      	 
      
	 
      	 
      	 
      	 
      	 
      	 
      
	 
      	 
      	 
      	 
      	 
      	 
      
	
                1A

              	
                12th
      Floor

              	
                Any
      portion which

              	
                12/31/97

              	
                No
      later than

              	
                F

              
	 
      	 
      	
                becomes
      available for

              	 
      	
                12/31/98

              	 
      
	 
      	 
      	
                lease
      directly from

              	 
      	 
      	 
      
	 
      	 
      	
                Landlord
      prior to 12/31/98

              	 
      	 
      	 
      
	 
      	 
      	 
      	 
      	 
      	 
      
	
                1B

              	
                12th
      Floor

              	
                The
      remainder of the floor

              	
                12/31/1998

              	
                December
      31, 1999

              	
                F

              
	 
      	 
      	
                in
      quarter-floor increments

              	 
      	 
      	 
      
	 
      	 
      	
                so
      long as the space not

              	 
      	 
      	 
      
	 
      	 
      	
                being
      leased by Tenant is

              	 
      	 
      	 
      
	 
      	 
      	
                a
      Marketable Unit

              	 
      	 
      	 
      
	 
      	 
      	 
      	 
      	 
      	 
      
	
                1C

              	
                12th
      Floor

              	
                1.
      One-third (1/3) of floor

              	
                1/1/2004

              	
                January
      1, 2005

              	
                F

              
	 
      	 
      	 
      	 
      	
                through
      June 30,

              	 
      
	 
      	 
      	 
      	 
      	
                2006

              	 
      
	 
      	 
      	 
      	 
      	 
      	 
      
	 
      	 
      	
                2.
      One-third (1/3) of floor

              	
                1/1/2008

              	
                January
      1, 2009

              	
                F

              
	 
      	 
      	 
      	 
      	
                through
      June 30,

              	 
      
	 
      	 
      	 
      	 
      	
                2010

              	 
      
	 
      	 
      	 
      	 
      	 
      	 
      
	 
      	 
      	
                3.
      One-third (1/3) of floor

              	
                1/1/2011

              	
                January
      1, 2012

              	
                F

              
	 
      	 
      	 
      	 
      	
                through
      June 30,

              	 
      
	 
      	 
      	 
      	 
      	
                2013
      (provided that

              	 
      
	 
      	 
      	 
      	 
      	
                Tenant
      has

              	 
      
	 
      	 
      	 
      	 
      	
                exercised
      the First

              	 
      
	 
      	 
      	 
      	 
      	
                Renewal
      Option)

              	 
      

      

      
        
           

        

        
          -6-

           

        

        
           

        

      

      

      
        	
                Option

              	 
      	 
      	
                Exercise

              	 
      	
                Lease

              
	
                No.

              	
                Location

              	
                Size of Option
      Space

              	
                Date

              	
                Delivery
      Date

              	
                Exhibit

              
	 
      	 
      	 
      	 
      	 
      	 
      
	
                2

              	
                20th
      Floor

              	
                Up
      to one (1) full floor in

              	
                4/1/2006

              	
                April
      1, 2007

              	
                G

              
	 
      	 
      	
                quarter-floor
      increments

              	 
      	
                through
      December

              	 
      
	 
      	 
      	
                so
      long as the space not

              	 
      	
                31,
      2008

              	 
      
	 
      	 
      	
                being
      leased by Tenant is

              	 
      	 
      	 
      
	 
      	 
      	
                a
      Marketable Unit

              	 
      	 
      	 
      
	 
      	 
      	 
      	 
      	 
      	 
      
	
                3

              	
                21st
      Floor

              	
                Up
      to one (1) full floor in

              	
                1/1/2011

              	
                January
      1, 2012

              	
                H

              
	 
      	 
      	
                quarter-floor
      increments

              	 
      	
                through
      January 30,

              	 
      
	 
      	 
      	
                so
      long as the space not

              	 
      	
                2013
      (provided that

              	 
      
	 
      	 
      	
                being
      leased by Tenant is

              	 
      	
                Tenant
      has

              	 
      
	 
      	 
      	
                a
      Marketable Unit

              	 
      	
                exercised
      the First

              	 
      
	 
      	 
      	 
      	 
      	
                Renewal
      Option)

              	 
      
	 
      	 
      	 
      	 
      	 
      	 
      
	
                4

              	
                21st
      floor

              	
                28,631
      rsf

              	
                11/1/97

              	
                30-60
      days after

              	
                H,J

              
	 
      	
                or
      22nd

              	
                28,186
      rsf

              	 
      	
                Tenant
      completes

              	 
      
	 
      	
                floor

              	 
      	 
      	
                demolition
      of the

              	 
      
	 
      	 
      	 
      	 
      	
                floor
      and surrenders

              	 
      
	 
      	 
      	 
      	 
      	
                possession
      of same

              	 
      
	 
      	 
      	 
      	 
      	
                to
      Landlord

              	 
      

      

      

       

      (b)           The
exact size, location and timing of delivery of possession of each Expansion
Space shall be determined by Landlord in its sole discretion so long as the
Expansion Space meets the parameters hereinbefore set forth. With respect to
Option 4, the Expansion Space shall be the 21st floor unless Christie’s
International Catering Co., Ltd. has made a commitment by November 1, 1997 to
lease the 21st floor from Landlord, in which case the Expansion Space for Option
4 shall be the 22nd floor. Tenant shall exercise any Expansion Option by sending
written notice to Landlord (which notice shall be irrevocable on Tenant’s part,
but Tenant’s rights shall be subject to the provisions of this Section 7) of its
exercise of any Expansion Option no later than the applicable Exercise Date
(“Expansion Notice”).

       

      (c)           Tenant
shall pay Base Rent during the Initial Term for Expansion Space taken pursuant
to the Options 1A or 1B or 4 at a rate equal to Tenant’s then-current Base Rent
per rentable square foot pursuant to the schedule set forth in Section 1.1(8).
Tenant shall pay Base Rent for Expansion Space taken pursuant to any other
Expansion Option at the Prevailing Market as defined in Section 6(c)(ii)of this
Rider, taking into account the actual term of the lease of the Expansion Space.
Prevailing Market for purposes of this Section shall take into account the fact
that Landlord will install sprinklers in the any mid-rise or high-rise Expansion
Space: Any Expansion Space in the low-rise will not be required to
be

       

      
        
           

        

        
          -7-

           

        

        
           

        

      

      delivered
with sprinklers in place except for the following: If Tenant leases one-half a
floor or more, Landlord shall install the primary loop with heads turned up
until such time as the system becomes wet. Tenant understands that the preceding
reference to “the system” means the system not just for any low-rise Expansion
Space but for the entire low-rise portion of the Building (i.e., floors 1
through 11), and that the system for the low-rise portion of the Building shall
become wet according to Landlord’s plan for installation of sprinklers in the
Building, which may occur after delivery of possession of any low-rise Expansion
Space to Tenant. At such time as the system for the low-rise portion of the
Building becomes wet, Landlord shall, at its expense, change the ceiling and as
necessary and turn down the sprinklers in any low-rise Expansion Space of
one-half floor or more.

       

      (d)           Effective
on the commencement date (as hereinafter defined) of any Expansion Option, the
applicable Expansion Space shall be deemed added to the Premises and the
Rentable Area of the Premises and Tenant’s Share shall be increased accordingly.
Monthly Base Rent, Rent Adjustment Deposits and Rent Adjustments for the
Expansion Space (except for Expansion Space pursuant to Option 4) shall commence
on the commencement date for such Expansion Space, which shall be the earlier to
occur of ninety (90) days after Landlord delivers possession of the Expansion
Space to Tenant or the date Tenant occupies the Expansion Space for the purpose
of doing business, but as to Expansion Space taken pursuant to Option 1A, the
commencement date shall be no later than December 31, 1998. Monthly Base Rent,
Rent Adjustment Deposits and Rent Adjustments and the commencement date for
Expansion Space pursuant to Option 4 shall be four (4) months after delivery of
possession of such Expansion Space to Tenant. Landlord shall complete floor
levelling of such Option 4 Expansion Space prior to delivery of possession to
Tenant; it being agreed that all other Landlord work shall be completed by
Landlord concurrently with any Tenant Alterations being done by Tenant. If
Landlord does not complete its floor levelling until after delivery of the
Option 4 Expansion Space to Tenant, then such Landlord delay shall, on a
day-for-day basis for each day after the delivery date that Landlord has not
completed the floor levelling, be applied to reduce the period of any Tenant
Delay; and if there are no Tenant Delays, then such Landlord delay shall, on a
day-for-day basis, delay the January 31, 1999 date set forth in Section 15 of
this Rider. However, Tenant shall be subject, with respect to any Expansion
Space, to all of the terms, covenants and conditions of the Lease (except for
the payment of Monthly Base Rent and Tenant’s Share of Operating Expenses and
Taxes) as of the date possession of such Expansion Space is delivered to Tenant
if such delivery of possession is prior to the commencement date for the
Expansion Space.

       

      (e)           All
of the Expansion Space shall be tendered to and accepted by Tenant in its
“as-is” condition (subject to Landlord’s obligations, if any, with respect to
sprinklers as set forth in Subsection (c) above) and “as-built”

       

      
        
           

        

        
          -8-

           

        

        
           

        

      

      configuration
existing on the date Landlord delivers possession of the Expansion Space to
Tenant. Landlord shall provide Tenant with an improvement allowance of (i)
$35.00 per rentable square foot for Expansion Space taken pursuant to Option 1A,
(ii) $25.00 per rentable square foot for Expansion Space taken pursuant to
Expansion Option 1B and (iii) for each rentable square foot of Expansion Space
taken pursuant to Option 4, an amount equal to $35.00 multiplied by a fraction,
the numerator of which is number of months that Tenant leases such Expansion
Space during the Initial Term (e.g., the number of months starting with the
month in which the commencement date for such Expansion Space occurs) and the
denominator of which is 180. (The parties shall execute a Workletter Agreement
substantially similar to Exhibit B for any work which Tenant elects to do in any
such Expansion Space at the commencement of the term thereof, except no
“Landlord’s Work” (except for floor levelling for Expansion Space pursuant to
Option 4) shall be required thereunder other than installation of
sprinklers).

       

      (f)           With
respect to Option 1A Landlord shall notify Tenant within thirty (30) days after
any Expansion Space under Option 1A becomes legally available to lease or, at
Landlord’s option, such earlier time as Landlord shall be in a position to
project when such Expansion Space will be legally available to lease, advising
Tenant of such projected date.

       

      (g)           If
Tenant exercises any Expansion Option as to less than one (1) full floor, then
Tenant shall be required to pay for all Demising Work with respect to such
expansion.

       

      (h)           The
term for any Expansion Space shall be coterminous with the Term for the Initial
Premises under this Lease.

       

      (i)           See
Section 12 of this Rider for additional provisions.

       

      8.           Parking. Landlord shall cause
the operator (“Operator”) of the Building automobile parking facility to make
one hundred (100) monthly parking privileges (“Parking Privileges”) available to
Tenant upon occupancy of the Premises for the use of Tenant’s employees and/or
business invitees. Tenant shall: (a) pay the monthly charge for the Parking
Privileges at the prevailing rate charged by the Operator from time to time; (b)
contract with Operator for the Parking Privileges within thirty (30) days after
its occupancy of the Premises; and (c) follow the rules, regulations, terms and
conditions for such Parking Privileges as Landlord or Operator may establish
from time to time. If Tenant fails to pay the aforesaid monthly charge, Landlord
need no longer cause the Parking Privileges not paid for to be made available;
provided, however, that no default in connection with Tenant’s use of its
Parking Privileges shall be a Default under the Lease. However, if Tenant fails
to initially contract for or thereafter voluntarily reduces the number of its
Parking Privileges, Tenant shall retain the

       

      
        
           

        

        
          -9-

           

        

        
           

        

      

      right to
contract for the maximum number of spaces to which Tenant is entitled from time
to time on a first-come, first-served basis.

       

      The
maximum number of Parking Privileges to which Tenant shall be entitled during
the Term shall be 1 Parking Privilege per 2,000 square feet of the
Premises.

       

      Tenant
shall be entitled to designate one of its parking spaces as reserved. Landlord
shall mark such space as reserved but shall thereafter have no responsibility to
prevent unauthorized persons from parking in such reserved parking
space.

       

      In
addition to the foregoing rights with respect to parking, Tenant shall have the
right to use fifty (50) parking spaces after 5:00 p.m. on business days and at
any time on non-business days so long as the spaces are vacated prior to 7:00
a.m. of the following day at a flat rate of $5.00 per car. Landlord shall have
the right to increase this flat rate by the amount of any increases in parking
taxes and/or the CPI. Increases in the CPI shall be calculated as follows: If
the CPI on any Adjustment Date shall be greater than the CPI for the
Commencement Date, the monthly charge for each Parking Privilege commencing on
the Adjustment Date shall be adjusted by adding an amount (the “CPI Escalation
Amount”) equal to the product obtained by multiplying: (a) the initial monthly
charge for each Parking Privilege, by (b) the percentage increase in the CPI
from the Commencement Date through the Adjustment Date. “Adjustment Date” shall
mean each January 1 during the Term. “CPI” shall mean the Consumer Price Index
for All Urban Consumers, All Items (Base year 1982-1984 = 100) published by the
United States Department of Labor, Bureau of Labor Statistics (or if a separate
Index is published by the Bureau of Labor Statistics for a metropolitan area
within 100 miles of the Property, then such metropolitan index). If the Bureau
of Labor Statistics substantially revises the manner in which the CPI is
determined, an adjustment shall be made in the revised index which would produce
results equivalent, as nearly as possible to those which would be obtained
hereunder if the CPI were not so revised. If the 1982-1984 average shall no
longer be used as an index of 100, such change shall constitute a substantial
revision. If the CPI becomes unavailable to the public because publication is
discontinued, or otherwise, Landlord shall substitute therefor a comparable
index based upon changes in the cost of living or purchasing power of the
consumer dollar published by a governmental agency, major bank, other financial
institution, university or recognized financial publisher. If the CPI is
available on a monthly (or alternating monthly) basis, the CPI for the months in
which (or immediately preceding, as the case may be) the Commencement Date and
Adjustment Date respectively occur shall be used.

       

      Tenant
and its employees and invitees shall have access to the parking garage at all
times (i.e., 24 hours per day, seven (7) days per week, 365 days per year),
under such regulations as Landlord or Operator prescribes for security purposes,
and subject to temporary closings for necessary repairs. Any such regulations
shall be enforced and applied on a non-discriminatory basis.

       

      
        
           

        

        
          -10-

           

        

        
           

        

      

      9.           Reduction
Options.

       

      (a)           Tenant
shall have the right to reduce the size of the Premises by up to one (1) full
floor on the highest or lowest floor of the Premises then being leased by Tenant
and leaving no more than one (1) partial floor in the Premises, such reduction
to be effective as of the last day of the fifth (5th) Lease Year (“First
Reduction Option”). Tenant shall also have the right to reduce the size of the
Premises by up to one (1) full floor on the highest or lowest floor of the
Premises then being leased by Tenant and leaving no more than one (1) partial
floor in the Premises, such reduction to be effective as of the last day of the
tenth (10th) Lease Year (“Second Reduction Option”). Tenant’s right to exercise
the First and Second Reduction Options shall be subject to and conditioned upon
Tenant’s satisfaction of all of the following terms and conditions:

       

      (i)           Landlord
receives notice of reduction from Tenant (which notice shall be irrevocable on
Tenant’s part, but Tenant’s rights shall be subject to the provisions of this
Section 9) as to Tenant’s exercise of the First Reduction Option no later than
the last day of the fourth (4th) Lease Year (“First Reduction Notice”). Together
with the First Reduction Notice, there shall be a payment by Tenant to Landlord
of the First Reduction Amount (as defined below). For any portion of the Initial
Premises plus Expansion Space (if any) leased by Tenant pursuant to Options No.
1A or 4 as set forth in Section 7 of this Rider, the First Reduction Amount
shall be equal to $78.14 per rentable square foot multiplied by the number of
rentable square feet of Initial Premises as to which Tenant is exercising the
First Reduction Option, plus $60.24 per rentable square foot multiplied by the
number of rentable square feet of Expansion Space leased by Tenant pursuant to
Option No. 1A and $59.93 per rentable square foot multiplied by the number of
rentable square feet of Expansion Space leased by Tenant pursuant to Option No.
4. For Expansion Space and Refusal Space other than Expansion Space leased by
Tenant pursuant to Options No. 1A or 4, the First Reduction Amount shall be
equal to the number of rentable square feet of Expansion Space and Refusal Space
as to which the First Reduction Option is being exercised multiplied by
Landlord’s actual unamortized costs (all of which shall be amortized over the
remaining Initial Term of the Lease at the commencement of the term of such
space, taking into account an interest component at the rate of ten percent
(10%) per annum, compounded monthly, and which costs shall include, without
limitation, brokerage commissions, legal fees, tenant improvement allowance,
rent abatements and other financial concessions or commissions, if any, incurred
by Landlord in connection with this Lease) and revenue shortfall plus an amount
equal to Base Rent, Taxes and Operating Expenses for four (4) months allocable
on a per rentable square foot basis for the actual portion of the Expansion
Space and Refusal Space as to which the First Reduction Option is being
exercised.

       

      
        
           

        

        
          -11-

           

        

        
           

        

      

      (ii)           Landlord
receives notice of reduction from Tenant (which notice shall be irrevocable on
Tenant’s part, but Tenant’s rights shall be subject to the provisions of this
Section 9) as to Tenant’s exercise of the Second Reduction Option no later than
the last day of the ninth (9th) Lease Year (“Second Reduction Notice”). Together
with the Second Reduction Notice, there shall be a payment of the Second
Reduction Amount as defined below. For any portion of the Initial Premises plus
Expansion Space (if any) leased by Tenant pursuant to Options No. 1A or 4, as
set forth in Section 7 of this Rider, the Second Reduction Amount shall be equal
to $57.07 per rentable square foot multiplied by the number of rentable square
feet of Initial Premises as to which Tenant is exercising the Second Reduction
Option, plus $45.93 per rentable square foot multiplied by the number of
rentable square feet of Expansion Space leased by Tenant pursuant to Option No.
1A and $45.67 per rentable square foot multiplied by the number of rentable
square feet of Expansion Space leased by Tenant pursuant to Option No. 4. For
Expansion Space and Refusal Space other than Expansion Space leased by Tenant
pursuant to Options No. 1A or 4, the Second Reduction Amount shall be equal to
the number of rentable square feet of Expansion Space and Refusal Space as to
which the Second Reduction Option is being exercised multiplied by Landlord’s
actual unamortized costs (all of which shall be amortized over the remaining
Initial Term of the Lease at the commencement of the term of such space taking
into account an interest component at the rate of ten percent (10%) per annum,
compounded monthly, and which costs shall include, without limitation, brokerage
commissions, legal fees, tenant improvement allowance, rent abatements and other
financial concessions or commissions, if any, incurred by Landlord in connection
with this Lease) and revenue shortfall plus an amount equal to Base Rent, Taxes
and Operating Expenses for four (4) months allocable on a per rentable square
foot basis for the actual portion of the Expansion Space and Refusal Space as to
which the Second Reduction Option is being exercised.

       

      (iii)           It
is understood and agreed that the First and/or Second Reduction Amount (as
applicable) is being paid as and for a termination fee resulting from the early
termination of this Lease for the Reduction Space and not as a penalty. The
First or Second Reduction Amount (as the case may be) shall be increased to
reflect the Landlord’s unamortized actual costs (including, without limitation,
brokerage commissions, legal fees, rent abatements, tenant improvement allowance
and other financial concessions or commissions, if any) and revenue shortfall
plus an amount equal to Base Rent, Taxes and Operating Expenses for four (4)
months for that part of any space which was added to the Initial Premises (other
than Expansion Space and Refusal Space which shall be governed by subsections
(i) and (ii) above) which is subject to the Reduction Option; such costs having
been amortized over the term of the Lease of such additional space taking into
account an interest component at the rate of ten percent (10%) per annum
compounded monthly.

       

      
        
           

        

        
          -12-

           

        

        
           

        

      

      (iv)           The
Reduction Space shall be a Marketable Unit (as defined in Section 10.1 of the
Lease), shall be returned to Landlord in accordance with Article 12 of the
Lease, and shall be located on either the highest or lowest floor then being
leased by Tenant.

       

      (b)           Tenant
shall remain obligated and liable for all Rent and other obligations (including
without limitation requirements as to the condition of the Reduction Space upon
surrender of possession) accrued under this Lease with respect to the First or
Second Reduction Space (as applicable) up to and including the termination date
established pursuant to the First or Second Reduction Notice and the applicable
Reduction Amendment (even if billings for same occur subsequent to such
termination date). All Rent reductions shall be calculated on a uniform per
rentable square foot basis (excluding any Refusal Space, Expansion Space or
other space added to the Initial Premises).

       

      (c)           Tenant
shall, at its expense, perform all work required to demise the Reduction Space
from the remaining balance of the Premises, including without limitation, the
Demising Work. All of the Demising Work shall be performed prior to the
effective date of the subtraction of the First or Second Reduction Space (as
applicable) from the Premises. Landlord reserves the right to perform, at
Tenant’s reasonable expense, any of the preceding work which affects the
mechanical or utility systems or structure of the Building.

       

      (d)           See
Section 12 of this Rider for additional provisions.

       

      10.           Termination
Option.

       

      (a)           Tenant
shall have the right to terminate the Lease for the Premises prior to the
scheduled Expiration Date (“Termination Option”), such termination to be
effective as of the last day of the tenth (10th) Lease Year (“Early Termination
Date”) provided that Tenant satisfies all of the following terms and conditions
:

       

      (i)           Landlord
receives notice of termination (“Termination Notice”) from Tenant (which notice
shall be irrevocable on Tenant’s part, but Tenant’s rights shall be subject to
the provisions of this Section 10) no later than the last day of the ninth (9th)
Lease Year; and

       

      (ii)           Together
with the Termination Notice there shall be a payment by Tenant to Landlord of
that portion of the Termination Amount (as defined below) consisting of four (4)
months’ Base Rent, Taxes and Operating Expenses for the entire Premises,
including any Expansion Space and Refusal Space. The balance of the Termination
Amount shall be paid sixty (60) days prior to the Early Termination Date. The
Termination Amount shall be $57.07 per

       

      
        
           

        

        
          -13-

           

        

        
           

        

      

      rentable
square foot of the Initial Premises, $45.93 per rentable square foot of
Expansion Space (if any) leased by Tenant pursuant to Option No. 1A and $45.67
per rentable square foot of Expansion Space (if any) leased by Tenant pursuant
to Option No. 4, as set forth in Section 7 of this Rider, plus, with respect to
any Expansion Space and Refusal Space other than Expansion Space leased by
Tenant pursuant to Options No. 1 A or 4, an amount equal to Landlord’s actual
unamortized costs with respect to such space, including, without limitation,
brokerage commissions, legal fees, rent abatements, tenant improvement
allowances and other financial concessions or commissions, if any incurred by
Landlord (such costs being amortized over the term of the Lease of such
additional space taking into account an interest component at the rate of ten
percent (10%) per annum compounded monthly), and revenue shortfall plus an
amount equal to Base Rent, Taxes and Operating Expenses for four (4) months for
such space. It is understood and agreed that the Termination Amount is being
paid as and for a termination fee resulting from the early termination of this
Lease and not as a penalty.

       

      (b)           Tenant
shall remain obligated and liable for all Rent and all other obligations accrued
under this Lease up to and including the Early Termination Date (including
without limitation requirements as to the condition of the Premises upon
surrender of possession) even if billings occur subsequent to the Early
Termination Date.

       

      (c)           See
Section 12 of this Rider 12 for additional provisions.

       

      11.           Right of First
Refusal.

       

      (a)           Tenant
shall have the following continuing rights of first offer/refusal (each, a
“ROFR”) to lease the following space:

       

      (i)           During
the Initial Term of this Lease but ending two (2) years prior to the Termination
Date of the Term, any or all space in the mid-rise elevator bank and floors 21
(unless Christie’s International Catering Co., Ltd. has made a commitment by
November 1, 1997 to lease the 21st floor from Landlord, in which case floor 24
shall be substituted for floor 21 hereunder), 22 or 23 (the “Mid/High-rise
Refusal Space, and

       

      (ii)           During
the period commencing on the Commencement Date and ending on August 31, 2003,
any or all space on floors 2 through 11 (the “Low-rise Refusal
Space).

       

      The term
“Refusal Space” is used herein for provisions which apply to both the
Mid/High-rise Refusal Space and the Low-rise Refusal Space.

       

      
        
           

        

        
          -14-

           

        

        
           

        

      

      Such
leasing shall be on the terms and conditions set forth in this Section 11;
provided, however, that Tenant’s rights under this ROFR with respect to the
Low-rise Refusal Space shall not apply to any space wherein an existing tenant
of such space wishes to extend or renew the term of its lease or expand its
premises, whether such renewal, extension or expansion is pursuant to an option
contained in such lease or otherwise. When Landlord has a prospective tenant
(“Prospect”) interested in leasing all or any part of any Refusal Space,
Landlord shall, prior to or simultaneously with transmission of the Prospect
Terms (as hereinafter defined) to the Prospect, so advise Tenant in writing (the
“Advice”) of the terms upon which Landlord is willing to lease the Refusal Space
to the Prospect (the “Prospect Terms”), and which Advice shall set forth the
date on which the Refusal Space shall be available for lease by Tenant. If the
term of the lease for the Refusal Space set forth in the Prospect Terms is
greater than the remaining Term of this Lease, including any exercised renewal
options, then Landlord and Tenant shall, during the five or ten business day
period (as applicable, pursuant to subsection (b) below) prior to the date when
Tenant must exercise its rights hereunder, negotiate in good faith as to the
rental terms to be applicable to the Refusal Space. If’ Tenant elects to lease
the Refusal Space by sending the Notice of Exercise, then such Notice of
Exercise shall specify whether Tenant is electing to lease the Refusal Space on
the Prospect Terms or on the rental terms agreed to by Landlord and Tenant, if
such an agreement was reached. If the term offered to the Prospect is less or
equal to the remaining Term of this Lease, including any exercised renewal
options, then the Prospect Terms shall not apply and the terms shall be
Prevailing Market as defined in Section 6(c)(ii) of this Rider. Subject to the
provisions of this Section 11, Tenant shall have the right to lease all but not
less than all of the Refusal Space.

       

      (b)           The
ROFR shall be exercised by Tenant by delivery to Landlord of written notice
(which notice shall be irrevocable on Tenant’s part, but Tenant’s rights shall
be subject to the provisions of this Section 11) of exercise (the “Notice of
Exercise”) within ten (10) business days after the date of the Advice for the
Mid/High-rise Refusal Space and within five (5) business days after the date of
the Advice for the Low-rise Refusal Space.

       

      (c)           The
term for the Refusal Space shall be coterminous with the Term of this Lease,
including any exercised renewal options. If Tenant is leasing the Refusal Space
on the Prospect Terms and the term offered to the Prospect is greater than the
then-remaining Term of this Lease, including any exercised renewal options, then
in order to make the term of the Refusal Space coterminous with this Lease,
Landlord shall prorate concessions (including, but not limited to, Landlord work
and rent abatement) to Tenant with respect to the Refusal Space in order to
achieve the same net effective rent to Landlord whether the Refusal Space is
leased to Tenant or to the Prospect. Rent for the Refusal Space

       

      
        
           

        

        
          -15-

           

        

        
           

        

      

      shall
commence on the date provided therefor in the Advice. Notwithstanding the
commencement date which is established for any Refusal Space, Tenant shall be
subject, with respect to such Refusal Space, to all of the terms, covenants and
conditions of the Lease (except for the payment of Monthly Base Rent and
Tenant’s Share of Operating Expenses and Taxes) as of the date possession of
such Refusal Space is delivered to Tenant if such delivery of possession is
prior to the commencement date for such Refusal Space.

       

      (d)           The
Refusal Space shall be accepted by Tenant in its as-is condition and as-built
configuration existing on the earlier of the date Tenant takes possession of the
Refusal Space or as of the date the term for such Refusal Space commences,
except as may be expressly provided in the Advice and except as follows:
Landlord shall deliver Mid/High-rise Refusal Space with sprinklers in place. Any
Low-rise Refusal Space will not be required to be delivered with sprinklers in
place except for the following: If Tenant leases one-half a floor or more,
Landlord shall install the primary loop with heads turned up until such time as
the system becomes wet. Tenant understands that the preceding reference to “the
system” means the system not just for any Low-rise Refusal Space, but for the
entire low-rise portion of the Building (i.e., floors 1 through 11), and that
the system for the low-rise portion of the Building shall become wet according
to Landlord’s plan for installation of sprinklers in the Building, which may
occur after delivery of possession of any Low-rise Refusal Space to Tenant. At
such time as the system for the low-rise portion of the Building becomes wet,
Landlord shall, at its expense, change the ceiling grid as necessary and turn
down the sprinklers in any Low-rise Refusal Space of one-half floor or
more.

       

      (e)           The
rights of Tenant under this Section 11 with respect to the Mid/High-rise Refusal
Space shall terminate on the date which is ten (10) business days after the date
of the Advice, if Landlord is obligated to send an Advice, and Tenant does not
deliver a Notice of Exercise to Landlord within said ten (10) business day
period. The rights of Tenant under this Section 11 with respect to the Low-rise
Refusal Space shall terminate on the date which is five (5) business days after
the date of the Advice, if Landlord is obligated to send an Advice, and Tenant
does not deliver a Notice of Exercise to Landlord within said five (5) business
day period. Notwithstanding the foregoing, Tenant’s ROFR shall remain in effect
as to future Refusal Space, provided that Landlord is then obligated to send an
Advice.

       

      (f)           If
Landlord has a Prospect for any Refusal Space and Landlord is not obligated to
send Tenant an Advice under subsections (g) or (h) below or Section 12 of this
Rider, Landlord may lease the Refusal Space to the Prospect or any other
prospective tenants on whatever terms Landlord deems appropriate and Tenant
shall have no further rights with respect to the Refusal

       

      
        
           

        

        
          -16-

           

        

        
           

        

      

      Space
under this Section 11. In addition, where Landlord sends an Advice and Tenant
does not exercise its rights hereunder, Landlord may lease the Refusal Space to
the Prospect or any other prospective tenants, provided that Landlord shall
re-offer the Refusal Space to Tenant following the Advice procedure hereinbefore
set forth prior to entering into a lease with the Prospect or any other prospect
where the bottom line rent to be paid by the Prospect or other prospective
tenant: (i) for the Mid/High-rise Refusal Space, is less than 90% of the bottom
line rent contained in the Prospect Terms or the bottom line rent is $1.00 per
square foot less than the bottom line rent contained in the Prospect Terms, and
(ii) for the Low-rise Refusal Space, is more than $5.00 per square foot and the
deviation is at least 10% less than the bottom line rent contained in the
Prospect Terms, or if the bottom line rent is equal to or less than $5.00 per
square foot and the deviation is at least 20% less than the bottom line rent
contained in the Prospect Terms. The term “bottom line rent” as used in the
preceding sentence shall mean the net base rent, using a 10% discount rate,
calculated as described below. So, for example, if the net base rent for the
Refusal Space set forth in the Advice for a ten year term is $10.00 per square
foot, with a $25.00 per square foot allowance for tenant improvements, six
months of base rent abatement at the start of the ten year term, an additional
$5.00 per square foot allowance for tenant’s moving expenses, etc. and leasing
commissions of $7.50 per square foot, the “bottom line rent” would be $3.28 per
square foot, computed as follows:

       

      
        	 
      	
                10
      Year Term

              
	 
      	
                10%
      Discount Rate

              
	 
      	
                Present
      Value/S.F.

              
	 
      	 
      
	
                Net
      Base Rent $10.00/S.F.

              	
                $10.00 

              
	
                Less:
      Tenant Improvements ($25.00/S.F.)

              	
                (3.97)

              
	
                Abatement
      (6 months)

              	
                (.77)

              
	
                Additional
      allowance ($5.00/S.F.)

              	
                (.79)

              
	
                Leasing
      commissions ($7.50/S.F.)

              	
                (1.19)

              
	
                Bottom
      Line Rent

              	
                $3.28 

              

      

      

       

      (g)           Notwithstanding
anything contained herein to the contrary, Tenant’s rights under this Section 11
shall end two (2) years prior to the Termination Date of the Term.

       

      (h)           Notwithstanding
anything contained herein to the contrary, if Tenant exercises a ROFR for any
space which is also covered by Tenant’s Expansion Options as set forth in
Section 7 of this Rider, then Tenant’s leasing of such space shall be governed
by the terms and conditions contained in Section 7 with respect to such space
rather than by the terms and conditions of this Section 11.

       

      
        
           

        

        
          -17-

           

        

        
           

        

      

      (i)           See
Section 12 of this Rider for additional provisions.

       

      12.           General Option Provisions.
Notwithstanding anything contained elsewhere in this Rider to the contrary, the
following additional provisions shall apply to and govern Tenant’s exercise of
any option or election contained in Sections 6, 7, 9, 10 or 11 of this
Rider:

       

      (a)           Tenant’s
purported exercise of any option is subject to the condition (which may be
waived by Landlord in its sole discretion) that at the time Landlord receives
any notice by which Tenant seeks to exercise an option or election (and
additionally, for the ROFR, at the time that Landlord would otherwise be
required to send Tenant an Advice), no monetary Default has occurred which
remains uncured and no non-monetary default has occurred which Tenant is not
then diligently and continuously attempting to cure.

       

      (b)           Except
as expressly modified by the terms of the specific option or election being
exercised, all of the provisions, terms and conditions of this Lease shall apply
to any additional space added to the Premises and to any extension of the Term,
except that no inducements, allowances or credits set forth in the Lease with
respect to the commencement of the Initial Term shall apply
thereto.

       

      (c)           If
Tenant is able to and properly exercises the applicable option or election,
Landlord shall prepare an amendment (the “Option Amendment”) to reflect the
changes in terms of the Lease resulting from such exercise, including without
limitation any increase or decrease in the size of the Premises, changes in Base
Rent, Rent Adjustment Deposits, Rent Adjustments, Rentable Area of the Premises,
Tenant’s Share and other appropriate terms. A copy of the Option Amendment shall
be:

       

      (i)           sent
to Tenant within a reasonable time after Landlord receives Tenant’s notice
exercising the option or election; and

       

      (ii)           executed
by Tenant and returned to Landlord within thirty (30) days after receipt thereof
by Tenant. Notwithstanding the foregoing, an otherwise valid exercise of the
option or election by Tenant shall, at Landlord’s option, be fully effective and
binding on Landlord and Tenant, whether or not the Option Amendment is executed
(including without limitation, any increase or decrease in the size of the
Premises, changes in Base Rent, Rent Adjustment Deposits, Rent Adjustments,
Rentable Area of the Premises, Tenant’s Share and other appropriate
terms).

       

      (d)           Notwithstanding
anything contained herein to the contrary, Tenant’s rights to exercise any
option or election shall terminate, at Landlord’s

       

      
        
           

        

        
          -18-

           

        

        
           

        

      

      election,
if, after Tenant’s delivery of the notice exercising the option or election but
prior to the effective date of the option or election a Default occurs under the
Lease.

       

      (e)           Tenant
agrees that time is of the essence in connection with the valid exercise of its
rights under any option or election.

       

      (f)           The
rights of Tenant under each option are personal to the original Tenant named in
this Lease and are not assignable to any other person or entity, except as
otherwise provided in Section 10.6.

       

      (g)           Base
Building work consisting of the core loop for the sprinkler system is to exist
or be performed by Landlord, at Landlord’s expense, in any Expansion or Refusal
Space subject to this Section 12.

       

      13.           After-hours HVAC. The current
rates for after-hours HVAC usage for the Building as of the date of this Lease
are as follows (which rates are subject to increase or decrease by Landlord
provided that such increases or decreases shall be reasonable and correspond to
increases or decreases in Landlord’s actual out-of-pocket utility or energy
costs, labor expenses, water costs and costs of chemicals but not including any
profit to Landlord):

       

      (a)           Air
conditioning only: $139.03 per hour for floors 1 through 11 and $181.88 per hour
for floors 12 through 20;

       

      (b)           Heating
only: $116.31 per hour for floors 1 through 11 and $153.88 per hour for floors
12 through 20; and

       

      (c)           Ventilation
only: $89.93 per hour for floors 1 through 11 and $127.86 per hour for floors 12
through 20.

       

      Such
after-hours charges shall be divided proportionately among all tenants in the
applicable zone (i.e., floors 1 through 11 or 12 through 20) requesting the
after-hours service.

       

      14.           Fire Stairwell. Tenant and its
agents and employees shall have access to, and the right to use (so long as such
use is permitted by applicable codes), on a non-exclusive basis, the fire
stairwell for movement between the floors of Tenant’s Premises. Tenant shall
have the right to paint and/or carpet the fire stairwell provided that such
alterations have been approved by Landlord and are permitted by all applicable
laws, regulations and codes, including, without limitation, the building and
fire safety codes of the City of Chicago. Further, in connection with Tenant’s
use of said stairwell, Tenant shall, at its sole option and expense, install a
card reader system approved by Landlord so as to prevent non-Building personnel
from accessing the Premises floors from such stairwell. Tenant shall maintain
all improvements made by Tenant in good, safe condition and repair throughout
the Term. Provided that Tenant has exercised its rights to improve the fire
stairwell, for purposes of Tenant’s obligations under Article 17 of the Lease,
the Premises shall be deemed to include

       

      
        
           

        

        
          -19-

           

        

        
           

        

      

      the fire
stairwell with respect to any claims arising out of Tenant’s failure to maintain
the improvements in the fire stairwell made by Tenant in good, safe condition
and repair. Provided that Tenant has exercised its rights to use the fire
stairwell, for purposes of Tenant’s obligations under Article 17 of the Lease,
the Premises shall be deemed to include the fire stairwell with respect to any
claims arising out of the use of the fire stairwell by Tenant, its agents or
employees or invitees.

       

      15.           Termination of Existing Lease.
The Existing Lease shall be deemed to be terminated and Tenant agrees to
surrender possession of the Existing Premises in the condition required by the
Existing Lease upon the earlier to occur of the date Tenant occupies the
Premises under this Lease (other than for purposes of completing Tenant’s Work)
and January 31, 1999, said January 31, 1999 to be extended for Force Majeure and
Landlord delays (as provided in Section 1 of Exhibit B and Section 7(d)) but not
for Tenant Delays.

       

      16.           Name of Building. As of the
Commencement Date, the Building shall be known as KPMG Peat Marwick Plaza, Three
Illinois Center or 303 East Wacker Drive. Landlord agrees that it shall not
change the name of the Building without Tenant’s consent unless Tenant has
assigned the Lease other than to an Affiliate or occupies less than 50% of the
Premises, and the portion of the Premises not occupied by Tenant is sublet for
all or substantially all of the Term. Notwithstanding the foregoing, for so long
as Tenant is occupying more space in the Building than any other tenant, Tenant
shall retain its Building name and exterior sign rights (i.e., Tenant shall
retain such rights until another tenant leases more space in the Building than
Tenant is then leasing).

       

      All of
the rights set forth in this Section 16 are personal to KPMG Peat Marwick LLP
and shall not be exercisable by any other person or entity, regardless of
whether or not such person or entity has succeeded to some or all of Tenant’s
other rights under this Lease.

       

      17.           Tenant’s Exculpation.
Notwithstanding anything to the contrary provided in this Lease, it is
specifically understood and agreed that neither the constituent members of
Tenant (including, without limitation, the officers, members, directors,
partners and trustees of Tenant), nor their respective successors shall be
personally liable for the performance of Tenant’s obligations under this Lease,
and that Landlord shall look solely to Tenant to enforce Tenant’s obligations
hereunder and shall not seek any damages (including consequential damages)
against any of the other parties hereinabove described in this sentence. The
foregoing limitation of liability shall be noted in any judgment secured against
Tenant. The foregoing provisions of this subsection shall be applicable with
respect to KPMG Peat Marwick LLP (and its successors by merger, consolidation or
otherwise) only and shall not apply to any other person or entity including,
without limitation, its assignees, other than an Affiliate to which this Lease
is assigned. In no event shall any officers, directors, trustees, partners or
constituent members of Tenant be liable for consequential damages arising from
this Lease.

       

      
        
           

        

        
          -20-

           

        

        
           

        

      

      18.           Publicity. Landlord and Tenant
shall mutually and reasonably agree upon any and all information to be conveyed
to the media and/or business community whether in the form of formal or informal
discussions, press releases, direct mail or broadly distributed announcements
regarding discussions, negotiations, lease signing, occupancy by Tenant or
subsequent discussions or agreements.

       

      19.           Satellite Dish. Strictly
subject to the terms and conditions hereof, Tenant is hereby granted a
non-exclusive license during the Term to install; repair, maintain and remove
telecommunication equipment to include but not be limited to parabolic antenna
(e.g., a satellite dish) with a maximum diameter of approximately eighteen
inches (18”) on the roof of the Building. Tenant shall install said equipment
and cables solely in a location designated by Landlord (not to exceed 500 square
feet on the roof and one (1) 1-inch cable in the riser space in a telephone
closet) and in a manner and pursuant to plans (the “Plans”) approved in writing
in advance by Landlord, which approval shall not be unreasonably withheld,
conditioned or delayed. In no event shall the telecommunication equipment or
related equipment or cables be visible from any of the streets or sidewalks
adjacent to the Building. Tenant shall use reasonable efforts to provide that
the equipment complies with the reasonable architectural standards established
by Landlord. All installation, repair, maintenance and removal work shall be
performed by contractors approved in advance by Landlord, which approval shall
not be unreasonably untitled, conditioned or delayed. All costs of installation
(including additional coring, power or conduit, if necessary) shall be at
Tenant’s expense. Tenant shall employ the roofer designated by Landlord in
connection therewith so that the warranty on the roof is not impaired or reduced
in any way as a result of such installation, repair, maintenance or removal
work. In no event shall Tenant install or replace any equipment which differs
from that described in the Plans without Landlord’s consent which consent shall
not be unreasonably withheld, conditioned or delayed. Tenant shall promptly
provide Landlord with such other information concerning the equipment and cables
(collectively, the “System”) and the installation thereof, as Landlord may
reasonably request from time to time. Tenant shall deliver to Landlord as soon
as practicable after completion of the installation of the System two sets of
“as built” plans for the System. All of the work shall be performed by Tenant
and its contractors in a safe, good and workmanlike manner, strictly in
conformance with all applicable Laws, including without limitation, the Chicago
Building Code and zoning ordinances, as well as the commercially reasonable
recommendations of Landlord’s casualty insurers. Tenant acknowledges and agrees
that Landlord has made no representation or warranty of any land as to (i) the
suitability of any location approved by Landlord for any portion of the System
for Tenant’s intended use thereof or (ii) the conformance of the Plans with
zoning or any other applicable Law; and no approval by Landlord of the Plans or
any other matter requested by Tenant shall be construed to create any such
representation or warranty. If Landlord determines that it is reasonably
necessary to have engineering, architectural or similar services performed on
its behalf in reviewing the Plans or otherwise in connection with the
installation, operation, repair, maintenance or removal of the System (or any
portion thereof), Tenant shall reimburse Landlord for the reasonable cost
thereof (limited to Landlord’s actual direct costs) upon receipt of each bill
therefor.

       

      
        
           

        

        
          -21-

           

        

        
           

        

      

      Tenant
shall, at its sole cost and expense, obtain and maintain all governmental
permits, licenses and approvals necessary in order to install, operate, maintain
or remove the System. Tenant shall comply with all laws and regulations in
connection with the installation, operation, maintenance and removal of the
System.

       

      Tenant
shall, at its sole cost and expense, maintain the System in a clean, safe and
good working order and repair and shall make replacements of any portion of the
System when necessary. However, in no event shall any replacement parts
(including any replacement antenna) be materially different (including as to
shape, size or color) from those originally installed pursuant to this Section
without Landlord’s prior written approval thereof in each instance, which
approval shall not be withheld, delayed or conditioned. Tenant shall routinely
inspect the System. All work and inspections performed by Tenant and its
contractors shall be done in a safe, good and workmanlike manner. At or before
the end of the Term (due to the lapse of time or otherwise), Tenant shall, at
its sole cost and expense, remove the entire System (except such portions of the
cables, any equipment and/or any electricity meters or submeters as Landlord may
specify in writing to Tenant, which items shall remain in the Building after the
Term and then become Landlord’s property without any payment therefor being due
Tenant) and repair any damage to the Building caused thereby.

       

      Tenant
shall pay for all utilities consumed in the installation, operation, maintenance
and removal of the System. If required by Landlord, Tenant shall, at its sole
cost and expense, cause a separate electricity meter or submeter to be installed
to measure the electrical consumption of the System, which meter shall be part
of the System and installed in a location approved by Landlord.

       

      Except in
the event of an emergency, Tenant shall give Landlord reasonable advance notice
each time access to the Building roof or telephone closet required by Tenant or
its contractors in connection with the installation, inspection, repair,
operation, maintenance or removal of the System. Landlord may require Tenant’s
employees or contractors to be accompanied by Building personnel while on the
roof or in other non-common areas of the Building outside of the
Premises.

       

      Except to
the extent caused by the acts, omissions or wilful misconduct of Landlord or its
agents, employees or contractors, Tenant shall indemnify, defend (with counsel
reasonably satisfactory to Landlord) and hold harmless the Landlord and the
Indemnitees from and against any claim of liability, loss, cost, damage or
expense of any nature whatsoever (including without limitation, reasonable
attorneys’ fees and expenses), including without limitation, injury to persons,
damage to the Building, damage to any other property and consequential damages,
resulting from or arising out of (i) the installation, inspection, repair,
operation, maintenance, existence or removal of the System or any part thereof,
or (ii) any act or omission of Tenant, its employees, agents or contractors in
connection with the System or any part thereof.

       

      
        
           

        

        
          -22-

           

        

        
           

        

      

      Without
limiting the generality of this Section, the insurance policies Tenant is
obligated to maintain pursuant to this Lease shall also cover the System, both
as to casualty and liability policies.

       

      Tenant
and each of its contractors shall assume responsibility for the prevention of
accidents to its employees and agents and shall take all reasonable safety
precautions with respect to any work to be performed in or about the Building
and shall comply with all reasonable safety measures initiated by Landlord and
with all applicable Laws for the safety of persons or property. Tenant shall,
and shall advise its contractors to, report to Landlord any injury to any of its
employees or agents and shall furnish Landlord a copy of the accident report
filed with its insurance carrier promptly after its occurrence.

       

      In no
event shall the System or its operation interfere with the use of any other
antennas or equipment or communications system on or at the Building, nor shall
Landlord permit any other system installed after Tenant’s System is installed to
interfere with the operation of Tenant’s System.

       

      Commencing
on the date that Tenant begins installing the System and ending on the date that
Tenant removes the System (if removal is required by Landlord) and repairs any
damage to the Building caused by such removal, Tenant shall pay Landlord
additional rent hereunder as hereinafter provided. Commencing on the
above-described commencement date and ending twelve (12) full calendar months
thereafter, the monthly additional rent in connection with the System shall be
$500. For each subsequent 12-month period, the monthly rent shall increase to
104% of the monthly rent for the preceding 12-month period.

       

      Landlord
shall have the right upon thirty (30) days prior written notice to relocate the
System so long as such relocation does not unreasonably interfere with Tenant’s
communication service. Since relocation shall be at Landlord’s expense, if the
reason for such relocation was reasonably within Landlord’s control; otherwise,
such relocation shall be at Tenant’s expense.

       

      The
System is to be used for communication for Tenant’s business only and no part of
the System or services provided by the System shall be resold.

       

      From and
after the date of this Lease, Landlord will not itself and will not allow any
other tenant or third party to install any systems or devices in or on the
Building that would unreasonably interfere with the operation of the
System.

       

      20.           Consents/Approvals. Wherever
the consent or approval of either party is required or requested to be given
under this Lease, the party whose consent or approval is required or requested
shall not unreasonably withhold, condition or delay such consent or approval,
provided, however, that any more specific provisions with respect to any
particular consent or approval which is required or requested shall control over
this Section.

       

      
        
           

        

        
          -23-

           

        

        
           

        

      

      21.           Memorandum of Lease. This
Lease shall not be recorded by either Landlord or Tenant. However, either party
may request that a memorandum of this Lease be recorded in a form reasonably
acceptable to both parties. The requesting party shall pay all costs of
recording. In the event of such recordation, Tenant shall deposit with Landlord
a Discharge of Lease substantially in the form attached hereto as Exhibit K
(revised to reflect any changes to the Initial Premises during the Term) to be
held by Landlord in escrow until the Lease has been terminated. Upon such
termination, Landlord shall have the right, at its expense, to record such
Discharge of Lease.

       

      In
addition, in the event that a memorandum of leave has been recorded and the
Initial Premises are thereafter expanded or reduced pursuant to options
contained in this Lease or otherwise, either party may request that an amendment
to the memorandum of lease be recorded in a form reasonably acceptable to both
parties. The requesting party shall pay the costs of recording.

       

      22.           Self-Help by Tenant. If, in
Tenant’s reasonable opinion, “self-help” to cure a default by Landlord (such
self-help to be limited to repairs to or remedial action within the Premises) is
necessary in an emergency situation to prevent significant physical damage to
Premises or a significant interruption in the operation of the Tenant’s
business, Tenant may exercise such self-help after giving Landlord such notice
of Tenant’s intent to exercise the intended self-help as is reasonable under the
circumstances (including oral notice). Such self-help by Tenant shall be limited
to non-structural repairs or remedial action within the Premises which does not
affect other tenants, the Common Areas or the utility, mechanical, life-safety
or other systems of the Building outside of the Premises. Tenant shall have the
right to recover the reasonable cost of such self-help from Landlord upon
Tenant’s request for reimbursement, which request shall be accompanied by
receipted bills or other documentation evidencing the cost of such self-help. If
Landlord fails to reimburse Tenant within thirty (30) days of Tenant’s request
for reimbursement, Tenant shall have: (a) the right to offset the cost of such
self-help against the Monthly Base Rent next coming due, provided that the
amount of such offset shall not exceed one (1) month’s Monthly Base Rent at the
rate in effect at the time of such self-help, and (b) the right to seek a
judgment against Landlord for the amount of such reimbursement from any court of
competent jurisdiction.

       

      

       

      
        
           

        

        
          -24-ex10-2.htm

    
 

    Exhibit
10.2

     

    
THIRD AMENDMENT TO
LEASE

     

     

    THIS THIRD AMENDMENT TO LEASE
(“Amendment”) is made
and entered into effective as of the 1st day of March, 2004 (“Effective Date”), by and
between 303 WACKER REALTY
L.L.C., a Delaware limited liability company (hereinafter referred to as
“Landlord”), and CONSOER TOWNSEND ENVIRODYNE ENGINEERS,
INC., a Delaware corporation (hereinafter referred to as “Tenant”).

     

     

    R E C I T
A L S:

     

    A.           Landlord
(as successor in interest to Metropolitan Life Insurance Company) and Tenant are
parties to that certain Office Lease dated January 1, 1996 (“Original Lease”), as amended
by First Amendment to Lease dated effective as of October 1, 1999 (the “First Amendment”) and by
Second Amendment to Lease dated as of January 22, 2001 (the “Second Amendment”) (such
Original Lease, as so amended by the First Amendment and the Second Amendment
and as amended hereby and as further amended from time to time, and including,
without limitation, that certain Commencement Date Agreement dated January 1,
1996 [i.e., being “Rider
l”] and
“Rider 2” incorporated
as part of the Original Lease, being collectively referred to herein as the
“Lease”), demising
premises stipulated to contain 74,234 square feet situated on the 5th, 6th and
12th floors of the Building commonly known as 303 East Wacker Drive, Chicago,
Illinois for a term expiring September 30, 2006; and

     

    B.           Landlord
and Tenant desire to amend the Lease to, among other things, extend the term of
the Lease and to include additional space on the 9th and 10th floors as part of
the Premises, and for other matters, all upon the terms and conditions
hereinafter set forth.

     

    NOW, THEREFORE, in
consideration of the mutual covenants and agreements contained herein and other
good and valuable consideration, the receipt and sufficiency of which is hereby
acknowledged, Landlord and Tenant hereby amend the Lease in the following
respects only and hereby agree as follows:

     

    1.           Defined
Terms.  As used in this Amendment, the following terms shall
have the respective meanings indicated below:

     

    (a)           “Additional Premises” shall
mean the premises on the 9th and 10th floors of the Building, stipulated to
contain 43,145 square feet of Rentable Area (being the entire 9th floor
consisting of 29,852 square feet of Rentable Area, and a portion of the 10th
floor, consisting of 13,293 square feet of Rentable Area), as shown on Exhibit A
attached hereto and made a part hereof.

     

    (b)           “Additional Premises Commencement Date” shall mean
the first to occur of (i) October 1, 2004 and (ii) the date Tenant occupies all
or any part of the Additional Premises for the conduct of business operations
therefrom, in any case subject to the abatements of rent attributable to the
Additional Premises as provided in Paragraphs 4(d) and 5(d) below.

     

    

    
      
        
           

        

        
          1

           

        

        
           

        

      

    

    

    (c)           “Existing Premises” shall mean the Premises
being leased under the Lease immediately prior to the date of this Amendment, as
described in Recital A above, consisting of 74,234 square feet of Rentable
Area on the 5th, 6th and 12th floors of the
Building.

     

    (d)           “Existing Premises Area A” shall mean that portion
of the Existing Premises located on the 5th and 6th floors of the Building,
as described in the Original Lease, consisting of 56,520 square feet of Rentable
Area.

     

    (e)           “Existing Premises Area B” shall mean that portion
of the Existing Premises located on the 12th floor of the Building,
as described in the Second Amendment as the “Additional Premises”, consisting of
17,714 square feet
of Rentable Area.

     

    All other
capitalized terms used but not otherwise defined herein shall have the same
meanings as set forth in the Lease. For purposes of the Lease, the term “Rent” shall specifically
include the rental payments due with respect to the Additional Premises and the
Existing Premises as described in Paragraphs 4 and 5
hereinbelow.

     

    2.         Additional
Premises.  Effective as of the Additional Premises Commencement
Date and for a lease term expiring concurrently with the end of the Term for the
remainder of the Premises, as it may be sooner terminated or extended as
provided herein or in the Lease:

     

    (a)           the
Premises shall include the Additional Premises; and

     

    (b)           the
Rentable Area of the Premises shall be increased by the Rentable Area of the
Additional Premises.

     

    3.         Extension
of Term; Lease Governs.  The expiration date of the term of the
Lease is hereby extended from September 30, 2006 to September 30,
2014 (subject to
further extension thereof as provided in Paragraphs 9 and 10 below). Such extension
of the term shall be upon all of the terms and conditions as set forth in the
Lease, as expressly amended hereby. Without limitation of the foregoing, from
and after the Additional Premises Commencement Date and through the end of the
term of the Lease (as extended hereby), all provisions of the Lease (as
expressly amended hereby) shall be in full force and effect with respect to, and
shall govern Tenant's possession of, both the Additional Premises and the
Existing Premises.

     

    
      	
               
      

            	
              4.

            	
              Monthly
      Base Rent.

            

    

     

    (a)           From
and after the Additional Premises Commencement Date, Monthly Base Rent under the
Lease with respect to the Additional Premises (herein, “Monthly Additional Premises Base
Rent”) shall be payable in the amounts and at the annual rates per square
of foot of Rentable Area of the Additional Premises for the respective periods
hereafter described:

     

    

    
      
        
           

        

        
          2

           

        

        
           

        

      

    

    

    

     

    
      	
              Period

            	
              Monthly

            	
              Annually

            	
              Rate/SF

            
	 
      	 
      	 
      	 
      
	
              Additional
      Premises

            	
               $58,425.52*

            	
               $701,106.25*

            	
              $16.25

            
	
              Commencement
      Date through

            	 
      	 
      	 
      
	
              September
      30, 2005

            	 
      	 
      	 
      
	
              October
      1, 2005 through

            	
              $59,612.01

            	
              $715,344.10

            	
              $16.58

            
	
              September
      30, 2006

            	 
      	 
      	 
      
	
              October
      1, 2006 through

            	
              $60,798.50

            	
              $729,581.95

            	
              $16.91

            
	
              September
      30, 2007

            	 
      	 
      	 
      
	
              October
      1, 2007 through

            	
              $62,020.94

            	
              $744,251.25

            	
              $17.25

            
	
              September
      30, 2008

            	 
      	 
      	 
      
	
              October
      1, 2008 through

            	
              $63,279.33

            	
              $759,352.00

            	
              $17.60

            
	
              September
      30, 2009

            	 
      	 
      	 
      
	
              October
      1, 2009 through

            	
              $65,184.90

            	
              $782,218.85

            	
              $18.13

            
	
              September
      30, 2010

            	 
      	 
      	 
      
	
              October
      1, 2010 through

            	
              $67,126.43

            	
              $805,517.15

            	
              $18.67

            
	
              September
      30, 2011

            	 
      	 
      	 
      
	
              October
      1, 2011 through

            	
              $69,139.86

            	
              $829,678.35

            	
              $19.23

            
	
              September
      30, 2012

            	 
      	 
      	 
      
	
              October
      1, 2012 through

            	
              $71,225.20

            	
              $854,702.45

            	
              $19.81

            
	
              September
      30, 2013

            	 
      	 
      	 
      
	
              October
      I. 2013 through

            	
              $73,346.50

            	
              $880,158.00

            	
              $20.40

            
	
              September
      30, 2014

            	 
      	 
      	 
      

    

    *subject
to abatement as described in Paragraph 4(d) below.

     

    Monthly
Additional Premises Base Rent shall be payable at such times and at such place
and in accordance with such provisions as otherwise set forth in the Lease
relative to the payment of Monthly Base Rent thereunder.

     

    (b)           Monthly
Base Rent under the Lease with respect to that portion of the Existing Premises
constituting Existing Premises Area A shall continue to be payable in such
amounts and in accordance with such provisions as are set forth in the Lease
from and after the Effective Date hereof and through September 30, 2006 (which
Monthly Base Rent is set forth in the last line item in Section 1.01(8) of the
Original Lease and is also reflected in the following Monthly Base Rent schedule
for information purposes), subject to Paragraph 4(e) below regarding a certain
one-month abatement thereof. From and after October 1, 2006, Monthly Base Rent
for Existing Premises Area A shall be payable by Tenant in the following amounts
and at the following rates per square foot of Rentable Area for the respective
periods hereinafter described:

     

    

    
      
        
           

        

        
          3

           

        

        
           

        

      

    

    

    

     

    
      	
              Period

            	
              Monthly

            	
              Annually

            	
              Rate/SF

            
	 
      	 
      	 
      	 
      
	
              Effective
      Date through

            	
               $64,688.44*

            	
              $776,261.28*

            	
              $13.73

            
	
              September
      30, 2006

            	 
      	 
      	 
      
	
              October
      1, 2006 through

            	
              $79,646.10

            	
              $955,753.20

            	
              $16.91

            
	
              September
      30, 2007

            	 
      	 
      	 
      
	
              October
      1, 2007 through

            	
              $81,247.50

            	
              $974,970.00

            	
              $17.25

            
	
              September
      30, 2008

            	 
      	 
      	 
      
	
              October
      1, 2008 through

            	
              $82,896.00

            	
              $994,752.00

            	
              $17.60

            
	
              September
      30, 2009

            	 
      	 
      	 
      
	
              October
      1, 2009 through

            	
              $85,392.30

            	
              $1,024,707.60

            	
              $18.13

            
	
              September
      30, 2010

            	 
      	 
      	 
      
	
              October
      1, 2010 through

            	
              $87,935.70

            	
              $1,055,228.40

            	
              $18.67

            
	
              September
      30, 2011

            	 
      	 
      	 
      
	
              October
      1, 2011 through

            	
              $90,573.30

            	
              $1,086,879.60

            	
              $19.23

            
	
              September
      30, 2012

            	 
      	 
      	 
      
	
              October
      1, 2012 through

            	
              $93,305.10

            	
              $1,119,661.20

            	
              $19.81

            
	
              September
      30, 2013

            	 
      	 
      	 
      
	
              October
      1, 2013 through

            	
              $96,084.00

            	
              $1,153,008.00

            	
              $20.40

            
	
              September
      30, 2014

            	 
      	 
      	 
      

    

    *subject
to abatement as described in Paragraph 4(e) below.

     

    The
foregoing Monthly Base Rent for Existing Premises Area A shall be payable at
such times and at such place and in accordance with such provisions as otherwise
set forth in the Lease relative to the payment of Monthly Base Rent
thereunder.

     

    (c)           Monthly
Base Rent under the Lease with respect to that portion of the Existing Premises
constituting Existing Premises Area B shall continue to be payable in such
amounts and in accordance with such provisions as are set forth in the Lease
from and after the Effective Date hereof and through September 30, 2004 (which
Monthly Base Rent is set forth in Paragraph 4 of the Second Amendment and is
also reflected in the following Month's Base Rent schedule for information
purposes). From and after October 1, 2004, Monthly Base Rent for Existing
Premises Area B shall be payable by Tenant in the following amounts and at the
following rates per square foot of Rentable Area for the respective periods
hereinafter described (notwithstanding anything in said Paragraph 4 of the
Second Amendment to the contrary):

     

    

    
      
        
           

        

        
          4

           

        

        
           

        

      

    

    

    

     

    
      	
              Period

            	
              Monthly

            	
              Annually

            	
              Rate/SF

            
	 	 	 	 
	
              Effective
      Date through

            	
              $27,412.42

            	
              $328,948.98

            	
              $18.57

            
	
              May
      31, 2004

            	 
      	 
      	 
      
	
              June
      1, 2004 through

            	
              $28,239.07

            	
              $338,868.82

            	
              $19.13

            
	
              September
      30, 2004

            	 
      	 
      	 
      
	
              October
      1, 2004 through

            	
              $23,987.71

            	
              $287,852.50

            	
              $16.25

            
	
              September
      30, 2005

            	 
      	 
      	 
      
	
              October
      1, 2005 through

            	
              $24,474.84

            	
              $293,698.12

            	
              $16.58

            
	
              September
      30, 2006

            	 
      	 
      	 
      
	
              October
      1, 2006 through

            	
              $24,961.98

            	
              $299,543.74

            	
              $16.91

            
	
              September
      30, 2007

            	 
      	 
      	 
      
	
              October
      1, 2007 through

            	
              $25,463.88

            	
              $305,566.50

            	
              $17.25

            
	
              September
      30, 2008

            	 
      	 
      	 
      
	
              October
      1, 2008 through

            	
              $25,890.53

            	
              $311,766.40

            	
              $17.60

            
	
              September
      30, 2009

            	 
      	 
      	 
      
	
              October
      1, 2009 through

            	
              $26,762.90

            	
              $321,154.82

            	
              $18.13

            
	
              September
      30, 2010

            	 
      	 
      	 
      
	
              October
      1, 2010 through

            	
              $27,560.03

            	
              $330,720.38

            	
              $18.67

            
	
              September
      30, 201 1

            	 
      	 
      	 
      
	
              October
      1, 2011 through

            	
              $28,386.69

            	
              $340,640.22

            	
              $19.23

            
	
              September
      30, 2012

            	 
      	 
      	 
      
	
              October
      1, 2012 through

            	
              $29,242.86

            	
              $350,914.34

            	
              $19.81

            
	
              September
      30, 2013

            	 
      	 
      	 
      
	
              October
      1, 2013 through

            	
              $30,113.80

            	
              $361,365.60

            	
              $20.40

            
	
              September
      30, 2014

            	 
      	 
      	 
      

    

    *subject
to abatement as described in Paragraph 4(e) below.

     

    The
foregoing Monthly Base Rent for Existing Premises Area B shall be payable at
such times and at such place and in accordance with such provisions as otherwise
set forth in the Lease relative to the payment of Monthly Base Rent
thereunder.

     

    (d)           Notwithstanding
anything herein or in the Lease to the contrary, provided that Tenant is not
otherwise in default under the Lease at any time during a respective “Additional
Premises Abatement Month” (as hereinafter defined) which default has not been or
is not thereafter cured by Tenant in the time and manner described in the Lease
after written notice from Landlord, Monthly Base Rent attributable to the
Additional Premises shall abate for each full or partial calendar month
commencing with the Additional Premises Commencement Date and continuing through
October 31, 2004 (each such full or partial calendar month, an “Additional Premises Abatement Month”);
provided that Tenant shall remain responsible for all other obligations of
Tenant under the Lease during each of the aforedescribed Additional Premises
Abatement Months, and provided further that such abatement of Monthly Additional
Premises Base Rent shall not apply for any Additional Premises Abatement Month
during which Tenant, at any time, is otherwise in default under the Lease which
default has not

     

    

    
      
        
           

        

        
          5

           

        

        
           

        

      

    

    

    been or
is not thereafter cured by Tenant in the time and manner described in the Lease
after written notice from Landlord.

     

    (e)           
Notwithstanding anything herein or in the Lease to the contrary, provided that
Tenant is not otherwise in default under the Lease at any time during the
“Existing Premises Abatement Month” (as hereinafter defined) which default has
not been or is not thereafter cured by Tenant in the time and manner described
in the Lease after written notice from Landlord, Monthly Base Rent attributable
to the Existing
Premises shall abate for the month of October, 2004 (the “Existing Premises Abatement
Month”) ; provided that
Tenant shall remain responsible for all other obligations of Tenant under the
Lease during such Existing Premises Abatement Month, and provided further, that
such abatement of Monthly Base Rent attributable to the Existing Premises shall
not apply for such Existing Premises Abatement Month if Tenant, at any time
during such Existing Premises Abatement Month, is otherwise in default under the
Lease which default has not been or is not thereafter cured by Tenant in the
time and manner described in the Lease after written notice from
Landlord.

     

    
      	
               
      

            	
              5.

            	
              Additional
      Premises Rent Adjustments.

            

    

     

    (a)           For
the calendar year in which the Additional Premises Commencement Date falls,
Tenant's Share of Operating Expenses and Taxes (i.e., Rent Adjustments under the
Lease) provided for in Article Four of the Lease shall be calculated separately
for the Additional Premises apart from the remainder of the Premises, but not
for any subsequent years of the Term of the Lease. In subsequent years, Rent
Adjustments shall be calculated for the Additional Premises together with the
remainder of the Premises. Rent Adjustments for the Additional Premises for the
calendar year in which the Additional Premises Commencement Date falls (herein,
the “Additional Premises Rent
Adjustments”) shall be prorated by multiplying the Rent Adjustments
attributable to the Additional Premises by a fraction, the numerator of which is
the number of days remaining in such calendar year following the Additional
Premises Commencement Date and the denominator of which is 365.

     

    (b)           
For purposes of calculating Additional Premises Rent Adjustments (i.e., being
the Rent Adjustments payable on account of the Additional Premises for the
calendar year in which the Additional Premises Commencement Date falls),
“Tenant's Share” shall be 5.6023%. For purposes of calculating Rent Adjustments
payable on account of both the Additional Premises and the remainder of the
Premises (i.e., being the “Existing Premises” as described herein) for all
subsequent calendar years (or partial calendar years) within the Term of the
Lease, “Tenant's Share” shall be 15.2415% (and Section 1.01(13) of the Lease is
hereby amended accordingly). Rent Adjustments for the Existing Premises shall
continue to be calculated and paid in accordance with Article Four of the Lease
for the calendar year in which the Additional Premises Commencement Date
falls.

     

    (c)           All
Rent Adjustments described in this Paragraph 5 shall be payable at such times,
in such manner,
and in accordance with such procedures (i.e, including

     

    

    
      
        
           

        

        
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    payment
of “Rent Adjustment Deposits” and final reconciliations) as set forth in Article
Four of the Lease relative to payment of Rent Adjustments
thereunder.

     

    (d)           Notwithstanding
anything herein or in the Lease to the contrary, it is agreed that, provided
that Tenant is not in default under the Lease during any applicable Additional
Rent Abatement Month (as hereinafter defined) which default has not been or is
not thereafter cured by Tenant in the time and manner described in the Lease
after written notice from Landlord, then, Tenant shall be entitled to an
abatement of Rent Adjustments and Rent Adjustment Deposits attributable to the
Additional Premises being leased hereunder for each full or partial calendar
month commencing with the Additional Premises Commencement Date and continuing
through September 30, 2004 (each such full or partial calendar month, an “Additional Rent Abatement
Month”). The
foregoing abatement of Rent Adjustments and Rent Adjustment Deposits
attributable to the Additional Premises shall not otherwise affect Tenant's
obligation to pay all other amounts due and owing under the Lease during each
such respective Additional Rent Abatement Month, nor shall it affect any other
obligations of Tenant hereunder or under the Lease; and provided further, that
Tenant shall not be entitled to any such abatement of Rent Adjustments and Rent
Adjustment Deposits for any Additional Rent Abatement Month during which Tenant
is, at any time, in default under the Lease which default has not been or is not
thereafter cured by Tenant in the time and manner described in the Lease after
written notice from Landlord.

     

    6.        Condition;
Tenant Improvements.

     

    (a)           Without
limitation of the terms of Paragraphs 6(b) and 6(c) below, Tenant hereby accepts
the Additional Premises in their “as is” condition as of the
Turnover Date described in Paragraph 7 below, subject to Paragraphs 6(b) and
6(c) below, and Tenant hereby accepts the Existing Premises in their “as is” condition as of the date
hereof, and Tenant acknowledges and agrees that Landlord shall not be required
to make any improvements to the Additional Premises (except as provided in
Paragraph 6(c) below) or the Existing Premises for Tenant's use and occupancy
during the term of the Lease (as extended hereby). Without limitation of the
foregoing, it is acknowledged that Tenant shall, at its sole cost and expense
(subject to application of the Allowance as defined in the hereafter described
“Initial Premises Workletter”), perform any work at the Existing Premises and/or
the Additional Premises as may be necessary or desired by Tenant to improve the
Existing Premises and/or the Additional Premises for occupancy, all subject to
and in accordance with the provisions of the Workletter Agreement attached
hereto as Exhibit B (the “Initial Premises
Workletter”). All work completed by
Tenant on or after the Turnover Date (as defined in Paragraph 7 below) and on or
before the one hundred eightieth (180th) day following the Additional Premises
Commencement Date as referenced in this Paragraph 6(a) is hereinafter referred
to as “Tenant's
Work”.

     

    (b)           Notwithstanding
the terms of Paragraph 6(a) above, Landlord shall maintain and make necessary
repairs to the electrical, plumbing, heating, ventilation and air-conditioning
systems of the Building so that the same continue to function in good working
order, all as and to the extent described in Section 8.01 of the Original Lease.
Further, Landlord shall maintain the Common Areas of the Building (as well as
attached

     

    

    
      
        
           

        

        
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    parking
structures, if applicable) in compliance, in all material respects, with
applicable Laws, including without limitation, the Americans with Disabilities
Act and any and all environmental Laws to the extent applicable. For purposes of
this Paragraph 6(b), it is understood and agreed that (i) any costs incurred by
Landlord relative to its maintenance, repair and/or compliance activities as
described in this Paragraph 6(b), including costs of capital improvements, may
be included as part of “Operating Expenses” under the Lease (subject to any
other limitations expressly described in the definition of “Operating Expenses”
under the Lease and subject to the terms of the last sentence of this Paragraph
6(b) hereinbelow), and (ii) Tenant shall have no claim against Landlord relative
to Landlord's failure to perform maintenance or repair obligations under this
Paragraph 6(b) or under the Lease or relative to Landlord's noncompliance of
Laws under this Paragraph 6(b) or under the Lease, if any such failure or any
such noncompliance of Laws does not adversely or financially impact Tenant's use
and quiet enjoyment of any portion of the Premises in accordance with the terms
of the Lease, and (iii) Tenant shall reasonably cooperate with Landlord in
allowing access to the Premises, subject to prior scheduling with Tenant, to
enable Landlord to perform any maintenance, repair and/or compliance work which
is required within the Premises. Notwithstanding the foregoing, if the Building
is in violation of any such Laws (as now existing) as of the date of this
Amendment (i.e., meaning that the Building was obligated to take action to
comply with such Laws on or before the date of this Amendment, and has failed to
do so) including, without limitation, any environmental Laws, then the costs of
any capital improvements or other compliance activities made to the Building
after the date of this Amendment in order to cure such violations of Laws shall
not be included in recoverable “Operating Expenses” under the
Lease.

     

    (c)           Landlord
shall perform, or cause to be performed, certain sprinkler work at that portion
or the Additional Premises located on the 10th floor, which work is described in
Exhibit E hereto (the “Work”), at no cost to Tenant.
Landlord shall use commercially reasonable efforts to tender possession of the
Additional Premises to Tenant, with the Work being substantially completed
therein, on or before June 1, 2004, all as and to the extent and subject to the
terms and conditions provided in Paragraph 7 below. For purposes hereof, the
term “substantially
completed”, “substantially complete”,
“substantial
completion”, or words of similar import, shall mean completion of the
Work, except for minor and insubstantial details of construction, detail,
finishes or mechanical adjustments which remain to be done, to the extent that
such remaining incomplete items would not materially interfere with the use of
the Additional Premises for Tenant's office operations under the Lease. In the
event of any dispute as to whether the Work is substantially complete, the
decision of Landlord's architect shall be final and binding on the parties.
Following delivery of the Additional Premises to Tenant in accordance with the
terms of this Amendment, Landlord shall proceed diligently to complete the
balance (if any) of the Work in a reasonable time frame. Tenant hereby
acknowledges that, following Landlord's delivery of possession to Tenant of the
Additional Premises, Landlord may be completing any then unfinished portions of
the Work in or about the Additional Premises during normal business hours while
Tenant is performing work or otherwise conducting other activities therein.
Tenant hereby agrees to reasonably cooperate with Landlord with regard to
scheduling times for the

     

    

    
      
        
           

        

        
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    performance
of said balance of the Work and coordinating Tenant's activities in the
Additional Premises with Landlord's performance of same.

     

    7.           Possession.  Landlord
shall use commercially reasonable efforts to deliver possession of the
Additional Premises to Tenant, with the “Work” being “substantially completed”
therein (as such terms are defined in Paragraph 6(c) above), no later than June
1, 2004, in order for Tenant to proceed with the Tenant's Work. The date
Landlord so delivers possession of the Additional Premises is referred to herein
as the “Turnover
Date”. If
Landlord should be unable, due to fire or other casualty, a holdover tenant or
any other reason beyond Landlord's reasonable control, to so deliver possession
of the Additional Premises on or before June 1, 2004, Landlord shall not be
subject to any liability for failure to deliver possession. Such failure to
deliver possession shall not affect either the validity of the Lease or the
obligations of either Landlord or Tenant under the Lease or be construed to
extend the expiration of the term of the Lease either as to the respective
Additional Premises or the balance of the Premises; provided, however, that
under such circumstances (A) the stated Additional Premises Commencement Date
set forth in Paragraph l(b)(i) above shall be extended by one day for each day
of delay beyond June 1, 2004 in delivery of possession of such Additional
Premises to Tenant, and (B) Landlord shall continue to use reasonable efforts to
so deliver possession of the Additional Premises to Tenant as soon thereafter as
reasonably practicable. Any occupancy of the Additional Premises from and after
the Turnover Date and continuing through the day immediately prior to the
Additional Premises Commencement Date shall be subject to all of the terms and
provisions set forth in the Lease, except that (i) Tenant shall not be obligated
to pay Monthly Base Rent or Rent Adjustments attributable to the Additional
Premises for any such period prior to the Additional Premises Commencement Date,
and (ii) Landlord shall be obligated to furnish janitorial or other base
building services within the Additional Premises for any such period prior to
the Additional Premises Commencement Date.

     

    8.           Right of
First Offer.  Subject to the provisions hereinafter set forth,
Landlord hereby grants to Tenant the right to lease, on the terms and conditions
hereinafter set forth, each portion of the First Offer Space (as hereinafter
defined) which becomes available for leasing during the First Offer Period (as
hereinafter defined).

     

    (a)           A
portion of the First Offer Space shall be deemed to be “available for leasing” upon the occurrence of
the following events.

     

    (i)           the
expiration of an Existing Lease (as hereinafter defined) of such portion of the
First Offer Space (including any renewals or extensions thereof, whether or not
pursuant to options currently set forth therein), provided that such portion of
the First Offer Space is not then subject to a right or option to lease such
space granted in another Existing Lease;

     

    (ii)           if
such portion of the First Offer Space is subject to a right or option granted in
another Existing Lease, which right or option is not exercised, the later to
occur of (A) the expiration of such right or option unexercised and (B) the
expiration of the Existing Lease of such portion of the First Offer Space
(including any renewals or extensions thereof, whether or not pursuant to
options currently set forth therein); or

     

    

    
      
        
           

        

        
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    (iii)           
if such portion of the First Offer Space is subject to a right or option granted
in another Existing Lease, which option is exercised, the expiration of the term
of such other Existing Lease (including any renewals or extensions thereof,
whether or not pursuant to options currently granted therein) or any later date
on which the term of the demise of such portion of the First Offer Space created
by the exercise of such right or option (including any renewals or extensions
thereof, whether or not pursuant to options currently granted in such Existing
Lease) expires.

     

    (b)           Prior
to Landlord's offering to the public for lease, or leasing, or granting options
to lease, any portion of space on floors 4, 7, 10 or 12 of the Building (herein,
the “First Offer
Space”), which is not otherwise leased to Tenant and which becomes
available for leasing during the First Offer Period, Landlord shall give Tenant
written notice of the location and Rentable Area of such portion of the First
Offer Space, the date of commencement of the term of the demise, as determined
by Landlord, with respect to such portion of the First Offer Space (the “First Offer Space Commencement
Date”) and the rental rate for such portion of the First Offer Space
(determined as hereinafter provided) (such notice being referred to as a “Landlord Initial Notice”). The
First Offer Space Commencement Date shall not be less than sixty (60) days after
the date such Landlord Initial Notice is given by Landlord. Tenant's right to
lease the First Offer Space described in such a Landlord Initial Notice from
Landlord shall be exercisable by written notice from Tenant to Landlord of
Tenant's election to exercise said right given not later than ten (10) business
days after such Landlord Initial Notice is given, time being of the essence. If
such right is not so exercised, Landlord shall have the right to thereafter
market such space for leasing or for granting options to lease, subject to
Tenant's continuing first offer rights described in Paragraph 8(c) below. Tenant
may not elect to lease less than the entire area of the First Offer Space
described in any such Landlord Initial Notice.

     

    (c)           If
Tenant does not validly exercise its first offer option with respect to any
applicable First Offer Space as provided in Paragraph 8(b) above, then Landlord
shall have the right to market the applicable First Offer Space for leasing or
for options to lease, to any person or entity; provided that prior to Landlord
leasing, or granting options to lease, all or any portion of such applicable
First Offer Space for a term commencing during the First Offer Period, Landlord
shall give Tenant written notice of the location and Rentable Area of such
applicable portion of the First Offer Space and the then proposed First Offer
Space Commencement Date therefor and the then determined rental rate therefor
(determined as hereinafter provided) (such notice being referred to as a “Landlord Second Notice”). The
then proposed First Offer Space Commencement Date shall not be less than sixty
(60) days after the date such Landlord Second Notice is given by Landlord.
Tenant's right to lease the First Offer Space described in such a Landlord
Second Notice from Landlord shall be exercisable by written notice from Tenant
to Landlord of Tenant's election to exercise said right given not later than
five (5) business days after the applicable Landlord Second Notice is given,
time being of the essence. If such right is not so exercised, Tenant's right of
first offer shall thereupon terminate as to such portion of the First Offer
Space, and Landlord may thereafter lease or grant options to lease all or any
portion of such applicable First Offer Space without notice to
Tenant

     

    

    
      
        
           

        

        
          10

           

        

        
           

        

      

    

    

    and free
of any right in Tenant; provided, however, that if Landlord shall not have
leased, or granted options to lease, the applicable First Offer Space described
in any applicable Landlord Second Notice within the period ending one hundred
eighty (180) days following the date of such Landlord Second Notice (plus, if
Landlord is negotiating with a particular potential tenant at the time such
period expires, such additional period during which Landlord continues to
negotiate with such potential tenant), Landlord shall not lease or grant options
to lease such portion of the First Offer Space for a term commencing during the
First Offer Period without again giving a Landlord Second Notice to Tenant as
described above, and, in such event, Tenant shall again have the first offer
right with respect to such applicable First Offer Space in accordance with the
terms and provisions set forth in this Paragraph 8. Tenant may not elect to
lease less than the entire area of the First Offer Space described in a Landlord
Second Notice. Further, if Tenant does not exercise its first offer rights as
described in this Paragraph 8(c), and if Landlord thereafter leases or grants
options to lease the applicable First Offer Space, then Tenant shall again have
first offer rights under this Paragraph 8 with respect to such space if and when
such First Offer Space again becomes “available for leasing” during the First
Offer Period.

     

    (d)           Unless
Landlord otherwise agrees (at its sole discretion), Tenant may only exercise its
right to lease a portion of the First Offer Space, and an exercise thereof shall
only be effective, if at the time of Tenant's exercise of said right and on the
pertinent First Offer Space Commencement Date, the Lease is in full force and
effect and Tenant is not (i) in monetary default under the Lease, or (ii) in
non-monetary default under the Lease, and in either event, such default is not
cured by Tenant in the time and manner described in the Lease after written
notice from Landlord, and (inasmuch as this right of first offer is intended
only for the benefit of the original Tenant named in this Amendment) at least
two-thirds of the Rentable Area of the Premises (inclusive of the Additional
Premises described herein) are occupied by the original Tenant named in this
Amendment and/or one or more permitted Affiliates under Article Ten of the
Lease, and said Tenant has not assigned the Lease (other than to a permitted
Affiliate), or sublet greater than one-third of the Rentable Area of the
Premises (other than to one or more permitted Affiliates). Without limitation of
the foregoing, no sublessee or assignee (other than a permitted Affiliate
assignee) shall be entitled to exercise any first offer right hereunder, and,
unless Landlord otherwise agrees (at its sole discretion), no exercise of any
first offer right hereunder by the original Tenant named in this Amendment or by
a permitted Affiliate assignee shall be effective in the event said Tenant
assigns the Lease (other than a permitted Affiliate assignee) or subleases all
or greater than one-third of the Rentable Area of the Premises (other than to
one or more permitted Affiliates) prior to the pertinent First Offer Space
Commencement Date. If the original Tenant named in this Amendment has assigned
the Lease to an assignee which is a permitted Affiliate assignee under Article
Ten of the Lease, as of the time of Tenant's exercise of any first offer rights
under this Paragraph 8 or on the pertinent First Offer Space Commencement Date,
then, at Landlord's option, any such exercise of the first offer right under
this Paragraph 8 shall need to be executed by the original named Tenant in this
Amendment and each such permitted Affiliate assignee in order to be effective
for purposes hereof (unless, however, the original named Tenant no longer exists
as a separate and distinct entity as a direct result of the transaction giving
rise to the assignment to such permitted Affiliate, such as

     

    

    
      
        
           

        

        
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    is the
case of a merger, in which event only the permitted Affiliate assignee shall be
obligated to execute such first offer exercise notice hereunder).
Notwithstanding anything to the contrary, Landlord shall have the right, at its
election, to waive any of the conditions precedent to Tenant's valid exercise of
its first offer rights under this Paragraph 8, as such conditions are described
above in this Paragraph 8(d), whereupon Tenant's prior exercise of such first
offer rights shall be valid and in full force and effect and in all respects.
Any such waiver by Landlord must be in writing in order to be effective for
purposes of the preceding sentence.

     

    (e)           If
Tenant has validly exercised its right to lease a portion of the First Offer
Space, then effective as of the First Offer Space Commencement Date such portion
of the First Offer Space shall be included in the Premises, subject to all of
the terms, conditions and provisions of the Lease, except that the rent per
square foot of Rentable Area for such portion of the First Offer Space,
including concessions, shall be equal to the ROFO Market Rental Rate (as
hereinafter defined). Without limitation of the foregoing:

     

    (i)           the
Rentable Area of the Premises shall be increased by the Rentable Area of such
portion of the First Offer Space (and “Tenant's Share” shall be increased
accordingly);

     

    (ii)           the
term of the demise covering such portion of the First Offer Space shall commence
on the First Offer Space Commencement Date and shall expire simultaneously with
the expiration of the term of the Lease, including any extension or renewal
thereof; and

     

    (iii)           the
First Offer Space shall be rented in its “as is” condition as of the
First Offer Space Commencement Date
(inasmuch as tenant improvement work, allowances, free-rent during tenant
construction periods and other concessions, if any, as will be reflected in ROFO Market Rental
Rate as described in Paragraph 8(i) below).

     

    (f)           If
Tenant has validly exercised its right to lease a portion of the First Offer
Space, within thirty (30) days after request by either party hereto, Landlord
and Tenant shall enter into a written amendment to the Lease confirming the
terms, conditions and provisions applicable to such portion of the First Offer
Space as determined in accordance herewith.

     

    (g)           If
Tenant has validly exercised its right to lease a portion of the First Offer
Space, Landlord shall use commercially reasonable efforts to deliver possession
of such First Offer Space to Tenant on the pertinent First Offer Space
Commencement Date (including, the filing and diligent prosecution of eviction
proceedings, if necessary, with respect to any holdover tenant therein), but in
the event Landlord should be unable for any reason to do so, then Landlord shall
not be subject to any liability for failure to deliver possession except as
provided below in this Paragraph 8(g). Such failure to deliver possession shall
not affect either the validity of the Lease or the obligations of either
Landlord or Tenant thereunder or be construed to extend the expiration of the
term of the Lease either as to such portion of the First Offer Space or the
balance of the

     

    

    
      
        
           

        

        
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    Premises;
provided that in such event, the First Offer Space Commencement Date shall be
extended until Landlord is able to deliver possession (i.e., with any rental
abatement periods under Paragraph 8(e)(iii) hereof, as applicable, being
deferred accordingly). Without limitation of the foregoing, in the event
Landlord fails to deliver possession of any portion of the First Offer Space,
which failure continues for ninety (90) days beyond the pertinent First Offer
Space Commencement Date (the “Outside First Offer Space
Commencement Date”) for any reason
whatsoever (including reasons beyond Landlord's reasonable control), then Tenant
shall have the additional ongoing right, exercised upon thirty (30) days'
written notice thereof to Landlord delivered at any time following such 90-day
period and prior to such time as Landlord has tendered the applicable First
Offer Space to Tenant (time being of the essence) and Landlord's failure to
deliver possession of such First Offer Space to Tenant within such 30-day
period, to revoke its earlier exercise of such applicable first offer right,
whereupon the Lease shall continue in full force and effect without regard to
such First Offer Space, and neither party shall have any further rights or
obligations with respect thereto (provided that Landlord shall again give Tenant
a Landlord Second Notice under this Paragraph 8, and Tenant shall again have
first offer rights as provided in this Paragraph 8, prior to Landlord leasing or
granting options to lease such First Offer Space which remains available for
leasing for a term commencing during the First Offer Period). If Tenant fails to
so revoke its prior exercise notice within the time periods set forth in the
preceding sentence Tenant shall be deemed to have waived such right, and the
remaining terms of this Paragraph 8(g) shall continue to apply.

     

    (h)           In
the event any portion of the First Offer Space is leased to Tenant other than
pursuant to the right of first offer described herein, such portion of the First
Offer Space shall thereupon be deleted from the First Offer Space.

     

    (i)           As
used herein, the following terms shall have the following meanings:

     

    (i)           the
term “First Offer
Period” shall mean the term of
the Lease and all extensions and renewals thereof; provided, however, that the
First Offer Period shall not include the last two (2) years of the stated term
(as extended by this Amendment) or the last two (2) years of any renewal period
hereunder, unless Tenant has then validly exercised any option granted to Tenant
under this Amendment to extend the term for any further renewal period described
herein, (in which event the First Offer Period shall not include the last two
(2) years of any such renewal period);

     

    (ii)           the
term “Existing
Lease” shall
mean a lease of any space in the Building in effect as of the date hereof, as
amended from time to time (including extensions or renewals thereof, whether or
not pursuant to options granted therein), whether or not the term of such lease
has yet commenced;

     

    (iii)           the
term “ROFO Market Rental
Rate” per
square foot of Rentable Area shall mean (i) the annual rate of net rent
reasonably determined by Landlord to be the prevailing market net rental rate in
downtown Chicago, Illinois for comparable previously improved office space
(taking into consideration the

     

    

    
      
        
           

        

        
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    duration
of the terms for which such space is being leased, location and/or floor level
within the applicable buildings, when the applicable rate first becomes
effective, quality, condition and location of the applicable buildings and the
applicable space, rental concessions, brokerage commissions, and other
comparable factors) and reflecting (i.e., reduced, if applicable, to reflect any
prevailing concessions which are not being provided to Tenant in kind)
prevailing concessions such as, but not limited to, rental concessions, tenant
improvement work, allowances, time for construction of tenant improvements,
etc.), for terms commencing on or about the First Offer Space Commencement Date,
plus (ii) additional components of the ROFO Market Rental Rate determined by
Landlord, which may include, among the other then prevailing components of rent,
periodic adjustments or additions to a fixed rent based on a share of real
estate taxes and other expenses (such as Rent Adjustments); and which may also
include a market-level security deposit based upon security deposits then being
imposed upon other tenants in downtown Chicago, Illinois, having comparable
concession packages and being of comparable credit worthiness as that of Tenant
at the time ROFO Market Rental Rate is being determined. Completed lease
transactions at the Building and/or bona fide written offers to lease comparable
space at the Building received by Landlord from third parties (at arm's length)
and/or letters of intent or other proposals for the leasing of space at the
Building submitted or otherwise executed by third parties (at arm's length) may
be used by Landlord and thereupon have preferential value as an indication of
the ROFO Market Rental Rate.

     

    (iv)           Tenant's
first offer rights under this Paragraph 8 are expressly subject to the terms of
Paragraph 12(g) below.

     

    9.           First
Renewal Option.  Subject to the provisions hereinafter set
forth, Landlord hereby grants to Tenant an option to extend the term of the
Lease for all or a “First Renewal Designated Portion” (as hereinafter described)
of the Premises on the same terms, conditions and provisions as contained in the
Lease, except as otherwise provided herein, for one period of five (5) years
(the “First Renewal
Period”) after the
expiration of the stated term of the Lease (as extended by this Amendment),
which First Renewal Period shall commence on October 1, 2014 (the “First Renewal Period
Commencement Date”) and end on the day
before the fifth (5th) anniversary of the First Renewal Period Commencement
Date.

     

    (a)           Said
option shall be exercisable by written notice from Tenant to Landlord of
Tenant's election to exercise said option given not later than the date which is
nine (9) months prior to the First Renewal Period Commencement Date, time being
of the essence. If Tenant's option is not so exercised, said option shall
thereupon expire. Tenant shall have the right, as part of its exercise notice,
to designate only a portion of the Premises (the “First Renewal Designated Portion”) for which the Term
shall be extended, provided that such First Renewal Designated Portion (i) shall
be no less than fifty percent (50%) of the Rentable Area of the initial Premises
hereunder (i.e., meaning the Existing Premises and the Additional Premises, as
described herein), and (ii) must include in any event, all space included as
part of the then Premises on any given floor at the Building (e.g., if Tenant
desires the fifth floor of the Premises to be included as part

     

    

    
      
        
           

        

        
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    of the
First Renewal Designated Portion, then the First Renewal Designated Portion must
include the entire fifth floor space then included as part of the Premises, and
may not include only a portion of such space). If Tenant properly exercises its
renewal option designating a First Renewal Designated Portion meeting the
criteria as described above, then the Term of the Lease shall expire as to the
balance of the Premises on the then stated expiration date, without regard to
any such extension or renewal hereunder. If Tenant does not properly designate a
First Renewal Designated Portion meeting the above stated criteria as part of
its exercise notice, then Tenant shall be deemed, as part of any renewal
exercise notice hereunder, to have exercised its renewal option as to the entire
then Premises.

     

    (b)           Unless
Landlord otherwise agrees (at its sole discretion), Tenant may only exercise
said option, and an exercise thereof shall only be effective, if at the time of
Tenant's exercise of said option and on the First Renewal Period Commencement
Date, the Lease is in full force and effect and Tenant is not (i) in monetary
default under the Lease or (ii) in non-monetary default under the Lease, and in
either event, such default is not cured by Tenant in the time and manner set
forth in the Lease after written notice from Landlord, and (inasmuch as said
option is intended only for the benefit of the original Tenant named in this
Amendment) not less than fifty percent (50%) of the Rentable Area of the then
Premises are occupied by the original Tenant named in this Amendment and/or one
or more permitted Affiliates under Article Ten of the Lease, and said Tenant has
not assigned the Lease (other than to a permitted Affiliate) or sublet greater
than fifty percent (50%) of the Rentable Area of the then Premises (other than
to one or more permitted Affiliates). Without limitation of the foregoing, no
sublessee or assignee (other than a permitted Affiliate assignee) shall be
entitled to exercise said option, and, unless Landlord otherwise agrees (at its
sole discretion), no exercise of said option by the original Tenant named in
this Amendment or by a permitted Affiliate assignee shall be effective in the
event said Tenant assigns the Lease (other than a permitted Affiliate assignee),
or subleases greater than fifty percent (50%) of the Rentable Area of the then
Premises (other than to one or more permitted Affiliates) prior to the First
Renewal Period Commencement Date. In the event of an assignment to a permitted
Affiliate assignee under Article Ten of the Lease as of the time of Tenant's
exercise of said option under this Paragraph 9 or as of the First Renewal Period
Commencement date, then, at Landlord's election, any exercise of said option
under this Paragraph 9 must be signed by both the original named Tenant and each
such permitted Affiliate assignee in order to be effective (unless, however, the
original named Tenant no longer exists as a separate and distinct entity as a
direct result of the transaction giving rise to the assignment to such permitted
Affiliate assignee, such as is the case of a merger, in which event only the
permitted Affiliate assignee shall be obligated to execute such renewal exercise
notice hereunder). Notwithstanding anything herein to the contrary, Landlord
shall have the right, at its election, to waive any of the conditions precedent
to Tenant's valid exercise of its renewal rights under this Paragraph 9, as such
conditions are described above in this Paragraph 9(b), whereupon Tenant's prior
exercise of such renewal rights shall be valid and in full force and effect in
all respects. Any such waiver by Landlord must be in writing to be effective for
purposes of the preceding sentence.

     

    

    
      
        
           

        

        
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    (c)           Rent
per square foot of Rentable Area of the Premises payable during the First
Renewal Period with respect to all space included in the Premises as of the
First Renewal Period Commencement Date, as well as corresponding concessions,
shall be equal to the Market Rental Rate (as hereinafter defined). Landlord
shall give Tenant written notice of the Market Rental Rate (including
concessions) within thirty (30) days following Tenant's request therefor,
provided that Tenant's written request shall be given no earlier than twelve
(12) months prior to the First Renewal Period Commencement Date.

     

    (d)           If
Tenant has validly exercised said renewal option, then within thirty (30) days
after the request of either party and final determination of the Market Rental
Rate, Landlord and Tenant shall enter into a written amendment to the Lease
confirming the terms, conditions and provisions applicable to the First Renewal
Period as determined in accordance herewith, with such revisions to the rental
provisions of the Lease as may be necessary to conform such provisions to the
Market Rental Rate.

     

    10.           Second
Renewal Option.  Subject to the provisions hereinafter set
forth, if Tenant has validly exercised its first renewal option under Paragraph
9 above, then Landlord hereby grants to Tenant an additional option to extend
the term of the Lease for all or a “Second Renewal Designated Portion” (as
hereinafter defined) of the Premises on the same terms, conditions and
provisions as contained in the Lease, except as otherwise provided herein, for
one additional period of five (5) years (the “Second Renewal Period”) after the
expiration of the First Renewal Period, which Second Renewal Period shall
commence on October 1, 2019 (the “Second Renewal Period Commencement
Date”) and end on the day before the fifth (5th) anniversary of the
Second Renewal Period Commencement Date.

     

    (a)           Said
option shall be exercisable by written notice from Tenant to Landlord of
Tenant's election to exercise said option given not later than the date which is
nine (9) months prior to the Second Renewal Period Commencement Date, time being
of the essence. If Tenant's option is not so exercised, said option shall
thereupon expire. Tenant shall have the right, as past of its exercise notice,
to designate only a portion of the Premises (the “Second Renewal Designated Portion”) for which
the Term shall be extended, provided that such Second Renewal Designated Portion
(i) shall be no less than fifty percent (50%) of the Rentable Area of the
initial Premises hereunder (i.e., meaning the Existing Premises and the
Additional Premises, as described herein), and (ii) must include in any event,
all space included as part of the then Premises on any given floor at the
Building (e.g., if Tenant desires the fifth floor of the Premises to be included
as part of the Second Renewal Designated Portion, then the Second Renewal
Designated Portion must include the entire fifth floor space then included as
part of the Premises, and may not include only a portion of such space). If
Tenant properly exercises its renewal option designating a Second Renewal
Designated Portion meeting the criteria as described above, then the Term of the
Lease shall expire as to the balance of the Premises on the then stated
expiration date, without regard to any such extension or renewal hereunder. If
Tenant does not properly designate a Second Renewal Designated Portion meeting
the above stated criteria as part of its exercise notice, then Tenant shall be
deemed, as part of any renewal exercise notice hereunder, to have exercised its
renewal option as to the entire then Premises.

     

    

    
      
        
           

        

        
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    (b)           Unless
Landlord otherwise agrees (at its sole discretion), Tenant may only exercise
said option, and an exercise thereof shall only be effective, if at the time of
Tenant's exercise of said option and on the Second Renewal Period Commencement
Date, the Lease is in full force and effect and Tenant is not (i) in monetary
default under the Lease or (ii) in non-monetary default under the Lease, and in
either event, such default is not cured by Tenant in the time and manner set
forth in the Lease after written notice from Landlord, and (inasmuch as said
option is intended only for the benefit of the original Tenant named in this
Amendment) not less than fifty percent (50%) of the Rentable Area of the then
Premises are occupied by the original Tenant named in this Amendment and/or one
or more permitted Affiliates under Article Ten of the Lease, and said Tenant has
not assigned the Lease (other than to a permitted Affiliate) or sublet greater
than fifty percent (50%) of the Rentable Area of the then Premises (other than
to one or more permitted Affiliates). Without limitation of the foregoing, no
sublessee or assignee (other than a permitted Affiliate assignee) shall be
entitled to exercise said option, and, unless Landlord otherwise agrees (at its
sole discretion), no exercise of said option by the original Tenant named in
this Amendment or by a permitted Affiliate assignee shall be effective in the
event said Tenant assigns the Lease (other than a permitted Affiliate assignee),
or subleases greater than fifty percent (50%) of the Rentable Area of the then
Premises (other than to one or more permitted Affiliates) prior to the Second
Renewal Period Commencement Date. In the event of an assignment to a permitted
Affiliate assignee under Article Ten of the Lease as of the time of Tenant's
exercise of said option under this Paragraph 10 or as of the Second Renewal
Period Commencement date, then, at Landlord's election, any exercise of said
option under this Paragraph 10 must be signed by both the original named Tenant
and each such permitted Affiliate assignee in order to be effective (unless,
however, the original named Tenant no longer exists as a separate and distinct
entity as a direct result of the transaction giving rise to the assignment to
such permitted Affiliate assignee, such as is the case of a merger, in which
event only the permitted Affiliate assignee shall be obligated to execute such
renewal exercise notice hereunder). Notwithstanding anything herein to the
contrary, Landlord shall have the right, at its election, to waive any of the
conditions precedent to Tenant's valid exercise of its renewal rights under this
Paragraph 10, as such conditions are described above in this Paragraph 10(b),
whereupon Tenant's prior exercise of such renewal rights shall be valid and in
full force and effect in all respects. Any such waiver by Landlord must be in
writing to be effective for purposes of the preceding sentence.

     

    (c)           Rent
per square foot of Rentable Area of the Premises payable during the Second
Renewal Period with respect to all space included in the Premises as of the
Second Renewal Period Commencement Date, as well as corresponding concessions,
shall be equal to the Market Rental Rate (as hereinafter defined). Landlord
shall give Tenant written notice of the Market Rental Rate (including
concessions) within thirty (30) days following Tenant's request therefor,
provided that Tenant's written request shall be given no earlier than twelve
(12) months prior to the Second Renewal Period Commencement Date.

     

    (d)           If
Tenant has validly exercised said renewal option, then within thirty (30) days
after the request of either party and final determination of the Market Rental
Rate,

     

    

    
      
        
           

        

        
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    Landlord
and Tenant shall enter into a written amendment to the Lease confirming the
terms, conditions and provisions applicable to the Second Renewal Period as
determined in accordance herewith, with such revisions to the rental provisions
of the Lease as may be necessary to conform such provisions to the Market Rental
Rate.

     

    (e)           Tenant
shall have no right to renew or extend the term of the Lease beyond the Second
Renewal Period hereunder.

     

    11.           Market
Rental Rate.  As used herein, the term “Market Rental Rate” per square foot of
Rentable Area shall mean (i) the annual rate of net rent reasonably determined
by Landlord to be the prevailing market net rental rate for leases of comparable
previously improved office space in comparable office buildings in downtown
Chicago, Illinois (taking into consideration the duration of the terms for which
such space is being leased, location and/or floor level within the applicable
buildings, size of the applicable space, when the applicable rate becomes
effective, quality, condition and location of the applicable buildings and the
applicable space, rental concessions brokerage commissions, and other comparable
factors) and reflecting (i.e., reduced, if applicable, to reflect any prevailing
concessions which are not being provided to Tenant in kind) prevailing
concessions such as, but not limited to, rental concessions, tenant improvement
work, allowances, time for construction of tenant improvements, etc.) (as the
case may be) for lease terms commencing on or about the First Renewal Period
Commencement Date or Second Renewal Period Commencement Date (as the case may
be), plus (ii) additional components of the Market Rental Rate determined by
Landlord, which may include, among the other then prevailing components of rent,
periodic adjustments or additions to a fixed rent based on a share of real
estate taxes and other expenses (such as Rent Adjustments) and which may also
include a market-level security deposit based upon security deposits then being
imposed upon tenants at other comparable first class office buildings in
downtown Chicago, Illinois having comparable concession packages and being of
comparable credit-worthiness as that of Tenant at the time Market Rental Rate is
being determined. Completed lease or lease renewal transactions at the Building
and/or bona fide written offers, letters of intent or proposals to renew or to
enter into new leases of comparable space at the Building received by Landlord
from third parties (at arm's length) and otherwise executed by third parties (at
arm's length) may be used by Landlord and thereupon have preferential value as
an indication of the Market Rental Rate.

     

    12.           Partial
Termination Of Lease.

     

    (a)           Tenant
may elect to terminate the Lease with respect to either (i) that portion of the
Additional Premises described herein which is located on the 10th floor of the
Premises, consisting of 13,293 square feet of Rentable Area, or (ii) that
portion of the Additional Premises described herein which is located on the 9th
floor of the Building, consisting of 29,852 square feet of Rentable Area, or
(iii) the entire Additional Premises (which election as to the space described
in either clauses (i), (ii) or (iii) above shall be made by Tenant as
hereinafter provided) (in either case, the “Excluded Premises”) by notice of such
partial termination election given by Tenant to Landlord, in writing no later
than January 1, 2009 (time being of the essence). Tenant's exercise notice, in
order to be effective, shall specify which of the three (3) spaces described in
subclauses (i), (ii) and (iii) above shall constitute the Excluded Premises. If
Tenant fails to so timely and validly exercise its partial termination right as
provided above in this Paragraph 12, then

     

    

    
      
        
           

        

        
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    such
right shall thereupon terminate, and this Paragraph 12 shall be null and void.
If Tenant so timely and validly exercises its partial termination option, then,
the lease of the Excluded Premises shall terminate as of October 1, 2009 (the
“Exclusion Date”) as
though the Lease had expired by lapse of time on the Exclusion Date with respect
to the Excluded Premises. From and after the Exclusion Date, the remainder of
the Premises (the “Remainder
Leased Premises”) shall be deemed to be the leased premises under the
Lease.

     

    (b)           Tenant
shall vacate and deliver possession of the Excluded Premises to Landlord in the
manner set forth in, and in the condition required by, the Lease for surrender
of the Premises, on or before the Exclusion Date. Any retention of possession by
Tenant of all or part of the Excluded Premises after the Exclusion Date shall be
deemed a holding over under Article Thirteen of the Original Lease without
consent of Landlord, and shall be subject to the terms and conditions of said
Article Thirteen of the Original Lease with respect to such
holdover.

     

    (c)           Effective
as of the Exclusion Date, Monthly Base Rent provided to be paid under the Lease
for the leased premises shall be reduced for the remainder of the Lease term
based on the Monthly Base Rent applicable to the Excluded Premises as set forth
in Paragraph 4 above. Rent Adjustments for the calendar year which includes the
Exclusion Date shall be calculated separately for the Excluded Premises and the
Remainder Leased Premises as follows:

     

    (i)           Rent
Adjustments attributable to the Excluded Premises shall be prorated pursuant to
Article Four of the Lease for the calendar year which includes the Exclusion
Date as though the Lease will terminate on the Exclusion Date. Share
attributable to the Excluded Premises for said calendar year shall be computed
pursuant to the definition of “Tenant's Share” set forth in Section 1.03(37) of
the Original Lease, using as the numerator of the ratio described therein the
Rentable Area of the Excluded Premises.

     

    (ii)           Tenant's
Share with respect to the Remainder Leased Premises for such calendar year and
for the remainder of the term thereafter shall be computed pursuant to the
definition of “Tenant's Proportionate Share” set forth in Section 1.03(37), of
the Original Lease, using as the numerator of the ratio described therein the
total Rentable Area of the Remainder Leased Premises.

     

    (d)           In
the event Tenant exercises its option to terminate the Lease as provided in this
Paragraph 12 with respect to the Excluded Premises, then, notwithstanding
anything contained in this Paragraph 12 to the contrary, Tenant shall pay
Landlord one-half of the Excluded Premises Termination Fee (as hereinafter
defined) with respect to the Excluded Premises within three (3) months after Tenant
delivers its written termination notice under this Paragraph 12, and Tenant
shall pay the remaining one-half of said Excluded Premises Termination Fee on or
before the Exclusion Date. The foregoing payments shall (at Landlord's option)
be an express condition of the effectiveness of Tenant's early termination
election hereunder. Payment of the Excluded Premises Termination Fee shall be
made in cash or by certified or cashier's check or wire

     

    

    
      
        
           

        

        
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    transfer
of same day funds. For purposes hereof, the term “Excluded Premises Termination
Fee” shall
mean an amount equal to (A) the “Unamortized Space Cost Allocation” (as
hereinafter defined), plus (B) if (and only if) the Excluded Premises includes
the entire Additional Premises (i.e., as described in subclause (iii) under
Paragraph 12(a) above), then, in addition to the Unamortized Space Cost
Allocation, the Excluded Premises Termination Fee shall also include an amount
equal to six (6) months’ prospective Base Rent and Rent Adjustments attributable
to said Additional Premises (calculated based on the rate of Base Rent and the
monthly Rent Adjustments in effect for the Additional Premises as of the
Exclusion Date). For purposes hereof, the term “Unamortized Space Cost
Allocation” shall mean the sum of
(A) with respect to those components of “Unamortized Space Costs” (as
hereinafter defined) attributable to the Allowance and to brokerage commissions,
the entire Unamortized Space Cost amount attributable thereto, and (B) with
respect to all other components of Unamortized Space Costs, the product of (i)
all such other “Unamortized Space Costs” (as hereinafter defined) divided by
117,379 square feet (i.e., being the overall Rentable Area of the Existing
Premises and the Additional Premises), multiplied by (ii) the number of square
feet of Rentable Area comprising the Excluded Premises. Further, for purposes
hereof, the term “Unamortized
Space Costs” shall mean an amount
calculated by determining the outstanding principal balance of a loan as of the
Exclusion Date, which loan has (A) an original principal balance equal to the
amount of all tenant improvement costs, allowances (including, without
limitation, the “Allowance” and “Space Plan Allowance” described in the
Workletter and the “Existing Lease Allowance” described in Paragraph 22 below),
rental abatements, legal fees and brokerage commissions given or incurred by
Landlord hereunder or in connection with this Amendment (it being understood
that, for purposes of the foregoing calculations in this subclause (A), the
initial amount of the “Allowance” is hereby stipulated to be $35.00 multiplied
by the number of square feet of Rentable Area of the applicable Excluded
Premises and the initial amount of brokerage commissions is hereby stipulated to
be $12.00 multiplied by the number of square feet of Rentable Area of the
applicable Excluded Premises), (B) an interest rate of eight percent (8%) per
annum, (C) a term and full amortization period equal to the scheduled initial
term of the Lease (as extended under Paragraph 3 hereof) (i.e., meaning from and
after October 1, 2004 and through the expiration of the initial term of the
Lease, as so extended under Paragraph 3 hereof), and (D) payments of principal
and interest made in equal monthly installments, with interest paid in arrears,
and assuming that the first payment was made as of the first month anniversary
of October 1, 2004.

     

    (e)           Tenant
may not, unless Landlord otherwise agrees, exercise such right to terminate the
Lease with respect to the Excluded Premises, as provided in this Paragraph 12,
and, unless Landlord otherwise agrees, no such exercise shall be effective, at
any time that Tenant is (i) in monetary default under the Lease; or (ii) in
non-monetary default under the Lease, which default, in either event, is not
cured by Tenant in the time and manner set forth in the Lease after written
notice from Landlord. Further, no termination hereunder shall be effective if
Tenant fails to pay any applicable portion of the termination fee when due under
this Paragraph 12 (unless Landlord otherwise agrees). Any notice to terminate
shall be irrevocable once given.

     

    

    
      
        
           

        

        
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    (f)           If
Tenant exercises its option to terminate under this Paragraph 12, unless
Landlord otherwise agrees, Tenant shall represent and warrant to Landlord that
the following shall be true on the Exclusion Date (which representation and
warranty shall, at Landlord's option, be a condition to the effectiveness of
such termination right of Tenant):

     

    (i)           The
original named Tenant under this Amendment or a permitted Affiliate assignee
under Article Ten of the Lease owns and holds the entire interest of Tenant
under the Lease;

     

    (ii)           There
shall exist no subleases affecting the Excluded Premises which shall survive the
Exclusion Date;

     

    (iii)           Tenant
shall not have assigned or encumbered Tenant's interest under the Lease or any
part thereof which shall in any manner affect the Excluded Premises and which
shall survive the Exclusion Date; and

     

    (iv)           No
work shall have been performed at the Excluded Premises that has not been fully
paid for prior to the Exclusion Date and that is of a nature which could give
rise to a mechanics' lien or other claims against the Premises, the Building
and/or Landlord.

     

    (g)           In
the event Tenant exercises its first offer right at any time under Paragraph 8
above, then, notwithstanding anything herein to the contrary, Tenant shall no
longer have any termination rights under this Paragraph 12, and this Paragraph
12 shall be deemed null and void. Further, if Tenant exercises its termination
right under this Paragraph 12, then Tenant shall have no further first offer
rights under Paragraph 8 above, notwithstanding anything in this Amendment to
the contrary, and said Paragraph 8 shall thereafter become null and
void.

     

    13.           Assignment/Subletting.  Article
Ten of the Original Lease is hereby amended by eliminating any further
“recapture” rights of Landlord thereunder (it being acknowledged and agreed that
Landlord shall have no further recapture rights under Article Ten of the
Original Lease from and after the date hereof).

     

    14.           Signage.

     

    (a)           Full
Floor/Exterior Signage. At Tenant's cost and expense, (i) Tenant shall
have the right to install and maintain interior identification signage for
Tenant located in the elevator lobby of any full floor being leased by Tenant as
part of the Premises, and (ii) if Landlord, at any time during the Term, at its
sole discretion, installs an additional monument base on the exterior of the
Building for identification of one or more tenants at the Building, then so long
as the original named Tenant and/or any one or more permitted Affiliates under
Article Ten hereof continue to occupy not less than seventy-five percent (75%)
of the Rentable Area of the Premises for the conduct of business operations
therefrom, Tenant shall have the non-exclusive right to install and maintain, at
Tenant's expense, identification signage for Tenant located on such exterior
monument (herein, in any case under subclause (i) or (ii) above, the “Identification

     

    

    
      
        
           

        

        
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    Signage”), all in accordance
with the following terms and conditions. The parties hereby agree that (i) the
foregoing Identification Signage permitted under subclause (ii) above (i.e., the
exterior monument signage) shall be limited to the name of the original named
Tenant or the name of a permitted Affiliate assignee under Article 10 of the
Lease designated by Tenant in writing to Landlord (it being understood that only
one such party shall have the right, at any given time, to have Identification
Signage hereunder and if Tenant or any such Affiliate assignee replaces signage
previously installed, Tenant (or such assignee, as applicable) shall be fully
responsible for removing, at its sole cost and expense, any then existing
signage being so replaced), (ii) the width and length of the letters comprising
the Identification Signage permitted hereunder shall, as it relates to exterior
signage, be consistent with building-standard exterior identification signage
requirements, (iii) the length and width of the letters comprising the
Identification Signage permitted in any elevator lobby of the Building and the
design and color of and materials used for any Identification Signage in any
elevator lobby of the Building shall be consistent with Landlord's
building-standard lobby signage requirements, and the design and color of and
materials used for any Identification Signage located external to the Building
shall be consistent with Landlord's building standard exterior identification
signage requirements; and (iv) all Identification Signage shall otherwise be
located at an exact area designated by Landlord and reasonably approved by
Tenant. Upon Tenant's request for Identification Signage, and provided that the
conditions for Tenant's signage rights under this Paragraph 14 have then been
satisfied, Tenant shall cause its architect to prepare plans and specifications
relative to the Identification Signage (which plans and specifications shall be
consistent with the requirements specified above), which plans and
specifications shall be delivered to Landlord for its review and approval. All
work performed under this Paragraph 14 shall comply with the terms and
conditions described in the Workletter (i.e., if included as part of the
Tenant's Work) or in Article Nine of the Lease (i.e., if included as subsequent
Tenant Alterations); provided however, that Landlord reserves the right, at is
discretion, to install any such Identification Signage on Tenant's behalf, using
Landlord's designated contractors, agents or employees, all at Tenant's cost and
expense. The signage rights of Tenant set forth in subclause (ii) of this
Paragraph 14 (i.e., the exterior monument signage) are personal to the original
named Tenant hereunder and any permitted Affiliate assignee under Article Ten of
the Lease and may not be exercised by any assignee (other than an Affiliate
assignee under Article Ten of the Lease and so designated by Tenant in writing
to Landlord) or sublessee, or any other party, unless Landlord otherwise
consents thereto (at Landlord's sole discretion).

     

    (b)           Door
Signage.  Tenant shall have the right to install and maintain,
during the Term, at Tenant's expense, identification signage for Tenant and/or
any of its permitted assignee(s) or subtenant(s) located on the entry doors of
the Premises hereunder (“Entry
Door Identification”). Such Entry
Door Identification shall be designed, and use materials, and be of size and
color, consistent with Landlord's building-standard entry door signage
requirements, and plans and specifications therefor shall be subject to the
review and approval of Landlord, such approval not to be unreasonably withheld.
All work performed under this Paragraph 14(b) shall comply and be performed in
accordance with the terms and conditions described in the Workletter (i.e., if
included as part of the Tenant's Work) or in Article Nine of this Lease (i.e.,
if included as subsequent Tenant Alterations), in either case subject to the
terms and conditions therein

     

    

    
      
        
           

        

        
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    described;
provided, however, that Landlord reserves the right, at its discretion, to
install any such Entry Door Identification on Tenant's behalf, using Landlord's
designated contractors, agents or employees, all at Tenant's cost and
expense.

     

    15.           Building
Security.  Landlord, as an “Operating Expense” of the Building,
shall provide twenty-four (24) hour on-site Building security, equipment,
personnel, procedures and systems, all if, as and to the extent determined by
Landlord from time to time to be consistent with the customary practices of
other comparable first class office buildings in downtown Chicago,
Illinois.

     

    16.           Building
Directory.  At no cost or expense to Tenant, Landlord shall
provide Tenant with space on any Building directory existing from time to time
in the lobby of the Building for entries for the name of Tenant, its sublessees,
assignees and a reasonable number of each such party's designated personnel (but
with total entries not exceeding Tenant's Share of total available directory
space unless Landlord otherwise agrees in its sole discretion). Tenant shall pay
Landlord for Landlord's cost (if any) of any substitution in name entries
following the initial installation of Tenant's directory entries (i.e., meaning
any substitutions occurring later than three (3) months following the Additional
Premises Commencement Date).

     

    17.           Parking.  During
the Term, Tenant shall be entitled to have up to thirty-five (35) cars parked in
the garage below the concourse level of the Building (the “Parking Spaces”), all subject
to the terms and conditions, including parking rules and regulations, applicable
from time to time to parking in the garage. In addition, if Tenant does not
initially elect to utilize all thirty-five (35) of said Parking Spaces from and
after the Effective Date hereof, then Tenant shall have the right, exercised by
written notice thereof to Landlord given on or before October 1, 2005 (time
being of the essence), to use up to the balance of such aforedescribed
thirty-five (35) Parking Spaces, which were not so initially being used by
Tenant, all subject to the terms and conditions, including parking rules and
regulations, applicable from time to time to parking in the garage. Tenant shall
pay the parking charges in effect from time to time in the garage (at monthly
rates, if monthly rates are then being charged) for all parking spaces that it
elects to use under this Paragraph 17. In connection with the Parking Spaces,
Tenant may be required to periodically execute parking agreements. Subject to
the terms of the second sentence of this Paragraph 17, Tenant shall pay parking
charges for all spaces provided for hereunder, whether or not Tenant does, in
fact, utilize such parking. If Tenant, at any time, fails to contract for, or
otherwise pay the parking charges relating to, any one or more of the spaces
being made available to Tenant under this Paragraph 17, and Tenant does not cure
any such failure within seven (7) days after its receipt of written notice
thereof from Landlord (each such parking space being referred to as a “Waived Space”), then, subject
to the terms of the second sentence of this Paragraph 17, Tenant shall forfeit
its rights relative to each such Waived Space, and Landlord shall have no
further obligation to offer such Waived Space to Tenant during the balance of
the Term of the Lease. Landlord shall not be liable to Tenant in damages or
otherwise under any circumstances for failure to provide parking if at any time
Landlord or the garage operator is legally restricted from operating a parking
garage or providing parking below the concourse level of the Building or
otherwise unable to do so for reasons beyond its reasonable control, and in no
event shall Tenant have any right to terminate the Lease due to Landlord’s
failure to make parking available as required under this Section. Spaces will
not be reserved for Tenant.

     

    

    
      
        
           

        

        
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    18.           National
Holidays.  It is agreed that the “National Holidays” described
in Section 1.03(20) of the Original Lease shall not include Martin Luther King
Day, President's Day or Veterans Day for purposes of Landlord's HVAC services
required under Section 6.01(a)(1) of the Original Lease.

     

    19.           After-Hours
HVAC Use.  Without limitation of the terms of Section 6.03 of
the Original Lease, the following terms shall apply relative to after-hours HVAC
services:

     

    (a)           There
are no minimum hourly requirements for after-hours HVAC usage contiguous with
standard hours of operation. Non-contiguous requests shall have a minimum of
four (4) hours.

     

    (b)           Rates
for such overtime charges shall be based on the actual costs as reasonably
estimated by Landlord based on projected electrical usage, engineer salary and
fringe benefits, equipment maintenance and accelerated wear and
tear.

     

    (c)           For
information purposes, only, it is acknowledged that the current low-rise
after-hours HVAC charges, as of the Effective Date hereof, are $118 per hour for
heating and $140 per hour for cooling.

     

    20.           Holdover
Rent.  The last two (2) sentences of Article Thirteen of the
Original Lease are hereby deleted and the following language is hereby
substituted therefor:

     

    “In
addition to and without limiting any other rights and remedies which Landlord
may have on account of such holding over by Tenant, Tenant shall indemnify
Landlord from and against any and all damages suffered by Landlord on account of
such holding over by Tenant, including any damages and claims by tenants
entitled to future possession, subject to the further conditions set forth in
this Article Thirteen. Upon Tenant's written request, made at any time within
the last six (6) months of the Term, Landlord shall notify Tenant, within five
(5) business days after Landlord's receipt of such written request, of any then
current or proposed leasing agreements relative to the Premises (or any portion
thereof) for a term commencing following the termination of this lease, which
may give rise to indemnification obligations of Tenant pursuant to this Article
Thirteen (the “Affected Agreements”). If, following such Tenant request,
Landlord so notifies Tenant of any such Affected Agreements, then Tenant shall
not be obligated to indemnify Landlord for Landlord's consequential damages
unless such holdover continues for more than forty-five (45) days. If, following
such Tenant request, Landlord does not so notify Tenant of any such Affected
Agreements, then Tenant shall not be obligated to indemnify Landlord for
Landlord's consequential damages unless such holdover continues for more than
ninety (90) days (i.e., irrespective of whether Landlord has then entered into,
or thereafter enters into, any such Affected Agreements). No occupancy by Tenant
after the expiration or other termination of this lease shall be construed to
extend the Term, and Tenant's continued occupancy of the Premises shall be as
a

     

    

    
      
        
           

        

        
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    tenancy
at sufferance. The provisions of this Article Thirteen shall not be deemed to
limit or constitute a waiver of any rights or remedies of Landlord as provided
herein or at law or equity.”

     

    21.           Competitors.  Landlord
hereby acknowledges and agrees that, for so long as the original named Tenant
hereunder and/or one or more permitted Affiliates under Article Ten of the Lease
are occupying at least 74,234 square feet of Rentable Area of the Premises being
demised from time to time under the Lease for the conduct of business therefrom,
then during the Term of the Lease (i.e., inclusive of any renewal or extension
of such Term as provided herein), Landlord shall not hereafter enter into any
lease for space in the lower elevator bank at the Building nor grant any
exterior signage rights upon the exterior of or upon any monument in front of
the Building, directly with or to any of the entities listed on Exhibit C to this Amendment
(the “Unpermitted
Tenants”). Landlord shall not be in
violation of the Paragraph 21 if any such Unpermitted Tenants succeeds to the
interest of any tenant of the Building or to any tenant's leasehold interest at
the Building following such time as Landlord has so entered into a lease or so
granted such exterior signage rights with or to the predecessor tenant. Subject
to the last sentence of this Paragraph 21, Tenant shall have the right, by
written notice delivered to Landlord, to substitute for any of the Unpermitted
Tenants then being listed on Exhibit C hereto a different entity (in which case
such revised list shall thereafter be deemed the “Umpermitted Tenants” under
this Paragraph 21); provided that any such new entity (i) shall be a competitor
of Tenant engaged in substantially the same business as that of the original
named Tenant hereunder; (ii) shall not be an entity that is then leasing or
subleasing space in the Building; and (iii) shall not be an entity which
Landlord is then negotiating with for space at the Building (as evidenced by the
execution of a written proposal, offer or letter of intent by such prospective
tenant); and provided further, that the addition of such entity to the list of
Unpermitted Tenants hereunder, and Landlord's agreements under the Paragraph 21
with respect thereto, shall not give rise to a violation by Landlord of any then
existing contractual or legal obligations of Landlord. If and to the extent that
Tenant so validly delivers notice to Landlord substituting a new Unpermitted
Tenant, as contemplated above, then, at the request of either Landlord or
Tenant, the parties shall enter into an amendment to this Lease substituting a
new Exhibit C for the exhibit then attached to this Lease. The restrictions set
forth in this Paragraph 21 shall not apply to any current tenant or occupant at
the Building or its affiliates. Further, Tenant may not substitute more than two
(2) Unpermitted Tenants on Exhibit C, in the aggregate, during the
Term.

     

    22.           Existing
Lease Allowance.  Provided that Tenant is not otherwise in
default under the Lease at any time during a respective “Existing Lease Rent
Credit Month” (as hereinafter defined) which default has not been or is not
thereafter cured by Tenant in the time and manner described in the Lease after
written notice from Landlord, Tenant shall be entitled to be reimbursed from
Landlord an overall amount not exceeding the aggregate sum of $4,000,000.00 (the
“Existing Lease
Allowance”), payable monthly
commencing October, 2004 and continuing monthly until the first to occur of (i)
the entire Existing Lease Allowance having being disbursed or (ii) the date that
no further rents are due and owing under the Existing Lease (as hereinafter
defined) (each such calendar month, an “Existing Lease Rent Credit
Month”) in
the amount, for each such calendar month, that Tenant and/or its affiliate has
paid in rent for such month to its existing landlord under its existing lease
for space at 401 East Illinois Street, Chicago, Illinois (said lease, as
existing as of the date hereof, a copy of which having heretofore

     

    

    
      
        
           

        

        
          25

           

        

        
           

        

      

    

    

    been
delivered by Tenant to Landlord, is referred to herein as the “Existing Lease”); provided
that (A) Tenant has delivered reasonable evidence to Landlord of Tenant's and/or
its affiliate's payment to its existing landlord of rental amounts attributable
to such Existing Lease Rent Credit Month for which Tenant is seeking credit
under this paragraph (herein, the “Payment Evidence”), and (B) in
no event shall the aggregate amount to be disbursed by Landlord under this
paragraph exceed $4,000,000.00 (and once Tenant has received reimbursement from
Landlord under this Paragraph of up to $4,000,000.00, Tenant shall no longer be
entitled to any further credit amounts under this paragraph), and (C) in no
event shall Landlord be obligated to disburse more than $148,150.00 under this
Paragraph 22 herein during any one Existing Lease Rent Credit Month, and (D)
Tenant shall remain responsible for all obligations of Tenant hereunder during
each of the Existing Lease Rent Credit Months, and provided further, that such
obligation of Landlord to disburse the Existing Lease Allowance shall not apply
for any Existing Lease Rent Credit Month during which Tenant, at any time, is
otherwise in (a) monetary default under the Lease (provided that if any such
monetary default is cured by Tenant in the time and manner described in the
Lease after written notice from Landlord, then Tenant shall again be entitled to
such disbursement in accordance with the other terms and conditions hereof) or
(b) non-monetary “Default” under the Lease (i.e., meaning a non-monetary default
which has not been cured by Tenant in the time and manner described in the Lease
after written notice from Landlord). Landlord shall make monthly payments of the
Existing Lease Allowance required under this Paragraph 22: (a) on or before the
10th
day of the calendar month next succeeding the calendar month in which Tenant
delivers the applicable corresponding Payment Evidence to Landlord, in the event
such Payment Evidence is so delivered on or before the 20th day of any given
calendar month, or (b) on or before the 10th
day of the second calendar month following the month in which Tenant delivers
the applicable corresponding Payment Evidence to Landlord, in the event such
Payment Evidence is so delivered following the 20th day of any given calendar
month (in either case, the “Outside Required Payment
Date”). Notwithstanding the forgoing, in the event Tenant and/or its
affiliate negotiates a one-time termination fee with its landlord under the
Existing Lease, then Tenant may notify Landlord of such occurrence, and upon
delivery of Payment Evidence to Landlord evidencing Tenant's and/or its
affiliate's payment of such termination fee, (1) the overall “Existing Lease
Allowance” required hereunder shall automatically be reduced to $3,649,571.00
(the “Discounted Existing Lease
Allowance”), and (2) Landlord shall reimburse Tenant, on or before the
corresponding Outside Required Payment Date relative to the delivery of such
Payment Evidence, an amount which is the lesser of (i) the amount paid to the
existing landlord as such termination fee, as evidenced by the Payment Evidence,
or (ii) the amount of (1) the Discounted Existing Lease Allowance less (2) all
payments of the Existing Lease Allowance theretofore made by Landlord, all in
accordance with the other terms and conditions for disbursement described in
this Paragraph 22. Without limitation of the foregoing, in the event Tenant has
not utilized the entire Existing Lease Allowance or Discounted Existing Lease
Allowance (as the case may be) at a time when no further payments are due and
owing under the Existing Lease, then in lieu of receiving such remaining
Existing Lease Allowance or such remaining Discounted Existing Lease Allowance
(as the case may be) to which Tenant would otherwise
be entitled hereunder, Tenant shall have the right to add such remaining
Existing Lease Allowance or Discounted Existing Lease Allowance (as the case may
be) to the “Allowance” amount otherwise provided for in Paragraph 9 of the
Workletter attached hereto as Exhibit B or to offset such Existing Lease
Allowance or Discounted Existing Lease Allowance (as the case may
be  against Monthly Base Rent due under

    

    
      
        
           

        

        
          26

           

        

        
           

        

      

    

    

    the
Lease, subject, however to the following terms and conditions: (1) in no event
shall the Existing Lease Allowance or Discounted Existing Lease Allowance (as
the case may be) so offset against Monthly Base Rent Exceed $148,150.00 during
any one calendar month, and (2) in no event shall the overall sum of the
Existing Lease Allowance or Discounted Existing Lease Allowance (as the case may
be) so added to the “Allowance” or otherwise so offset against Monthly Base
Rent, together with the amount of Existing Lease Allowance and the Discounted
Existing Lease Allowance )as the case may be) previously disbursed by the
Landlord hereunder, exceed $4,000,000.00 in the aggregate (as it relates to the
Existing Lease Allowance) or $3,649,571.00 in the aggregate (as it relates to
the Discounted Existing Lease Allowance), as applicable, and (3) in no event
shall Tenant be entitled to an offset against Monthly Base Rent pursuant to this
Paragraph 22 in excess of $1,000,000.00 in the aggregate (and any excess of the
remaining unused Existing Lease Allowance or Discounted Existing Lease Allowance
(as the case may be) over $1,000,000.00 may, at Tenant’s option, be thereafter
added to the “Allowance” amount otherwise provided for in Paragraph 9 of the
Workletter attached hereto as Exhibit B), and (4) in no event shall Tenant be
entitled to an offset against Monthly Base Rent pursuant to this Paragraph at
any time prior to October 1, 2006, and (5) in no event shall Tenant be entitled
to any such offset against Monthly Base Rent under this Paragraph 22 during any
calendar month in which Landlord has otherwise disbursed any portion of the
Existing Lease Allowance or Discounted Existing Lease Allowance (as the case may
be) or during any calendar month in which Tenant, at any time, is otherwise in
default under the Lease, which default has not been or is not thereafter cured
by Tenant in the time and manner described in the Lease after written notice
from Landlord.

     

    23.           Inapplicable
Provisions.  It is acknowledged and agreed that the following
provisions no longer apply, and are hereby deemed null and void:

     

    (a)           Original
Lease - Rider 2, except, however, for Paragraph 9 (entitled “Storage Space”)
thereof (as modified by Paragraph 3 of the First Amendment) (which Paragraph 9
of said Rider 2, as modified by Paragraph 3 of the First Amendment, shall
continue to apply during the Term of the Lease, as extended
hereby);

     

    (b)           First
Amendment - Paragraphs 4 and 5, together with Exhibit A to said First Amendment
(which Exhibit A was incorporated as Exhibit G to the Original
Lease);

     

    (c)           Second
Amendment - Paragraphs 6(c) and 13; and

     

    (d)           Generally
- Any further obligations of Landlord to disburse or give credit for any
allowance proceeds or other tenant improvement concessions of any nature under
the Lease, other than such allowance proceeds expressly required of Landlord
under this Amendment.

     

    24.           Intentionally
Omitted.

     

    25.           Guaranty.  As
material consideration for the agreements of Landlord contained herein, and to
induce Landlord to enter into this Amendment, Tenant shall cause AECOM
Technology Corporation, a Delaware corporation, being the parent company of
Tenant and being benefited by this Amendment, to execute and deliver to Landlord
(concurrent with Tenant's

     

    

    
      
        
           

        

        
          27

           

        

        
           

        

      

    

    

    execution
and delivery of this Amendment to Landlord) that certain Guaranty in the form of
Exhibit D attached
hereto.

     

    26.           Real
Estate Brokers.  Landlord and Tenant each represent and warrant
to the other that such party making the representation has not dealt with any
broker in connection with this Amendment other than Cushman & Wakefield
(whose commissions shall be payable by Landlord pursuant to its separate written
commissions agreement with said broker). Landlord and Tenant each agree to
indemnify and hold the other harmless from all loss, damages, liabilities,
claims, costs and expenses (including reasonable attorneys' fees) arising from
any claims or demands of any other broker or brokers or finders with whom the
indemnifying party dealt for any commission alleged to be due such other broker,
brokers or finders.

     

    27.           Present
Status.  Tenant certifies to Landlord that as of the execution
and delivery of this Amendment by both Tenant and Landlord, Landlord is not in
default under the Lease by reason of failure to perform any obligations
thereunder. Such certificate is given to the actual knowledge of
Tenant.

     

    28.           Entire
Agreement.  The entire agreement of the parties with respect to
the subject matter hereof is set forth in this Amendment and in the Lease as
amended hereby. No prior agreement or understanding with respect to the Lease
and this Amendment shall be valid or of any force or effect.

     

    29.           Offer.  This
Amendment shall not become effective as a lease or otherwise until executed and
delivered by both Landlord and Tenant. The submission of this Amendment to
Tenant does not constitute a reservation of or option for the Additional
Premises or for the renewal of the Term being effectuated hereby, except that,
upon execution and delivery by Tenant, it shall constitute an irrevocable offer
on the part of Tenant in effect for ten (10) business days to lease the
Additional Premises and extend the Term on the terms and conditions herein
contained.

     

    30.           Lease in
Full Force and Effect.  Except as amended hereby, all the terms
and provisions of the Lease shall remain in full force and effect, and are
hereby ratified and confirmed. Without limitation of the foregoing, Section
26.08 of the Lease (as amended by Paragraph 6 of the First Amendment) shall
apply to this Amendment and to the Lease (as amended hereby).

     

    [Signature Page to Follow]

     

    

    
      
        
           

        

        
          28

           

        

        
           

        

      

    

    

    IN WITNESS WHEREOF, the
parties have entered into this Amendment as of the day and year first above
written.

     

    
      	
              TENANT:

            	
              LANDLORD:

            
	 	 
	
              CONSOER
      TOWNSEND

            	
              303 WACKER REALTY L.L.C.,
      a Delaware

            
	
              ENVIRODYNE
      ENGINEERS, INC.,

            	
              limited
      liability company

            
	
              a
      Delaware corporation

            	 
      	 
      	 
      	 
      	 
      	 
      	 
      
	 
      	
              By:

            	
              Hines
      Three Illinois Center Associates

            
	 
      	 
      	
              Limited
      Partnership,

            
	
              By:
      /s/ Kenneth Z.
      Crumrie

            	 
      	
              its
      managing member

            
	
              Name:                

            	 
      	 
      	 
      	 
      	 
      	 
      	 
      
	
              Title:                               
        

            	 
      	
              By:

            	
              Hines Three Illinois Center
      L.L.C., a

            
	 
      	 
      	 
      	
              general
      partner

            
	
              ATTEST:

            	 
      	 
      	 
      	 
      
	 
      	 
      	 
      	
              By:

            	
              Hines
      Interests Limited

            
	
              By:
      /s/ Arlana Z.
      Fischer

            	 
      	 
      	 
      	
              Partnership, a
      member

            
	
              Name:
      Arlana Z.
      Fischer

            	 
      	 
      	 
      	 
      
	
              Title:
      Ass't.
      Secretary

            	 
      	 
      	 
      	
              By:
      Hines Holdings,
      Inc., its

            
	 
      	 
      	 
      	 
      	
              general
      partner

            
	 
      	 
      	 
      	 
      	
              By:
      /s/ CK
      Shannahan

            
	 
      	 
      	 
      	 
      	
              Name:
      Shannahan    

            
	 
      	 
      	 
      	 
      	
              Title:     EVP  
        

            

    

    

     

    

    
      
        
           

        

        
          29

           

        

        
           

        

      

    

    

    EXHIBIT
A
ADDITIONAL
PREMISES

     

    29,852
RSF on the 9th Floor

     

    

    

    
      
        
           

        

        
          A-1 

           

        

        
           

        

      

    

    

    ADDITIONAL
PREMISES

     

    13,293
RSF on the 10th Floor

     

    

     

     

    
      
        
           

        

        
          A-2 

           

        

        
           

        

      

    

    

     

     

    EXHIBIT
B

    
       

      INITIAL PREMISES WORKLETTER
AGREEMENT

       

      THIS INITIAL PREMISES WORKLETTER
AGREEMENT is hereby incorporated as part of that certain Third Amendment
to Lease made and entered into as of the ____day of ______, 2004 by and between
303 WACKER REALTY
L.L.C., a Delaware limited liability
company ("Landlord"), and CONSOER TOWNSEND ENVIRODYNE
ENGINEERS, INC.,
a Delaware corporation ("Tenant").

       

      WITNESSETH:

       

      WHEREAS, Landlord and Tenant
have entered into a certain Third Amendment to Lease to which this Workletter is
attached (the "Third Amendment"), which Third Amendment further amends a certain
Office Lease dated January 1, 1996, as amended by First Amendment dated
effective as of October 1, 1999 and by Second Amendment dated as of January 22,
2001 (collectively, the "Lease"; all capitalized terms used but not otherwise
defined herein shall have the same meaning as set forth in the Third Amendment
or in the balance of the Lease, as applicable); and

       

      WHEREAS, pursuant to the Third
Amendment, Tenant will be leasing certain demised premises referred to therein
as the "Existing Premises" and the "Additional Premises" (collectively herein,
the "Premises") consisting of 117,379 square feet of Rentable Area located on
the 5th, 6th, 9th, 10th and 12th floors of the office building located at 303
East Wacker Drive, Chicago, Illinois (the "Building"); and

       

      WHEREAS, certain tenant
improvement work is to be completed on the Premises;

       

      NOW, THEREFORE, for and in
consideration of the agreement to lease the Premises and pay rent and the mutual
covenants contained herein, the parties agree as follows:

       

      1.           POSSESSION. Tenant is currently in
possession of that portion of the Premises referred to in the Third Amendment as
the "Existing Premises". Landlord shall deliver possession of that portion of
the Premises referred to in the Third Amendment as the "Additional Premises" as
of the Turnover Date described in said Third Amendment.

       

      2.           TENANT'S
WORK. Tenant, at its sole cost
and expense, but subject to payment of the Allowance (as hereinafter defined) as
provided under Paragraph 9 below, shall perform, or cause to be performed, the
Tenant's Work (as defined in the Third Amendment) in the Premises provided for
in the Plans (as hereafter defined) submitted to and approved by Landlord. The
Tenant's Work shall be constructed in a good and workmanlike fashion, in
accordance with the requirements set forth herein and in compliance with all
applicable statutes, laws, ordinances, orders, codes, rules, regulations,
building and fire codes and other governmental requirements, including, without
limitation, the Americans with Disabilities Act and its regulations (the "ADA").
Landlord's review and approval of the Plans or any other submission of Tenant
shall create no responsibility or liability on the part of Landlord for such
compliance or for their

       

      
        
           

        

        
          B-1

           

        

        
           

        

      

      completeness
or design sufficiency. Tenant shall commence the construction of the Tenant's
Work promptly following completion of the pre-construction activities provided
for in Paragraph 3 below and shall diligently proceed with all such construction
in order to complete the Tenant's Work prior to the Additional Premises
Commencement Date (as defined in the Third Amendment) or as soon thereafter as
is reasonably practicable. Tenant shall coordinate the Tenant's Work so as avoid
interference with any other work being performed by or on behalf of Landlord and
other tenants at the Building.

       

      3.           PRE-CONSTRUCTION
ACTIVITIES.

       

      (a)           Prior
to commencing any of the Tenant's Work, Tenant shall submit the following
information and items to Landlord for Landlord's review and approval with
respect thereto:

       

      (i)           A
detailed construction schedule containing the major components of the Tenant's
Work and the time required for each, including the scheduled commencement date
of construction of the Tenant's Work, milestone dates and the estimated date of
completion of construction.

       

      (ii)           An
itemized statement of estimated construction costs, including permits and
architectural and engineering fees.

       

      (iii)           The
names and addresses of Tenant's contractors (and the contractor's subcontractors
as well as any vendors who will be delivering materials directly to the Building
site) to be engaged by Tenant for the Tenant's Work and of any construction
manager proposed to be engaged by Tenant for the Tenant's Work (collectively,
"Tenant's Contractors"). Landlord has the right to approve or disapprove
Tenant's Contractors, which approval shall not be unreasonably withheld or
delayed. Landlord shall give its approval or disapproval of the proposed
Tenant's Contractors designated by Tenant within ten (10) days after Tenant's
submittal thereof to Landlord. Tenant shall not employ as Tenant's Contractors
any persons or entities so disapproved by Landlord. If Landlord has
affirmatively approved only certain contractor(s) and/or subcontractor(s) from
Tenant's list, Tenant shall employ as Tenant's Contractors only those persons or
entities so approved. Landlord may, at its election, designate a list of
approved contractors for performance of work affecting electrical, mechanical,
plumbing or life safety systems ("Approved Building System Contractors"), from
which Tenant must select its contractors for such work. Without limitation of
the foregoing, Landlord hereby confirms that any of the contractors listed on
Attachment 1(a) hereto will be an approved general contractor for Tenant to
engage relative to the performance of the Tenant's Work and any of the
contractors listed on Attachment l(b) hereto shall be an Approved Building
System Contractor for Tenant or the general contractor to engage for performance
of work affecting electrical mechanical, plumbing or life safety systems. For
purposes hereof, the term "life safety systems" shall include the Building's
fire protection/sprinkler system, strobes, and speakers connected to the
Building's annunciator panel.

       

      
        
           

        

        
          B-2

           

        

        
           

        

      

      (iv)           A
written statement from Tenant, acting in its capacity as architect for the
Tenant's Work, stating that Tenant has visited the site, inspected and verified
existing conditions as such conditions affect the Plans and construction of the
Tenant's Work.

       

      (v)           Certified
copies of insurance policies or certificates of insurance as hereinafter
described. Tenant shall not permit Tenant's Contractors to commence work until
the required insurance has been obtained and certified copies of policies or
certificates have been delivered to Landlord.

       

      (vi)           The
Plans for the Tenant's Work, which Plans shall be subject to Landlord's approval
in accordance with Paragraph 3(b) below.

       

      Tenant
will update such information and items by notice to Landlord of any changes,
which changes shall be subject to Landlord's prior approval hereunder. Landlord
shall promptly (or as otherwise required by this Workletter) review all
submissions made by Tenant.

       

      (b)           As
used herein the term "Plans" shall mean full and detailed architectural and
engineering plans and specifications covering the Tenant's Work (including,
without limitation, architectural, mechanical, electrical, life safety, fire
protection and plumbing working drawings for the Tenant's Work). The Plans shall
include the minimum information shown on Attachment 2 attached hereto and
incorporated herein. Subject to the Allowance (as hereinafter defined) and the
Space Plan Allowance (as hereinafter defined), Tenant shall pay all costs and
expenses of preparing the Plans. The Plans shall be subject to Landlord's
approval (not to be unreasonably withheld) and the approval of all local
governmental authorities requiring approval, if any. Landlord shall give its
approval or disapproval (giving reasons in case of disapproval) of the Plans
within ten (10) business days after their delivery to Landlord. Landlord agrees
not to unreasonably withhold its approval of said Plans; provided, however, that
Landlord shall not be deemed to have acted unreasonably if it withholds its
consent because, in Landlord's reasonable opinion: (i) the Tenant's Work is
likely to adversely affect Building systems, the structure of the Building or
the safety of the Building and its occupants; (ii) the Tenant's Work would
adversely affect Landlord's ability to furnish services to Tenant or other
tenants; (iii) the Tenant's Work would increase the cost of operating the
Building (unless Tenant agrees to pay any such increased costs); (iv) the
Tenant's Work would violate any governmental laws, rules or ordinances; (v) the
Tenant's Work contains or would require the use of hazardous or toxic material
in any unlawful manner; (vi) the Tenant's Work would adversely affect (A) the
exterior appearance of the Building or (B) the interior appearance of the
Building if visible from the common corridors or other common or public areas on
any floor in which Tenant is not leasing the entire such floor as part of the
Premises; or (vii) the Tenant's Work would adversely affect another tenant's
premises. The foregoing reasons, however, shall not be exclusive of the reasons
for which Landlord may withhold consent, whether or not such other reasons are
similar or dissimilar to the foregoing. Landlord shall cooperate with Tenant by
discussing or reviewing preliminary plans and specifications at Tenant's request
prior to completion of the full, final detailed Plans in order to expedite the
preparation of and the subsequent approval process concerning the final Plans.
If Landlord notifies Tenant that changes are

       

      
        
           

        

        
          B-3

           

        

        
           

        

      

      required
to the final Plans submitted by Tenant, Tenant shall submit to Landlord, for its
approval, the Plans amended in accordance with the changes so required. Such
submission of revised Plans shall be accompanied by a written point by point
response from Tenant specifically responding to any disapprovals or other
responses delivered by Landlord to Tenant. Landlord shall give its approval or
disapproval (giving reasons in case of disapproval) of any such revised Plans
within five (5) business days after their delivery to Landlord. The Plans shall
also be revised, and the Tenant's Work shall be changed, to incorporate any work
required in the Premises by any local governmental field inspector. Landlord's
approval of the Plans shall in no way be deemed to be acceptance or approval of
any element therein contained which is in violation of any applicable statutes,
laws, ordinances, orders, codes, rules, regulations, building or fire codes or
other governmental requirements.

       

      (c)           Upon
Landlord's approval of the Plans, at Tenant's express written request, Landlord
shall designate in writing any affixed appurtenances which are part of Tenant's
Work which Tenant shall be required to remove upon the expiration of the Lease.
Any such agreement entered into in writing by Landlord shall be binding on
Landlord at expiration of the Lease.

       

      (d)           No
Tenant's Work shall be undertaken or commenced by Tenant in the Premises
until:

       

      (i)           The
Plans for the Premises have been submitted to and approved by Landlord (which
approval shall not be unreasonably withheld or delayed as provided in Section
3(b) hereinabove).

       

      (ii)           All
necessary building permits have been obtained by Tenant.

       

      (iii)           All
required insurance coverages have been obtained by Tenant, it being understood
that failure of Landlord to receive evidence of such coverage upon commencement
of the Tenant's Work shall not waive Tenant's obligations to obtain such
coverages.

       

      (iv)           Items
required to be submitted to Landlord prior to commencement of construction of
the Tenant's Work have been so submitted and have been approved, where
required.

       

      (e)           Tenant,
at Tenant's option, may retain Landlord as construction manager for all or any
portion of Tenant's Work, if Landlord agrees to perform such construction
management services. In the event that Tenant elects to retain Landlord as
construction manager and Landlord agrees to perform such construction management
services, Tenant and Landlord shall, at Landlord's request, enter into
Landlord's standard form of workletter or tenant construction agreement for
similar work in the Building, subject to Tenant's approval thereof and with
mutually agreed upon changes thereto and with agreed-upon fees payable to
Landlord in connection therewith in the amount of three percent (3%) of the
"hard" costs associated with the applicable Tenant's Work. In the event Tenant
does not so engage Landlord as construction manager, then Tenant
shall

       

      
        
           

        

        
          B-4

           

        

        
           

        

      

      have the
right to retain its own construction manager or general contractor for
construction of the Tenant's Work, subject to Landlord's reasonable approval as
provided herein, whereupon Landlord shall not be entitled to any general
coordination/supervision fee relative to the Tenant's Work, except as expressly
provided in Paragraph 5 below.

       

      4.           DELAYS.
In the event Tenant fails to deliver or deliver in sufficient and accurate
detail the information required under Paragraph 3 on or before the respective
dates specified in said paragraph, or in the event Tenant, for any reason, fails
to complete the Tenant's Work on or before the Additional Premises Commencement
Date, Tenant shall be responsible for Monthly Additional Premises Base Rent,
Additional Premises Rent Adjustments and all other obligations as set forth in
the Third Amendment and the balance of the Lease from the Additional Premises
Commencement Date, regardless of the degree of completion of the Tenant's Work
on such date, and no such delay in completion of the Tenant's Work shall affect
the Additional Premises Commencement Date, or relieve Tenant of any of its
obligations under the Third Amendment or the balance of said Lease.
Notwithstanding any of the foregoing, if the Tenant's Work being performed
within the Additional Premises (as defined in the Third Amendment) (herein the
"Additional Premises Tenant's Work") is not substantially completed on or before
the later of (i) the stated Additional Premises Commencement Date of October 1,
2004, and (ii) the date set forth in Tenant's construction schedule delivered
under Paragraph 3(a)(i) as the scheduled date for completion of the Additional
Premises Tenant's Work (herein, the "Target Date"), and if any such delay in
substantial completion of the Additional Premises Tenant's Work is attributable
to Landlord Delay (as hereinafter defined) or a Contractor Strike Delay (as
hereinafter defined), then the Additional Premises Commencement Date shall be
extended by the period of delay in the Tenant's Work beyond the Target Date
which was attributable to the Landlord Delay or the Contractor Strike Delay
(i.e., as opposed to being attributable to any other matter causing such delay).
As used herein, the term "Landlord Delay" means Landlord's delay in responding
to Tenant's Plans or Tenant's request for approval of Tenant's Contractors, as
and when required under Paragraph 3(a)(iii) and/or Paragraph 3(b) hereof, or any
default by Landlord of its obligations hereunder, in any case to the extent
delaying substantial completion of the Additional Premises Tenant's Work. For
purposes hereof, the term "Contractor Strike Delay" shall mean any delay in
substantial completion of the Additional Premises Tenant's Work resulting from
(a) a strike or organized labor work stoppage of all Approved Building System
Contractors designated by Landlord under Paragraph 3(a)(iii) above (which strike
or work stoppage was not caused in whole or in part by Tenant or its contractors
or any actions of said parties), and (b) Landlord's failure, within three (3)
business days after written notice from Tenant of the situation described in
subclause (a), to either (i) designate one or more other Approved Building
System Contractors who are not then on strike or involved with any other
organized work stoppage, or (ii) expressly allow Tenant to engage its own such
contractors to perform any of Tenant's Work affecting Building systems (subject,
however, to Landlord's reasonable approval of said contractors as provided
herein). Landlord Delay or Contractor Strike Delay shall not include any delay
in substantial completion of the Additional Premises Tenant's Work that would in
any event (i.e., even if the Landlord Delay or Contractor Strike Delay had not
occurred) have resulted from other causes. Tenant shall notify Landlord, in
writing, of any claim for Landlord Delay or Contractor Strike Delay, which
notice shall be delivered within five (5) business days following receipt by
Tenant or its contractors or other representatives of knowledge of the event
claimed by Tenant to give rise to such Landlord Delay

       

      
        
           

        

        
          B-5

           

        

        
           

        

      

       or
Contractor Strike Delay (time being of the essence); Tenant's failure to notify
Landlord within said five (5) business days shall be deemed a waiver of the
subject claim of delay.

       

      5.           CHARGES
AND FEES. Subject to Paragraph 9
below, Tenant shall be responsible for all costs and expenses attributable to
the Tenant's Work, including payment to Landlord of a supervisory fee equal to
the amount of all out-of-pocket costs and expenses incurred by Landlord in
reviewing the Plans and other submittals hereunder (e.g., third party structural
and MEP engineering review), which fee shall not, in any event, exceed the
amount of $15,000.00, and which payment to Landlord shall be made within thirty
(30) days following Landlord's request therefor from time to time. Except as
provided in the preceding sentence or as otherwise provided in Paragraph 3(e)
above, Landlord shall not be entitled to any additional supervision fee relative
to the Tenant's Work.

       

      6.           CHANGE
ORDERS. All
changes (other than deminimius changes based on field conditions as more
particularly described in Paragraph 7(k) below) to the final Plans requested by
Tenant must be approved by Landlord in advance of the implementation of such
changes as part of the Tenant's Work. Subject to Paragraph 9 below, Tenant shall
be responsible for all costs and expenses attributable to any changes, including
a supervisory fee to Landlord in an amount equal to the amount of all
out-of-pocket costs and expenses incurred by Landlord in reviewing the change
order request and related materials (which payment to Landlord shall be made
within thirty (30) days following Landlord's request therefor from time to time)
or such other amount as provided in Paragraph 3(e) above if applicable. All
delays caused by Tenant initiated change orders, including, without limitation,
any stoppage of work during the change order review process, are solely the
responsibility of Tenant and shall cause no delay in the Additional Premises
Commencement Date, or payment of Monthly Additional Premises Base Rent,
Additional Premises Rent Adjustments and performance of all other obligations
set forth in the Third Amendment or the balance of the Lease.

       

      7.           STANDARDS
OF DESIGN AND CONSTRUCTION AND CONDITIONS OF TENANT'S
PERFORMANCE. All work done in or upon
the Premises by Tenant shall be done according to the standards set forth in
this Paragraph 7, except as the same may be modified in the Plans approved by
both Landlord and Tenant

       

      (a)           Tenant's
Plans and all design and construction of the Tenant's Work shall comply with all
applicable statutes, ordinances, regulations, laws, codes and industry
standards, including, but not limited to, requirements of Landlord's fire
insurance underwriters and the requirements of the ADA (i.e., as such ADA
requirements pertain to the space within the Premises, and not to any areas
external thereto). Approval by Landlord of the Plans shall not constitute a
waiver of this requirement or assumption by Landlord of responsibility for
compliance. Where several sets of the foregoing laws, codes and standards must
be met, the strictest shall apply where not prohibited by another law, code or
standard.

       

      (b)           Tenant
shall, at its own cost and expense, but subject to payment by Landlord of the
Allowance under Paragraph 9 below, obtain all required building permits and,
when construction has been completed, shall, at its own cost and expense, obtain
an occupancy permit for the Premises, which shall be delivered to Landlord.
Tenant's

       

      
        
           

        

        
          B-6

           

        

        
           

        

      

      failure
to obtain such permits shall not cause a delay in the Additional Premises
Commencement Date, or the payment of Monthly Additional Premises Base Rent,
Additional Premises Rent Adjustments and performance of all other obligations
under the Third Amendment or the balance of the Lease.

       

      (c)           Tenant's
Contractors shall be licensed contractors, possessing good labor relations,
capable of performing quality workmanship and working in harmony with Landlord's
contractors and subcontractors and with other contractors and subcontractors in
the Building. All work shall be coordinated with any other construction or other
work in the Building in order not to adversely affect construction work being
performed by or for Landlord or its tenants, it being understood that in the
event of any conflict, Landlord and its contractors and subcontractors shall
have priority over Tenant and Tenant's Contractors; provided, however,
notwithstanding such priority, Landlord shall not unreasonably inhibit Tenant's
Contractors from performing their work.

       

      (d)           Landlord
shall have the right, but not the obligation, upon not less than 72 hours' prior
written notice thereof to Tenant (provided that no such notice shall be required
in the event of an emergency), to perform, on behalf of and for the account of
Tenant, subject to reimbursement by Tenant (provided that the Allowance may be
used for such purposes), any work (i) which Landlord deems necessary to be done
on an emergency basis or (ii) which pertains to structural components, building
systems, the general utility systems for the Building or connecting the Tenant's
Work with any other work in the Building (but only to the extent the Tenant's
Work impacts the structural components of the Building or any Building systems,
and Landlord, in good faith determines that action is warranted), or (iii) which
pertains to the erection of temporary safety barricades or signs during
construction.

       

      (e)           Tenant
shall use only new, quality materials in the Tenant's Work, except where
explicitly shown in the Plans approved by Landlord and Tenant. Tenant shall
obtain, promptly after completion of the Tenant's Work, warranties of at least
one (1) year duration from the completion of the Tenant's Work against defects
in workmanship and materials on all work performed and equipment installed in
the Premises as part of the Tenant's Work, a copy of which warranties shall be
delivered to Landlord upon Tenant's receipt of the same. It is acknowledged that
the foregoing required warranties, to the extent issued by the general
contractor, shall satisfy the minimum requirements of this Paragraph
7(e).

       

      (f)           Tenant
and Tenant's Contractors, in performing work, shall do so in conformance with
the "303 East Wacker Drive Contractor Regulations and Guidelines for Tenant
Improvements" (a copy of which has heretofore been made available to Tenant) and
shall not unreasonably interfere with other tenants and occupants of the
Building. Tenant and Tenant's Contractors shall make all reasonable efforts and
take all reasonable steps appropriate to construction activities undertaken in a
fully-occupied first-class office building so as not to interfere with the
operation of the Building and shall, in any event, comply with all other
reasonable rules and regulations existing from time to time at the Building.
Tenant and Tenant's Contractors shall take all reasonable precautionary steps to
minimize dust, noise and construction traffic, and to protect their facilities
and

       

      
        
           

        

        
          B-7

           

        

        
           

        

      

      the
facilities of others affected by the Tenant's Work and to properly police same.
Tenant shall not permit noise from construction of Tenant's Work to unreasonably
or materially disturb other tenants in the Building. Tenant's Work which does so
unreasonably or materially disturb other tenants shall be performed after
regular working hours. Construction equipment and materials are to be kept
within the Premises and delivery and loading of equipment and materials shall be
done at such locations and at such time as Landlord shall direct so as not to
burden the construction or operation of the Building.

       

      (g)           Landlord
shall have the right, upon 24 hours' prior written notice to Tenant (except that
no notice shall be required in the case of an emergency), to order Tenant or any
of Tenant's Contractors who violate the requirements imposed on Tenant or
Tenant's Contractors as set forth herein in performing work to cease work and
remove its equipment and employees from the Building. No such action properly
exercised by Landlord shall delay the Additional Premises Commencement Date, or
the payment of Monthly Additional Premises Base Rent, Additional Premises Rent
Adjustments and performance of all other obligations under the Third Amendment
or the balance of the Lease.

       

      (h)           Utility
costs or charges for any service (including, but not limited to, HVAC,
electrical, and the like) to the Additional Premises (as defined in the Third
Amendment) shall be the responsibility of Tenant from the date Tenant is
obligated to commence or commences the Tenant's Work and shall be paid for by
Tenant at Landlord's rates; provided that Tenant shall not be responsible for
any usage charges for HVAC to the Additional Premises during standard building
office hours at any time prior to the Additional Premises Commencement Date.
Tenant shall not be responsible for any usage charges for freight elevator
service during standard building office hours at any time prior to the
Additional Premises Commencement Date. Tenant shall apply and pay for all
utility meters required. Tenant shall remain responsible for utility costs and
other charges associated with the Existing Premises (as defined in the Third
Amendment) as and to the extent otherwise provided in the Lease. Use of freight
elevators is subject to scheduling by Landlord. Any use of the freight elevators
outside of normal building office hours will be at Tenant's expense, in an
amount equal to one hundred six percent (106%) of the out-of-pocket expenses
incurred by Landlord relative to security personnel or union operators
necessitated by such after-hours freight elevator usage. Tenant shall arrange
and pay for removal of construction debris and shall not place debris in the
Building's waste containers.

       

      (i)           Tenant
shall permit access to the Premises, and the Tenant's Work shall be subject to
inspection, by Landlord and Landlord's architects, engineers, contractors and
other representatives, at all times during the period in which the Tenant's Work
is being constructed and installed and following completion of the Tenant's
Work.

       

      (j)           Tenant
shall proceed with its work expeditiously, continuously and efficiently, from
the date Landlord tenders possession of the Additional Premises to Tenant for
the construction of the Tenant's Work. Tenant shall notify Landlord upon
substantial completion and upon final completion of the Tenant's Work and shall
furnish

       

      
        
           

        

        
          B-8

           

        

        
           

        

      

      Landlord
and Landlord's title insurance company with such further documentation as may be
necessary under Paragraph 9 below.

       

      (k)           Tenant
shall have no authority to deviate from the Plans in performance of the Tenant's
Work, except as authorized by Landlord and its designated representative in
writing and except for deminimus changes based on field conditions and not
affecting the overall basic design and construction evidenced by such Plans and
not impacting the base Building systems or structural components of the
Building. Tenant shall furnish to Landlord "as-built" drawings of the Tenant's
Work consisting of record drawings of the installed condition of each component
of the Tenant's Work completed from the Plans marked up daily in the field by
the various trades. Such record drawings shall be submitted in a final package
by Tenant's general contractor to Landlord within ninety (90) days after
completion of the Tenant's Work. Final disbursement of any remaining amounts of
the Allowance will not occur until such record drawings have been received by
Landlord (the "Record Drawing Allowance Condition"); provided that if all other
conditions hereunder to the final disbursement of the Allowance have been
satisfied, then Landlord shall not withhold more than two percent (2%) of the
total Allowance being contributed hereunder as a result of the Record Drawing
Allowance Condition having not yet been satisfied.

       

      (1)           Landlord
shall have the right to require Tenant to install and maintain proper access
panels to utility lines, pipes, conduits, duct work and component parts of
mechanical and electrical systems existing or installed in the Premises in
accordance with the Lease.

       

      (m)           Tenant
shall impose on and enforce all applicable terms of this Workletter against
Tenant's Architect, Tenant's Engineer and the Tenant's Contractors.

       

      8.           INSURANCE
AND INDEMNIFICATION.

       

      (a)           In
addition to any insurance which may be required under the Lease, Tenant shall
secure, pay for and maintain or cause Tenant's Contractors to secure, pay for
and maintain during the continuance of construction and fixturing work within
the Building or Premises, insurance in the following minimum coverages and
limits of liability:

       

      (i)           Worker's
Compensation and Employer's Liability Insurance with limits of not less than
$1,000,000.00, or such higher amounts as may be required from time to time by
any employee benefit acts or other statutes applicable where the work is to be
performed, and in any event sufficient to protect Tenant's Contractors from
liability under the aforementioned acts.

       

      (ii)           Commercial
General Liability Insurance including Broad Form Contractual, Broad Form
Property Damage, Personal Injury, Completed Operations and Products coverages
(such Completed Operations and Products shall be provided for a period of three
(3) years after the date of final acceptance of the Tenant's Work), and deletion
of any exclusion pertaining to explosion,

       

      
        
           

        

        
          B-9

           

        

        
           

        

      

      collapse
and underground property damage hazards, with limits of not less than
$10,000,000.00 per occurrence and having a general aggregate amount on a per
location basis of not less than $10,000,000.00.

       

      (iii)           Comprehensive
Automobile Liability Insurance including Owned, Non-Owned and Hired Car
coverages, with limits of not less than $2,000,000.00 combined single limit for
both bodily injury and property damage.

       

      (iv)           "All-risk"
builder's risk insurance upon the entire Tenant's Work to the full insurable
value thereof. This insurance shall include the interests of Landlord and Tenant
(and their respective contractors and subcontractors of any tier to the extent
of any insurable interest therein) in the Tenant's Work and shall insure against
the perils of fire and extended coverage and shall include "all-risk" builder's
risk insurance for physical loss or damage including, without duplication of
coverage, theft, vandalism and malicious mischief. If any portion of the
Allowance has been disbursed with respect to portions of the Tenant's Work which
are stored off the site of the Building or in transit to said site, then to the
extent such portions of the Tenant's Work are not covered under said "all-risk"
builder's risk insurance, Tenant shall secure and maintain similar property
insurance on such portions of the Tenant's Work. Any loss insured under said
"all-risk" builder's risk insurance is to be adjusted between Landlord and
Tenant and made payable to Landlord as trustee for the insureds, as their
interests may appear.

       

      All
policies (except the worker's compensation policy) shall be endorsed to include
as additional insured parties Landlord and its partners, directors, officers,
members, employees and agents, Landlord's contractors, Landlord's architects,
and such additional persons as Landlord may designate. The waiver of subrogation
provisions contained in the Lease shall apply to all insurance policies (except
the worker's compensation policy) to be obtained by Tenant pursuant to this
paragraph. The insurance policy endorsements shall also provide that all
additional insured parties shall be given thirty (30) days' prior written notice
of any reduction, cancellation or non-renewal of coverage (except that ten (10)
days' notice shall be sufficient in the case of cancellation for non-payment of
premium) and shall provide that the insurance coverage afforded to the
additional insured parties thereunder shall be primary to any insurance carried
independently by said additional insured parties. Additionally, where
applicable, each policy shall contain a cross-liability and severability of
interest clause.

       

      (b)           Without
limitation of the indemnification provisions contained in the Lease, to the
fullest extent permitted by law Tenant agrees to indemnify, protect, defend and
hold harmless Landlord, its partners, directors, officers, employees and agents,
from and against all claims, liabilities, losses, damages and expenses of
whatever nature arising out of or in connection with the Tenant's Work or the
entry of Tenant, Tenant's Architect, Tenant's Engineer or Tenant's Contractors
into the Building and the Premises, including, without limitation, mechanic's
liens or the cost of any repairs to the Premises or Building necessitated by
activities of Tenant, Tenant's Architect, Tenant's Engineer or Tenant's
Contractors and bodily injury to persons or damage to the property of Tenant,
its employees, agents, invitees, licensees or others, except and to the extent
that such claims,

       

      
        
           

        

        
          B-10

           

        

        
           

        

      

      liabilities,
losses, damages and expenses arise out of the negligent act or omission of
Landlord. It is understood and agreed that the foregoing indemnity shall be in
addition to the insurance requirements set forth above and shall not be in
discharge of or in substitution for same or any other indemnity or insurance
provision of the Lease.

       

      9.           ALLOWANCE;
PERIODIC PAYMENTS.

       

      (a)           Landlord
shall make a contribution (the "Allowance") towards the "hard costs" and the
"soft costs" of Tenant's Work (as such terms are hereinafter defined), in an
amount equal to $3,011,645.00 (i.e., being approximately $25.66 per square foot
of Rentable Area of the Premises), on the terms and conditions hereinafter set
forth. If the cost of the Tenant's Work exceeds the Allowance, Tenant shall have
sole responsibility for the payment of such excess cost, and shall pay any such
excess when due from time to time (i.e., based on estimates from time to time of
the total cost of the Tenant's Work) prior to any further disbursement of the
Allowance. It is acknowledged that Landlord intends that not less than
$2,307,371.00 (i.e., being approximately $19.66 per square feet of Rentable Area
of the Premises) of the overall Allowance be contributed to so-called "hard"
construction costs for the Tenant's Work (which "hard" construction costs, for
purposes hereof, shall include all costs and fees payable under the construction
contract with Tenant's general contractor or under any other construction
contracts entered into by Tenant relative to the construction of the Tenant's
Work, together with all costs associated with permits and other governmental
approvals, the "supervisory fees" payable to Landlord under Paragraph 5 hereof,
and all costs associated with the installation of telephone and cabling lines
into the walls of the Premises), and it is hereby agreed that no more than
$704,274.00 (i.e., being $6.00 per square foot of Rentable Area of the Premises)
of the overall Allowance (herein, the "Available Soft Cost Contribution") may be
applied by Tenant to pay for so-called "soft" costs associated with Tenant's
construction of the Tenant's Work, including moving/relocation to the Premises
(which "soft" costs, for purposes hereof, shall include all architectural and
engineering costs and fees, moving expenses, relocation costs, consulting fees
and other reimburseable expenses; all costs of furniture, fixtures and
equipment; telephone and cabling costs associated with the interior of the
Premises; and all other costs and expenses paid by Tenant to Landlord hereunder,
other than the "supervisory fees" specifically set forth in Paragraph 5 of this
Agreement).

       

      (b)           Periodically,
but not more frequently than once per month, Tenant may submit to Landlord a
payment request for costs of the Tenant's Work incurred and not previously paid
naming the parties to be paid and the respective amounts of such payments, which
payment request shall be accompanied by:

       

      (i)           A
statement in writing under oath signed by Tenant stating the various contracts
entered into by Tenant for the Tenant's Work and with respect to each: the total
contract price of all labor, work, services and materials; the amounts
theretofore paid thereon; the amount requested for the current disbursement; and
the balance due for such labor, work, services and materials, after payment of
the current disbursement, to complete the Tenant's Work in accordance with the
Plans;

       

      
        
           

        

        
          B-11

           

        

        
           

        

      

      (ii)           A
written application for payment from each of Tenant's Contractors disclosed in
the aforesaid sworn Tenant's statement wherein each of Tenant's Contractors
certifies completion and the cost of that portion of the Tenant's Work for which
payment is requested and further certifies that the cost to complete the
Tenant's Work remaining to be done under said contract will not exceed the
balance due thereunder (without including in such balance any required
retainages) and a statement in writing under oath or verified by affidavit of
Tenant's Contractor stating: the names of all persons, firms, associations,
corporations or other parties by whom labor, materials, services or work will he
rendered or furnished pursuant to the contract with Tenant's Contractor; the
nature of labor, work, services and materials to be rendered or furnished by
each of the foregoing; the amounts (in the case of firm subcontracts) and
estimated amounts (in other cases) to be paid for such labor, work, services and
materials; the amounts theretofore paid thereon; the amount requested for the
current disbursement; and the balance due for such labor, work, services and
materials, after payment of the current disbursement, to complete the work
described in such subcontract;

       

      (iii)           A
statement from each of the subcontractors and materialmen disclosed in the
aforesaid Tenant's Contractor's sworn statement, in writing under oath or
verified by affidavit of a duly authorized agent of such subcontractor of the
parties furnishing materials and labor to it or for their account, and of the
amounts due or to become due each;

       

      (iv)           Certificate
for payment executed by Tenant, acting in its capacity as the architect for the
Tenant's Work, on American Institute of Architect's Form G-703;

       

      (v)           Originals
of partial waivers of lien from each of Tenant's Contractors and all materialmen
and vendors requesting payment covering such requested payment; and

       

      (vi)           Evidence
reasonably satisfactory to Landlord that Tenant has paid or will pay,
simultaneous with payment by Landlord, Tenant's required share of the costs of
the Tenant's Work.

       

      Provided
that the foregoing deliveries have been made, and so long as Tenant is not then
in default hereunder or under the Lease, Landlord shall disburse portions of the
Allowance in the amount of the requested disbursement no later than thirty (30)
days after each such request therefor.

       

      (c)           Landlord
may make payments of the Allowance through a construction escrow established
with Landlord's title insurance company pursuant to which escrow said title
company shall examine the sworn statements and lien waivers provided by Tenant
and Tenant's Contractors and, if so required by Landlord, insure against
mechanic lien claims for work done through the date of Tenant's Contractors'
most recent request for payment, in which case Tenant agrees to comply with the
reasonable terms and

       

      
        
           

        

        
          B-12

           

        

        
           

        

      

      conditions
of such construction escrow. The escrowee's charges therefor shall be deemed
part of the costs of the Tenant's Work. Notwithstanding anything to the contrary
contained herein or in the Lease, in the event Landlord makes payments of the
Allowance through a construction escrow as provided in this paragraph, Tenant's
Contractors may, at their own expense, arrange to provide "trailing" waivers
(lien waivers which are dated up to thirty (30) days earlier than the
contractor's request for payment) if Landlord's lender so permits and Landlord's
title insurance company nevertheless provides the insurance called for by this
paragraph.

       

      (d)           Within
thirty (30) days after final completion and installation of the Tenant's Work,
Tenant shall submit to Landlord a detailed breakdown of the total amount of the
costs of the Tenant's Work, together with final waivers of liens, contractors'
affidavits, and architects' certificates in such form as may be reasonably
required by Landlord, Landlord's title insurance company and Landlord's lender,
if any, from all parties performing labor or supplying materials or services in
connection with the Tenant's Work, showing that all of said parties have been
compensated in full and waiving all liens in connection with the Premises and
Building.

       

      (e)           Landlord
has no obligation to disburse any portion of the Allowance during any period
when Tenant is in (A) monetary default hereunder or under the Lease (provided
that if Tenant cures any such monetary default in the time and manner provided
in the Lease after written notice from Landlord, then Tenant shall again be
entitled to disbursement of the Allowance in accordance with the other terms and
conditions set forth herein) or (B) non-monetary "Default" hereunder or under
the Lease (i.e., meaning a non-monetary default which has not been cured by
Tenant in the time and manner described in the Lease after written notice from
Landlord). Disbursement of any portion of the Allowance shall not be deemed a
waiver of Tenant's obligation to comply with such provisions. Tenant shall be
responsible for the appropriateness and completeness of the contractors'
affidavits and waivers of lien and approval of any of such work; Landlord shall
have no responsibility for any of the foregoing.

       

      (f)           Landlord
shall have the right to withhold a 10% retainage from the Allowance until final
disbursement of the Allowance is due hereunder (subject, however, to the terms
of Paragraph 7(k) above). Subject to Paragraph 7(k) above, Landlord shall make
final disbursement of the Allowance, upon Tenant's satisfaction of the terms of
Paragraphs 9(b) and 9(d) above and Tenant's final request for payment (which
request shall be made no earlier than the Additional Premises Commencement Date)
and certification that the entire Tenant's Work has been performed and that the
amounts for which payment is requested are due and owing, which disbursement
shall be made within thirty (30) days after presentation by Tenant to Landlord
of request for payment and appropriate and complete contractor's affidavits and
waivers of lien showing that the work covered thereby has been performed in the
Premises.

       

      (g)           In
the event that the cost of Tenant's Work and such other items for which the
Allowance may be applied should for any reason be less than the full amount of
the Allowance, Tenant shall be entitled to receive such difference as a credit
against Monthly Base Rent for the Premises next coming due under the Lease;
provided that Tenant shall

       

      
        
           

        

        
          B-13

           

        

        
           

        

      

      not be so
entitled to any portion of such difference exceeding $1,467,237.50 (i.e., being
$12.50 per square foot of Rentable Area of the Premises), and in no event shall
such credit against Monthly Base Rent exceed $733,618.75 (i.e., being $6.25 per
square foot of Rentable Area) in any one calendar year.

       

      (h)           Without
limitation of the foregoing terms regarding the "Allowance" due and owing from
Landlord hereunder, Landlord hereby agrees to make the following contribution
(the "Space Plan Allowance") pursuant to the following terms and
conditions:

       

      (i)           A
contribution toward the fees and costs due and owing from Tenant to its space
planner in connection with the preparation of the initial space plans (and up to
two (2) revisions thereof) for Tenant's Work in the amount not to exceed
$4,314.50 (i.e., being $.10 per square foot of Rentable Area of the Additional
Premises, as defined in the Third Amendment).

       

      Within
thirty (30) days following submission by Tenant to Landlord of a payment request
with respect to the Space Plan Allowance, which request shall include a copy of
the invoice(s) showing amounts due and owing to Tenant's space planner in
connection with said space plans, or an invoice showing the fees and costs
expensed internally by Tenant or one of its Affiliates to prepare the space
plan, and, if requested by Landlord, a lien waiver from said space planner
showing that all amounts so due and owing in connection with the preparation of
the space plans have been fully paid, Landlord shall disburse the Space Plan
Allowance to Tenant or, at Tenant's direction, directly to the aforedescribed
space planner. Landlord has no obligation to disburse any portion of the Space
Plan Allowance during any period when Tenant is in (A) monetary default
hereunder or under the Lease or under any Tenant Construction Agreement
applicable to the Tenant's Work (provided that if Tenant cures any such monetary
default in the time and manner provided in the Lease after written notice from
Landlord, then Tenant shall again be entitled to disbursement of the Space Plan
Allowance in accordance with the other terms and conditions set forth herein),
or (B) non-monetary "Default" hereunder or under the Lease or under any Tenant
Construction Agreement applicable to the Tenant's Work (i.e., meaning a
non-monetary default which has not been cured by Tenant in the time and manner
described in the Lease after written notice from Landlord). Disbursement of any
portion of the Space Plan Allowance shall not be deemed a waiver of Tenant's
obligation to comply with such provisions. In the event that the fees and costs
payable by Tenant to its space planner in connection with preparation of the
foregoing space plans is, for any reason, less than the full amount of the Space
Plan Allowance, then Tenant shall not be entitled to receive any such
difference. In the event that the foregoing fees and costs are greater than the
Space Plan Allowance, Tenant shall be fully responsible for the payment of all
such excess costs and fees.

       

      10.          MISCELLANEOUS.

       

      (a)           Except
as herein expressly set forth or in the Lease, Landlord has no agreement with
Tenant and has no obligation to do any work with respect to the
Premises.

       

      (b)           Time
is of the essence under this Workletter

       

      
        
           

        

        
          B-14

           

        

        
           

        

      

      (c)           [Intentionally
Omitted]

       

      (d)           If
Tenant fails to make any payment relating to the Tenant's Work as required
hereunder, Landlord, at its option, may complete the Tenant's Work pursuant to
the approved Plans and continue to hold Tenant liable for the costs thereof and
all other costs due to Landlord. Tenant's failure to pay any amounts owed by
Tenant hereunder when due, which failure continues for ten (10) business days
after written notice to Tenant of such failure, or Tenant's failure to perform
any other obligations hereunder, which failure continues for fifteen (15)
business days after written notice to Tenant of such failure (which 15-business
day period shall be extended for the time reasonably required to complete such
cure, not to exceed, in any event, an additional seventy-five (75) day period,
if such failure cannot reasonably be cured within said 15-business day period
and Tenant commences to cure such failure within said 15-business day period and
thereafter diligently and continuously proceeds to cure such failure), shall, in
each such case, also constitute a Default under the Lease and Landlord shall
have all the rights and remedies granted to Landlord under the Lease for
nonpayment of any amounts owed thereunder or failure by Tenant to perform its
obligations thereunder.

       

      (e)           Notices
under this Workletter shall be given in the same manner as under the
Lease.

       

      (f)           The
liability of Landlord hereunder or under any amendment hereto or any instrument
or document executed in connection herewith shall be limited as provided in
Section 26.08 of the Lease.

       

      (g)           The
headings set forth herein are for convenience only.

       

      (h)           This
Workletter and the Lease sets forth the entire agreement of Tenant and Landlord
regarding the Tenant's Work. This Workletter may only he amended if in writing,
duly executed by both Landlord and Tenant.

       

      (i)           Tenant
shall act as architect (sometimes referred to herein as "Tenant's Architect")
for purposes of preparing the architectural portions of the Plans for the
Tenant's Work and Tenant shall also act as engineer (sometimes referred to
herein as "Tenant's Engineer") for purposes of preparing the mechanical,
plumbing, electrical, fire protection and life safety portions of the
Plans.

       

      (j)           Except
for the "Premises" as defined herein, this Agreement shall not be deemed
applicable to any additional space added to the leased premises under the Lease
at any time or from time to time, whether by any options under the Lease or
otherwise, or to any portion of the leased premises under the Lease or any
additions thereto in the event of a renewal or extension of the original term of
the Lease, whether by any options under the Lease or otherwise, except as
expressly provided in any amendment or supplement to the Lease.

       

      11.           DESIGNATED
REPRESENTATIVES: COOPERATION.

       

      
        
           

        

        
          B-15

           

        

        
           

        

      

      (a)           Landlord
and Tenant shall each appoint one qualified and readily available representative
with the authority to give and receive notices, other materials and information
relating to the Tenant's Work, and approvals under this Agreement. Initially,
Landlord's representative shall be Michael Kaiser, whose address is c/o Hines
Interests Limited Partnership, 303 East Wacker Drive, Chicago, Illinois 60601
and whose telephone number is (312) 819-3770, and Tenant's representative shall
be Michael R. Kolloway, whose address is c/o Consoer Townsend Envirodyne
Engineers, Inc., 303 East Wacker Drive, Suite 600, Chicago, Illinois 60601 and
whose telephone number is (312) 861-4123.

       

      (b)           Tenant
and Landlord agree to make their respective architects and engineers available
to the other to answer questions and provide clarifications and additional
information as is reasonable for the timely progress and completion of the
Tenant's Work.

       

      [END OF WORKLETTER - ATTACHMENTS
FOLLOW]

       

      
        
           

        

        
          B-16

           

        

        
           

        

      

      ATTACHMENT 1(a) TO
WORKLETTER

       

      APPROVED GENERAL
CONTRACTORS

       

       

      
        	
                1.

              	
                Clune
      Construction

              

      

       

      
        	
                2.

              	
                Interior
      Construction Group

              

      

       

      
        	
                3.

              	
                Krahl
      Construction

              

      

       

      
        	
                4.

              	
                Turner
      Construction

              

      

       

      
        	
                5.

              	
                The
      McClier Corporation

              

      

       

      
        
           

        

        
          B-17

           

        

        
           

        

      

      

       

      ATTACHMENT 1(b) TO
WORKLETTER

       

      APPROVED BUILDING SYSTEM
CONTRACTORS

       

      
        	
                Mechanical -
      Controls

              
	
                Siemens
      Building Technologies Inc.

              
	
                Landis
      Division

              
	
                580
      Slawin Court

              
	
                Mount
      Prospect, IL 60056

              
	
                phone:   
      (847) 803-2700

              
	
                fax:    (847)
      375-0907

              
	
                contact: 
      Russell Smith

              
	 
      
	
                Mechanical -
      Balancing

              
	
                Aero
      Testing and Balancing Systems Inc.

              
	
                2225
      W. Hubbard Street

              
	
                Chicago,
      IL 60612

              
	
                phone:   
      (312) 666-3097

              
	
                fax:       
      (312) 226-4050

              
	
                contact:  John
      Vitkovic

              
	 
      
	
                Fire Protection -
      Sprinklers:

              
	
                Great
      Lakes Plumbing & Heating Co.

              
	
                4521
      West Diversey Avenue

              
	
                Chicago,
      IL 60639

              
	
                phone:   
      (773) 489-8121

              
	
                fax:       
      (773) 489-8152

              
	
                contact:  Jim
      Smoll

              
	 
      
	
                Fire Protection -
      Controls

              
	
                Siemens
      Building Technologies, Inc.

              
	
                Siemens
      Cerberus Division

              
	
                8340
      S. Madison Street, #10

              
	
                Burr
      Ridge, IL 60521

              
	
                phone:   
      (630) 325-9120

              
	
                Fax:      
      (630) 325-9155

              
	
                contact:  Patrick
      Finnegan

              
	 
      
	
                Structural
      Engineer

              
	
                Bowman,
      Barrett & Associates, Inc.

              
	
                130
      East Randolph Street

              
	
                Suite
      2650

              
	
                Chicago,
      IL 60601

              
	
                phone:   
      (312) 228-0100

              
	
                fax:       
      (312) 228-0706

              
	
                contact:  Jason
      Loo

              

      

      

       

      
        
           

        

        
          B-18

           

        

        
           

        

      

       

      ATTACHMENT 2 TO
WORKLETTER

       

      MINIMUM INFORMATION FOR
PLANS

       

      Plans and
specifications (including architectural, engineering and structural, as
applicable, working drawings) required for the supply, installation and
finishing of the Tenant's Work and including, without limitation: finish
schedule; material submittals; graphics and signage; interior and demising
partitions; doors, frames and hardware; ceilings; wiring; lights and switches;
telephone and electrical outlets; floor coverings; wall coverings; all millwork
and built-ins; appliances; plumbing fixtures; refrigeration equipment; and other
equipment, equipment connections and facilities attached to and forming a part
of the Building.

       

      
        
           

        

        
          B-19

           

        

        
           

        

      

      EXHIBIT
C

       

      UNPERMITTED
TENANTS

       

      [To be
furnished by Tenant and approved by Landlord]

       

      

       

      
        
           

        

        
          C-1 

           

        

        
           

        

      

GUARANTY

    
       

      THIS GUARANTY (the "Guaranty") is made and entered
into effective as of the 4th day of
March, 2004, by the undersigned (the "Guarantor”), being the owner
of all or substantially all of the ownership interests of Tenant (as hereinafter
defined), who, having received (1) a copy of that certain Third Amendment to
Lease dated concurrently herewith (the "Third Amendment") between
303 WACKER REALTY
L.L.C., a Delaware limited liability company ("Landlord"), and CONSOER TOWNSEND ENVIRODYNE
ENGINEERS, INC., a Delaware corporation ("Tenant"), which Third
Amendment amends that certain Office Lease dated January 1, 1996, as amended by
First Amendment to Lease dated effective as of October 1, 1999 and by Second
Amendment to lease dated as of January 22, 2001 (said Office Lease, as so
amended and as amended from time to time, the "Lease"), and (2) a copy of the
balance of the Lease, has examined the Third Amendment and the balance of the
Lease and is familiar with all the terms, covenants and provisions contained
therein, and as an inducement to Landlord to enter into the Third Amendment,
does hereby unconditionally guarantee to Landlord: (i) the full and prompt
payment of all Base Rent, Rent Adjustments and other items of Rent and all other
sums and charges payable by Tenant under the Lease; (ii) the full and timely
performance and observance of all the covenants, terms, conditions, and
agreements therein provided to be performed and observed by Tenant; (iii) the
full and prompt payment of all costs, expenses and reasonable attorneys' fees
incurred by Landlord in enforcing the Lease and/or this Guaranty (herein "Enforcement Costs"); and (iv)
the full and prompt payment to Landlord of the amount of any payments made to
Landlord which are recovered from Landlord by a trustee, receiver or creditor of
the Guarantor or Tenant pursuant to applicable law; and the Guarantor hereby
covenants and agrees to and with Landlord that (a) if default shall at any time
be made by Tenant in the payment of any Base Rent, Rent Adjustments, other items
of Rent, or any other sum or charge payable by Tenant under said Lease, or (b)
if Tenant should default in the performance and observance of any of the
covenants, terms, conditions, or agreements contained in said Lease, and in the
case of either of the events described in (a) or (b), if such default is not
cured in the time and manner described in the Lease after written notice from
Landlord to Tenant, then the Guarantor will forthwith pay such rent and such
other sums and charges to Landlord, and any arrears thereof, and shall forthwith
faithfully perform and fulfill all of such terms, covenants, conditions, and
agreements contained in the Lease. It is acknowledged that the Third Amendment
amends the Lease to, among other things, extend the term of the Lease and to
include additional space as part of the Premises, and includes the giving by
Landlord of certain allowance and other concessions as therein described, and
Landlord would not agree to enter into said Third Amendment or any of the
agreements therein set forth in the absence of the execution and delivery of
this Guaranty by Guarantor.

       

      This
Guaranty is an absolute and unconditional guaranty of payment and of
performance, and not of collection. It shall be enforceable against the
Guarantor without the necessity of any suit or proceedings on Landlord's part of
any kind or nature whatsoever against Tenant and, except for notices expressly
required herein or in the Lease, without the necessity of any notice of
nonpayment, nonperformance or nonobservance or of any notice of acceptance of
this Guaranty or of any other notice or demand to which the Guarantor might
otherwise be entitled, all of which the Guarantor hereby expressly waives; and
the Guarantor hereby expressly agrees that the validity of this Guaranty and the
obligations of the Guarantor hereunder shall in no way be terminated, affected,
diminished, or impaired by reason of the assertion or the failure to assert by
Landlord against Tenant, or against Tenant's successors and assigns, any of the
rights or

       

      
        
           

        

        
          1

           

        

        
           

        

      

      remedies
reserved to Landlord pursuant to the provisions of said Lease or by relief of
Tenant from any of Tenant's obligations under the Lease based on the rejection
of said Lease in connection with proceedings under the bankruptcy laws now or
hereafter in effect or otherwise based on any applicable bankruptcy, fraudulent
conveyance, debtor-creditor, insolvency or other similar laws now or hereafter
in effect. Without limitation of the foregoing, if a trustee in bankruptcy
(which shall include the "Tenant" as a debtor in possession) shall assume the
Lease, or assume and assign the Lease, all duties and obligations of the
undersigned pursuant to this Guaranty shall continue and remain in full force
and effect. Further, notwithstanding anything contained herein or in the Lease
to the contrary, in the event that Tenant, or a trustee in bankruptcy, rejects
the Lease pursuant to the provisions of any applicable bankruptcy laws, the
personal liability of the undersigned pursuant to this Guaranty, shall not be
subject to any limitations imposed under Section 365 or Section 502(b)(6) of the
federal bankruptcy code or any other applicable provisions of said bankruptcy
code or any limitations imposed under any comparable state bankruptcy laws now
or hereafter in effect.

       

      Except as
specifically provided herein, this Guaranty shall be a continuing guaranty and
the liability of the Guarantor hereunder shall in no way be affected, modified
or diminished by reason of any assignment, renewal, modification, or extension
of the Lease or by reason of any modification or waiver of or change in any of
the terms, covenants, conditions, or provisions of the Lease, or by reason of
any extension of time that may be granted by Landlord to Tenant, or a changed or
different use of the leased premises, or by reason of any dealings or
transactions or matters or things occurring between Landlord and Tenant, whether
or not notice thereof is given to the Guarantor.

       

      The
Guarantor hereby unconditionally waives (a) presentment, notice of dishonor,
protest, demand for payment, and all notices of any kind, including, without
limitation, notice of acceptance hereof; notice of nonpayment, non-performance,
or other default under the Lease; and notice of any action taken to collect upon
or enforce any of the terms and provisions of the Lease; (b) any subrogation to
the rights of Landlord against Tenant until all of the obligations of Tenant
under the Lease have been fully complied with and the Lease has expired or
terminated and such payments made by the Guarantor are not subject to a right of
recovery; (c) any and all defenses of suretyship; and (d) any setoffs or
counterclaims against Landlord which would otherwise impair Landlord's rights
against the Guarantor hereunder.

       

      The
assignment by Landlord of the Lease and/or the rents, profits, avails, and/or
proceeds thereof made either with or without notice to the Guarantor shall in no
manner whatsoever release the Guarantor from any liability as
Guarantor.

       

      This
Guaranty shall be governed by and construed in accordance with the laws of the
State of Illinois.

       

      All of
the provisions of this Guaranty shall inure to the benefit of Landlord and its
grantees, successors and assigns and shall inure to the benefit of any future
owner of the fee title of which the leased premises are a part, and all the
provisions of this Guaranty shall be binding upon the Guarantor and its heirs,
legal representatives, successors, and assigns. All of Landlord's rights and
remedies under the Lease and under this Guaranty shall be distinct, separate and
cumulative and no such right or remedy shall be exclusive of or a waiver of any
of the others.

       

      
        
           

        

        
          2

           

        

        
           

        

      

      If
Guarantor consists of more than one person or entity, each person or entity
comprising the Guarantor shall be jointly and severally liable hereunder with
every other person or entity so comprising the "Guarantor" of the Lease. Without
limitation of the foregoing, each person or entity comprising Guarantor shall be
jointly and severally liable with Tenant for all obligations and liabilities of
the "Tenant" under the Lease.

       

      Guarantor
hereby submits to personal jurisdiction in the State of Illinois for the
enforcement of this Guaranty and waives any and all personal rights to object to
such jurisdiction for the purposes of litigation to enforce this Guaranty.
Guarantor agrees that all actions or proceedings arising directly, indirectly or
otherwise in connection with, out of, related to or from this Guaranty shall be
litigated, in Landlord's sole discretion and at Landlord's sole election, only
in courts having a situs within the County of Cook, State of Illinois. For the
purposes of the foregoing, Guarantor hereby waives any right to a trial by jury
in any action to enforce or defend any matter arising from or related to this
Guaranty and irrevocably consents and submits to the jurisdiction of any local,
state or federal court located within the County of Cook, State of Illinois.
Guarantor hereby waives any right Guarantor may have to transfer or change the
venue of any litigation brought against Guarantor in accordance with this
paragraph. Nothing in this paragraph shall affect or impair Landlord's right to
serve legal process in any manner permitted by law or Landlord's right to bring
any action or proceeding against Guarantor or its property in the courts of any
other applicable jurisdiction.

       

      In any
action or proceeding pursuant to, or in order to enforce the terms of, this
Guaranty and/or the Lease, Landlord shall be entitled to recover from Guarantor
all costs and expenses incurred by Landlord in such action or proceeding,
including reasonable attorney's fees, costs and expenses.

       

      Notwithstanding
any provision of this Guaranty to the contrary, if at any time on or after the
fifth (5th) anniversary of the Additional Premises Commencement Date (as defined
in the Third Amendment), Tenant shall not be in default of any of its
obligations under the Lease, then this Guaranty shall automatically terminate,
subject to the next succeeding paragraph, and if applicable, the immediately
preceding paragraph.

       

      Notwithstanding
anything to the contrary contained in this Guaranty, Guarantor agrees that, to
the extent that Tenant makes a payment or payments to Landlord and the
obligation to make such payments arose under the Lease prior to the fifth (5th)
anniversary of the Additional Premises Commencement Date described in the Third
Amendment (or if later, prior to the earliest date after the fifth (5th)
anniversary of the Additional Premises Commencement Date on which no default by
Tenant under the Lease was continuing), which payment or payments or any part
thereof are subsequently invalidated, declared to be fraudulent or preferential,
set aside and/or required to be repaid to Tenant, its estate, trustee, receiver
or any other party, including, without limitation, Guarantor, under any
bankruptcy law, state or federal law, common law or equitable theory
(collectively the "Rescinded Payments"), then to the extent of such Rescinded
Payments, Tenant's obligations under the Lease with respect to same, and
Guarantor's obligations hereunder with respect to same, shall be reinstated and
continued in full force and effect, to the fullest extent permitted by
law.

       

      Initially
capitalized terms used but not otherwise defined herein have the same meanings
given them in the Lease.

       

      
        
           

        

        
          3

           

        

        
           

        

      

      Guarantor
acknowledges that (a) it is a principal and affiliate of Tenant and will receive
direct benefits from the Third Amendment and the Lease (as amended) described
herein, and (b) that this Guaranty is required as a condition to Landlord's
agreement to enter into such Third Amendment. This Guaranty is being delivered
for good and valuable consideration, the receipt and sufficiency of which is
hereby acknowledged by Guarantor.

       

      IN WITNESS WHEREOF, the
undersigned has executed this Guaranty effective as of the date first written
above.

       

      
        	
                GUARANTOR:

              	 
      	 
      
	 
      	 
      	 
      
	
                AECOM TECHNOLOGY CORPORATION,
      a

              
	
                Delaware
      corporation

              	 
      	 
      
	 
      	 
      	 
      
	 
      	 
      	 
      
	
                By:
      /s/ Eric Chen    

              	 
      	 
      
	
                Name:
      Eric Chen

              	 
      	 
      
	
                Title:
      Senior Vice President, Corporate

              
	
                Finance,
      and General Counsel

              	 
      
	 
      	 
      	 
      
	
                Address:
      555 S. Flower Street, Suite 3700

              
	
                Los
      Angeles, California 90071

              	 
      	 
      

      

      

       

      
        
           

        

        
          4

           

        

        
           

        

      

       

      EXHIBIT
E

       

      DESCRIPTION OF THE
WORK

       

      Sprinkler - Landlord will
install new main and branch pipe configuration in the 10th floor additional
premises to accommodate standard office building sprinkler density as required
by City of Chicago code.

       

      

       

      
        
           

        

        
          E-1 

           

        

        
           

        

      

    
      SECOND AMENDMENT TO
LEASE

       

      THIS SECOND AMENDMENT TO LEASE
("Amendment") is made and entered into
this 22nd day of January, 2001, by and between 303 WACKER REALTY L.L.C., a Delaware limited
liability company (hereinafter referred to as "Landlord"), and CONSOER TOWNSEND ENVIRODYNE
ENGINEERS, INC., a Delaware corporation (hereinafter referred to as
"Tenant").

       

      RECITALS:

       

      A.           Landlord
(as successor in interest to Metropolitan Life Insurance Company) and Tenant are
parties to that certain Office Lease dated January 1, 1996 (“Original Lease”), as amended by First
Amendment to Lease dated effective as of October 1, 1999 (the "First Amendment”) (such Original Lease, as
so amended by the First Amendment and as amended from time to time, and
including, without limitation, that certain Commencement Date Agreement dated
January 1, 1996 [i.e., being “Rider 1”] and “Rider 2” incorporated as part of
the Original Lease, being collectively referred to herein as the “Lease”), demising premises (the
"Premises") stipulated
to contain 56,520 square feet situated on the 5th and 6th floors of the Building
commonly known as 303 East Wacker Drive, Chicago, Illinois for a term expiring
September 30, 2006; and

       

      B.           Landlord
and Tenant desire to amend the Lease to, among other things, include additional
space on the 12th floor as part of the Premises, upon the terms and conditions
hereinafter set forth.

       

      NOW, THEREFORE, in consideration of the
mutual covenants and agreements contained herein and other good and valuable
consideration, the receipt and sufficiency of which is hereby acknowledged,
Landlord and Tenant hereby amend the Lease in the following respects
only:

       

      1.           Defined
Terms. As
used in this Amendment, the following terms shall have the respective meanings
indicated below:

       

      (a)           “Additional Premises” shall mean the premises
on the 12"' floor of the Building, stipulated to contain 17,714 square feet of
Rentable Area, as shown on Exhibit A attached hereto and made a part
hereof.

       

      (b)           “Additional Premises Commencement
Date” shall
mean June 1, 2001.

       

      All other
capitalized terms used but not otherwise defined herein shall have the same
meanings as set forth in the Lease. For purposes of the Lease, the term “Rent” shall specifically
include the rental payments due with respect to the Additional Premises as
described in Paragraphs 4 and 5 hereinbelow.

       

      2.           Additional
Premises. Effective as of the
Additional Premises Commencement Date and for a lease term expiring concurrently
with the end of the Term for the remainder of the Premises, as it may be sooner
terminated or extended as provided herein or in the Lease:

       

      (a)           the
Premises shall include the Additional Premises; and

       

      (b)           the
Rentable Area of the Premises shall be increased by the Rentable Area of the
Additional Premises.

       

      
        
           

        

        
           

           

        

        
           

        

      

      3.           Lease
Governs. Except as expressly provided herein, from and after the
Additional Premises Commencement Date and through the end of the Term of the
Lease, all provisions of the Lease shall be in full force and effect with
respect to, and shall govern Tenant's possession of, the Additional
Premises.

       

      4.           Monthly
Additional Premises Base Rent. From and after the Additional Premises
Commencement Date, Monthly Base Rent under the Lease with respect to the
Additional Premises (herein, "Monthly Additional Premises Base
Rent") shall be payable in the amounts and at the annual rates per square
of foot of Rentable Area of the Additional Premises for the respective periods
hereafter described:

       

      
        
          	
                  Period

                	
                  Monthly

                	
                  Annually

                	
                  Rate/SF

                
	 
      	 
      	 
      	 
      
	
                  06/01/01
      through 05/31/02

                	
                  $25,832.92

                	
                  $309,995.00

                	
                  $17.50

                
	
                  06/01/02
      through 05/31/03

                	
                  $26,615.29

                	
                  $319,383.42

                	
                  $18.03

                
	
                  06/01/03
      through 05/31/04

                	
                  $27,412.42

                	
                  $328,948.98

                	
                  $18.57

                
	
                  06/01/04
      through 05/31/05

                	
                  $28,239.07

                	
                  $338,868.82

                	
                  $19.13

                
	
                  06/01/05
      through 05/31/06

                	
                  $29,080.48

                	
                  $348,965.80

                	
                  $19.70

                
	
                  06/01/06
      through 09/30/06

                	
                  $29,951.42

                	
                  $359,417.06

                	
                  $20.29

                

        

      

       

      Monthly
Additional Premises Base Rent shall be payable at such times and at such place
and in accordance with such provisions as otherwise set forth in the Lease
relative to the payment of Monthly Base Rent thereunder.

       

      5.           Additional
Premises Rent Adjustments.

       

      (a)           For
the calendar year in which the Additional Premises Commencement Date falls,
Tenant's Share of Operating Expenses and Taxes (i.e., Rent Adjustments under the
Lease) provided for in Article Four of the Lease shall be calculated separately
for the Additional Premises apart from the remainder of the Premises, but not
for any subsequent years of the Term of the Lease. In subsequent years, Rent
Adjustments shall be calculated for the Additional Premises together with the
remainder of the Premises. Rent Adjustments for the Additional Premises for the
calendar year in which the Additional Premises Commencement Date falls (herein,
the "Additional Premises Rent
Adjustments") shall be prorated by multiplying the Rent Adjustments
attributable to the Additional Premises by a fraction, the numerator of which is
the number of days remaining in such calendar year following the Additional
Premises Commencement Date and the denominator of which is 365.

       

      (b)           For
purposes of calculating Additional Premises Rent Adjustments (i.e., being the
Rent Adjustments payable on account of the Additional Premises for the calendar
year in which the Additional Premises Commencement Date falls), "Tenant's Share"
shall be 2.3001%. For purposes of calculating Rent Adjustments payable on
account of both the Additional Premises and the remainder of the Premises for
all subsequent calendar years (or partial calendar years) within the Term of the
Lease, "Tenant's Share" shall be 9.6391% (and Section 1.01(13) of the Lease is
hereby amended accordingly). Rent Adjustments for the initial Premises leased
under the Original Lease shall continue to be calculated and paid in accordance
with the Original Lease for the calendar year in which the Additional Premises
Commencement Date falls.

       

      
        
           

        

        
          2

           

        

        
           

        

      

      (c)           All
Rent Adjustments described in this Paragraph 5 shall be payable at such times,
in such manner, and in accordance with such procedures (i.e., including payment
of "Rent Adjustment Deposits" and final reconciliations) as set forth in Article
Four of the Lease relative to payment of Rent Adjustments
thereunder.

       

      6.           Condition:
Tenant Improvements.

       

      
        	
                 
      

              	
                (a)

              	
                Except
      as expressly provided in Paragraph 6(c) below, Tenant hereby accepts the
      Additional Premises in their "as is" condition as of the date hereof and
      acknowledges that Landlord shall not be required to make any improvements
      to the Additional Premises for Tenant's use and occupancy. Without
      limitation of the foregoing, it is acknowledged that Tenant shall, at its
      sole cost and expense (subject to application of the Allowance as defined
      in the hereafter described "Additional Premises Workletter"), perform any
      work at the Additional Premises as may be necessary or desired by Tenant
      to improve the Additional Premises for occupancy (including without
      limitation, the items described in Paragraph 6(b) below) all subject to
      and in accordance with the provisions of the Workletter Agreement attached
      hereto as Exhibit B (the "Additional Premises
      Workletter"). All work completed by Tenant on or before the one
      hundred eightieth (180th) day following the Additional Premises
      Commencement Date as referenced in this Paragraph 6(a) is hereinafter
      referred to as "Tenant's
      Work".

              

      

       

      
        	
                 
      

              	
                (b)

              	
                Without
      limitation of the foregoing terms of this Paragraph 6, Tenant, at its sole
      cost and expense (subject to application of the Allowance as described in
      the Additional Premises Workletter), as part of the "Tenant's Work"
      described above, shall perform all work described in Exhibit C hereto (the
      "Required Tenant's
      Work"). The foregoing Required Tenant's Work shall be completed, in
      any event, on or before the first to occur of (i) the Additional Premises
      Commencement Date, and (ii) the date Tenant occupies the Additional
      Premises for the performance of any business operations
      therefrom.

              

      

       

      
        	
                 
      

              	
                (c)

              	
                Landlord
      shall review any areas in the Additional Premises which are identified by
      Tenant's architect, prior to commencement of any of Tenant's Work at the
      Additional Premises, as problem areas due to the height of the fire
      sprinklers in those areas. Except for any sprinkler lines which cannot be
      raised due to the obstructions represented by the main HVAC trunk ducts on
      the 12th floor of the Building, Landlord shall raise the height of
      sprinkler lines which would, if not raised, require that sprinkler heads
      in any portion of the Additional Premises to protrude below the Building's
      standard ceiling height of [8'10"] when the sprinkler heads are not
      extended. Any work described in this Paragraph 6(c) (herein, the "Landlord's Sprinkler
      Work") shall be performed prior to or concurrently with Tenant's
      construction of Tenant's Work in the Additional Premises, and Tenant shall
      fully cooperate with Landlord and its contractors (i) to allow proper
      access to the Additional Premises for Landlord to so perform the
      Landlord's Sprinkler Work, and (ii) to coordinate the Landlord's Sprinkler
      Work with any of the ongoing Tenant's Work then being performed at the
      Additional Premises.

              

      

       

      7.           Possession.
Landlord shall deliver possession of the Additional Premises to Tenant
concurrently with the mutual execution and delivery of this Amendment by
Landlord and Tenant, in order for Tenant to proceed with the Tenant's
Work.

       

      
        
           

        

        
          3

           

        

        
           

        

      

      8.           Real
Estate Brokers. Landlord and Tenant each represent and warrant to the
other that such party making the representation has not dealt with any broker in
connection with this Amendment other than Julien J. Studley (whose commissions
shall be payable by Landlord pursuant to its separate written commissions
agreement with said broker). Landlord and Tenant each agree to indemnify and
hold the other harmless from all loss, damages, liabilities, claims, costs and
expenses (including reasonable attorneys' fees) arising from any other claims or
demands of any broker or brokers or finders with whom the indemnifying party
dealt for any commission alleged to be due such broker, brokers or
finders.

       

      9.           Present
Status. Tenant certifies to Landlord that as of the execution and
delivery of this Amendment by both Tenant and Landlord, Landlord is not in
default under the Lease by reason of failure to perform any obligations
thereunder. Such certificate is given to the actual knowledge of
Tenant.

       

      10.         Deletions.
Section 4 of Rider 2, as amended by Paragraph 4 of the First Amendment (i.e.,
entitled "First Expansion Option"), and Section 6 of Rider 2 (i.e., entitled
"Continuing Right of First Offer") are each hereby deleted in their entirety,
and shall be deemed null and void. Further, Tenant's exercise notice dated
September 27, 2000 regarding certain expansion rights under the Lease is hereby
deemed null and void in its entirety.

       

      11.         Acceleration
Option. It is hereby confirmed that the "First Acceleration Option", as
set forth in Paragraph 2 of Rider 2, is no longer applicable, and is hereby
deemed null and void. With respect to the "Second Acceleration Option" (i.e.,
September 30, 2003), it is hereby confirmed that, notwithstanding the terms of
Paragraph 2.A.2 or 2.A.3 of Rider 2, the "Second Acceleration Amount", as
defined in Paragraph 2.A.3 of Rider 2, shall be increased as a result of the
Additional Premises hereunder, which increase shall be in the amount of
$719,188.00 (i.e., being the sum of all brokerage commissions payable by
Landlord in connection with this Amendment and the amount of the Allowance
contributed by Landlord under the Additional Premises Workletter, without any
further amortization thereof). As a result, the total Second Acceleration Amount
shall be in the amount of $2,075,668.00 (i.e., being $719,188.00 attributable to
the Additional Premises, and $1,356,480.00 attributable to the balance of the
Premises), subject to further increase as provided in Paragraph 2.A.3 of Rider 2
in the event any additional space is added to the leased premises after the date
hereof.

       

      12.         First
Amendment - Modifications. The First Amendment, as defined in Recital
A hereof, is hereby
amended in the following respects:

       

      (a)           The
following language is added as a new Paragraph 3(d) of said First
Amendment:

       

      "(d)
Notwithstanding the foregoing, the additional rent due and owing for the Storage
Space as described in Paragraph 3(b) above shall abate for the period of May 1,
2001 through July 31, 2001"

       

      (b)           The
following language is added as a new Paragraph 3(e) of said First
Amendment

       

      "(e)
Notwithstanding anything to the contrary contained herein or in Section 9 of
Rider 2 to the Lease, Tenant may elect to terminate the lease of the Storage
Space as of any date by giving not less than sixty (60) days' prior written
notice to Landlord, which notice shall designate the effective date of
termination. Said notice shall be effective to terminate the lease of the
Storage Space (but not as to the balance of the leased premises under the Lease)
on the date designated in such notice. If the lease of the Storage Space is so
terminated, the term of said lease shall be deemed to have expired

       

      
        
           

        

        
          4

           

        

        
           

        

      

      by lapse
of time on the specified termination date, and Tenant shall vacate the Storage
Space and surrender possession thereof in the same condition and in accordance
with the same terms as otherwise required for surrender of the balance of the
leased premises at the end of the term, as provided in Article 12 of the Lease
(failing of which shall be deemed a holding over of such space, subject to the
terms and conditions of Article 13 of the Lease with respect
thereto)."

       

      13.           Renewal
Option. It is hereby acknowledged that KPMG Peat Martwick LLC ("Existing Tenant") has
heretofore been granted, among other rights, two (2) fixed expansion rights (the
"First Fixed Expansion
Right" and the "Second
Fixed Expansion Right", respectively, and collectively, the "Superior Expansion Rights")
relating to the 12th floor of the Building which, if both exercised, may affect
all or a substantial portion of the Additional Premises during portions of the
renewal period described in Paragraph 3 of Rider 2 to the Lease. It is further
acknowledged that (a) the exercise of the First Fixed Expansion Right does not
directly relate to the Additional Premises, but would thereafter result in all
or a substantial portion of the Additional Premises being the potential subject
of a subsequent exercise of the Second Fixed Expansion Right, and (b) in the
event that the First Fixed Expansion Right is not exercised, then any subsequent
exercise of the Second Fixed Expansion Right would not affect the Additional
Premises in any manner. Based on the foregoing, it is hereby acknowledged and
agreed that Tenant's "Renewal Option", as described in Paragraph 3 of Rider 2 to
the Lease, as it relates to the Additional Premises demised hereunder, is
expressly subject and subordinate to the Superior Expansion Rights, and in the
event Existing Tenant, or any successor tenant under Existing Tenant's lease at
the Building, exercises its First Fixed Expansion Right, then the "Renewal
Option" under Paragraph 3 of said Rider 2 shall only apply with respect to the
balance of the leased premises under the Lease (i.e., excluding the Additional
Premises being demised hereunder). Tenant shall have the right, at any time
after February 1, 2004, to deliver written notice to Landlord requesting
Landlord to inform Tenant as to whether Existing Tenant has exercised the
aforedescribed First Fixed Expansion Right, and Landlord shall respond to such
written request within ten (10) business days after receipt thereof. In the
event that Existing Tenant exercises the aforedescribed First Fixed Expansion
Right, and if Tenant thereafter exercises its Renewal Option with respect to the
balance of the leased premises (i.e., excluding the Additional Premises), in
accordance with Paragraph 3 of Rider 2 (as such Paragraph 3 is amended by this
Paragraph 13), then the term of the Lease with respect to the Additional
Premises shall terminate as of September 30, 2006, as if such date were the
stated expiration date of the term of the Lease, and Tenant shall vacate and
surrender possession of the Additional Premises as of such date in the same
condition and in accordance with the same terms as otherwise required for
surrender of the balance of the leased premises at the end of the term, as
provided in Article 12 of the Lease (failing of which shall be deemed a holding
over of such space, subject to the terms and conditions of Article 13 of the
Lease with respect thereto). In the event Tenant exercises its Renewal Option
for the leased premises (including the Additional Premises) prior to Existing
Tenant having exercised its First Fixed Expansion Right, and if Existing Tenant
subsequently exercises such First Fixed Expansion Right, then Landlord shall so
notify Tenant, in writing, of such subsequent exercise by Existing Tenant, and
Tenant shall have ten (10) business days thereafter (time being of the essence)
to withdraw its prior exercise of the Renewal Option by written notice thereof
to Landlord with said 10-business day period, in which event the term of the
Lease shall expire as of September 2006 in accordance with its terms and without
regard to Tenant's prior exercise of said Renewal Option.

       

      14.           Entire
Agreement. The entire agreement of the parties with respect to the
subject matter hereof is set forth in this Amendment and in the Lease as amended
hereby. No prior agreement or understanding with respect to the Lease and this
Amendment shall be valid or of any force or effect.

       

      15.           Offer.
This Amendment shall not become effective as a lease or otherwise until executed
and delivered by both Landlord and Tenant. The submission of this Amendment to
Tenant does not

       

      
        
           

        

        
          5

           

        

        
           

        

      

      constitute
a reservation of or option for the Additional Premises, except that, upon
execution and delivery by Tenant, it shall constitute an irrevocable offer on
the part of Tenant in effect for ten (10) business days to lease the Additional
Premises on the terms and conditions herein contained.

       

      16.           Lease in
Full Force and Effect.
Except as amended hereby, all the terms and provisions of the Lease shall
remain in full force and effect, and are hereby ratified and confirmed. Without
limitation of the foregoing, Section 26.08 of the Lease (as amended hereby)
shall apply to this Amendment and to the Lease (as amended hereby).

       

      [Signature Page to Follow]

       

      
        
           

        

        
          6

           

        

        
           

        

      

      IN WITNESS WHEREOF, the
parties have entered into this Amendment as of the day and year first above
written.

       

      
        	
                TENANT:

              	
                LANDLORD:

              
	
                CONSOER
      TOWNSEND ENVlRODYNE

              	
                303 WACKER REALTY
      L.L.C., a Delaware limited

              
	
                ENGINEERS,
      INC.,

              	
                liability
      company

              
	
                a
      Delaware corporation

              	 
      
	 
      	
                By:

              	
                Hines
      Three Illinois Center Associates Limited

              
	
                By:
      /s/ Kenneth Z.
      Crumrine

              	 
      	
                Partnership,

              
	
                Name:
      Kenneth Z.
      Crumrine

              	 
      	
                its
      managing member

              
	
                Title:
      President

              	 
      	 
      
	 
      	 
      	
                By:

              	
                Hines Three Illinois Center
      L.L.C., a

              
	 
      	 
      	 
      	
                general
      partner

              
	
                ATTEST:

              	 
      
	 
      	 
      	 
      	
                By:

              	
                Hines
      Interests Limited

              
	
                By:
      /s/ Michael R.
      Kolloway

              	 
      	 
      	 
      	
                Partnership, a
      member

              
	
                Name:
      Michael R.
      Kolloway

              	 
      	 
      	 
      	 
      
	
                Title:
      Secretary

              	 
      	 
      	 
      	
                By:
      Hines Holdings, Inc.,
      its

              
	 
      	 
      	 
      	 
      	 
      	
                general
      partner

              
	 
      	 
      	 
      	 
      	 
      	 
      
	 
      	 
      	 
      	 
      	 
      	
                By:
      /s/ C. Kevin
      Shannahan

              
	 
      	 
      	 
      	 
      	 
      	
                Name:
      C. Kevin Shannahan

              
	 
      	 
      	 
      	 
      	 
      	
                Title:

              	
                Executive
      Vice President

              

      

      

       

      
        
           

        

        
          7

           

        

        
           

        

      

      EXHIBIT
A

      
ADDITIONAL
PREMISES

       

       

      [Attached]

       

      
 

      

        
          
             

          

          
            A-1 

             

          

          
             

          

        

      
        
           

        

        
           

           

        

        
           

        

      

      EXHIBIT
B

       

      ADDITIONAL PREMISES
WORKLETTER AGREEMENT

       

       

      THIS ADDITIONAL PREMISES WORKLETTER
AGREEMENT is hereby incorporated as part of that certain Second Amendment
to Lease made and entered into as of the 22nd day of
January, 2001 by and between 303 WACKER REALTY L.L.C., a
Delaware limited liability company ("Landlord"), and CONSOER TOWNSEND ENVIRODYNE
ENGINEERS, INC., a Delaware corporation
("Tenant").

       

       

      WITNESSETH:

       

       

      WHEREAS, Landlord and Tenant have
entered into a certain Second Amendment to Lease to which this Workletter is
attached (the "Second Amendment"), which Second Amendment further amends a
certain Office Lease dated January 1, 1996, as amended by First Amendment dated
effective as of October 1, 1999 (collectively, the "Lease"; all capitalized
terms used but not otherwise defined herein shall have the same meaning as set
forth in the Second Amendment or in the balance of the Lease, as applicable);
and

       

      WHEREAS, pursuant to the Second
Amendment, Tenant will be leasing certain demised premises (herein, the
"Premises") located on the 12th floor of the office building located at 303 East
Wacker Drive, Chicago, Illinois (the "Building"); and

       

      WHEREAS, certain tenant
improvement work is to be completed on the Premises;

       

      NOW, THEREFORE, for and in consideration
of the agreement to lease the Premises and pay rent and the mutual covenants
contained herein, the parties agree as follows:

       

      1.           POSSESSION. Landlord shall deliver
possession of the Premises concurrent with the mutual execution and delivery of
the Second Amendment by Landlord and Tenant, in order for Tenant to perform the
Tenant's Work, all as otherwise described in Paragraph 7 of the Second
Amendment.

       

      2.           TENANT'S
WORK. Tenant, at its sole cost
and expense, but subject to payment of the Allowance (as hereinafter defined) as
provided under Paragraph 9 below shall perform, or cause to be performed, the
Tenant's Work (as defined in the Lease) in the Premises provided for in the
Plans (as hereafter defined) submitted to and approved by Landlord. The Tenant's
Work shall be constructed in a good and workmanlike fashion, in accordance with
the requirements set forth herein and in compliance with all applicable
statutes, laws, ordinances, orders, codes, rules, regulations, building and fire
codes and other governmental requirements, including, without limitation, the
Americans with Disabilities Act and its regulations (the “ADA”). Landlord's
review and approval of the Plans or any other submission of Tenant shall create
no responsibility or liability on the part of Landlord for such compliance or
for their completeness or design

       

      
        
           

        

        
           

           

        

        
           

        

      

      sufficiency.
Tenant shall commence the construction of the Tenant's Work promptly following
completion of the pre-construction activities provided for in Paragraph 3 below and shall
diligently proceed with all such construction in order to complete the Tenant's
Work prior to the Additional Premises Commencement Date or as soon thereafter as
is reasonably practicable. Tenant shall coordinate the Tenant's Work so as avoid
interference with any other work being performed by or on behalf of Landlord and
other tenants at the Building.

       

      3.           PRE-CONSTRUCTION
ACTIVITIES.

       

      (a)           Prior
to commencing any of the Tenant's Work, Tenant shall submit the following
information and items to Landlord for Landlord's review and approval with
respect thereto:

       

      (i)           A
detailed construction schedule containing the major components of the Tenant's
Work and the time required for each, including the scheduled commencement date
of construction of the Tenant's Work, milestone dates and the estimated date of
completion of construction.

       

      (ii)           An
itemized statement of estimated construction costs, including permits and
architectural and engineering fees.

       

      (iii)           The
names and addresses of Tenant's contractors (and the contractor's subcontractors
as well as any vendors who will be delivering materials directly to the Building
site) to be engaged by Tenant for the Tenant's Work and of any construction
manager proposed to be engaged by Tenant for the Tenant's Work (collectively,
"Tenant's Contractors"). Landlord has the right to approve or disapprove
Tenant's Contractors, which approval shall not be unreasonably withheld or
delayed. Landlord shall give its approval or disapproval of the proposed
Tenant's Contractors designated by Tenant within ten (10) days after Tenant's
submittal thereof to Landlord. Tenant shall not employ as Tenant's Contractors
any persons or entities so disapproved by Landlord. If Landlord has
affirmatively approved only certain contractor(s) and/or subcontractor(s) from
Tenant's list, Tenant shall employ as Tenant's Contractors only those persons or
entities so approved. Landlord may, at its election, designate a list of
approved contractors for performance of work affecting electrical, mechanical,
plumbing or life safety systems ("Approved Building System Contractors"), from
which Tenant must select its contractors for such work. Without limitation of
the foregoing, Landlord hereby confirms that any of the contractors listed on
Attachment 1(a) hereto will be an approved general contractor for Tenant to
engage relative to the performance of the Tenant's Work and any of the
contractors listed on Attachment 1(b) hereto shall be an Approved Building
System Contractor for Tenant or the general contractor to engage for performance
of work affecting electrical mechanical, plumbing or life safety systems. For
purposes hereof, the term "life safety systems" shall include the Building's
fire protection/sprinkler system, strobes, and speakers connected to the
Building's annunciator panel.

       

      
        
           

        

        
          2

           

        

        
           

        

      

      (iv)           A
written statement from Tenant, acting in its capacity as architect for the
Tenant's Work, stating that Tenant has visited the site, inspected and verified
existing conditions as such conditions affect the Plans and construction of the
Tenant's Work.

       

      (v)           Certified
copies of insurance policies or certificates of insurance as hereinafter
described. Tenant shall not permit Tenant's Contractors to commence work until
the required insurance has been obtained and certified copies of policies or
certificates have been delivered to Landlord.

       

      (vi)           The
Plans for the Tenant's Work, which Plans shall be subject to Landlord's approval
in accordance with Paragraph 3(b) below.

       

      Tenant
will update such information and items by notice to Landlord of any changes.
Landlord shall promptly (or as otherwise required by this Workletter) review all
submissions made by Tenant.

       

      (b)           As
used herein the term "Plans" shall mean full and detailed architectural and
engineering plans and specifications covering the Tenant's Work (including,
without limitation, architectural, mechanical, electrical, life safety, fire
protection and plumbing working drawings for the Tenant's Work). The Plans shall
include the minimum information shown on Attachment 2 attached hereto and
incorporated herein. Subject to the Allowance (as hereinafter defined), Tenant
shall pay all costs and expenses of preparing the Plans. The Plans shall be
subject to Landlord's approval (not to be unreasonably withheld) and the
approval of all local governmental authorities requiring approval, if any.
Landlord shall give its approval or disapproval (giving reasons in case of
disapproval) of the Plans within ten (10) business days after their delivery to
Landlord. Landlord agrees not to unreasonably withhold its approval of said
Plans; provided, however, that Landlord shall not be deemed to have acted
unreasonably if it withholds its consent because, in Landlord's reasonable
opinion: (i) the Tenant's Work is likely to adversely affect Building systems,
the structure of the Building or the safety of the Building and its occupants;
(ii) the Tenant's Work would adversely affect Landlord's ability to furnish
services to Tenant or other tenants; (iii) the Tenant's Work would increase the
cost of operating the Building; (iv) the Tenant's Work would violate any
governmental laws, rules or ordinances; (v) the Tenant's Work contains or would
require the use of hazardous or toxic material in any unlawful manner; (vi) the
Tenant's Work would adversely affect the appearance of the Building; or (vii)
the Tenant's Work would adversely affect another tenant's premises. The
foregoing reasons, however, shall not be exclusive of the reasons for which
Landlord may withhold consent, whether or not such other reasons are similar or
dissimilar to the foregoing. Landlord shall cooperate with Tenant by discussing
or reviewing preliminary plans and specifications at Tenant's request prior to
completion of the full, final detailed Plans in order to expedite the
preparation of and the subsequent approval process concerning the final Plans.
If Landlord notifies Tenant that changes are required to the final Plans
submitted by Tenant, Tenant shall submit to Landlord, for its approval, the
Plans amended in accordance with

       

      
        
           

        

        
          3

           

        

        
           

        

      

      the
changes so required. Such submission of revised Plans shall be accompanied by a
written point by point response from Tenant specifically responding to any
disapprovals or other responses delivered by Landlord to Tenant. Landlord shall
give its approval or disapproval (giving reasons in case of disapproval) of any
such revised Plans within five (5) business days after their delivery to
Landlord. The Plans shall also be revised, and the Tenant's Work shall be
changed, to incorporate any work required in the Premises by any local
governmental field inspector. Landlord's approval of the Plans shall in no way
be deemed to be acceptance or approval of any element therein contained which is
in violation of any applicable statutes, laws, ordinances, orders, codes, rules,
regulations, building or fire codes or other governmental
requirements.

       

      (c)           Upon
Landlord's approval of the Plans, at Tenant's express written request, Landlord
shall designate in writing any affixed appurtenances which are part of Tenant's
Work which Tenant shall be required to remove upon the expiration of the Lease.
Any such agreement entered into in writing by Landlord shall be binding on
Landlord at expiration of the Lease.

       

      (d)           No
Tenant's Work shall be undertaken or commenced by Tenant in the Premises
until:

       

      (i)           The
Plans for the Premises have been submitted to and approved by Landlord (which
approval shall not be unreasonably withheld or delayed as provided in Section
3(b) hereinabove).

       

      (ii)           All
necessary building permits have been obtained by Tenant.

       

      (iii)           All
required insurance coverages have been obtained by Tenant, it being understood
that failure of Landlord to receive evidence of such coverage upon commencement
of the Tenant's Work shall not waive Tenant's obligations to obtain such
coverages.

       

      (iv)           Items
required to be submitted to Landlord prior to commencement of construction of
the Tenant's Work have been so submitted and have been approved, where
required.

       

      4.           DELAYS.
In the event Tenant fails to deliver or deliver in sufficient and accurate
detail the information required under Paragraph 3 on or before the
respective dates specified in said paragraph, or in the event Tenant, for any
reason, fails to complete the Tenant's Work on or before the Additional Premises
Commencement Date, Tenant shall be responsible for Monthly Additional Premises
Base Rent, Additional Premises Rent Adjustments and all other obligations as set
forth in the Second Amendment and the balance of the Lease from the Additional
Premises Commencement Date, regardless of the degree of completion of the
Tenant's Work on such date, and no such delay in completion of the Tenant's Work
shall affect the Additional Premises Commencement Date, or relieve Tenant of any
of its obligations under the Second Amendment or the balance of said Lease.
Notwithstanding any of the foregoing, if the Tenant's Work is not substantially
completed on or before the later of (i) the stated

       

      
        
           

        

        
          4

           

        

        
           

        

      

      Additional
Premises Commencement Date of June 1, 2001, and (ii) the date set forth in
Tenant's construction schedule delivered under Paragraph 3(a)(i) as the
scheduled date for completion of Tenant's Work (herein, the "Target Date"), and
if any such delay in substantial completion of the Tenant's Work is solely
attributable to Landlord Delay (as hereinafter defined) or a Contractor Strike
Delay (as hereinafter defined), then the Additional Premises Commencement Date
shall be extended by the period of delay in the Tenant's Work beyond the Target
Date which was attributable to the Landlord Delay or the Contractor Strike Delay
(i.e., as opposed to being attributable to any other matter causing such delay),
but not beyond the day Tenant first begins to conduct any of its customary
business operations in the Premises. As used herein, the term "Landlord Delay"
means Landlord's delay in responding to Tenant's Plans or Tenant's request for
approval of Tenant's Contractors, as and when required under Paragraph 3(a)(iii)
and/or Paragraph 3(b) hereof, or any default by Landlord of its obligations
hereunder, in any case to the extent delaying substantial completion of the
Tenant's Work. For purposes hereof, the term "Contractor Strike Delay" shall
mean any delay in substantial completion of the Tenant's Work resulting from (a)
a strike or organized labor work stoppage of all Approved Building System
Contractors designated by Landlord under Paragraph 3(a)(iii) above (which strike
or work stoppage was not caused in whole or in part by Tenant or its contractors
or any actions of said parties), and (b) Landlord's failure, within three (3)
business days after written notice from Tenant of the situation described in
subclause (a), to either (i) designate one or more other Approved Building
System Contractors who are not then on strike or involved with any other
organized work stoppage, or (ii) expressly allow Tenant to engage its own such
contractors to perform any of Tenant's Work affecting Building systems (subject,
however, to Landlord's reasonable approval of said contractors as provided
herein). Landlord Delay or Contractor Strike Delay shall not include any delay
in substantial completion of the Tenant's Work that would in any event (i.e.,
even if the Landlord Delay or Contractor Strike Delay had not occurred) have
resulted from other causes. Tenant shall notify Landlord, in writing, of any
claim for Landlord Delay or Contractor Strike Delay, which notice shall be
delivered within five (5) business days following receipt by Tenant or its
contractors or other representatives of knowledge of the event claimed by Tenant
to give rise to such Landlord Delay or Contractor Strike Delay (time being of
the essence); Tenant's failure to notify Landlord within said five (5) business
days shall be deemed a waiver of the subject claim of delay.

       

      5.           CHARGES
AND FEES. Subject to Paragraph 9
below, Tenant shall be responsible for all costs and expenses attributable to
the Tenant's Work, including payment to Landlord of a supervisory fee equal to
the amount of all out-of-pocket costs and expenses incurred by Landlord in
reviewing the Plans and other submittals hereunder or otherwise incurred in
supervising or coordinating the Tenant's Work (which fees shall not exceed, in
any event, the amount of $6,200.00 and which payment to Landlord shall be made
within thirty (30) days following Landlord's request therefor from time to
time). Except as provided in the preceding sentence, Landlord shall not be
entitled to any additional supervision fee relative to the Tenant's
Work.

       

      6.           CHANGE
ORDERS. All changes (other than deminimius changes based on field
conditions as more particularly described in Paragraph 7(k) below) to the final
Plans requested by Tenant must be approved by Landlord in advance of the
implementation of such changes as part of the Tenant's Work. Subject to
Paragraph 9 below, Tenant shall be responsible

       

      
        
           

        

        
          5

           

        

        
           

        

      

      for all
costs and expenses attributable to any changes, including a supervisory fee to
Landlord in an amount equal to the amount of all reasonable and customary
out-of-pocket costs and expenses incurred by Landlord in reviewing the change
order request and related materials or otherwise incurred in supervising or
coordinating the change order work (which payment to Landlord shall be made
within thirty (30) days following Landlord's request therefor from time to
time). All delays caused by Tenant initiated change orders, including, without
limitation, any stoppage of work during the change order review process, are
solely the responsibility of Tenant and shall cause no delay in the Additional
Premises Commencement Date, or payment of Monthly Additional Premises Base Rent,
Additional Premises Rent Adjustments and performance of other obligations set
forth in the Second Amendment or the balance of the Lease.

       

      7.           STANDARDS
OF DESIGN AND CONSTRUCTION AND CONDITIONS OF TENANT'S PERFORMANCE. All work done in or upon
the Premises by Tenant shall be done according to the standards set forth in
this Paragraph 7, except as the same may be modified in the Plans approved by
both Landlord and Tenant.

       

      (a)           Tenant's
Plans and all design and construction of the Tenant's Work shall comply with all
applicable statutes, ordinances, regulations, laws, codes and industry
standards, including, but not limited to, requirements of Landlord's fire
insurance underwriters and the requirements of the ADA (i.e., as such ADA
requirements pertain to the space within the Premises, and not to any areas
external thereto). Approval by Landlord of the Plans shall not constitute a
waiver of this requirement or assumption by Landlord of responsibility for
compliance. Where several sets of the foregoing laws, codes and standards must
be met, the strictest shall apply where not prohibited by another law, code or
standard.

       

      (b)           Tenant
shall, at its own cost and expense, but subject to payment by Landlord of the
Allowance under Paragraph 9 below, obtain all required building permits and,
when construction has been completed, shall, at its own cost and expense, obtain
an occupancy permit for the Premises, which shall be delivered to Landlord.
Tenant's failure to obtain such permits shall not cause a delay in the
Additional Premises Commencement Date, or the payment of Monthly Additional
Premises Base Rent, Additional Premises Rent Adjustments and performance of
other obligations under the Second Amendment or the balance of the
Lease.

       

      (c)           Tenant's
Contractors shall be licensed contractors, possessing good labor relations,
capable of performing quality workmanship and working in harmony with Landlord's
contractors and subcontractors and with other contractors and subcontractors in
the Building. All work shall be coordinated with any other construction or other
work in the Building in order not to adversely affect construction work being
performed by or for Landlord or its tenants, it being understood that in the
event of any conflict, Landlord and its contractors and subcontractors shall
have priority over Tenant and Tenant's Contractors; provided, however,
notwithstanding such priority, Landlord shall not unreasonably inhibit Tenant's
Contractors from performing their work.

       

      
        
           

        

        
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      (d)           Landlord
shall have the right, but not the obligation, upon not less than 72 hours' prior
written notice thereof to Tenant (provided that no such notice shall be required
in the event of an emergency), to perform, on behalf of and for the account of
Tenant, subject to reimbursement by Tenant (provided that the Allowance may be
used for such purposes), any work (i) which Landlord deems necessary to be done
on an emergency basis or (ii) which pertains to structural components, building
systems, the general utility systems for the Building or connecting the Tenant's
Work with any other work in the Building (but only to the extent the Tenant's
Work impacts the structural components of the Building or any Building systems,
and Landlord, in good faith determines that action is warrented), or (iii) which
pertains to the erection of temporary safety barricades or signs during
construction.

       

      (e)           Tenant
shall use only new, quality materials in the Tenant's Work, except where
explicitly shown in the Plans approved by Landlord and Tenant. Tenant shall
obtain, promptly after completion of the Tenant's Work, warranties of at least
one (1) year duration from the completion of the Tenant's Work against defects
in workmanship and materials on all work performed and equipment installed in
the Premises as part of the Tenant's Work, a copy of which warranties shall be
delivered to Landlord upon Tenant's receipt of the same. It is acknowledged that
the foregoing required warranties, to the extent issued by the general
contractor, shall satisfy the minimum requirements of this Paragraph
7(e).

       

      (f)           Tenant
and Tenant's Contractors, in performing work, shall do so in conformance with
the "303 East Wacker Drive Contractor Regulations and Guidelines for Tenant
Improvements" (a copy of which has heretofore been made available to Tenant) and
shall not unreasonably interfere with other tenants and occupants of the
Building. Tenant and Tenant's Contractors shall make all reasonable efforts and
take all reasonable steps appropriate to construction activities undertaken in a
fully-occupied first-class office building so as not to interfere with the
operation of the Building and shall, in any event, comply with all other
reasonable rules and regulations existing from time to time at the Building.
Tenant and Tenant's Contractors shall take all reasonable precautionary steps to
minimize dust, noise and construction traffic, and to protect their facilities
and the facilities of others affected by the Tenant's Work and to properly
police same. Tenant shall not permit noise from construction of Tenant's Work to
unreasonably disturb other tenants in the Building. Tenant's Work which does so
unreasonably disturb other tenants shall be performed after regular working
hours. Construction equipment and materials are to be kept within the Premises
and delivery and loading of equipment and materials shall be done at such
locations and at such time as Landlord shall direct so as not to burden the
construction or operation of the Building.

       

      (g)           Landlord
shall have the right, upon 24 hours' prior written notice to Tenant (except that
no notice shall be required in the case of an emergency), to order Tenant or any
of Tenant's Contractors who violate the requirements imposed on Tenant or
Tenant's Contractors as set forth herein in performing work to cease work and
remove its equipment and employees from the Building. No such action properly
exercised by Landlord shall delay the Additional Premises Commencement Date, or
the payment of

       

      
        
           

        

        
          7

           

        

        
           

        

      

      Monthly
Additional Premises Base Rent, Additional Premises Rent Adjustments and
performance of other obligations under the Second Amendment or the balance of
the Lease.

       

      (h)           Utility
costs or charges for any service (including, but not limited to, HVAC,
electrical, hoisting and the like) to the Premises shall be the responsibility
of Tenant from the date Tenant is obligated to commence or commences the
Tenant's Work and shall be paid for by Tenant at Landlord's rates. Tenant shall
apply and pay for all utility meters required. Use of freight elevators is
subject to scheduling by Landlord. Any use of the freight elevators outside of
normal construction hours will be at Tenant's expense, in an amount equal to one
hundred six percent (106%) of the out-of-pocket expenses incurred by Landlord
relative to security personnel necessitated by such after-hours freight elevator
usage. Tenant shall arrange and pay for removal of construction debris and shall
not place debris in the Building's waste containers.

       

      (i)           Tenant
shall permit access to the Premises, and the Tenant's Work shall be subject to
inspection, by Landlord and Landlord's architects, engineers, contractors and
other representatives, at all times during the period in which the Tenant's Work
are being constructed and installed and following completion of the Tenant's
Work.

       

      (j)           Tenant
shall proceed with its work expeditiously, continuously and efficiently, from
the date Landlord tenders possession of the Premises to Tenant for the
construction of the Tenant's Work. Tenant shall notify Landlord upon Substantial
Completion and upon final completion of the Tenant's Work and shall furnish
Landlord and Landlord's title insurance company with such further documentation
as may be necessary under Paragraph 9 below.

       

      (k)           Tenant
shall have no authority to deviate from the Plans in performance of the Tenant's
Work, except as authorized by Landlord and its designated representative in
writing and except for deminimus changes based on field conditions and not
affecting the overall basic design and construction evidenced by such Plans and
not impacting the base Building systems or structural components of the
Building. Tenant shall furnish to Landlord "as-built" drawings of the Tenant's
Work consisting of record drawings of the installed condition of each component
of the Tenant's Work completed from the Plans marked up daily in the field by
the various trades. Such record drawings shall be submitted in a final package
by Tenant's general contractor to Landlord within ninety (90) days after
completion of the Tenant's Work. Final disbursement of any remaining amounts of
the Allowance will not occur until such record drawing have been received by
Landlord (the "Record Drawing Allowance Condition"); provided that if all other
conditions hereunder to the final disbursement of the Allowance have been
satisfied, then Landlord shall not withhold more than two percent (2%) of the
total Allowance being contributed hereunder as a result of the Record Drawing
Allowance Condition having not yet been satisfied.

       

      (l)           Landlord
shall have the right to require Tenant to install and maintain proper access
panels to utility lines, pipes, conduits, duct work and component parts
of

       

      
        
           

        

        
          8

           

        

        
           

        

      

      mechanical
and electrical systems existing or installed in the Premises in accordance with
the Lease.

       

      (m)           Tenant
shall impose on and enforce all applicable terms of this Workletter against
Tenant's Architect, Tenant's Engineer and the Tenant's Contractors.

       

      8.         INSURANCE
AND INDEMNIFICATION.

       

      (a)           In
addition to any insurance which may be required under the Lease, Tenant shall
secure, pay for and maintain or cause Tenant's Contractors to secure, pay for
and maintain during the continuance of construction and fixturing work within
the Building or Premises, insurance in the following minimum coverages and
limits of liability:

       

      (i)           Worker's
Compensation and Employer's Liability Insurance with limits of not less than
$1,000,000.00, or such higher amounts as may be required from time to time by
any employee benefit acts or other statutes applicable where the work is to be
performed, and in any event sufficient to protect Tenant's Contractors from
liability under the aforementioned acts.

       

      (ii)           Commercial
General Liability Insurance including Broad Form Contractual, Broad Form
Property Damage, Personal Injury, Completed Operations and Products coverages
(such Completed Operations and Products shall be provided for a period of three
(3) years after the date of final acceptance of the Tenant's Work), and deletion
of any exclusion pertaining to explosion, collapse and underground property
damage hazards, with limits of not less than $10,000,000.00 per occurrence and
having a general aggregate amount on a per location basis of not less than
$10,000,000.00.

       

      (iii)           Comprehensive
Automobile Liability Insurance including Owned, Non-Owned and Hired Car
coverages, with limits of not less than $2,000,000.00 combined single limit for
both bodily injury and property damage.

       

      (iv)           "All-risk"
builder's risk insurance upon the entire Tenant's Work to the full insurable
value thereof. This insurance shall include the interests of Landlord and Tenant
(and their respective contractors and subcontractors of any tier to the extent
of any insurable interest therein) in the Tenant's Work and shall insure against
the perils of fire and extended coverage and shall include "all-risk" builder's
risk insurance for physical loss or damage including, without duplication of
coverage, theft, vandalism and malicious mischief. If any portion of the
Allowance has been disbursed with respect to portions of the Tenant's Work which
are stored off the site of the Building or in transit to said site, then to the
extent such portions of the Tenant's Work are not covered under said "all-risk”
builder's risk insurance, Tenant shall secure and maintain similar property
insurance on such portions of the Tenant's Work. Any loss insured under said
"all-risk" builder's risk insurance is to be adjusted between Landlord and
Tenant

       

      
        
           

        

        
          9

           

        

        
           

        

      

      and made
payable to Landlord as trustee for the insureds, as their interests may
appear.

       

      All
policies (except the worker's compensation policy) shall be endorsed to include
as additional insured parties Landlord and its partners, directors, officers,
members, employees and agents, Landlord's contractors, Landlord's architects,
and such additional persons as Landlord may designate. The waiver of subrogation
provisions contained in the Lease shall apply to all insurance policies (except
the worker's compensation policy) to be obtained by Tenant pursuant to this
paragraph. The insurance policy endorsements shall also provide that all
additional insured parties shall be given thirty (30) days1 prior written notice
of any reduction, cancellation or non-renewal of coverage (except that ten (10)
days' notice shall be sufficient in the case of cancellation for non-payment of
premium) and shall provide that the insurance coverage afforded to the
additional insured parties thereunder shall be primary to any insurance carried
independently by said additional insured parties. Additionally, where
applicable, each policy shall contain a cross-liability and severability of
interest clause.

       

      (b)           Without
limitation of the indemnification provisions contained in the Lease, to the
fullest extent permitted by law Tenant agrees to indemnify, protect, defend and
hold harmless Landlord, its partners, directors, officers, employees and agents,
from and against all claims, liabilities, losses, damages and expenses of
whatever nature arising out of or in connection with the Tenant's Work or the
entry of Tenant, Tenant's Architect, Tenant's Engineer or Tenant's Contractors
into the Building and the Premises, including, without limitation, mechanic's
liens or the cost of any repairs to the Premises or Building necessitated by
activities of Tenant, Tenant's Architect, Tenant's Engineer or Tenant's
Contractors and bodily injury to persons or damage to the property of Tenant,
its employees, agents, invitees, licensees or others, except and to the extent
that such claims, liabilities, losses, damages and expenses arise out of the
negligent act or omission of Landlord. It is understood and agreed that the
foregoing indemnity shall be in addition to the insurance requirements set forth
above and shall not be in discharge of or in substitution for same or any other
indemnity or insurance provision of the Lease.

       

      9.           ALLOWANCE;
PERIODIC PAYMENTS.

       

      (a)           Landlord
shall make a contribution (the "Allowance") towards the "hard costs" and the
"soft costs" of Tenant's Work (as such terms are hereinafter defined), in an
amount equal to $619,990.00 (i.e., being $35.00 per square foot of Rentable Area
of the Premises), on the terms and conditions hereinafter set forth. If the cost
of the Tenant's Work exceeds the Allowance, Tenant shall have sole
responsibility for the payment of such excess cost, and shall pay any such
excess when due from time to time (i.e., based on estimates from time to time of
the total cost of the Tenant's Work) prior to any further disbursement of the
Allowance. It is acknowledged that Landlord intends that not less than
$513,706.00 (i.e., being $29.00 per square feet of Rentable Area of the
Premises) of the overall Allowance be contributed to so-called "hard"
construction costs for the Tenant's Work (which "hard" construction costs, for
purposes hereof, shall include all costs and fees payable under the construction
contract with Tenant's general contractor or

       

      
        
           

        

        
          10

           

        

        
           

        

      

      under any
other construction contracts entered into by Tenant relative to the construction
of the Tenant's Work, together with all costs associated with permits and other
governmental approvals, the "supervisory fees" payable to Landlord under
Paragraph 5 hereof, and all costs associated with the installation of telephone
and cabling lines into the walls of the Premises), and it is hereby agreed that
no more than $106,284.00 (i.e., being $6.00 per square foot of Rentable Area of
the Premises) of the overall Allowance (herein, the "Available Soft Cost
Contribution") may be applied by Tenant to pay for so-called "soft" costs
associated with Tenant's construction of the Tenant's Work, including
moving/relocation to the Premises (which "soft" costs, for purposes hereof,
shall include all architectural and engineering costs and fees, moving expenses,
relocation costs, consulting fees and other reimburseable expenses; all costs of
furniture, fixtures and equipment; telephone and cabling costs associated with
the interior of the Premises; and all other costs and expenses paid by Tenant to
Landlord hereunder, other than the "supervisory fees" specifically set forth in
Paragraph 5 of this Agreement).

       

      (b)           Periodically,
but not more frequently than once per month, Tenant may submit to Landlord a
payment request for costs of the Tenant's Work incurred and not previously paid
naming the parties to be paid and the respective amounts of such payments, which
payment request shall be accompanied by:

       

      (i)           A
statement in writing under oath signed by Tenant stating the various contracts
entered into by Tenant for the Tenant's Work and with respect to each: the total
contract price of all labor, work, services and materials; the amounts
theretofore paid thereon; the amount requested for the current disbursement; and
the balance due for such labor, work, services and materials, after payment of
the current disbursement, to complete the Tenant's Work in accordance with the
Plans;

       

      (ii)           A
written application for payment from each of Tenant's Contractors disclosed in
the aforesaid sworn Tenant's statement wherein each of Tenant's Contractors
certifies completion and the cost of that portion of the Tenant's Work for which
payment is requested and further certifies that the cost to complete the
Tenant's Work remaining to be done under said contract will not exceed the
balance due thereunder (without including in such balance any required
retainages) and a statement in writing under oath or verified by affidavit of
Tenant's Contractor stating: the names of all persons, firms, associations,
corporations or other parties by whom labor, materials, services or work will be
rendered or furnished pursuant to the contract with Tenant's Contractor; the
nature of labor, work, services and materials to be rendered or furnished by
each of the foregoing; the amounts (in the case of firm subcontracts) and
estimated amounts (in other cases) to be paid for such labor, work, services and
materials; the amounts theretofore paid thereon; the amount requested for the
current disbursement; and the balance due for such labor, work, services and
materials, after payment of the current disbursement, to complete the work
described in such subcontract;

       

      
        
           

        

        
          11

           

        

        
           

        

      

      (iii)           A
statement from each of the subcontractors and materialmen disclosed in the
aforesaid Tenant's Contractor's sworn statement, in writing under oath or
verified by affidavit of a duly authorized agent of such subcontractor of the
parties furnishing materials and labor to it or for their account, and of the
amounts due or to become due each;

       

      (iv)           Certificate
for payment executed by Tenant, acting in its capacity as the architect for the
Tenant's Work, on American Institute of Architect's Form G-703;

       

      (v)           Originals
of partial waivers of lien from each of Tenant's Contractors and all materialmen
and vendors requesting payment covering such requested payment; and

       

      (vi)           Evidence
reasonably satisfactory to Landlord that Tenant has paid or will pay,
simultaneous with payment by Landlord, Tenant's proportionate share of the costs
of the Tenant's Work.

       

      Provided
that the foregoing deliveries have been made, and so long as Tenant is not then
in default hereunder or under the Lease, Landlord shall disburse portions of the
Allowance in the amount of the requested disbursement no later than thirty (30)
days after each such request therefor.

       

      (c)           Landlord
may make payments of the Allowance through a construction escrow established
with Landlord's title insurance company pursuant to which escrow said title
company shall examine the sworn statements and lien waivers provided by Tenant
and Tenant's Contractors and, if so required by Landlord, insure against
mechanic lien claims for work done through the date of Tenant's Contractors'
most recent request for payment, in which case Tenant agrees to comply with the
reasonable terms and conditions of such construction escrow. The escrowee's
charges therefor shall be deemed part of the costs of the Tenant's Work.
Notwithstanding anything to the contrary contained herein or in the Lease, in
the event Landlord makes payments of the Allowance through a construction escrow
as provided in this paragraph, Tenant's Contractors may, at their own expense,
arrange to provide "trailing" waivers (lien waivers which are dated up to thirty
(30) days earlier than the contractor's request for payment) if Landlord's
lender so permits and Landlord's title insurance company nevertheless provides
the insurance called for by this paragraph.

       

      (d)           Within
thirty (30) days after final completion and installation of the Tenant's Work,
Tenant shall submit to Landlord a detailed breakdown of the total amount of the
costs of the Tenant's Work, together with final waivers of liens, contractors'
affidavits, and architects' certificates in such form as may be reasonably
required by Landlord, Landlord's title insurance company and Landlord's lender,
if any, from all parties performing labor or supplying materials or services in
connection with the Tenant's Work, showing that all of said parties have been
compensated in full and waiving all liens in connection with the Premises and
Building.

       

      
        
           

        

        
          12

           

        

        
           

        

      

      (e)           Landlord
has no obligation to disburse any portion of the Allowance during any period
when Tenant is in default hereunder or under the Lease. Disbursement of any
portion of the Allowance shall not be deemed a waiver of Tenant's obligation to
comply with such provisions. Tenant shall be responsible for the appropriateness
and completeness of the contractors' affidavits and waivers of lien and approval
of any of such work; Landlord shall have no responsibility for any of the
foregoing.

       

      (f)           Landlord
shall have the right to withhold a 10% retainage from the Allowance until final
disbursement of the Allowance is due hereunder (subject, however, to the terms
of Paragraph 7(k) above). Landlord shall make final disbursement of the
Allowance, upon Tenant's satisfaction of the terms of Paragraphs 9(b) and 9(d)
above and Tenant's final request for payment (which request shall be made no
earlier than the Additional Premises Commencement Date) and certification that
the entire Tenant's Work has been performed and that the amounts for which
payment is requested are due and owing, which disbursement shall be made within
thirty (30) days after presentation by Tenant to Landlord of request for payment
and appropriate and complete contractor's affidavits and waivers of lien showing
that the work covered thereby has been performed in the Premises.

       

      (g)           In
the event that the cost of Tenant's Work and such other items for which the
Allowance may be applied should for any reason be less than the full amount of
the Allowance, Tenant shall be entitled to receive such difference either in
cash or as a credit against Monthly Additional Premises Base Rent for the
Additional Premises next coming due under the Lease (with such choice being made
at Tenant's sole election); provided that Tenant shall not be so entitled to any
portion of such difference exceeding the unused portion of the "Available Soft
Cost Contribution" (i.e., meaning that portion of the Available Soft Cost
Contribution not otherwise used to fund "soft" costs as described in Paragraph
9(a) above).

       

      10.        MISCELLANEOUS.

       

      (a)           Except
as herein expressly set forth or in the Lease, Landlord has no agreement with
Tenant and has no obligation to do any work with respect to the
Premises.

       

      (b)           Time
is of the essence under this Workletter.

       

      (c)           Any
person signing this Workletter on behalf of Landlord and Tenant warrants and
represents he has authority to do so.

       

      (d)           If
Tenant fails to make any payment relating to the Tenant's Work as required
hereunder, Landlord, at its option, may complete the Tenant's Work pursuant to
the approved Plans and continue to hold Tenant liable for the costs thereof and
all other costs due to Landlord. Tenant's failure to pay any amounts owed by
Tenant hereunder when due, which failure continues for ten (10) business days
after written notice to

       

      
        
           

        

        
          13

           

        

        
           

        

      

      Tenant of
such failure, or Tenant's failure to perform any other obligations hereunder,
which failure continues for fifteen (15) business days after written notice to
Tenant of such failure (which 15-business day period shall be extended for the
time reasonably required to complete such cure, not to exceed, in any event, an
additional seventy-five (75) day period, if such failure cannot reasonably be
cured within said 15-business day period and Tenant commences to cure such
failure within said 15-business day period and thereafter diligently and
continuously proceeds to cure such failure), shall, in each such case, also
constitute a Default under the Lease and Landlord shall have all the rights and
remedies granted to Landlord under the Lease for nonpayment of any amounts owed
thereunder or failure by Tenant to perform its obligations
thereunder.

       

      (e)           Notices
under this Workletter shall be given in the same manner as under the
Lease.

       

      (f)           The
liability of Landlord hereunder or under any amendment hereto or any instrument
or document executed in connection herewith shall be limited as provided in
Section 26.08 of the Lease.

       

      (g)           The
headings set forth herein are for convenience only.

       

      (h)           This
Workletter and the Lease sets forth the entire agreement of Tenant and Landlord
regarding the Tenant's Work. This Workletter may only be amended if in writing,
duly executed by both Landlord and Tenant.

       

      (i)           Tenant
shall act as architect (sometimes referred to herein as "Tenant's Architect")
for purposes of preparing the architectural portions of the Plans for the
Tenant's Work and Tenant shall also act as engineer (sometimes referred to
herein as "Tenant's Engineer") for purposes of preparing the mechanical,
plumbing, electrical, fire protection and life safety portions of the
Plans.

       

      (j)           Except
for the Premises being leased under the Second Amendment, this Agreement shall
not be deemed applicable to any additional space added to the leased premises
under the Lease at any time or from time to time, whether by any options under
the Lease or otherwise, or to any portion of the leased premises under the Lease
or any additions thereto in the event of a renewal or extension of the original
term of the Lease, whether by any options under the Lease or otherwise, except
as expressly provided in any amendment or supplement to the Lease.

       

      
        
           

        

        
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      11.         DESIGNATED
REPRESENTATIVES; COOPERATION.

       

      (a)           Landlord
and Tenant shall each appoint one qualified and readily available representative
with the authority to give and receive notices, other materials and information
relating to the Tenant's Work, and approvals under this Agreement. Initially,
Landlord's representative shall be Suzanne Hendrick, whose address is Hines
Interests Limited Partnership, 303 East Wacker Drive, Chicago, Illinois 60601
and whose telephone number is (312) 819-3770, and Tenant's representative shall
be Michael R. Kolloway, whose address is c/o Consoer Townsend Envirodyne
Engineers, Inc., 303 East Wacker Drive, Suite 600, Chicago, Illinois 60601 and
whose telephone number is (312) 861-4123.

       

      (b)           Tenant
and Landlord agree to make their respective architects and engineers available
to the other to answer questions and provide clarifications and additional
information as is reasonable for the timely progress and completion of the
Tenant's Work.

       

      [END OF WORKLETTER - ATTACHMENTS
FOLLOW]

       

      
        
           

        

        
          15

           

        

        
           

        

      

      ATTACHMENT 1(a) TO
WORKLETTER

       

      APPROVED GENERAL
CONTRACTORS

       

      
        	
                1.

              	
                Clune
      Construction

              

      

      
        	
                2.

              	
                Interior
      Construction Group

              

      

      
        	
                3.

              	
                Krahl
      Construction

              

      

      
        	
                4.

              	
                Turner
      Construction

              

      

      
        
           

        

        
          1(a)-1 

           

        

        
           

        

      

      

       

      ATTACHMENT 1(b) TO
WORKLETTER

       

      APPROVED BUILDING SYSTEM
CONTRACTORS

       

       

      [Attached]

       

      
        
           

        

        
          1(b)-1   

           

        

        
           

        

      

      303 East
Wacker

       

      PRE-APPROVED SUB-CONTRACTOR
LIST

       

      

       

      
        	
                Electrical:

              	 
      
	 
      	 
      
	
                Shamrock
      Electric Co,

              	
                P.E.I.,
      Inc.

              
	
                566 W.
      Adams

              	
                6859 W. 176th
      Street

              
	
                Suite
      404

              	
                Tinley
      Park, IL
      60477

              
	
                Chicago,
      IL 60606

              	
                phone:   
      (708) 633-0459

              
	
                phone:    (312) 876-2970

              	
                fax:        (708) 633-0534

              
	
                fax:       
      (312) 876-3908

              	
                contact:  Mike Chambers

              
	
                contact:  Lee Mattson,
      VP

              	 
      
	 
      	 
      
	
                Mechanical:

              	 
      
	 
      	 
      
	
                Hayward, Inc.

              	
                F.
      E. Moran Inc.

              
	
                109 S. Wood Dale
      Road

              	
                2265 Carlson
      drive

              
	
                Suite
      706

              	
                Northbrook,
      IL, 60062-6797

              
	
                Wood
      Dale, IL 60191

              	
                phone:  
       (847) 498-4800

              
	
                phone:    (312) 251-0506

              	
                fax:        (847)
      498-9091

              
	
                fax:        (847)
      671-1689

              	
                contact:  Jeff
      Knoble

              
	
                contact:  Tom
      Salamoun

              	 
      
	 
      	 
      
	
                Mechanical -
      Controls

              	
                Mechanical -
      Balancing

              
	
                Siemens
      Building Technologies Inc.

              	
                Aero
      Testing and Balancing Systems Inc.

              
	
                Landis Division

              	
                2225 W. Hubbard
      Street

              
	
                580 Slawin
      Court

              	
                Chicago,
      IL 60612

              
	
                Mount
      Prospect, IL 60056

              	
                phone:    (312)
      666-3097

              
	
                phone:   
      (847) 803-2700

              	
                fax:        (312)
      226-4050

              
	
                fax:        (847)
      375-0907

              	
                contact:  John
      Vitkovic

              
	
                contact:  Barry
      Ocello

              	 
      
	 
      	 
      
	
                Plumbing:

              	 
      
	 
      	 
      
	
                Great
      Lakes Plumbing & Heating Co.

              	
                Fettes,
      Love & Sieben

              
	
                4521
      West Diversey Avenue

              	
                4325
      N. Lincoln
      Avenue

              
	
                Chicago,
      IL 60639

              	
                Chicago,
      IL 60618

              
	
                phone:    (773)
      489-0040

              	
                phone:  
       (312) 935-7260

              
	
                fax:        (773)
      489-1492

              	
                fax:        (312)
      935-9395

              
	
                contact:  Ben
      Seno

              	
                contact:  Hugh
      Ludwig

              

      

      
        
           

        

        
           

           

        

        
           

        

      

      

      
        	
                Fire Protection –
      Sprinklers:

              	 
      
	 
      	 
      
	
                Great
      Lakes Plumbing & Heating Co.

              	 
      
	
                4521 West Diversey
      Avenue

              	 
      
	
                Chicago,
      L 60639

              	 
      
	
                phone:    (773)
      489-8121

              	 
      
	
                fax:        (773)
      489-8152

              	 
      
	
                contact:  Jim
      Smoll

              	 
      
	 	 	 
	
                Fire Protection
      Controls

              	 
      	 
      
	
                Siemens
      Building Technologies, Inc.

              	
                Contech
      MSI Co.

              
	
                Siemens
      Cerberus Division

              	
                Fire
      Detection & Signaling System

              
	
                8340
      S. Madison
      Street, #10

              	
                5200 Newport
      Drive

              
	
                Burr
      Ridge, IL 60521

              	
                Rolling
      Meadows, IL 60008

              
	
                phone:    (630)
      325-9120

              	
                phone:    (847)
      342-9932

              
	
                fax:        (630)
      325-9155

              	
                fax:        (847)
      342-9937

              
	
                contact:  Daniel
      P. Finnegan

              	
                contact:  Bob
      Forss

              
	 
      	 
      
	
                Carpeting/Flooring:

              	 
      
	 
      	 
      
	
                Flooring
      Resources Corporation

              	
                Peerless
      Rug Company

              
	
                600
      Pratt Boulevard

              	
                3033 North Lincoln
      Avenue

              
	
                Elk Grove Village, IL
      60007

              	
                Chicago,
      IL 60657

              
	
                phone:    (847)
      640-2404

              	
                phone:    (773)
      525-9034

              
	
                fax:        (847)
      640-9631

              	
                fax:        (773)
      525-4055

              
	
                contact:  Keith
      W. Krueger

              	
                contact:  Hal Nagel

              

      

      

      
        
           

        

        
           

           

        

        
           

        

      

      Carpentor

      
        	
                McNulty
      Bros. Company

              
	
                2009
      South Lumber
      Street

              
	
                Chicago, IL
      60616

              
	
                Phone:   (312)
      850-6400

              
	
                fax:        (312)
      850-2965

              
	
                contact:  Duane
      J. Feldner

              
	 
	
                Harware/Locks

                Suburban
      Door Check & Lock
      Service, Inc.

              
	
                415
      West Ogden Avenue

              
	
                Westmont,
      IL 60559

              
	
                Phone:   (630)
      968-4727

              
	
                fax:        (630)
      968-5443

              
	
                contact:  Dean
      Meyers or Bill Knotek

              
	 
      
	
                Structural
      Engineer

              
	
                Bowman,
      Barrett &
      Associates, Inc.

              
	
                130
      East Randolph Street

              
	
                Suite
      2650

              
	
                Chicago,
      IL 60601

              
	
                phone:    (312)
      228-0100

              
	
                fax:        (312)
      228-0706

              
	
                contact:  Jason
      Loo

              
	 
	
                Telecommunications:

              
	
                Infrastructure
      Management Company

              
	
                100
      S. Wacker Drive

              
	
                Suite
      1710

              
	
                Chicago,
      IL 60606

              
	
                phone:   
      (312) 423-7700

              
	
                fax:        (312)
      423-7800

              
	
                contact:  Patrick Curtin

              

      

      

       

      
        
           

        

        
           

           

        

        
           

        

      

      ATTACHMENT 2 TO
WORKLETTER

       

      MINIMUM INFORMATION FOR
PLANS

       

       

      Plans and
specifications (including architectural, engineering and structural, as
applicable, working drawings) required for the supply, installation and
finishing of the Tenant's Work and including, without limitation: finish
schedule; material submittals; graphics and signage; interior and demising
partitions; doors, frames and hardware; ceilings; wiring; lights and switches;
telephone and electrical outlets; floor coverings; wall coverings; all millwork
and built-ins; appliances; plumbing fixtures; refrigeration equipment; and other
equipment, equipment connections and facilities attached to and forming a part
of the Building.

       

      
        
           

        

        
           

           

        

        
           

        

      

      EXHIBIT
C

       

      REQUIRED TENANT'S
WORK

       

       

      Sprinkler
work at the Additional Premises as required by City of Chicago
code.

       

      

       

      
        
           

        

        
          C-1 

           

        

        
           

        

      

    
      FIRST AMENDMENT TO
LEASE

       

       

      THIS FIRST AMENDMENT TO LEASE
("Amendment") is made
effective as of the 1st day of October,
1999 by and between
303 WACKER REALTY
L.L.C., a Delaware limited liability company (hereinafter referred to as
"Landlord"), and CONSOER
TOWNSEND ENVIRODYNE ENGINEERS, INC., a Delaware
corporation (hereinafter referred to as "Tenant").

       

      RECITALS

       

      A.           Landlord
(as successor-in-interest to the original named landlord), as landlord, and
Tenant are parties to that certain Office Lease dated January 1, 1996 (the "Original Lease"), which
Original Lease includes as a part thereof that certain Commencement Date
Agreement dated January 1, 1996 (i.e., being Rider
1) and Rider 2 ("Rider 2") (said Original
Lease, as amended hereby and as further amended from time to time, the "Lease"), whereby Tenant leases
certain premises ("Premises") stipulated to
contain 56,520 square feet situated on
the 5th and
6th floors of the
Building commonly known as 303 East Wacker Drive,
Chicago, Illinois; and

       

      B. Landlord
and Tenant desire to amend the Lease with respect to certain expansion rights
and storage space rights set forth in the Lease and for other matters
hereinafter described.

       

      NOW, THEREFORE, in
consideration of the foregoing and of the mutual covenants and agreements herein
contained, and for other good and valuable consideration, the receipt and
sufficiency of which is hereby acknowledged, Landlord and Tenant hereby agree as
follows:

       

      1.           Incorporation
of Recitals and Exhibits. The foregoing Recitals and the Exhibit attached
to this Amendment are, by this reference, hereby incorporated herein as if the
same had been fully set forth in this Amendment.

       

      2.           Defined
Terms. All capitalized and other terms used but not otherwise defined in
this Amendment shall have the same meaning as set forth in the
Lease.

       

      3.           Storage
Space. The parties acknowledge that, pursuant to Section 9 of Rider 2, Tenant is currently
leasing certain Storage Space located on the 29th Floor
of the Building and stipulated to contain 1,800 square feet of Rentable
Area (which Storage Space is being leased in lieu of the initial Storage Space
located on the concourse level of the Building as originally provided in said
Section 9). Notwithstanding anything
contained in said Section 9 of Rider 2 to the contrary, it is
hereby agreed as follows:

       

      (a)           Pursuant
to Section 9 of
Rider 2 to the
Lease, Tenant hereby notifies Landlord, and the parties hereby agree, that
Tenant shall continue to lease the above described Storage Space during the
entire Term of the Lease, upon all of the terms and

       

      
        
           

        

        
           

           

        

        
           

        

      

      conditions
as set forth in Section 9 of Rider 2 to the Lease (as said Section is amended by
this Section 3), including, without
limitation, Landlord's right to relocate such Storage Space as provided in
subsection C of said Section 9;

       

      (b)           Commencing
on the date hereof and continuing for the balance of the Term of the Lease,
Tenant shall pay additional rent for the Storage Space at the annual rate of
$23,000.00 for the balance of calendar year 1999 (prorated for that portion of
1999 that Tenant so leases the Storage Space) and calendar year 2000, with a
compounding increase of 3% per calendar year (or portion thereof) for each year
(or portion thereof) thereafter occurring within the Term of the Lease;
and

       

      (c)           Tenant
hereby acknowledges that it has accepted the foregoing Storage Space, and that
it shall continue to lease the same, in its "as-is" condition existing as of the
date hereof.

       

      4.           First
Expansion Option. Section 4 of Rider 2 is hereby deleted from the Lease
in its entirety and the following provision is hereby inserted in lieu
thereof:

       

      "4. First
Expansion Option.

       

      A.
Subject to the provisions of this Section 4, Tenant shall have the option (the
"First Expansion
Option") to lease an area (the "First Expansion Space") of the
Building consisting of a portion of the space identified on Exhibit G to this
Lease, which First Expansion Space shall be comprised of no less than 6,300
rentable square feet and no more than 11,000 rentable square feet (provided that
the exact size and location of the First Expansion Space shall be determined by
Landlord in its sole and absolute discretion), if:

       

      1.           Landlord
receives notice (the "First
Expansion Notice") from Tenant of its exercise of its First Expansion
Option no later than September 30, 2000 (which notice shall be irrevocable on
Tenant's part, but Tenant's rights shall be subject to the provisions of this
Section 4); and

       

      2.           at
the time Tenant delivers the First Expansion Notice:

       

      a.           a
Default under this Lease has not occurred and is then continuing;
and

       

      b.           the
original named Tenant herein or its Affiliates continues to occupy at least one
full floor of the Building pursuant to this Lease; and

       

      c.           Tenant
has not exercised its Acceleration Option in accordance with Section 2 of this
Rider 2; and

       

      
        
           

        

        
          2

           

        

        
           

        

      

      3.           the
First Expansion Space is intended for the exclusive use of Tenant and its
Affiliates during the Term.

       

      B.           During
the Term of the Lease, Tenant shall pay Monthly Base Rent for the First
Expansion Space at the "Prevailing Market for the Expansion Space" (as defined
in subsection I below) and Rent Adjustment for the First Expansion
Space.

       

      C.           Within
a reasonable time after receipt of the First Expansion Notice, Landlord shall
prepare an amendment (the "First Expansion Amendment") to
reflect the size and location of the First Expansion Space, commencement date
(the "First Expansion
Commencement Date") of the term for the First Expansion Space (which
shall be a date determined in Landlord's sole and absolute discretion, provided
that said First Expansion Commencement Date shall be no earlier than October 1,
2001 and no later than September 30, 2003) and the changes in Monthly Base Rent,
Rentable Area of the Premises, Tenant's Share, Acceleration Amounts (under
Section 2 of this Rider 2 above), and other appropriate terms on account of the
addition of the First Expansion Space to the Premises. The First Expansion
Amendment shall be executed by Tenant and returned to Landlord within ten (10)
days after its submission to Tenant.

       

      D.           Effective
on the First Expansion Commencement Date, the First Expansion Space shall be
deemed added to the Premises subject to all the terms and conditions of the
Lease, except as otherwise provided in this Section 4 and except that no
allowances, credits, abatements or other rent limitations set forth in the Lease
shall apply to the First Expansion Space except to the extent included in the
Prevailing Market for the Expansion Space.

       

      E.           The
First Expansion Space shall be tendered to and accepted by Tenant in its "as-is"
condition and "as-built" configuration existing on the earlier of the date
Tenant takes possession of the First Expansion Space or as of the First
Expansion Commencement Date.

       

      F.           If
Tenant exercises its rights hereunder by sending the First Expansion Notice as
provided in subsection A.1, Tenant's rights hereunder shall, at Landlord's sole
option, nevertheless terminate if, after Tenant's delivery of the First
Expansion Notice but prior to the commencing of the term for the First Expansion
Space, Tenant commits a default under the Lease, or assigns the Lease (other
than to an Affiliate), or the original named Tenant herein or its Affiliates
cease to occupy at least one full floor of the Building pursuant to this Lease
or Tenant exercises its Acceleration Option pursuant to Section 2.

       

      G.           Tenant
agrees that time is of the essence in connection with the valid exercise of its
rights hereunder.

       

      
        
           

        

        
          3

           

        

        
           

        

      

      H.           The
rights of Tenant under this Section 4 are personal to the original Tenant named
in this Lease and its Affiliates and are not assignable to any other person or
entity.

       

      I.           For
purposes of this Section 4, "Prevailing Market for the Expansion
Space" means the monthly base rent and electricity charges which are
being offered or which would be offered by Landlord and other landlords of
comparable downtown Chicago highrise office buildings to bona fide prospective
tenants with a reputation and financial condition similar to Tenant's at that
time, for leases with a term commencing at or about the First Expansion
Commencement Date and continuing for the period of the lease of the space in
question for comparable office space and improvements therein, taking into
account concessions which are or would be offered in such circumstances. If
Landlord and Tenant are unable to agree as to what the Prevailing Market for the
Expansion Space is for the balance of the Term with thirty (30) days after
Landlord's receipt of the First Expansion Notice, the Prevailing Market for the
Expansion Space for the balance of the Term shall be determined as
follows:

       

      Within
ten (10) days after Landlord and Tenant determine that they cannot reach an
agreement as to Prevailing Market for the Expansion Space as provided above,
Landlord and Tenant, at their respective expense, shall each cause an
independent MAI appraiser with not less than ten years of experience in the
downtown Chicago market and then actively engaged in the real estate appraisal
business in such area to determine the Prevailing Market for the Expansion Space
on a basis consistent with the terms of this Lease, said determination to be
made within thirty (30) days of their appointment by Landlord and Tenant,
respectively. In the event that the determination differs by less than ten
percent (l0%), the Prevailing Market for the Expansion Space shall be the
average of the two. In the event that the determination differs by more than ten
percent (l0%), then the two appraisers shall select a third independent MAI
appraiser with the aforesaid qualifications within fifteen (15) days, the fees
and expenses of which third appraiser shall be paid fifty percent (50%) by
Landlord and fifty percent (50%) by Tenant. If the two appraisers cannot agree
upon a third appraiser within said fifteen (15)-day period, then either Landlord
or Tenant may request that one be appointed by the local office of the American
Arbitration Association. Said third appraiser shall, within fifteen days of his
selection (or appointment, as applicable), designate which of the two
determinations made by said MAI appraisers selected by Landlord and Tenant most
accurately reflects Prevailing Market for the Expansion Space. The determination
made in accordance with the foregoing shall be final and binding on Landlord and
Tenant."

       

      5.           Exhibit
G. The parties hereby agree that Exhibit A to this Amendment shall be
deemed to be Exhibit G to the Original Lease.

       

      
        
           

        

        
          4

           

        

        
           

        

      

      6.           Second
Expansion Option. Section 5 of Rider 2 attached to and incorporated as
part of the Lease (i.e., being entitled "Second Expansion Option") is hereby
deleted in its entirety from the Lease and shall be deemed null and
void.

       

      7.           Real
Estate Brokers. Tenant represents and warrants that Tenant has not dealt
with any brokers in connection with this Amendment. Tenant agrees to indemnify
and hold Landlord, its partners, its members, the managing agent and the leasing
agent of the Building harmless from all losses, damages, liabilities and
expenses (including reasonable attorneys' fees) arising from any claims or
demands of any broker or brokers or finders with whom Tenant dealt for any
commission alleged to be due such broker or brokers or finders in connection
with this Amendment.

       

      8.           Notice.
Landlord's notice address as described in Article Twenty-Four of the Original
Lease is hereby deleted and the following is substituted therefor:

       

      Notices
to Landlord shall be addressed to:

       

      303
Wacker Realty L.L.C.

      c/o
Hines

      303 East
Wacker Drive

      Chicago,
Illinois 60601

      Attention: Property
Manager

      

      with an
additional copy to:

      

      Hines
Interests Limited Partnership

      70 West
Madison Street

      Suite
440

      Chicago,
Illinois 60602

      Attention:  C.
Kevin Shannahan

      

      and
to:

      

      303
Wacker Realty L.L.C.

      c/o J.P.
Morgan Investment Management Inc.

      522 Fifth
Avenue

      New York,
New York 10036

      Attention:  Ann
E. Cole

      
        
           

        

        
          5

           

        

        
           

        

      

      9.           Exculpatory
Provisions. The following additional language is hereby added to the end
of Section 26.08 of the Original Lease:

       

      Without
limitation of the foregoing terms of this Section 26.08, it is hereby understood
and agreed that the liability of any Landlord under this Lease or any amendment
to this Lease, or any instrument or document executed in connection with this
Lease, shall be limited to and enforceable solely against the assets of such
Landlord constituting an interest in the Building and not any other assets of
such Landlord. Assets of a Landlord which is a partnership or limited liability
company do not include the assets of the partners or members of such Landlord,
and any negative capital account of a partner or member in a partnership or
limited liability company which is a Landlord, and any obligation of a partner
or member to contribute capital to the partnership or limited liability company
which is Landlord, shall not be deemed to be assets of the partnership or
limited liability company which is the Landlord. No directors, officers,
employees, managers, members, partners or shareholders of any corporation,
partnership or limited liability company which is Landlord shall have any
personal liability arising from or in connection with this Lease (as the same
may be amended from time to time).

       

      10.           Inapplicable
Provisions. The parties hereby acknowledge and agree that the terms of
(i) the Workletter Agreement attached and Exhibit B to the Original Lease shall
not be applicable to any space other than the initial Premises leased under the
Original Lease, and (ii) Section 8 of Rider 2 (i.e., such Section 8 being
entitled "Available Space Option"), are no longer applicable.

       

      11.           Entire
Agreement. The entire agreement between Landlord and Tenant is set forth
in this Amendment and in the Lease (as amended hereby). No prior agreement or
understanding with respect to the Lease and this Amendment shall be valid or of
any force or effect.

       

      12.           Lease in
Full Force and Effect. Except as herein provided, all of the terms and
provisions of the Lease shall remain in full force and effect, and are hereby
ratified and confirmed. Without limitation of the foregoing, Section 26.08 of
the Lease (as amended hereby) shall apply to this Amendment and to the Lease (as
amended hereby).

       

      [SIGNATURES
ON FOLLOWING PAGE]

       

      
        
           

        

        
          6

           

        

        
           

        

      

      IN WITNESS WHEREOF, Landlord
and Tenant have executed this Amendment as of the day and year hereinabove set
forth.

       

      
        	
                TENANT:

              	 
      	
                LANDLORD:

              
	 
      	 
      	 
      
	
                CONSOER
      TOWNSEND

              	303
      WACKER REALTY L.L.C., a
	
                ENVIRODYNE ENGINEERS,
      INC.,

              	
                Delaware
      limited liability company

              
	
                a
      Delaware corporation

              	 
      	 
      
	 
      	 
      	
                By:

              	
                Hines
      Three Illinois Center Associates

              
	 
      	 
      	 
      	
                Limited Partnership, its
      managing member

              
	
                By:  /s/ Robert H.
      Fischer

              	 
      	 
      	 
      
	
                       Name:
      Robert H.
      Fischer

              	 
      	 
      	
                By:
      Hines Three Illinois
      Center L.L.C.,

              
	
                       Title:
      President

              	 
      	 
      	
                       a
      general partner

              
	 
      	 
      	 
      	 
      
	 
      	 
      	 
      	
                       By:
      Hines Interests
      Limited

              
	
                ATTEST:

              	 
      	 
      	
                             Partnership,
      a member

              
	 
      	 
      	 
      	 
      
	 
      	 
      	 
      	
                              By: Hines Holding,
      Inc.,

              
	
                By:  /s/ Michael R.
      Kalloway

              	 
      	
                                    its
      general partner

              
	
                       Name:
      Michael R.
      Kalloway

              	 
      	 
      	 
      
	
                       Title:
      Secretary

              	 
      	 
      	 
      
	 
      	 
      	 
      	
                                      By:
      /s/ C. Kevin
      Shannahan

              
	 
      	 
      	 
      	
                                      Name:
      C. Kevin Shannahan

              
	 
      	 
      	 
      	
                                      Title:   
      Executive Vice President

              

      

      

       

      
        
           

        

        
          7

           

        

        
           

        

      

      
        
          Exhibit
A

          

          303
East Wacker Drive, Chicago, IL

          

          
            	
                    FLOOR

                  	 
      
	
                     

                    28

                  	
                     

                    Not
      included in Possible Expansion Space

                  
	
                     

                    27

                  	
                     

                    Not
      included in Possible Expansion Space

                  
	
                     

                    26

                  	
                     

                    Not
      included in Possible Expansion Space

                  
	
                     

                    25

                  	
                     

                    Not
      included in Possible Expansion Space

                  
	
                     

                    24

                  	
                     

                    Not
      included in Possible Expansion Space

                  
	
                     

                    23

                  	
                     

                    Not
      included in Possible Expansion Space

                  
	
                     

                    22

                  	
                     

                    Not
      included in Possible Expansion Space

                  
	
                     

                    21

                  	
                     

                    Not
      included in Possible Expansion Space

                  
	
                     

                    20

                  	
                     

                    Not
      included in Possible Expansion Space

                  
	
                     

                    19

                  	
                     

                    Not
      included in Possible Expansion Space

                  
	
                     

                    18

                  	
                     

                    Not
      included in Possible Expansion Space

                  
	
                     

                    17

                  	
                     

                    Not
      included in Possible Expansion Space

                  
	
                     

                    16

                  	
                     

                    Not
      included in Possible Expansion Space

                  
	
                     

                    15

                  	
                     

                    Not
      included in Possible Expansion Space

                  
	
                     

                    14

                  	
                     

                    Not
      included in Possible Expansion Space

                  
	
                     

                    13

                  	
                     

                    Not
      included in Possible Expansion Space

                  
	
                     

                    12

                  	
                     

                    Not
      included in Possible Expansion Space

                  
	
                     

                    11

                  	
                     

                    Possible
      Expansion Space

                  
	
                     

                    10

                  	
                     

                    Possible
      Expansion Space

                  
	
                     

                    9

                  	
                     

                    Possible
      Expansion Space

                  
	
                     

                    8

                  	
                     

                    Possible
      Expansion Space

                  
	
                     

                    7

                  	
                     

                    Possible
      Expansion Space

                  
	
                     

                    6

                  	
                     

                    Possible
      Expansion Space

                  
	
                     

                    5

                  	
                     

                    Possible
      Expansion Space

                  
	
                     

                    4

                  	
                     

                    Possible
      Expansion Space

                  
	
                     

                    3

                  	
                     

                    Possible
      Expansion Space

                  
	
                     

                    2

                  	
                     

                    Possible
      Expansion Space

                  
	
                     

                    Lobby

                  	
                     

                    Not
      included in Possible Expansion Space

                  
	
                     

                    Concourse

                  	
                     

                    Not
      included in Possible Expansion
Space

                  

          

          
 

          

          
            
              
                 

              

              
                 

                 

              

              
                 

              

            

          

           

          

          
            OFFICE
LEASE

             

            BETWEEN

             

            METROPOLITAN
LIFE INSURANCE COMPANY (LANDLORD)

             

            AND

             

            CONSOER
TOWNSEND ENVIRODYNE ENGINEERS, INC.,

             

            a
Delaware corporation (TENANT)

             

            DATED:
January 1, 1996

             

            

              
                
                   

                

                
                   

                   

                

                
                   

                

              

               

               

              TABLE OF
CONTENTS

               

              PAGE

               

              
                	
                        ARTICLE ONE – BASIC LEASE
      PROVISIONS

                      	
                        1

                      
	
                        1.01
      BASIC LEASE PROVISIONS

                      	
                        1

                      
	
                        1.02
      ENUMERATION OF EXHIBITS

                      	
                        2

                      
	
                        1.03
      DEFINITIONS

                      	
                        2

                      
	 
      	 
      
	
                        ARTICLE TWO – PREMISES, TERM AND FAILURE TO
      GIVE POSSESSION

                      	
                        8

                      
	
                        2.01
      LEASE OF PREMISES

                      	
                        8

                      
	
                        2.02
      TERM

                      	
                        8

                      
	
                        2.03
      FAILURE TO GIVE POSSESSION

                      	
                        8

                      
	
                        2.04
      AREA OF PREMISES

                      	
                        9

                      
	
                        2.05
      CONDITION OF PREMISES

                      	
                        9

                      
	 
      	 
      
	
                        ARTICLE
      THREE – RENT

                      	
                        9

                      
	 
      	 
      
	
                        ARTICLE FOUR – RENT ADJUSTMENTS AND
      PAYMENTS

                      	
                        10

                      
	
                        4.01
      RENT ADJUSTMENTS

                      	
                        10

                      
	
                        4.02
      STATEMENT OF LANDLORD

                      	
                        10

                      
	
                        4.03
      BOOKS AND RECORDS

                      	
                        11

                      
	
                        4.04
      PARTIAL OCCUPANCY

                      	
                        12

                      
	 
      	 
      
	
                        ARTICLE FIVE – INTENTIONALLY
      OMITTED

                      	
                        13

                      
	 
      	 
      
	
                        ARTICLE SIX – SERVICES

                      	
                        13

                      
	
                        6.01
      LANDLORD’S GENERAL SERVICES

                      	
                        13

                      
	
                        6.02
      ELECTRICAL SERVICES

                      	
                        14

                      
	
                        6.03
      ADDITIONAL AND AFTER-HOUR SERVICES

                      	
                        15

                      
	
                        6.04
      PHONE SERVICES

                      	
                        15

                      
	
                        6.05
      DELAYS IN FURNISHING SERVICES

                      	
                        16

                      
	 
      	 
      
	
                        ARTICLE SEVEN – POSSESSION, USE AND CONDITION
      OF PREMISES

                      	
                        17

                      
	
                        7.01 POSSESSION AND
      USE OF
      PREMISES

                      	
                        17

                      
	
                        7.02
      LANDLORD ACCESS TO PREMISES

                      	
                        18

                      
	
                        7.03
      QUIET ENJOYMENT

                      	
                        19

                      
	 
      	 
      
	
                        ARTICLE EIGHT – MAINTENANCE

                      	
                        20

                      
	
                        8.01
      LANDLORD’S MAINTENANCE

                      	
                        20

                      
	
                        8.02
      TENANT’S MAINTENANCE

                      	
                        20

                      
	 
      	 
      
	
                        ARTICLE NINE – ALTERATIONS AND
      IMPROVEMENTS

                      	
                        21

                      
	
                        9.01
      TENANT’S ALTERATIONS

                      	
                        21

                      

              

              

              
                
                   

                

                
                  i

                   

                

                
                   

                

              

              

              
                	
                        9.02
      LIENS

                      	
                        23

                      
	 
      	 
      
	
                        ARTICLE TEN – ASSIGNMENT AND
      SUBLETTING

                      	
                        23

                      
	
                        10.01
      ASSIGNMENT AND SUBLETTING

                      	
                        23

                      
	
                        10.02
      RECAPTURE

                      	
                        25

                      
	
                        10.03
      EXCESS RENT

                      	
                        25

                      
	
                        10.04
      TENANT LIABILITY

                      	
                        26

                      
	
                        10.05
      ASSUMPTION AND ATTORNMENT

                      	
                        26

                      
	 
      	 
      
	
                        ARTICLE ELEVEN – DEFAULT AND
      REMEDIES

                      	
                        27

                      
	
                        11.01
      EVENTS OF DEFAULT

                      	
                        27

                      
	
                        11.02
      LANDLORD’S REMEDIES

                      	
                        28

                      
	
                        11.03
      ATTORNEY’S FEES

                      	
                        29

                      
	
                        11.04
      BANKRUPTCY

                      	
                        29

                      
	 
      	 
      
	
                        ARTICLE TWELVE – SURRENDER OF
      PREMISES

                      	
                        31

                      
	
                        12.01
      IN GENERAL

                      	
                        31

                      
	
                        12.02
      LANDLORD’S RIGHTS

                      	
                        32

                      
	 
      	 
      
	
                        ARTICLE THIRTEEN – HOLDING
    OVER

                      	
                        32

                      
	 
      	 
      
	
                        ARTICLE FOURTEEN – DAMAGE BY FIRE OR OTHER
      CASUALTY

                      	
                        32

                      
	
                        14.01
      SUBSTANTIAL UNTENANTABILITY

                      	
                        33

                      
	
                        14.02
      INSUBSTANTIAL UNTENANTABILITY

                      	
                        34

                      
	
                        14.03
      RENT ABATEMENT

                      	
                        34

                      
	 
      	 
      
	
                        ARTICLE FIFTEEN – EMINENT
      DOMAIN

                      	
                        34

                      
	
                        15.01
      TAKING OF WHOLE OR SUBSTANTIAL PART

                      	
                        34

                      
	
                        15.02
      TAKING OF PART

                      	
                        35

                      
	
                        15.03
      COMPENSATION

                      	
                        35

                      
	 
      	 
      
	
                        ARTICLE SIXTEEN – INSURANCE

                      	
                        36

                      
	
                        16.01
      TENANT’S INSURANCE

                      	
                        36

                      
	
                        16.02
      FORM OF POLICIES

                      	
                        36

                      
	
                        16.03
      LANDLORD’S INSURANCE

                      	
                        37

                      
	
                        16.04
      WAIVER OF SUBROGATION

                      	
                        37

                      
	
                        16.05
      NOTICE OF CASUALTY

                      	
                        39

                      
	 
      	 
      
	
                        ARTICLE SEVENTEEN –
      WAIVER OF CLAIMS AND
      INDEMNITY

                      	
                        39

                      
	
                        17.01
      WAIVER OF CLAIMS

                      	
                        39

                      
	
                        17.02
      INDEMNITY BY TENANT

                      	
                        40

                      
	 
      	 
      
	
                        ARTICLE EIGHTEEN – RULES AND
      REGULATIONS

                      	
                        40

                      
	
                        18.01
      RULES

                      	
                        40

                      

              

              

              
                
                   

                

                
                  ii

                   

                

                
                   

                

              

              

              
                	
                        18.02
      ENFORCEMENT

                      	
                        40

                      
	 
      	 
      
	
                        ARTICLE NINETEEN – LANDLORD’S RESERVED
      RIGHTS

                      	
                        41

                      
	 
      	 
      
	
                        ARTICLE TWENTY – ESTOPPEL
      CERTIFICATE

                      	
                        42

                      
	
                        20.01
      IN GENERAL

                      	
                        42

                      
	
                        20.02
      ENFORCEMENT

                      	
                        42

                      
	 
      	 
      
	
                        ARTICLE TWENTY-ONE –
      RELOCATION OF
      TENANT

                      	
                        42

                      
	 
      	 
      
	
                        ARTICLE TWENTY-TWO –
      REAL ESTATE
      BROKERS

                      	
                        43

                      
	 
      	 
      
	
                        ARTICLE TWENTY-THREE –
      MORTGAGEE
      PROTECTION

                      	
                        44

                      
	
                        23.01
      SUBORDINATION AND ATTORNMENT

                      	
                        44

                      
	
                        23.02
      MORTGAGEE PROTECTION

                      	
                        44

                      
	 
      	 
      
	
                        ARTICLE TWENTY-FOUR –
      NOTICES

                      	
                        45

                      
	 
      	 
      
	
                        ARTICLE TWENTY-FIVE –
      INTENTIONALLY
      OMITTED

                      	
                        46

                      
	 
      	 
      
	
                        ARTICLE TWENTY-SIX –
      MISCELLANEOUS

                      	
                        46

                      
	
                        26.01
      LATE CHARGES

                      	
                        46

                      
	
                        26.02
      WAIVER OF JURY TRIAL

                      	
                        47

                      
	
                        26.03
      DEFAULT UNDER OTHER LEASE

                      	
                        47

                      
	
                        26.04
      OPTION

                      	
                        47

                      
	
                        26.05
      TENANT AUTHORITY

                      	
                        47

                      
	
                        26.06
      ENTIRE AGREEMENT

                      	
                        47

                      
	
                        26.07
      MODIFICATION OF LEASE FOR BENEFIT OF MORTGAGEE

                      	
                        48

                      
	
                        26.08
      EXCULPATION

                      	
                        48

                      
	
                        26.09
      ACCORD AND SATISFACTION

                      	
                        48

                      
	
                        26.10
      LANDLORD’S OBLIGATIONS ON SALE OF BUILDING

                      	
                        48

                      
	
                        26.11
      BINDING EFFECT

                      	
                        49

                      
	
                        26.12
      CAPTIONS

                      	
                        49

                      
	
                        26.13
      APPLICABLE LAW

                      	
                        49

                      
	
                        26.14
      ABANDONMENT

                      	
                        49

                      
	
                        26.15
      LANDLORD’S RIGHT TO PERFORM TENANT’S DUTIES

                      	
                        49

                      
	
                        26.16
      RIDERS AND EXHIBITS

                      	
                        50

                      

              

              

              
                	
                        Exhibits and
      Rider

                      

              

              EXHIBIT
A.      Plan of Premises

              EXHIBIT
B.      Workletter Agreement

              EXHIBIT
C.      Building Specifications

              EXHIBIT
D.      Rules and Regulations

              EXHIBIT
E.       Intentionally
Deleted

              
                
                   

                

                
                  iii

                   

                

                
                   

                

              

              EXHIBIT
F.       Cleaning Specifications

              RIDER
1.           Commencement
Date Agreement

              RIDER
2.           Additional
Provisions

              
                
                   

                

                
                  iv

                   

                

                
                   

                

              

              OFFICE
LEASE

               

              ARTICLE
ONE

              BASIC
LEASE PROVISIONS

               

              
                	
                        1.01

                      	
                        BASIC LEASE PROVISIONS -
      In the event of any conflict between these Basic Lease Provisions and any
      other Lease provision, such other Lease provision shall
      control.

                      

              

               

              (1)        BUILDING
AND ADDRESS:

              303 East
Wacker Drive

              Chicago,
Illinois  60601-5210

               

              (2)        LANDLORD
AND ADDRESS:

               

              METROPOLITAN
LIFE INSURANCE COMPANY

              c/o MS
Management Services

              303 East
Wacker Drive - Concourse Level

              Chicago,
Illinois  60601-5212

               

              (3)        TENANT
AND CURRENT ADDRESS:

              CONSOER TOWNSEND ENVIRODYNE
ENGINEERS, INC.

               

              (4)        DATE
OF LEASE:  January 1, 1996

               

              (5)        LEASE
TERM:  ten (10) years

               

              (6)        PROJECTED
COMMENCEMENT DATE:  October 1, 1996

               

              (7)        PROJECTED
EXPIRATION DATE: 120 months after the Commencement Date

               

              (8)        MONTHLY
BASE RENT:

               

              (a)           For
the Premises:

              

              
                	
                        Period

                      	
                        Monthly

                      	
                        Annually

                      	
                        Rate/SF

                      
	 
      	 
      	 
      	 
      
	
                        Months
      1-3

                      	
                        $56,944.73

                      	
                        $683,336.76

                      	
                        $12.09

                      
	
                        Months
      4-15

                      	
                        58,417.35

                      	
                        701,008.20

                      	
                        12.40

                      
	
                        Months
      16-27

                      	
                        59,962.39

                      	
                        719,548.68

                      	
                        12.73

                      
	
                        Months
      28-39

                      	
                        61,555.71

                      	
                        738,668.52

                      	
                        13.07

                      
	
                        Months
      40-43

                      	
                        63,221.46

                      	
                        758,657.52

                      	
                        13.42

                      
	
                        Months
      44-60

                      	
                        55,980.99

                      	
                        671,771.88

                      	
                        11.89

                      
	
                        Months
      61-67

                      	
                        61,977.19

                      	
                        743,726.28

                      	
                        13.16

                      
	
                        Months
      68-120

                      	
                        64,688.44

                      	
                        776,261.28

                      	
                        13.73

                      

              

              

              (9)          RENTABLE
AREA OF THE BUILDING: 770,130 square feet

               

              (10)        RENTABLE
AREA OF THE PREMISES: 56,520 square feet consisting of 32,535 square feet on the
5th and 6th floors (“Current Premises”) and 23,985 square feet on the 5th
floor

               

              
                
                   

                

                
                  1

                   

                

                
                   

                

              

              (“New
Premises”), as shown on Exhibit A. The Current Premises and New Premises are
sometimes referred to collectively as the “Entire Premises”. Except as otherwise
set forth herein, all references herein to the “Premises” shall mean the Entire
Premises.

               

              (11)         SECURITY
DEPOSIT:  None.

               

              (12)         SUITE
NUMBER OF PREMISES:  Suites 500 and 600

               

              (13)         TENANT’S
SHARE: 7.339% for the Entire Premises, consisting of 4.225% for the Current
Premises and 3.114% for the New Premises.

               

              (14)         TENANT’S
USE OF PREMISES: General office use

               

              1.02           ENUMERATION
OF EXHIBITS

               

              The
exhibits set forth below and attached to this Lease are incorporated in this
Lease by this reference:

               

              
                	
                        EXHIBIT
      A.

                      	
                        Plan
      of Premises

                      
	
                        EXHIBIT
      B.

                      	
                        Workletter
      Agreement

                      
	
                        EXHIBIT
      C.

                      	
                        Building
      Specifications

                      
	
                        EXHIBIT
      D.

                      	
                        Rules
      and Regulations

                      
	
                        EXHIBIT
      E.

                      	
                        Form
      of Letter of Credit

                      
	
                        EXHIBIT
      F.

                      	
                        Cleaning
      Specifications

                      
	
                        RIDER
      1.

                      	
                        Commencement
      Date Agreement

                      
	
                        RIDER
      2.

                      	
                        Additional
      Provisions

                      

              

              

               

              1.03           DEFINITIONS

               

              For
purposes hereof, the following terms shall have the following
meanings:

               

              (1)           AFFILIATE:
Any corporation or other business entity which is currently owned or controlled
by, owns or controls, or is under common ownership or control with Tenant. The
term “control” means for this purpose the possession, directly or indirectly, of
the power to direct or cause the direction of the management and policies of an
entity whether through the ownership of voting securities, by contractor or
otherwise. For this purpose, “ownership” shall mean ownership of at least fifty
percent (50%) of all voting securities of an entity, or if greater, ownership of
sufficient voting securities to be able to cast at least fifty percent (50%) of
all votes on major decisions which are subject to such votes.

               

              
                
                   

                

                
                  2

                   

                

                
                   

                

              

              (2)           ADJUSTMENT
YEAR: The calendar year or any portion thereof after the Commencement Date of
this Lease for which a Rent Adjustment computation is being made.

               

              (3)           BUILDING:
The office building located at 303 East Wacker Drive, Chicago,
Illinois.

               

              (4)           COMMENCEMENT
DATE: The date specified in Section 1.01(6) as the Projected Commencement Date,
unless changed by operation of Article Two.

               

              (5)           COMMON
AREAS: All areas of the Real Property made available by Landlord from time to
time for the general common use or benefit of the tenants of the Building, and
their employees and invitees, or the public, as such areas currently exist and
as they may be changed from time to time.

               

              (6)           DECORATION:
Tenant Alterations which do not require a building permit and which do not
involve any of the structural elements of the Building, or any of the Building’s
systems, including, without limitation, its electrical, mechanical, plumbing and
security and life/safety systems.

               

              (7)           DEFAULT
RATE: Two percent (2%) above the rate then most recently announced by American
National Bank and Trust Company of Chicago as its corporate base lending rate,
from time to time announced, but in no event higher than the maximum rate
permitted by law.

               

              (8)           ENVIRONMENTAL
LAWS: Any Law governing the use, storage, disposal or generation of any
Hazardous Material, including without limitation, the Comprehensive
Environmental Response Compensation and Liability Act of 1980, as amended and
the Resource Conservation and Recovery Act of 1976, as amended.

               

              (9)           EXPIRATION
DATE: The date specified in Section 1.01 (7) unless changed by operation of
Article Two.

               

              (10)           FORCE
MAJEURE: Any accident, casualty, act of God, war or civil commotion, strike or
labor troubles, or any cause whatsoever beyond the reasonable control of
Landlord, including, but not limited to, energy shortages or governmental
preemption in connection with a national emergency, or by reason of government
laws or any rule, order or regulation of any department or subdivision thereof
or any governmental agency, or by reason of the conditions of supply and demand
which have been or are affected by war or other emergency.

               

              
                
                   

                

                
                  3

                   

                

                
                   

                

              

              (11)           HAZARDOUS
MATERIAL: Such substances, material and wastes which are or become regulated
under any Environmental Law; or which are classified as hazardous or toxic under
any Environmental Law; and explosives and firearms, radioactive material,
asbestos, and polychlorinated biphenyl’s.

               

              (12)           INDEMNITEES:
Collectively, Landlord, any Mortgagee or ground lessor of the Property, the
property manager and the leasing manager for the Property and their respective
partners, directors, officers, agents and employees.

               

              (13)           LAND:
The parcels of real estate on which the Building is located.

               

              (14)           INTENTIONALLY
OMITTED

               

              (15)           LAWS:
All laws, ordinances, rules, regulations and other requirements adopted by any
governmental body, or agency or department having jurisdiction over the
Property, the Premises or Tenant’s activities at the Premises and any covenants,
conditions or restrictions of record which affect the Property.

               

              (16)           LEASE:
This instrument and all exhibits and riders attached hereto, as may be amended
from time to time.

               

              (17)           LEASE
YEAR: The twelve month period beginning on the first day of the first month
following the Commencement Date (unless the Commencement Date is the first day
of a calendar month in which case beginning on the Commencement Date), and each
subsequent twelve month, or shorter, period until the Expiration
Date.

               

              (18)           
MONTHLY BASE RENT: The monthly rent specified in Section 1.01 (8).

               

              (19)           MORTGAGEE:
Any holder of a mortgage, deed of trust or other security instrument encumbering
the Property.

               

              (20)           NATIONAL
HOLIDAYS: New Year’s Day, Memorial Day, Independence Day, Labor Day,
Thanksgiving Day and Christmas Day and other holidays recognized by the Landlord
and the janitorial and other unions servicing the Building in accordance with
their contracts.

               

              (21)           OPERATING
EXPENSES: All costs, expenses and disbursements of every kind and nature which
Landlord shall pay or become obligated to pay in connection with the ownership,
management, operation, maintenance, replacement and repair of the Property
(including the amortized portion of any

               

              
                
                   

                

                
                  4

                   

                

                
                   

                

              

              capital
expenditure or improvement, together with interest thereon). Operating Expenses
shall not include, (i) costs of alterations and decorations of the premises of
tenants of the Building, (ii) costs of capital improvements to the Building
(except for amortized portion of capital improvements (together with interest
thereon) installed for the purpose of reducing or controlling Operating Expenses
or complying with applicable Laws), (iii) depreciation charges, (iv) interest
and principal payments on loans (except for loans for capital improvements which
Landlord is allowed to include in Operating Expenses as provided above), (v)
ground rental payments, (vi) real estate brokerage and leasing commissions,
(vii) advertising and marketing expenses, (viii) expenses incurred in
negotiating leases of other tenants in the Building or enforcing lease
obligations of other tenants in the Building, (ix) Landlord’s or Landlord’s
property manager’s corporate general overhead or corporate general
administrative expenses, (x) the cost of electrical energy furnished directly to
tenants of the Property and paid for by such tenants directly to the provider of
such electrical energy, (xi) salaries or fringe benefits of personnel above the
grade of Building Manager, (xii) the cost of any items to the extent to which
such cost is reimbursed to Landlord by tenants of the Property (other than by
virtue of the pass-throughs of “Operating Expenses” to tenants of the Building),
insurance or condemnation proceeds or third parties, (xiii) costs incurred in
connection with the making of repairs which are the obligation of another tenant
of the Building, and (xiv) costs incurred by Landlord as a result of Landlord’s
breach of this Lease or any other lease with a tenant of the Property. If any
Operating Expense, though paid in one year, relates to more than one calendar
year, at option of Landlord such expense may be proportionately allocated among
such related calendar years.

               

              (22)           PREMISES:
The space located in the Building described in Section 1.01(10) and depicted on
Exhibit A attached hereto.

               

              (23)           PROPERTY:
The Building, the Land, any other improvements located on the Land, including,
without limitation, any parking structures and the personal property, fixtures,
machinery, equipment, systems and apparatus located in or used in conjunction
with and of the foregoing.

               

              (24)           REAL
PROPERTY: The Property excluding any personal property.

               

              (25)           RENT:
Collectively, Monthly Base Rent, Rent Adjustments and Rent Adjustment Deposits,
and all other charges, payments,

               

              
                
                   

                

                
                  5

                   

                

                
                   

                

              

              late fees
or other amounts required to be paid by Tenant under this Lease.

               

              (26)           RENTABLE
AREA OF THE BUILDING: 770,130 square feet, which represents the sum of the
rentable area of all office space in Building.

               

              (27)           RENTABLE
AREA OF THE PREMISES: The amount of square footage set forth in
1.01(9).

               

              (28)           RENT
ADJUSTMENT: Any amounts owed by Tenant for payment of Operating Expenses or
Taxes. The Rent Adjustments shall be determined and paid as provided in Article
Four.

               

              (29)           RENT
ADJUSTMENT DEPOSIT: An amount equal to the Rent Adjustments attributable to each
month within the latest Adjustment Year for which the Rent Adjustment has been
determined. Landlord shall estimate the Rent Adjustment Deposit for the
remainder of the first calendar year of this Lease based on the Taxes and
Operating Expenses of the Property.

               

              (30)           SECURITY
DEPOSIT: The funds specified in Section 1.01(11), if any, deposited by Tenant
with Landlord as security for Tenant’s performance of its obligations under this
Lease.

               

              (31)           SUBSTANTIALLY
COMPLETE: The completion of the Tenant Work, except for minor insubstantial
details of construction, decoration or mechanical adjustments which remain to be
done.

               

              (32)           TAXES:
All federal, state and local governmental taxes, assessments and charges of
every kind or nature, whether general, special, ordinary or extraordinary, which
Landlord shall pay or become obligated to pay because of or in connection with
the ownership, leasing, management, control or operation of the Property or any
of its components, or any personal property used in connection therewith, which
shall also include any rental or similar taxes levied in lieu of or in addition
to general real and/or personal property taxes. For purposes hereof, Taxes for
any year shall be Taxes which are assessed or become a lien during such year,
whether or not such taxes are billed and payable in a subsequent calendar year.
There shall be included in Taxes for any year the amount of all fees, costs and
expenses (including reasonable attorneys’ fees) paid by Landlord during such
year in seeking or obtaining any refund or reduction of Taxes. Taxes for any
year shall be reduced by the net amount of any tax refund received by Landlord
attributable to such year. If a special assessment payable in installments is
levied against any part

               

              
                
                   

                

                
                  6

                   

                

                
                   

                

              

              of the
Property, Taxes for any year shall include only the installment of such
assessment and any interest payable or paid during such year. Taxes shall not
include any federal or state inheritance, general income, gift or estate taxes,
except that if a change occurs in the method of taxation resulting in whole or
in part in the substitution of any such taxes, or any other assessment, for any
Taxes as above defined, such substituted taxes or assessments shall be included
in the Taxes. Taxes shall not include interest or penalties charged because of
late payment by Landlord of Taxes due (excluding interest on installment
payments of special assessments, which may be included in Taxes as set forth
above).

               

              (33)           TENANT
ADDITIONS: Collectively, Tenant Work and Tenant Alterations.

               

              (34)           TENANT
ALTERATIONS: Any alterations, improvements, additions, installations or
construction in or to the Premises or any Building systems serving the Premises
(done as part of Tenant Work); and any supplementary air-conditioning systems
installed by Landlord or by Tenant at Landlord’s request pursuant to Section
6.01(b).

               

              (35)           INTENTIONALLY
OMITTED

               

              (36)           TENANT
WORK: All work installed or furnished to the Premises by Tenant pursuant to the
Workletter.

               

              (37)           TENANT’S
SHARE: The percentage specified in Section 1.01(13) which represents the ratio
of the Rentable Area of the Current, New and Entire Premises (as the case may
be) to the Rentable Area of the Building.

               

              (38)           TERM:
The term of this Lease commencing on the Commencement Date and expiring on the
Expiration Date, unless sooner terminated as provided in this
Lease.

               

              (39)           TERMINATION
DATE: The Expiration Date or such earlier or later date as this Lease terminates
or Tenant’s right to possession of the Premises terminates.

               

              (40)           WORKLETTER:
The Agreement regarding the manner of completion of Tenant Work attached as
Exhibit B attached hereto.

               

              
                
                   

                

                
                  7

                   

                

                
                   

                

              

              ARTICLE
TWO

              PREMISES, TERM AND FAILURE TO GIVE
POSSESSION

               

              2.01           LEASE
OF PREMISES

               

              Landlord
hereby leases to Tenant and Tenant hereby leases from Landlord the Premises for
the Term and upon the conditions provided in this Lease. In the event Landlord
delivers possession of the Premises to Tenant prior to the Commencement Date,
Tenant shall be subject to all of the terms, covenants and conditions of this
Lease (except with respect to the payment of Rent) as of the date of such
possession.

               

              2.02           TERM

               

              (a)          The
Commencement Date shall be the Projected Commencement Date.

               

              (b)          Within
thirty (30) days following the occurrence of the Commencement Date, Landlord and
Tenant shall enter into an agreement (which is attached hereto as Rider 1)
confirming the Commencement Date and the Expiration Date. If Tenant fails to
enter into such agreement, then the Commencement Date and the Expiration Date
shall be the dates designated by Landlord in such agreement.

               

              2.03           FAILURE TO GIVE
POSSESSION

               

              If the
Landlord shall be unable to give possession of the Premises on the Projected
Commencement Date by reason of the following: (i) the holding over or retention
of possession of any tenant, tenants or occupants, or (ii) for any other reason,
then Landlord shall not be subject to any liability for the failure to give
possession on said date. Under such circumstances the rent reserved and
covenanted to be paid herein shall not commence until the Premises are made
available to Tenant by Landlord, and no such failure to give possession on the
Projected Commencement Date shall affect the validity of this Lease or the
obligations of the Tenant hereunder. At the option of Landlord or Tenant to be
exercised within thirty (30) days of the delayed delivery of possession to
Tenant, the Lease shall be amended so that the term shall be extended by the
period of time possession is delayed. The Premises shall be deemed to be ready
for Tenant’s occupancy if the delay in the availability of the Premises for
occupancy shall be due to any default on the part of Tenant and/or its subtenant
or subtenants.

               

              2.04           AREA OF PREMISES

               

              Landlord
and Tenant agree that for all purposes of this Lease the Rentable Area of
the Premises and
the Rentable Area of the

               

              
                
                   

                

                
                  8

                   

                

                
                   

                

              

              Building
as set forth in Article One are controlling, and are not subject to revision
after the date of this Lease, except as expressly provided herein with respect
to the Rentable Area of the Premises in the event of an expansion or contraction
of the Premises.

               

              2.05           CONDITION
OF PREMISES

               

              Tenant
agrees to accept possession of the Premises in its “as is” condition without any
improvements thereto by Landlord. Except for any latent structural defects in
the Premises, Tenant shall be conclusively deemed to have accepted the Premises
“as is” in the condition existing on the date Tenant first takes possession, and
to have waived all claims relating to the condition of the Premises; provided,
however, the foregoing waiver shall not relieve Landlord of its maintenance and
repair obligations set forth in this Lease. Landlord shall proceed diligently to
correct any latent structural defects of which it receives notice from Tenant
unless Landlord disputes the existence of any such defects. In the event of any
dispute as to the existence of any such defects, the decision of Landlord’s
architect shall be final and binding on the parties, which decision shall be
rendered in good faith and in accordance with professional standards. No
agreement of Landlord to alter, remodel, decorate, clean or improve the Premises
or the Building and no representation regarding the condition of the Premises or
the Building has been made by or on behalf of Landlord to Tenant, except as may
be specifically stated in this Lease or in the Workletter.

               

              ARTICLE
THREE

              RENT

               

              Tenant
agrees to pay to Landlord at the office specified in Section 1.01(2), or to such other persons,
or at such other places designated by Landlord, without any prior demand
therefor in immediately available funds and without any deduction whatsoever
(except as expressly set forth in this Lease), Rent, including, without
limitation, Monthly Base Rent, and Rent Adjustments in accordance with Article
Four, during the Term. Monthly Base Rent shall be paid monthly in advance on the
first day of each month of the Term, except that the first installment of
Monthly Base Rent shall be paid by Tenant to Landlord on the Commencement Date.
Monthly Base Rent shall be prorated for partial months within the Term. Unpaid
Rent shall bear interest at the Default Rate from the fifth day after the date
due until paid. Tenant’s covenant to pay Rent (net of abatements and credits
specifically provided for elsewhere in this Lease) shall be independent of every
other covenant in this Lease.

               

              
                
                   

                

                
                  9

                   

                

                
                   

                

              

              Notwithstanding
anything contained herein to the contrary, in the event Tenant occupies the New
Premises prior to the Commencement Date, Tenant shall do so subject to all of
the terms and conditions of this Lease, except that Tenant shall have no
obligation to pay Monthly Base Rent and Rent Adjustments pursuant to the terms
of this Lease until the Commencement Date.

               

              ARTICLE
FOUR

              RENT
ADJUSTMENTS AND PAYMENTS

               

              4.01           RENT
ADJUSTMENTS

               

              Tenant
shall pay to Landlord Rent Adjustments during the Term as follows:

               

              (i)           The
Rent Adjustment Deposit representing Tenant’s Share of Operating Expenses and
Taxes attributable to any calendar year (or portion thereof) monthly during the
Lease Term with the payment of Monthly Base Rent except the first installment
which shall be paid by Tenant to Landlord on the Commencement Date;
and

               

              (ii)             Any
Rent Adjustments due in excess of the Rent Adjustment Deposits in accordance
with Section 4.02.

               

              4.02           STATEMENT
OF LANDLORD

               

              On or
before the April 30 after the expiration of each calendar year of this Lease, or
as soon as feasible thereafter each such year, Landlord will furnish Tenant a
statement (“Landlord’s Statement”) showing the following:

               

              (i)           Operating
Expenses and Taxes for the Adjustment Year;

               

              (ii)           The
amount of Rent Adjustments due Landlord for the Adjustment Year, less credit for
Rent Adjustment Deposits paid, if any; and

               

              (iii)           The
Rent Adjustment Deposit due monthly in the calendar year next following the
Adjustment Year including the amount or revised amount due for months prior to
the rendition of the statement.

               

              Tenant
shall pay to Landlord within thirty (30) days after receipt of such statement
any amounts for Rent Adjustments then due in accordance with Landlord’s
Statement. Any amounts due from Landlord to Tenant pursuant to this Section
shall be credited to the Monthly Base Rent and Rent Adjustment Deposit next
coming due;

               

              
                
                   

                

                
                  10

                   

                

                
                   

                

              

              provided,
however, if the amount of the credit exceeds the following month’s Monthly Base
Rent and Rent Adjustment Deposit, then Landlord shall refund the excess to
Tenant within thirty (30) days after the date of such statement provided Tenant
is not in default hereunder; and provided further that any such uncredited
amounts shall be refunded to Tenant within thirty (30) days after the date of
such statement if the Term has already expired provided Tenant is not in default
hereunder. No interest or penalties shall accrue on any amounts which Landlord
is obligated to credit to Tenant by reason of this Section 4.02. Landlord’s
failure to deliver Landlord’s Statement or in computing the amount of the Rent
Adjustments shall not constitute a waiver by Landlord of its right to deliver
such items nor constitute a release of Tenant’s obligations to pay such amounts.
The Rent Adjustment Deposit shall be credited against Rent Adjustments due for
the applicable Adjustment Year. During the last complete calendar year or during
any partial calendar year in which the Lease terminates, Landlord may include in
the Rent Adjustment Deposit its estimate of Rent Adjustments which may not be
finally determined until after the termination of this Lease. Tenant’s
obligation to pay Rent Adjustments survives the expiration or termination of the
Lease. Notwithstanding the foregoing, in no event shall the sum of Monthly Base
Rent and the Rent Adjustments be less than the Monthly Base Rent
payable.

               

              4.03           BOOKS AND RECORDS

               

              Landlord
shall maintain books and records showing Operating Expenses and Taxes in
accordance with sound accounting and management practices, consistently applied.
The Tenant or its representative (which representative shall be a certified
public accountant licensed to do business in the state in which the Property is
located) shall have the right, for a period of one hundred twenty (120) days
following the date upon which Landlord’s Statement is delivered to Tenant, to
examine the Landlord’s books and records with respect to the items in the
foregoing statement of Operating Expenses and Taxes during normal business
hours, upon written notice, delivered at least three (3) business days in
advance. If Tenant does not object in writing to Landlord’s Statement within one
hundred twenty (120) days of Tenant’s receipt thereof, specifying the nature of
the item in dispute and the reasons therefor, then Landlord’s Statement shall be
considered final and accepted by Tenant. Any amount due to the Landlord as shown
on Landlord’s Statement, whether or not disputed by Tenant as provided herein
shall be paid by Tenant when due as provided above, without prejudice to any
such written exception. Tenant shall cause any information obtained by Tenant or
its representative pursuant to the aforesaid process to be kept confidential. If
within sixty (60) days after Tenant’s timely objection to Landlord’s Statement,
Landlord and Tenant are not able to agree

               

              
                
                   

                

                
                  11

                   

                

                
                   

                

              

              upon the
amount of the Operating Expenses and Taxes in question, then the dispute shall
be submitted for resolution to an Illinois licensed certified public accounting
firm mutually agreeable to both Landlord and Tenant. The decision of said firm
shall be final and binding on both Landlord and Tenant, and shall take into
account any adjustments referred to in Section 4.04 below. The fees and expenses
of said firm shall be paid by Tenant; provided, however, if the decision of said
firm is that the Landlord overstated the amount of the Operating Expenses and
Taxes by more than five percent (5%), then the fees and expenses of said firm,
together with the reasonable fees and expenses of Tenant’s certified public
accounting firm in connection therewith shall be borne by Landlord. If as
finally determined (whether through agreement between Landlord and Tenant or
through the decision of said firm), the amount of Operating Expenses and Taxes
was either overstated or understated, there shall within thirty (30) days
thereafter be an adjustment made between Landlord and Tenant so that in all
events the Tenant has paid tenant’s Share of Operating Expenses and
Taxes.

               

              4.04           PARTIAL
OCCUPANCY

               

              For
purposes of determining Rent Adjustments for any Adjustment Year if the Building
is not fully rented during all or a portion of any year, Landlord may make
appropriate adjustments to the Operating Expenses for such Adjustment Year
employing sound accounting and management principles consistently applied, to
determine the amount of Operating Expenses that would have been paid or incurred
by Landlord had the Building been 95% occupied, and the amount so determined
shall be deemed to have been the amount of Operating Expenses for such
Adjustment Year. In the event any other tenant in the building provides itself
with a service which Landlord would supply under the Lease without an additional
or separate charge to Tenant, then Operating Expenses shall be deemed to include
the cost Landlord would have incurred had Landlord provided such service to such
other tenant.

               

              ARTICLE
FIVE

              INTENTIONALLY
OMITTED

              

              ARTICLE
SIX

              SERVICES

               

              6.01           LANDLORD ‘S GENERAL
SERVICES

               

              (a)           So
long as the Lease is in full force and effect and Tenant has paid all Rent then,
Landlord shall furnish the following services:

               

              
                
                   

                

                
                  12

                   

                

                
                   

                

              

              
                	
                        (1)

                      	
                        heat
      and air-conditioning in the Premises, Monday through Friday from 8:00 A.M.
      to 6:00 P.M., Saturday, from 8:00 A.M. to 1:00 P.M., excluding National
      Holidays, in accordance with the standards set forth on Exhibit C attached
      hereto, subject to compliance with all applicable voluntary and mandatory
      regulations and laws;

                      

              

               

              
                	
                        (2)

                      	
                        tempered
      and cold water for use in lavatories in common with other tenants from the
      regular supply of the Building;

                      

              

               

              
                	
                        (3)

                      	
                        cleaning
      and janitorial services in the Premises Monday through Friday, excluding
      National Holidays in accordance with the schedule of such services
      attached hereto as Exhibit F;

                      

              

               

              
                	
                        (4)

                      	
                        washing
      of the outside windows in the Premises weather permitting four times per
      year;

                      

              

               

              
                	
                        (5)

                      	
                        automatic
      passenger elevator service in common with other tenants of the Building
      and freight elevator service subject to reasonable scheduling by Landlord
      and payment of Landlord’s standard charges; provided, at least one
      automatic passenger elevator shall remain in service twenty-four (24)
      hours per day, every day;

                      

              

               

              (b)          Wherever
heat generating machines or equipment are used by Tenant in the Premises, the
following additional provisions shall apply:

               

              
                	
                        (1)

                      	
                        If
      the use of such machinery exceeds the limits established in Exhibit C
      thereby affecting the temperature otherwise maintained by the air-cooling
      system or whenever the occupancy or electrical load exceeds the standards
      set forth in Exhibit C, Landlord reserves the right to install or to
      require Tenant to install supplementary air-conditioning units in the
      Premises. Tenant shall bear all costs and expenses related to the
      installation, maintenance and operation of such
  units.

                      

              

               

              
                	
                        (2)

                      	
                        Tenant
      shall pay Landlord at rates fixed by Landlord for all tenants in the
      Building, charges for all water furnished to the Premises for other
      purposes, including the expenses of installation of a water line, meter
      and fixtures.

                      

              

               

              6.02           ELECTRICAL
SERVICES

               

              (a)           The
electricity used during the performance of janitorial service or the making of
alterations or repairs in the Premises by Landlord shall be paid by Tenant. Tenant
also agrees to purchase from Landlord or its agents at competitive prices fixed
by Landlord for all tenants in the Building all

               

              
                
                   

                

                
                  13

                   

                

                
                   

                

              

              lamps,
bulbs, ballasts and starters used in the Premises; provided, Tenant may provide
and install its own lamps for overhead fixtures so long as they are
substantially the same (especially as to color) as those used by the Landlord in
the Building (which are currently F34 Cool White 4 foot florescent tubes) and so
long as such work does not cause disharmony with Landlord’s personnel and
contractors working in the Building. Landlord reserves the right to provide
electricity to Tenant and in such event Tenant agrees to purchase electricity
from Landlord at Landlord’s then current charges, which charges shall be based
upon Landlord’s cost to furnish such electricity without markup by Landlord.
Tenant shall make no alterations or additions to the electric equipment or
systems without the prior written consent of the Landlord in each instance,
which consent shall not be unreasonably withheld or delayed.

               

              (b)           Tenant
shall, at Tenant’s expense, cause the Premises to be separately metered for all
electrical consumption prior to the Commencement Date. Tenant shall make all
necessary arrangements with the local utility company for furnishing, metering
and paying for electricity furnished by it to Tenant and consumed on the
Premises. Landlord shall permit Landlord’s wire and conduits, to the extent
available and safely capable, to be used for such purposes.

               

              (c)           If
the Premises are not separately metered for any reason or are separately metered
only in part, Tenant shall pay Landlord as additional Rent, in monthly
installments at the time prescribed for monthly installments of Monthly Base
Rent, an amount, reasonably estimated by Landlord from time to time, which
Tenant would pay for such electricity if the same were separately metered to the
Premises by the local electric utility company and billed to Tenant at such
utility company’s then current rates. As of the date of this Lease, the Premises
are not separately metered with respect to the electricity for overhead lights.
However, in accordance with subsection 6.02(b) above, Tenant shall cause the
Premises to be separately metered for all electrical consumption in the
Premises, including overhead lights, prior to the Commencement
Date.

               

              6.03           ADDITIONAL
AND AFTER-HOUR SERVICES

               

              At
Tenant’s request, Landlord shall furnish additional quantities of any of the
services or utilities specified in Section 6.01, if Landlord can reasonably do
so, on the terms set forth herein. Tenant shall deliver to Landlord a written
request for such additional services or utilities prior to 2:00 P.M. on Monday
through Friday (except National Holidays) for service on those

               

              
                
                   

                

                
                  14

                   

                

                
                   

                

              

              days, and
prior to 2:00 P.M. on the last business day prior to Saturday, Sunday or a
National Holiday. For services or utilities requested by Tenant and furnished by
Landlord, Tenant shall pay to Landlord as a charge therefor Landlord’s
prevailing published rates for such services and utilities. If Tenant shall fail
to make any such payment, Landlord may, upon notice to Tenant and in addition to
Landlord’s other remedies under this Lease, discontinue any or all of the
additional services.

               

              6.04           PHONE
SERVICES

               

              All
telephone, and electric connections which Tenant may desire shall be first
approved by Landlord in writing (such approval not to be unreasonably withheld
or delayed), before the same are installed, and the location of all wires and
the work in connection therewith shall be performed by contractors chosen by
Tenant and approved by Landlord in writing (such approval not to be unreasonably
withheld or delayed) and shall be subject to the direction of Landlord. Landlord
reserves the right to reasonably approve the entity or entities providing
telephone or other communication cable installation, repair and maintenance
services to Tenant and to reasonably restrict and control access to telephone
cabinets. Tenant shall be responsible for and shall pay all costs incurred in
connection with the installation of telephone cables and related wiring in the
Premises, including, without limitation, any hook-up, access and maintenance
fees related to the installation of such wires and cables in the Premises and
the commencement of service therein, and the maintenance thereafter of such wire
and cables; and there shall be included in Operating Expenses for the Building
all installation, hook-up or maintenance costs incurred by Landlord in
connection with telephone cables and related wiring in the Building which are
not allocable to any individual users of such service but are allocable to the
Building generally. If Tenant fails to maintain all telephone cables and related
wiring in the Premises and such failure affects or interferes with the operation
or maintenance of any other telephone cables or related wiring in the Building,
Landlord or any vendor hired by Landlord may enter into and upon the Premises
forthwith and perform such repairs, restorations or alterations as Landlord
deems necessary in order to eliminate any such interference (and Landlord may
recover from Tenant all of Landlord’s costs in connection therewith). Upon the
Termination Date, Tenant agrees to remove all telephone and computer cables and
related wiring installed by Tenant for and during Tenant’s occupancy, which
Landlord shall request Tenant to remove. Tenant agrees that neither Landlord nor
any of its agents or employees shall be liable to Tenant, or any of Tenant’s
employees, agents, customers or invitees or anyone claiming through, by or under
Tenant, for any damages, injuries, losses, expenses, claims or causes of action
because of any interruption, diminution, delay or discontinuance at

               

              
                
                   

                

                
                  15

                   

                

                
                   

                

              

              any time
for any reason in the furnishing of any telephone service to the Premises and
the Building. If in connection with the foregoing, Tenant requires any cabling
outside of the Premises, the specific location of such cabling shall be as
prescribed by Landlord and, other than reasonably necessary cabling between the
portions of the Premises located on different floors the Building, such cabling
shall be subject to availability restrictions reasonably imposed by Landlord
taking into account the needs of Landlord and other tenants and users of the
Building.

               

              6.05           DELAYS
IN FURNISHING SERVICES

               

              Tenant
agrees that Landlord shall not be liable to Tenant for damages or otherwise, for
any failure to furnish, or a delay in furnishing, any service when such failure
or delay is occasioned, in whole or in part, by repairs, improvements or
mechanical breakdowns by the act or default of Tenant or other parties or by an
event of Force Majeure. No such failure or delay shall be deemed to be an
eviction or disturbance of Tenant’s use and possession of the Premises, or
relieve Tenant from paying Rent or from performing any other obligations of
Tenant under this Lease. Notwithstanding the foregoing to the contrary, except
for the interruption of the foregoing services arising by reason of fire or
casualty loss provided for in Article Fourteen, any interruption of such
services which is within Landlord’s reasonable control and which “materially
interferes” with Tenant’s use of any part of the Premises for a period of seven
(7) consecutive business days after notice by Tenant to Landlord of such
interruption of service shall entitle Tenant, as its sole remedy with respect
thereto, to abate the Monthly Base Rent and Rent Adjustments under this Lease
for that portion of the Premises which are untenantable for the period
commencing on the eighth (8th) business day of interruption of such services and
terminating on the day of restoration of the services. For purposes of this
Section 6.05, material interference with Tenant’s use of the Premises shall
occur when Tenant shall be prevented from using the Premises for general office
purposes as a consequence of Landlord’s inability to provide the services
specified in Section 6.01. Except as may otherwise be expressly set forth
herein, in no event shall Landlord be liable for any damages, consequential or
otherwise arising from such interruption of service, and in no event shall
Tenant have any right to terminate this Lease.

               

              ARTICLE
SEVEN

              POSSESSION,
USE AND CONDITION OF PREMISES

               

              7.01           POSSESSION
AND USE OF PREMISES

               

              
                
                   

                

                
                  16

                   

                

                
                   

                

              

              (a)           Tenant
shall be entitled to possession of the Premises upon delivery thereof in “as in”
condition by Landlord. Tenant shall occupy and use the Premises only for the
uses specified in Section 1.01(14) to conduct Tenant’s business. Tenant shall
not occupy or use the Premises (or permit the use or occupancy of the Premises)
for any purpose or in any manner which: (1) is unlawful or in violation of any
Law or Environmental Law; (2) may be dangerous to persons or property or which
may increase the cost of, or invalidate, any policy of insurance carried on the
Building or covering its operations; (3) is contrary to or prohibited by the
terms and conditions of this Lease or the rules of the Building set forth in
Article Eighteen; or (4) would tend to create or continue a
nuisance.

               

              (b)           Tenant
and Landlord shall each comply with all Environmental Laws concerning the proper
storage, handling and disposal of any Hazardous Material with respect to the
Property. Tenant shall not generate, store, handle or dispose of any Hazardous
Material in, on, or about the Property without the prior written consent of
Landlord. In the event that Tenant is notified of any investigation or violation
of any Environmental Law arising from Tenant’s activities at the Premises,
Tenant shall immediately deliver to Landlord a copy of such notice. In such
event or in the event Landlord in good faith reasonably believes that a
violation of Environmental Law exists as a result of Tenant’s activities,
Landlord may conduct such tests and studies relating to compliance by Tenant
with Environmental Laws or the alleged presence of Hazardous Materials upon the
Premises as Landlord deems desirable. If any such inspections or tests show a
violation of any applicable Environmental Laws (or any rules or regulations
promulgated thereunder) as to which Tenant is responsible hereunder, then Tenant
shall, in addition to its other responsibilities hereunder, pay for the costs of
such inspections and tests, as well as any additional inspections and tests
Landlord may require to ensure that a proper clean up is being made and/or has
been completed. Landlord’s inspection and testing rights are for Landlord’s own
protection only, and Landlord has not, and shall not be deemed to have assumed
any responsibility to Tenant or any other party for compliance with
Environmental Laws, as a result of the exercise, or non-exercise of such rights.
Tenant shall indemnify, defend, protect and hold harmless the Indemnitees from
any and all loss, claim, expense, liability and cost (including attorneys’ fees)
arising out of or in any way related to the presence of any Hazardous Material
introduced to the Premises during the Lease Term by any party other than
Landlord. If any Hazardous Material is released, discharged or disposed of on or
about the Property and such release, discharge or disposal is not caused by
Tenant or other occupants of the Premises, or their employees, agents or
contractors, such release, discharge or disposal shall be deemed casualty damage
under Article Fourteen to the extent that the

               

              
                
                   

                

                
                  17

                   

                

                
                   

                

              

              Premises
are affected thereby; in such case, Landlord and Tenant shall have the
obligations and rights respecting such casualty damage provided under such
Article.

               

              (c)           Landlord
and Tenant acknowledge that the Americans With Disabilities Act of 1990 (42
U.S.C. §12101 et seq.) and regulations and guidelines promulgated thereunder, as
all of the same may be amended and supplemented from time to time (collectively
referred to herein as the “ADA”) establish requirements for business operations,
accessibility and barrier removal, and that such requirements may or may not
apply to the Premises and the Building depending on, among other things: (1)
whether Tenant’s business is deemed a “public accommodation” or “commercial
facility”, (2) whether such requirements are “readily achievable”, and (3)
whether a given alteration affects a “primary function area” or triggers “path
of travel” requirements. The parties hereby agree that: (a) Landlord shall be
responsible for ADA Title III compliance in the Common Areas, except as provided
below, and (b) Tenant shall be responsible for ADA Title III compliance in the
Premises, including any leasehold improvements or other work to be performed in
the Premises under or in connection with this Lease. Tenant shall be solely
responsible for requirements under Title I of the ADA relating to Tenant’s
employees.

               

              7.02           LANDLORD
ACCESS TO PREMISES

               

              (a)           Tenant
shall permit Landlord to erect, use and maintain pipes, ducts, wiring and
conduits in and through the Premises, so long as Tenant’s use, layout or design
(whether functionally or esthetically) of the Premises is not materially
affected or altered. Landlord or Landlord’s agents shall have the right to enter
upon the Premises in the event of an emergency, or to inspect the Premises, to
perform janitorial and other services, to conduct safety and other testing in
the Premises and to make such repairs, alterations, improvements or additions to
the Premises or the Building as Landlord may deem necessary or desirable.
Janitorial and cleaning services shall be performed after normal business hours.
In connection therewith, Landlord shall be allowed to store on the Premises all
necessary supplies and materials. Any entry or work by Landlord may be during
normal business hours and Landlord shall use reasonable efforts to ensure that
any entry or work shall not materially interfere with Tenant’s occupancy of the
Premises.

               

              (b)           If
Tenant shall not be personally present to permit an entry into the Premises when
for any reason an entry therein shall be necessary or permissible, Landlord (or
Landlord’s agents), after attempting to notify Tenant (unless Landlord believes
an emergency situation exists), may enter the Premises without rendering
Landlord or its agents liable therefor (if during such entry Landlord or
Landlord’s agent shall accord reasonable care to

               

              
                
                   

                

                
                  18

                   

                

                
                   

                

              

              Tenant’s
property), and without relieving Tenant of any obligations under this
Lease.

               

              (c)           Landlord
may enter the Premises for the purpose of conducting such inspections, tests and
studies as Landlord may deem desirable or necessary to confirm Tenant’s
compliance with all Laws and Environmental Laws or for other purposes necessary
in Landlord’s reasonable judgment to ensure the sound condition of the Building
and the systems serving the Building. Landlord’s rights under this Section
7.02(c) are for Landlord’s own protection only, and Landlord has not, and shall
not be deemed to have assumed any responsibility to Tenant or any other party
for compliance with Laws or Environmental Laws, as a result of the exercise or
non-exercise of such rights. Any entry or work by Landlord may be during normal
business hours and Landlord shall use reasonable efforts to ensure that any
entry or work shall not materially interfere with Tenant’s occupancy of the
Premises.

               

              (d)           Landlord
may do any of the foregoing, or undertake any of the inspection or work
described in the preceding paragraphs without such action constituting an actual
or constructive eviction of Tenant, in whole or in part, or giving rise to an
abatement of Rent by reason of loss or interruption of business of the Tenant,
or otherwise.

               

              7.03           QUIET
ENJOYMENT

               

              Landlord
covenants that so long as Tenant is in compliance with the covenants and
conditions set forth in this Lease, Tenant shall have the right to quiet
enjoyment of the Premises without hindrance or interference from Landlord or
those claiming through Landlord, and subject to the rights of any subsequent
Mortgagee or ground lessor as provided herein or in any written agreement signed
by a Mortgagee or ground lessor and by Tenant.

               

              ARTICLE
EIGHT

              MAINTENANCE

               

              8.01           LANDLORD’S
MAINTENANCE

               

              Subject
to the provisions of Article Fourteen, Landlord shall maintain and make
necessary repairs to the foundations, roofs, exterior walls, and the structural
elements of the Building, the electrical, plumbing, heating, ventilation and
air-conditioning systems of the Building (including the convectors located
within the Premises) and the public corridors, washrooms and lobby of the
Building, except that: (a) Landlord shall not be responsible for the maintenance
or repair of any floor or wall coverings in the Premises or any of such systems
which are located within the

               

              
                
                   

                

                
                  19

                   

                

                
                   

                

              

              Premises
and are supplemental or special to the Building’s standard systems; and (b) the
cost of performing any of said maintenance or repairs whether to the Premises or
to the Building caused by the negligence of Tenant, its employees, agents,
servants, licensees, subtenants, contractors or invitees, shall be paid by
Tenant. Landlord shall not be liable to Tenant for any expense, injury, loss or
damage resulting from work done in or upon, or the use of, any adjacent or
nearby building, land, street, or alley.

               

              8.02           TENANT’S
MAINTENANCE

               

              Subject
to the provisions of Article Fourteen, Tenant, at its expense, shall keep and
maintain the Premises and all Tenant Additions in good order, condition and
repair (ordinary wear and tear excepted) and in accordance with all applicable
Laws and Environmental Laws. Tenant shall not permit waste and shall promptly
and adequately repair all damages to the Premises and replace or repair all
damaged or broken glass in the interior of the Premises, fixtures or
appurtenances. Landlord shall be responsible for repair of exterior window glass
in the Premises, unless damage thereto is caused by Tenant or its employees,
agents, contractors, guests or invitees. Any repairs or maintenance shall be
completed with materials of similar quality to the original materials, all such
work to be completed under the supervision of Landlord. Any such repairs or
maintenance shall be performed only by contractors or mechanics approved by
Landlord, which approval shall not be unreasonably withheld or delayed, and
whose work will not cause or threaten to cause disharmony or interference with
Landlord or other tenants in the Building and their respective agents and
contractors performing work in or about the Building. If Tenant fails to perform
any of its obligations set forth in this Section 8.02, Landlord may, in its sole
discretion and upon 24 hours prior notice to Tenant (except in the case of
emergencies), perform the same, and Tenant shall pay to Landlord any costs or
expenses incurred by Landlord upon demand.

               

              ARTICLE
NINE

              ALTERATIONS
AND IMPROVEMENTS

               

              9.01           TENANT’S
ALTERATIONS

               

              (a)           Except
as otherwise provided in the Workletter with respect to the completion of Tenant
Work undertaken by Tenant pursuant to the Workletter, the following provisions
shall apply to the completion of any Tenant Alterations:

               

              
                	
                        (1)

                      	
                        Tenant
      shall not, except as provided herein, without the prior written consent of
      Landlord, which consent shall not be unreasonably withheld or delayed,
      make or cause to be made any

                      

              

               

              
                
                   

                

                
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              Tenant
Alterations in or to the Premises or any Building systems serving the Premises.
Prior to making any Tenant Alterations, Tenant shall give Landlord five (5)
business days prior written notice (or such earlier notice as would be necessary
pursuant to applicable Law) to permit Landlord sufficient time to post
appropriate notices of non-responsibility. Subject to all other requirements of
this Article Nine, Tenant may undertake Decoration work without Landlord’s prior
written consent. Tenant shall furnish Landlord with the names and addresses of
all contractors and subcontractors and copies of all contracts.  All
Tenant Alterations shall be completed at such time and in such manner as
Landlord may from time to time designate, and only by contractors or mechanics
chosen by Tenant and approved by Landlord, which approval shall not be
unreasonably withheld or delayed, and whose work will not cause or threaten to
cause disharmony or interference with Landlord or other tenants in the Building
and their respective agents and contractors performing work in or about the
Building. Landlord may further condition its consent upon Tenant furnishing to
Landlord and Landlord approving prior to the commencement of any work or
delivery of materials to the Premises related to the Tenant Alterations such of
the following as specified by Landlord: architectural plans and specifications,
opinions from engineers reasonably acceptable to Landlord stating that the
Tenant Alterations will not in any way adversely affect the Building’s systems,
including, without limitation, the mechanical, heating, plumbing, security,
ventilating, air-conditioning, electrical, and the fire and life safety systems
in the Building, necessary permits and licenses, certificates of insurance, and
such other documents in such form reasonably requested by Landlord. Landlord
may, in the exercise of reasonable judgment, request that Tenant provide
Landlord with appropriate evidence of Tenant’s ability to complete and pay for
the completion of Tenant Alterations which in aggregate cost more than $250,000,
such as a performance bond or letter of credit. Landlord may also condition its
consent on the agreement of Tenant to remove such Tenant Alterations upon the
expiration or termination of this Lease with respect to the affected portion of
the Premises. Upon completion of the Tenant Alterations, Tenant shall deliver to
Landlord an as-built mylar and digitized (if available) set of plans and
specifications for the Tenant Alterations.

               

              
                	
                        (2)

                      	
                        Tenant
      shall pay the cost of all Tenant Alterations and the cost of decorating
      the Premises and any work to the Building occasioned thereby. In
      connection with completion of any Tenant Alterations, Tenant shall pay
      Landlord all elevator and hoisting charges at Landlord’s then standard
      rates. In

                      

              

               

              
                
                   

                

                
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              addition,
Tenant shall reimburse Landlord within twenty (20) days after each request
therefor, for all of Landlord’s out-of-pocket expenses incurred in connection
with any such Tenant Alterations, including without limitation, fees of
architects and engineers and the cost of additional security personnel, if any.
Upon completion of Tenant Alterations, Tenant shall furnish Landlord with
contractors’ affidavits and full and final waivers of lien and receipted bills
covering all labor and materials expended and used in connection therewith and
such other documentation reasonably requested by Landlord or
Mortgagee.

               

              
                	
                        (3)

                      	
                        Tenant
      agrees to complete all Tenant Alterations (i) in accordance with all Laws,
      Environmental Laws, all requirements of applicable insurance companies and
      in accordance with Landlord’s standard construction rules and regulations,
      and (ii) in a good and workmanlike manner with the use of good grades of
      materials. Tenant shall notify Landlord immediately if Tenant receives any
      notice of violation of any Law in connection with completion of any Tenant
      Alterations and shall immediately take such steps as are necessary to
      remedy such violation. In no event shall such supervision or right to
      supervise by Landlord nor shall any approvals given by Landlord under this
      Lease constitute any warranty by Landlord to Tenant of the adequacy of the
      design, workmanship or quality of such work or materials for Tenant’s
      intended use or of compliance with the requirements of Section
      9.01(a)(3)(i) and (ii) above or impose any liability upon Landlord in
      connection with the performance of such
work.

                      

              

               

              (b)           All
Tenant Additions whether installed by Landlord or Tenant, shall without
compensation or credit to Tenant, become part of the Premises and the property
of Landlord at the time of their installation and shall remain in the Premises,
unless pursuant to Article Twelve, Tenant may remove them or is required to
remove them at Landlord’s request.

               

              9.02           LIENS

               

              Tenant
shall not permit any lien or claim for lien of any mechanic, laborer or supplier
or any other lien to be filed against the Building, the Land, the Premises, or
any part thereof arising out of work performed, or alleged to have been
performed by, or at the direction of, or on behalf of Tenant. If any such lien
or claim for lien is filed, Tenant shall within ten (10) days of receiving
notice of such lien or claim (a) have such lien or claim for lien released of
record or (b) deliver to Landlord a bond in form, content, amount, and issued by
surety, satisfactory to Landlord, indemnifying, protecting, defending and
holding harmless the Indemnitees against all costs and liabilities resulting
from such

               

              
                
                   

                

                
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              lien or
claim for lien and the foreclosure or attempted foreclosure thereof. If Tenant
fails to take any of the above actions, Landlord, without investigating the
validity of such lien or claim for lien, may pay or discharge the same and
Tenant shall, as payment of additional Rent hereunder, reimburse Landlord upon
demand for the amount so paid by Landlord, including Landlord’s expenses and
attorneys’ fees.

               

              ARTICLE
TEN

              ASSIGNMENT
AND SUBLETTING

               

              10.01                      ASSIGNMENT
AND SUBLETTING

               

              (a)           Without
the prior written consent of Landlord, Tenant may not sublease, assign,
mortgage, pledge, hypothecate or otherwise transfer or permit the transfer of
this Lease or the encumbering of Tenant’s interest therein in whole or in part,
by operation of law or otherwise or permit the use or occupancy of the Premises,
or any part thereof, by anyone other than Tenant. If Tenant desires to enter
into any sublease of the Premises or assignment of this Lease, Tenant shall
deliver written notice thereof to Landlord (“Tenant’s Notice”), together with
the identity of the proposed subtenant or assignee and the proposed principal
terms thereof and financial and other information sufficient for Landlord to
make an informed judgment with respect to such proposed subtenant or assignee at
least thirty (30) days prior to the commencement date of the term of the
proposed sublease or assignment. If Tenant proposes to sublease less than all of
the Rentable Area of the Premises (or proposes to assign this Lease as it
pertains to at least an entire floor of the Building), the space proposed to be
sublet (or which is subject to the assignment) and the space retained by Tenant
must each be a marketable unit as reasonably determined by Landlord and
otherwise in compliance with all Laws. Landlord shall notify Tenant in writing
of its approval or disapproval of the proposed sublease or assignment or its
decision to exercise its rights under Section 10.02 within thirty (30) days
after receipt of Tenant’s Notice (and all required information). In no event may
Tenant sublease any portion of the Premises or assign the Lease to any other
tenant of the Building if the Building is then less than ninety percent (90%)
leased. Tenant shall submit for Landlord’s approval (which approval shall not be
unreasonably withheld or delayed) any advertising (excluding flyers to brokers)
which Tenant or its agents intend to use with respect to the space proposed to
be sublet.

               

              (b)          In
making its determination of whether to consent to any proposed sublease or
assignment, Landlord may take into consideration the business reputation and
credit-worthiness of the proposed subtenant or assignee; the intended use of the
Premises by

               

              
                
                   

                

                
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              the
proposed subtenant or assignee; the nature of the business conducted by such
subtenant or assignee and whether such business would be deleterious to the
reputation of the Building or Landlord or would violate the provisions of any
other leases of tenants of the Building; the estimated pedestrian and vehicular
traffic in the Premises and to the Building which would be generated by the
proposed subtenant or assignee; whether the proposed assignee or subtenant is a
department, representative or agency of any governmental body, foreign or
domestic; and any other factors which Landlord shall deem relevant. In no event
shall Landlord be obligated to consider a consent to any proposed (i) sublease
of the Premises or assignment of the Lease if a Default then exists under the
Lease, or a fact or condition exists, which but for the giving of notice or the
passage of time would constitute a Default, or (ii) assignment of the Lease
which would assign less than an entire floor of the Premises.

               

              (c)          If
Landlord chooses not to recapture the space proposed to be subleased or assigned
as provided in Section 10.02, Landlord shall not unreasonably withhold or delay
its consent to a subletting or assignment under this Section 10.01. Any approved
sublease or assignment shall be expressly subject to the terms and conditions of
this Lease. Any such subtenant or assignee shall execute such documents as
Landlord may reasonably require to evidence such subtenant or assignee’s
assumption of such obligations and liabilities. Tenant shall deliver to Landlord
a copy of all agreements executed by Tenant and the proposed subtenant and
assignee with respect to the Premises. Landlord’s approval of a sublease or
assignment shall not constitute a waiver of Landlord’s right to consent to
further assignments or subleases.

               

              (d)          For
purposes of this Article Ten, but subject to Section 10.01(e) below, an
assignment shall be deemed to include a change in the majority control of
Tenant, resulting from any transfer, sale or assignment of shares of stock of
Tenant occurring by operation of law or otherwise if Tenant is a corporation
whose shares of stock are not traded publicly. If Tenant is a partnership, any
change in the partners of Tenant shall be deemed to be an
assignment.

               

              (e)          Notwithstanding
anything to the contrary contained in this Article Ten, Tenant shall have the
right, without the prior written consent of Landlord, to sublease the Premises,
or to assign this Lease to an Affiliate of Tenant.

               

              10.02         RECAPTURE

               

              Except as
provided in Section 10.01(e) Landlord shall have the option to exclude from the
Premises covered by this Lease (“recapture”), the entire space (but not less
than the entire

               

              
                
                   

                

                
                  24

                   

                

                
                   

                

              

              space)
proposed to be sublet or subject to the assignment, effective as of the proposed
commencement date of such sublease or assignment, for the entire Lease Term (as
to a proposed assignment), and for the entire term of the proposed sublease (as
to a proposed sublease). If Landlord elects to recapture, Tenant shall surrender
possession of the space proposed to be subleased or subject to the assignment to
Landlord on the effective date of recapture of such space from the Premises such
date being the Termination Date for such space. Effective as of the date of
recapture of any portion of the Premises pursuant to this Section, the Monthly
Base Rent, Rentable Area of the Premises and Tenant’s Share shall be adjusted
accordingly. If Landlord recaptures space pursuant to this Section 10.02,
Landlord shall demise such space, but Landlord shall not be obligated to do more
than erect walls. All related and finishing work within the remaining Premises,
including without limitation, carpets, floor coverings, ceiling tiles or grids,
light fixtures, baseboard treatments, painting and wall coverings, hvac,
electric and plumbing shall be Tenant’s responsibility at Tenant’s sole
expense.

               

              10.03         EXCESS
RENT

               

              Tenant
shall pay Landlord on the first day of each month during the term of the
sublease or assignment, fifty percent (50%) of the amount by which the sum of
all rent and other consideration (direct or indirect) due from the subtenant or
assignee for such month exceeds: (i) that portion of the Monthly Base Rent and
Rent Adjustments due under this Lease for said month which is allocable to the
space sublet or assigned; and (ii) the following costs and expenses for the
subletting or assignment of such space: (1) brokerage commissions and attorneys’
fees and expenses, (2) advertising for subtenants or assignees; (3) the actual costs paid
in making any improvements or substitutions in the Premises required by any
sublease or assignment; and (4) “free rent” periods, costs of any inducements or
concessions given to subtenant or assignee, moving costs, and other amounts in
respect of such subtenant’s or assignee’s other leases or occupancy
arrangements. All such costs will be amortized over the term of the sublease or
assignment pursuant to sound accounting principles.

               

              10.04         TENANT
LIABILITY

               

              In the
event of any sublease or assignment, Tenant shall not be released or discharged
from any liability, whether past, present or future, under this Lease, including
any liability arising from the exercise of any renewal or expansion option, to
the extent expressly permitted by Landlord. If Landlord grants consent to such
sublease or assignment, Tenant shall pay all reasonable attorneys’ fees and
expenses incurred by Landlord with respect to such assignment or sublease. In
addition, if Tenant has any

               

              
                
                   

                

                
                  25

                   

                

                
                   

                

              

              options
to extend the term of this Lease or to add other space to the Premises, such
options shall not be available to any subtenant or assignee, directly or
indirectly without Landlord’s express written consent.

               

              10.05         ASSUMPTION
AND ATTORNMENT

               

              If Tenant
shall assign this Lease as permitted herein, the assignee shall expressly assume
all of the obligations of Tenant hereunder in a written instrument satisfactory
to Landlord and furnished to Landlord not later than fifteen (15) days prior to
the effective date of the assignment. If Tenant shall sublease the Premises as
permitted herein, Tenant shall, at Landlord’s option, within fifteen (15) days
following any request by Landlord, obtain and furnish to Landlord the written
agreement of such subtenant to the effect that the subtenant will attorn to
Landlord and will pay all subrent directly to Landlord.

               

              ARTICLE
ELEVEN

              DEFAULT
AND REMEDIES

               

              11.01         EVENTS
OF DEFAULT

               

              The
occurrence or existence of any one or more of the following shall constitute a
“Default” by Tenant under this Lease:

               

              (i)           Tenant
fails to pay any installment or other payment of Rent including without
limitation Rent Adjustment Deposits or Rent Adjustments within five (5) business
days after the date when due;

               

              (ii)           Tenant
fails to observe or perform any of the other covenants, conditions or provisions
of this Lease or the Workletter and fails to cure such default within thirty
(30) days after
written notice thereof to Tenant (unless the default involves a hazardous
condition, which shall be cured forthwith);

               

              (iii)           the
interest of Tenant in this Lease is levied upon under execution or other legal
process;

               

              (iv)           a
petition is filed by or against Tenant to declare Tenant bankrupt or seeking a
plan of reorganization or arrangement under any Chapter of the Bankruptcy Act,
or any amendment, replacement or substitution therefor, or to delay payment of,
reduce or modify Tenant’s debts, which in the case of an involuntary action is
not discharged within thirty (30) days;

               

              
                
                   

                

                
                  26

                   

                

                
                   

                

              

              (v)           Tenant
is declared insolvent by law or any assignment of Tenant’s property is made for
the benefit of creditors;

               

              (vi)           a
receiver is appointed for Tenant or Tenant’s property, which appointment is not
discharged within thirty (30) days;

               

              (vii)           any
action taken by or against Tenant to reorganize or modify Tenant’s capital
structure in a materially adverse way which in the case of an involuntary action
is not discharged within thirty (30) days;

               

              (viii)           upon
the dissolution of Tenant; or

               

              (ix)           upon
the third occurrence within any Lease Year that Tenant fails to pay Rent when
due or has breached a particular covenant of this Lease (whether or not such
failure or breach is thereafter cured within any stated cure or grace period or
statutory period).

               

              11.02         LANDLORD’S
REMEDIES

               

              (a)           If
a Default occurs, Landlord shall have the rights and remedies hereinafter set
forth, which shall be distinct and cumulative: (i) Landlord may terminate this
Lease by giving Tenant notice of Landlord’s election to do so, in which event,
the term of this Lease shall end and all of Tenant’s rights and interests shall
expire on the date stated in such notice; (ii) Landlord may terminate Tenant’s
right of possession of the Premises without terminating this Lease by giving
notice to Tenant that Tenant’s right of possession shall end on the date
specified in such notice; or (iii) Landlord may enforce the provisions of this
Lease and may enforce and protect the rights of the Landlord hereunder by a suit
or suits in equity or at law for the specific performance of any covenant or
agreement contained herein, or for the enforcement of any other appropriate
legal or equitable remedy, including recovery of all monies due or to become due
for the balance of the Term from Tenant under any of the provisions of this
Lease.

               

              (b)           In
the event that Landlord terminates the Lease, Landlord shall be entitled to
recover as damages for loss of the bargain and not as a penalty, Rent for the
balance of the Term, plus all Landlord’s reasonable expenses of reletting,
including without limitation, repairs, alterations, improvements, additions,
decorations, legal fees and brokerage commissions (collectively, the “Reletting
Expenses”).

               

              
                
                   

                

                
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              (c)           In
the event Landlord proceeds pursuant to subparagraph (a) (ii) above, Landlord
shall use commercially reasonable efforts to relet the Premises, or any part
thereof for the account of Tenant, for such rent and term and upon such terms
and conditions as are reasonably acceptable to Landlord; provided, Landlord
shall not be liable for any failure to relet the Premises; and provided further,
that while there is other vacant space in the Building, Landlord may attempt to
lease such other vacant space to a prospective tenant in lieu of the Premises.
For purposes of such reletting, Landlord is authorized to decorate, repair,
alter and improve the Premises to the extent reasonably necessary or desirable.
If the Premises are relet and the consideration realized therefrom after payment
of all Landlord’s Reletting Expenses, is insufficient to satisfy the payment
when due of Rent reserved under this Lease for any monthly period, then Tenant
shall pay Landlord upon demand any such deficiency monthly. If such
consideration is greater than the amount necessary to pay the full amount of the
Rent, the full amount of such excess shall be retained by Landlord and shall in
no event be payable to Tenant. Tenant agrees that Landlord may file suit to
recover any sums due to Landlord hereunder from time to time and that such suit
or recovery of any amount due Landlord hereunder shall not be any defense to any
subsequent action brought for any amount not theretofore reduced to judgment in
favor of Landlord.

               

              (d)           In
the event a Default occurs, Landlord may, at Landlord’s option, enter into the
Premises, remove Tenant’s property, fixtures, furnishings, signs and other
evidences of tenancy, and take and hold such property; provided, however, that
such entry and possession shall not terminate this Lease or release Tenant, in
whole or in part, from Tenant’s obligation to pay the Rent reserved hereunder
for the full Term or from any other obligation of Tenant under this Lease. Any
and all property which may be removed from the Premises by Landlord pursuant to
the authority of the Lease or law, to which Tenant is or may be entitled, may be
handled, removed or stored by Landlord at the risk, cost and expense of Tenant,
and Landlord shall in no event be responsible for the value, preservation or
safekeeping thereof. Tenant shall pay Landlord, upon demand, any and all
expenses incurred in such removal and all storage charges against such property
so long as the same shall be in the Landlord’s possession or under the
Landlord’s control. Any such property of Tenant not retaken from storage by
Tenant within thirty (30) days after the Termination Date, shall be conclusively
presumed to have been conveyed by Tenant to Landlord under this Lease as a bill
of sale without further payment or credit by Landlord to Tenant.

               

              
                
                   

                

                
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              11.03         ATTORNEY’S
FEES

               

              Tenant
shall pay upon demand, all costs and expenses, including reasonable attorneys’
fees, incurred by Landlord in successfully enforcing the Tenant’s performance of
its obligations under this Lease, or resulting from Tenant’s Default, or
incurred by Landlord in any litigation, negotiation or transaction in which
Tenant causes Landlord, without Landlord’s fault, to become involved or
concerned.

               

              Landlord
shall pay upon demand, all costs and expenses, including reasonable attorneys’
fees, incurred by Tenant in successfully enforcing Landlord’s performance of its
obligations under this Lease if Landlord fails to do so after reasonable notice
thereof from Tenant, or incurred by Tenant in any litigation in which Landlord
causes Tenant, without Tenant’s fault, to become involved or
concerned.

               

              11.04         BANKRUPTCY

               

              The
following provisions shall apply in the event of the bankruptcy or insolvency of
Tenant:

               

              (a)           In
connection with any proceeding under Chapter 7 of the Bankruptcy Code where the
trustee of Tenant elects to assume this Lease for the purposes of assigning it,
such election or assignment, may only be made upon compliance with the
provisions of (b) and (c) below, which conditions Landlord and Tenant
acknowledge to be commercially reasonable. In the event the trustee elects to
reject this Lease then Landlord shall immediately be entitled to possession of
the Premises without further obligation to Tenant or the trustee.

               

              (b)           Any
election to assume this Lease under Chapter 11 or 13 of the Bankruptcy Code by
Tenant as debtor-in-possession or by Tenant’s trustee (the “Electing Party”)
must provide for:

               

              The
Electing Party to cure or provide to Landlord adequate assurance that it will
cure all monetary defaults under this Lease within fifteen (15) days from the
date of assumption and it will cure all nonmonetary defaults under this Lease
within thirty (30) days from the date of assumption. Landlord and Tenant
acknowledge such condition to be commercially reasonable.

               

              (c)           If
the Electing Party has assumed this Lease or elects to assign Tenant’s interest
under this Lease to any other person, such interest may be assigned only if the
intended assignee has provided adequate assurance of future performance (as
herein

               

              
                
                   

                

                
                  29

                   

                

                
                   

                

              

              defined),
of all of the obligations imposed on Tenant under this Lease.

               

              For the
purposes hereof, “adequate assurance of future performance” means that Landlord
has ascertained that each of the following conditions has been
satisfied:

               

              (i)           The
assignee has submitted a current financial statement, certified by its chief
financial officer, which shows a net worth and working capital in amounts
sufficient to assure the future performance by the assignee of Tenant’s
obligations under this Lease; and

               

              (ii)           Landlord
has obtained consents or waivers from any third parties which may be required
under a lease, mortgage, financing arrangement, or other agreement by which
Landlord is bound, to enable Landlord to permit such assignment.

               

              (d)           Landlord’s
acceptance of rent or any other payment from any trustee, receiver, assignee,
person, or other entity will not be deemed to have waived, or waive, the
requirement of Landlord’s consent, Landlord’s right to terminate this Lease for
any transfer of Tenant’s interest under this Lease without such consent, or
Landlord’s claim for any amount of Rent due from Tenant.

               

              ARTICLE
TWELVE

              SURRENDER
OF PREMISES

               

              12.01         IN
GENERAL

               

              Upon the
Termination Date, Tenant shall surrender and vacate the Premises immediately and
deliver possession thereof to Landlord in a clean, good and tenantable
condition, ordinary wear and tear, and damage caused by Landlord excepted.
Tenant shall deliver to Landlord all keys to the Premises. Tenant shall be
entitled to remove from the Premises all movable personal property of Tenant,
Tenant’s trade fixtures and such Tenant Additions which at the time of their
installation Landlord and Tenant agreed may be removed by Tenant. Tenant shall
also remove such other Tenant Additions as required by Landlord, including, but
not limited to, any Tenant Additions containing Hazardous Materials; provided,
that other than with respect to Tenant Additions containing Hazardous Materials
or consisting of cabling and wiring in the plenum or outside of the Premises,
Landlord shall not require Tenant to remove other Tenant Additions except those
upon which Landlord’s consent pursuant to Article Nine above was conditioned
upon such removal. Tenant immediately shall repair all damage resulting from
removal of any

               

              
                
                   

                

                
                  30

                   

                

                
                   

                

              

              of
Tenant’s property, furnishings or Tenant Additions, shall close all floor,
ceiling and roof openings and shall restore the Premises to a tenantable
condition as reasonably determined by Landlord. Notwithstanding the foregoing
provisions hereof to the contrary, (i) if any of the Tenant Additions which were
installed by Tenant involved the lowering of ceilings, raising of floors or the
installation of specialized wall or floor coverings or lights, then Tenant shall
also be obligated to return such surfaces to their condition prior to the
commencement of this Lease and Tenant shall also be required to close any
staircases or other openings between floors, and (ii) except for such items as
may contain Hazardous Materials and except for the raised flooring in the
existing computer room in the Premises which Tenant shall remove from the
Premises upon the Termination Date, Tenant shall not be required under this
Section 12.01 to remove any of the other now existing improvements located in
the Premises. In the event possession of the Premises is not delivered to
Landlord when required hereunder, or if Tenant shall fail to remove those items
described above, Landlord may, at Tenant’s expense, remove any of such property
therefrom without any liability to Landlord and undertake, at Tenant’s expense
such restoration work as Landlord deems necessary or advisable.

               

              12.02         LANDLORD’S
RIGHTS

               

              All
property which may be removed from the Premises by Landlord shall be
conclusively presumed to have been abandoned by Tenant and Landlord may deal
with such property as provided in Section 11.02(d). Tenant shall also reimburse
Landlord for all costs and expenses incurred by Landlord in removing any of
Tenant Additions and in restoring the Premises to the condition required by this
Lease at the Termination Date.

               

              ARTICLE
THIRTEEN

              HOLDING
OVER

               

              Tenant
shall pay Landlord the greater of (i) one hundred fifty percent (150%) of the
monthly Rent payable for the month immediately preceding the holding over
(including increases for Rent Adjustments which Landlord may reasonably
estimate) or, (ii) one hundred fifty percent (150%) of the fair market rental
value of the Premises as reasonably determined by Landlord for each month or
portion thereof that Tenant retains possession of the Premises, or any portion
thereof, after the Termination Date (without reduction for any partial month
that Tenant retains possession); provided, that for every thirty (30) days such
holdover continues past the Termination Date, the percentage in clauses (i) and
(ii) above shall each be increased by twenty percent (20%) until the percentages
reach two hundred percent (200%) after ninety (90) days

               

              
                
                   

                

                
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              of
holdover. Tenant shall also pay all damages sustained by Landlord by reason of
such retention of possession; provided, Tenant shall not be responsible for
Landlord’s consequential damages unless such holdover continues for more than
forty-five (45) days after the Termination Date or unless Landlord gives Tenant
notice that Landlord will suffer consequential damages as a result of the
holdover and the holdover occurs or continues more than twenty (20) days after
Tenant’s receipt of such notice. The provisions of this Article shall not
constitute a waiver by Landlord of any re-entry rights of Landlord and Tenant’s
continued occupancy of the Premises shall be as a tenancy in
sufferance.

               

              ARTICLE
FOURTEEN

              DAMAGE
BY FIRE OR OTHER CASUALTY

               

              14.01         SUBSTANTIAL
UNTENANTABILITY

               

              (a)           If
any fire or other casualty (whether insured or uninsured) renders all or a
substantial portion of the Premises or the Building untenantable, Landlord
shall, with reasonable promptness after the occurrence of such damage (and in
all events within forty-five (45) days thereafter), estimate the length of time
that will be required to Substantially Complete the repair and restoration and
shall by notice advise Tenant of such estimate (“Landlord’s Notice”). If
Landlord estimates that the amount of time required to Substantially Complete
such repair and restoration will exceed one hundred eighty (180) days from the
date such damage occurred, then Landlord, or Tenant if all or a substantial
portion of the Premises is rendered untenantable, shall have the right to
terminate this Lease as of the date of such damage upon giving written notice to
the other at any time within twenty (20) days after delivery of Landlord’s
Notice, provided that if Landlord so chooses, Landlord’s Notice may also
constitute such notice of termination.

               

              (b)           Unless
this Lease is terminated as provided in the preceding subparagraph, Landlord
shall proceed with reasonable promptness to repair and restore the Premises to
its condition as existed prior to such casualty, subject to reasonable delays
for insurance adjustments and Force Majeure delays, and also subject to zoning
laws and building codes then in effect. Landlord shall have no liability to
Tenant, and Tenant shall not be entitled to terminate this Lease if such repairs
and restoration are not in fact completed within the time period estimated by
Landlord so long as Landlord shall proceed with reasonable diligence to complete
such repairs and restoration.

               

              (c)           Tenant
acknowledges that Landlord shall be entitled to the full proceeds of any
insurance coverage, whether carried by

               

              
                
                   

                

                
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              Landlord
or Tenant, for damages to the Premises, except for those proceeds of Tenant’s
insurance of its own personal property and equipment which would be removable by
Tenant at the Termination Date. All such insurance proceeds shall be payable to
Landlord whether or not the Premises are to be repaired and
restored.

               

              (d)           Notwithstanding
anything to the contrary herein set forth, Landlord shall have no duty pursuant
to this Section to repair or restore any portion of any Tenant Additions or to
expend for any repair or restoration of the Premises or Building amounts in
excess of insurance proceeds paid to Landlord and available for repair or
restoration.

               

              (e)           Any
repair or restoration of the Premises performed by Tenant shall be in accordance
with the provisions of Article Nine hereof.

               

              14.02         INSUBSTANTIAL
UNTENANTABILITY

               

              If the
Premises or the Building is damaged by a casualty but neither is rendered
substantially untenantable, then Landlord shall proceed to repair and restore
the Building or the Premises other than Tenant Additions, with reasonable
promptness, unless such damage is to the Premises and occurs during the last six
(6) months of the Term (including any extension thereof properly made prior to
such casualty), in which event either Tenant or Landlord shall have the right to
terminate this Lease as of the date of such casualty by giving written notice
thereof to the other within twenty (20) days after the date of
such casualty.

               

              14.03         RENT
ABATEMENT

               

              If all or
any part of the Premises are rendered untenantable by fire or other casualty and
this Lease is not terminated, Monthly Base Rent and Rent Adjustments shall abate
for that part of the Premises which is untenantable on a per diem basis from the
date of the casualty until Landlord has Substantially Completed the repair and
restoration work in the Premises which it is required to perform, provided, that
as a result of such casualty, Tenant does not occupy the portion of the Premises
which is untenantable during such period.

               

              ARTICLE
FIFTEEN

              EMINENT
DOMAIN

               

              15.01         TAKING
OF WHOLE OR SUBSTANTIAL PART

               

              In the
event the whole or any substantial part of the Building or of the Premises is
taken or condemned by any competent authority

               

              
                
                   

                

                
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              for any
public use or purpose (including a deed given in lieu of condemnation) and is
thereby rendered untenantable, this Lease shall terminate as of the date title
vests in such authority, and Monthly Base Rent and Rent Adjustments shall be
apportioned as of the Termination Date. For purposes of this Article Fifteen,
the parties agree that a “substantial part” of the Premises shall be 10,000
square feet or more of the Premises. Notwithstanding anything to the contrary
herein set forth, in the event the taking is temporary (for less than the
remaining term of the Lease), Landlord may elect either (i) to terminate this
Lease or (ii) permit Tenant to receive the entire award with respect to the
Premises, in which case Tenant shall continue to pay Rent and this Lease shall
not terminate.

               

              15.02         TAKING
OF PART

               

              In the
event a part of the Building or the Premises is taken or condemned by any
competent authority (or a deed is delivered in lieu of condemnation) and this
Lease is not terminated, the Lease shall be amended to reduce or increase, as
the case may be, the Monthly Base Rent and Tenant’s Proportionate Share to
reflect the Rentable Area of the Premises or Building, as the case may be,
remaining after any such taking or condemnation. Landlord, upon receipt and to
the extent of the award in condemnation (or proceeds of sale) shall make
necessary repairs and restorations to the Premises (exclusive of Tenant
Additions) and to the Building to the extent necessary to constitute the portion
of the Building not so taken or condemned as a complete architectural and
economically efficient unit. Notwithstanding the foregoing, if as a result of
any taking, or a governmental order that the grade of any street or alley
adjacent to the Building is to be changed and such taking or change of grade
makes it necessary or desirable to substantially remodel or restore the Building
or prevents the economical operation of the Building, Landlord shall have the
right to terminate this Lease upon ninety (90) days prior written notice to
Tenant.

               

              15.03         COMPENSATION

               

              Landlord
shall be entitled to receive the entire award (or sale proceeds) from any such
taking, condemnation or sale without any payment to Tenant, and Tenant hereby
assigns to Landlord Tenant’s interest, if any, in such award; provided, however,
Tenant shall have the right separately to pursue against the condemning
authority a separate award in respect of the loss, if any, to Tenant Additions
paid for by Tenant without any credit or allowance from Landlord, and for
Tenant’s moving expenses, in both cases so long as there is no diminution of
Landlord’s award as a result.

               

              
                
                   

                

                
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              ARTICLE
SIXTEEN

              INSURANCE

               

              16.01         TENANT’S
INSURANCE

               

              Tenant,
at Tenant’s expense, agrees to maintain in force, with a company or companies
acceptable to Landlord, during the Term: (a) Commercial General Liability
Insurance on a primary basis and without any right of contribution from any
insurance carried by Landlord covering the Premises on an occurrence basis
against all claims for personal injury, bodily injury, death and property
damage, including contractual liability covering the indemnification provisions
in this Lease. Such insurance shall be for such limits that are reasonably
required by Landlord from time to time but not less than a combined single limit
of Five Million and No/100 Dollars ($5,000,000.00); (b) Workers’ Compensation
and Employers’ Liability Insurance for an amount of not less than One Million
and No/100 Dollars ($1,000,000.00), both in accordance with the laws of The
State of Illinois; (c) “All Risks” property insurance in an amount adequate to
cover the full replacement cost of all equipment, installations, fixtures and
contents of the Premises in the event of loss and any such policy shall contain
a provision requiring the insurance carriers to waive their rights of
subrogation against Landlord; (d) In the event a motor vehicle is to be used by
Tenant in connection with its business operation from the Premises,
Comprehensive Automobile Liability Insurance coverage with limits of not less
than One Million and No/100 Dollars ($1,000,000.00) combined single limit
coverage against bodily injury liability and property damage liability arising
out of the use by or on behalf of Tenant, its agents and employees in connection
with this Lease, of any owned, non-owned or hired motor vehicles; and (e) such
other insurance or coverages as Landlord reasonably requires.

               

              16.02         FORM
OF POLICIES

               

              Each
policy referred to in 16.01 shall satisfy the following requirements. Each
policy shall (i) name Landlord and the Indemnitees as additional insureds, (ii)
be issued by one or more responsible insurance companies licensed to do business
in Illinois reasonably satisfactory to Landlord, (iii) where applicable, provide
for deductible amounts satisfactory to Landlord and not permit co-insurance,
(iv) shall provide that such insurance may not be canceled or amended without
thirty (30) days’ prior written notice to the Landlord, and (v) shall provide
that the policy shall not be invalidated should the insured waive in writing
prior to a loss, any or all rights of recovery against any other party for
losses covered by such policies. Tenant shall deliver to Landlord, certificates
of insurance and at Landlord’s reasonable request, copies of all policies and
renewals thereof to be maintained by

               

              
                
                   

                

                
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              Tenant
hereunder, not less than ten (10) days prior to the Commencement Date and not
less than ten (10) days prior to the expiration date of each
policy.

               

              16.03         LANDLORD’S
INSURANCE

               

              Landlord
agrees to purchase and keep in full force and effect during the Term hereof,
including any extensions or renewals thereof, insurance under policies issued by
insurers of recognized responsibility, qualified to do business in Illinois on
the Building in amounts not less than the greater of eighty (80%) percent of the
then full replacement cost (without depreciation) of the Building (above
foundations) or an amount sufficient to prevent Landlord from becoming a
co-insurer under the terms of the applicable policies, against fire and such
other risks as may be included in standard forms of all risk coverage insurance
reasonably available from time to time. Landlord agrees to maintain in force
during the Term, Commercial General Liability Insurance covering the Building on
an occurrence basis against all claims for personal injury, bodily injury, death
and property damage. Such insurance shall be for not less than a combined single
limit of Five Million and No/100 Dollars ($5,000,000.00). Neither Landlord’s
obligation to carry such insurance nor the carrying of such insurance shall be
deemed to be an indemnity by Landlord with respect to any claim, liability,
loss, cost or expense due, in whole or in part, to Tenant’s negligent acts or
omissions or willful misconduct.

               

              16.04         WAIVER
OF SUBROGATION

               

              (a)           Landlord
agrees that, if obtainable at no, or minimal, additional cost, it will include
in its “All Risks” policies appropriate clauses pursuant to which the insurance
companies (i) waive all right of subrogation against Tenant with respect to
losses payable under such policies and/or (ii) agree that such policies shall
not be invalidated should the insured waive in writing prior to a loss any or
all right of recovery against any party for losses covered by such
policies.

               

              (b)           Tenant
agrees to include, if obtainable at no, or minimal, additional cost, in its “All
Risks” insurance policy or policies on its furniture, furnishings, fixtures and
other property removable by Tenant under the provisions of its lease of space in
the Building appropriate clauses pursuant to which the insurance company or
companies (i) waive the right of subrogation against Landlord and/or any tenant
of space in the Building with respect to losses payable under such policy or
policies and/or (ii) agree that such policy or policies shall not be invalidated
should the insured waive in writing prior to a loss any or all right of recovery
against any party for losses covered by such policy or policies.

               

              
                
                   

                

                
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              If Tenant
is unable to obtain in such policy or policies either of the clauses described
in the preceding sentence, Tenant shall, if legally possible and without
necessitating a change in insurance carriers, have Landlord named in such policy
or policies as an additional named insured. If Landlord shall be named as an
additional named insured in accordance with the foregoing, Landlord agrees to
endorse promptly to the order of Tenant, without recourse, any check, draft, or
order for the payment of money representing the proceeds of any such policy or
representing any other payment growing out of or connected with said policies,
and Landlord does hereby irrevocably waive any and all rights in and to such
proceeds and payments.

               

              (c)           Provided
that Landlord’s right of full recovery under its policy or policies aforesaid is
not adversely affected or prejudiced thereby, Landlord hereby waives any and all
right of recovery which it might otherwise have against Tenant, its servants,
agents and employees, for loss or damage occurring to the Building and the
fixtures, appurtenances and equipment therein, to the extent the same is covered
by Landlord’s insurance, notwithstanding that such loss or damage may result
from the negligence or fault of Tenant, its servants, agents or employees.
Provided that Tenant’s right of full recovery under its aforesaid policy or
policies is not adversely affected or prejudiced thereby, Tenant hereby waives
any and all right of recovery which it might otherwise have against Landlord,
its servants, and employees and against every other tenant in the Building who
shall have executed a similar waiver as set forth in this Section 16.04 (c) for
loss or damage to Tenant’s furniture, furnishings, fixtures and other property
removable by Tenant under the provisions hereof to the extent that same is
covered by Tenant’s insurance, notwithstanding that such loss or damage may
result from the negligence or fault of Landlord, its servants, agents or
employees, or such other tenant and the servants, agents or employees
thereof.

               

              (d)           Landlord
and Tenant hereby agree to advise the other promptly if the clauses to be
included in their respective insurance policies pursuant to subparagraphs (a)
and (b) above cannot be obtained on the terms hereinbefore provided (and if such
clauses are obtainable only upon payment of more than minimal additional cost,
then the party in whose favor such waiver of subrogation would be in shall have
the option to pay such additional cost and cause the other party to obtain such
waiver) and thereafter to furnish the other with a certificate of insurance or
copy of such policies showing the naming of the other as an additional named
insured, as aforesaid. Landlord and Tenant hereby also agree to notify the other
promptly of any cancellation or change of the terms of any such policy which
would affect such clauses or naming. All such policies which name both Landlord
and Tenant as additional named insureds shall, to the extent

               

              
                
                   

                

                
                  37

                   

                

                
                   

                

              

              obtainable,
contain agreements by the insurers to the effect that no act or omission of any
additional named insured will invalidate the policy as to the other additional
named insureds.

               

              16.05         NOTICE
OF CASUALTY

               

              Tenant
shall give Landlord notice in case of a fire or accident in the Premises
promptly after Tenant is aware of such event.

               

              ARTICLE
SEVENTEEN

              WAIVER
OF CLAIMS AND INDEMNITY

               

              17.01         WAIVER
OF CLAIMS

               

              To the
extent permitted by law, Tenant releases the Indemnitees from, and waives all
claims for, damage to person or property sustained by the Tenant or any occupant
of the Building or Premises resulting directly or indirectly from any existing
or future condition, defect, matter or thing in and about the Property or the
Premises or any part of either or any equipment or appurtenance therein, or
resulting from any accident in or about the Property, or resulting directly or
indirectly from any act or neglect of any tenant or occupant of the Building or
of any other person, including Landlord’s agents and servants, except where
resulting from the willful and wrongful act of any of the Indemnitees. Tenant
hereby waives any consequential damages, compensation or claims for
inconvenience or loss of business, rents, or profits as a result of such injury
or damage. If any such damage, whether to the Premises or to any part of the
Property or any part thereof, or whether to Landlord or to other tenants in the
Building, results from any act or neglect of Tenant, its employees, servants,
agents, contractors, invitees and customers, Tenant shall be liable therefor and
Landlord may, at Landlord’s option, repair such damage and Tenant shall, upon
demand by Landlord, as payment of additional Rent hereunder, reimburse Landlord
within ten (10) days of demand for the total cost of such repairs, in excess of
amounts, if any, paid to Landlord under insurance covering such damages. Tenant
shall not be liable for any damage caused by its acts or neglect if Landlord or
a tenant has recovered the full amount of the damage from proceeds of insurance
policies and the insurance company has waived its right of subrogation against
Tenant.

               

              Notwithstanding
any provision of this Article Seventeen or any other provision of this Lease to
the contrary other than Article Sixteen, Tenant shall not be deemed to have
exempted Landlord from liability for damage for injury to persons or damage to
property caused by or resulting from the negligence or willful misconduct of
Landlord, its agents, servants or employees in the operation or maintenance of
the Building.

               

              
                
                   

                

                
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              17.02         INDEMNITY
BY TENANT

               

              To the
extent permitted by law, Tenant agrees to indemnify, protect, defend and hold
the Indemnitees harmless against any and all actions, claims, demands, costs and
expenses, including reasonable attorney’s fees and expenses for the defense
thereof, arising from Tenant’s occupancy of the Premises, from the undertaking
of any Tenant Additions or repairs to the Premises, from the conduct of Tenant’s
business on the Premises, or from any breach or default on the part of Tenant in
the performance of any covenant or agreement on the part of Tenant to be
performed pursuant to the terms of this Lease, or from any willful or negligent
act of Tenant, its agents, contractors, servants, employees, customers or
invitees, in or about the Premises, but only to the extent of Landlord’s
liability, if any, in excess of amounts, if any, paid to Landlord under
insurance covering such claims or liabilities. In case of any action or
proceeding brought against the Indemnitees by reason of any such claim, upon
notice from Landlord, Tenant covenants to defend such action or proceeding by
counsel reasonably satisfactory to Landlord.

               

              ARTICLE
EIGHTEEN

              RULES
AND REGULATIONS

               

              18.01         RULES

               

              Tenant
agrees for itself and for its subtenants, employees, agents, and invitees to
comply with the rules and regulations listed on Exhibit D attached hereto and
with all reasonable modifications and additions thereto which Landlord may make
from time to time.

               

              18.02         ENFORCEMENT

               

              Nothing
in this Lease shall be construed to impose upon the Landlord any duty or
obligation to enforce the rules and regulations as set forth on Exhibit D or as
hereafter adopted, or the terms, covenants or conditions of any other lease as
against any other tenant, and the Landlord shall not be liable to the Tenant for
violation of the same by any other tenant, its servants, employees, agents,
visitors or licensees. Landlord shall use reasonable efforts to enforce the
rules and regulations of the Building in a uniform and non-discriminatory
manner. Tenant shall pay to Landlord all damages caused by Tenant’s failure to
comply with the provisions of this Article Eighteen and shall also pay to
Landlord as additional Rent an amount equal to any increase in insurance
premiums directly caused by such failure to comply.

               

              
                
                   

                

                
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              ARTICLE
NINETEEN

              LANDLORD’S
RESERVED RIGHTS

               

              Landlord
shall have the following rights exercisable without notice to Tenant and without
liability to Tenant for damage or injury to persons, property or business and
without being deemed an eviction or disturbance of Tenant’s use or possession of
the Premises or giving rise to any claim for setoff or abatement of Rent: (1) To
change the Building’s name or street address upon sixty (60) days’ prior written
notice to Tenant; (2) To install, affix and maintain all signs on the exterior
and/or interior of the Building; (3) To designate and/or approve prior to
installation, all types of signs, window shades, blinds, drapes, awnings or
other similar items, and all internal lighting that may be visible from the
exterior of the Premises; (4) Upon reasonable notice to Tenant, to display the
Premises to prospective tenants at reasonable hours during the last twelve (12)
months of the Term; (5) To grant to any party the exclusive right to conduct any
business or render any service in or to the Building, provided such exclusive
right shall not operate to prohibit Tenant from using the Premises for the
purpose permitted hereunder; (6) To change the arrangement and/or location of
entrances or passageways, doors and doorways, corridors, elevators, stairs,
washrooms or public portions of the Building, and to close entrances, doors,
corridors, elevators or other facilities, provided that such action shall not
materially and adversely interfere with Tenant’s access to the Premises or the
Building; (7) To have access for Landlord and other tenants of the Building to
any mail chutes and boxes located in or on the Premises as required by any
applicable rules of the United States Post Office; and (8) To close the Building
after normal business hours, except that Tenant and its employees and invitees
shall be entitled to admission at all times, under such regulations as Landlord
prescribes for security purposes.

               

              ARTICLE
TWENTY

              ESTOPPEL
CERTIFICATE

               

              20.01         IN GENERAL

               

              Within
fifteen (15) days after request therefor
by Landlord, Mortgagee or any prospective mortgagee or owner, Tenant agrees as
directed in such request to execute an Estoppel Certificate in recordable form,
binding upon Tenant, certifying (i) that this Lease is unmodified and in full
force and effect (or if there have been modifications, a description of such
modifications and that this Lease as modified is in full force and effect; (ii)
the dates to which Rent has been paid; (iii) that Tenant is in the possession of
the Premises if that is the case; (iv) that, to the best of

               

              
                
                   

                

                
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              Tenant’s
knowledge and belief, Landlord is not in default under this Lease, or, if Tenant
believes Landlord is in default, the nature thereof in detail; (v) that Tenant
has no off-sets or defenses to the performance of its obligations under this
Lease (or if Tenant believes there are any off-sets or defenses, a full and
complete explanation thereof); (vi) that the Premises have been completed in
accordance with the terms and provisions hereof or the Workletter, that Tenant
has accepted the Premises and the condition thereof and of all improvements
thereto and has no claims against Landlord or any other party with respect
thereto; (vii) that if an assignment of rents or leases has been served upon the
Tenant by a Mortgagee, Tenant will acknowledge receipt thereof and agree to be
bound by the provisions thereof; (viii) that Tenant will give to the Mortgagee
copies of all notices required or permitted to be given by Tenant to Landlord;
and (ix) to any other information reasonably requested.

               

              20.02         ENFORCEMENT

               

              In the
event that Tenant fails to deliver an Estoppel Certificate, then such failure
shall be a Default for which there shall be no cure or grace period. In addition
to any other remedy available to Landlord, Tenant shall be deemed to have
irrevocably appointed Landlord as Tenant’s attorney-in-fact to execute and
deliver such Estoppel Certificate.

               

              ARTICLE
TWENTY-ONE

              RELOCATION
OF TENANT

               

              At any
time after the date of this Lease, Landlord may substitute for any portion of
the Premises constituting all of the Premises located on a floor of the
Building, other premises in the Building (the “New Premises”), in which event
the New Premises shall be deemed to be the Premises for all purposes under this
Lease, provided that (i) the New Premises shall be substantially similar to the
Premises in area, elevator bank and configuration; (ii) if Tenant is then
occupying the Premises, Landlord shall pay the actual and reasonable expenses of
physically moving Tenant, its property and equipment to the New Premises
including without limitation, moving, packing and unpacking, reinstalling
Tenant’s computers, telephones and equipment, together with Tenant’s reasonable
expenses for new stationery and business cards; (iii) Landlord shall give Tenant
not less than sixty (60) days’ prior written
notice of such substitution; (iv) Landlord, at its expense, shall improve the
New Premises with improvements substantially similar to those in the Premises at
the time of such substitution, if the Premises are then improved; (v) the New
Premises shall not be on a lower floor in the Building than the portion of the
Premises it is replacing; (vi) the move shall take

               

              
                
                   

                

                
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              place at
night or over a weekend in order to minimize the disruption to Tenant’s
business; and (vii) if the New Premises is larger than the portion of the
Premises it is replacing, Tenant’s Monthly Base Rent and Rent Adjustments shall
not be increased as a result thereof. Notwithstanding the foregoing provisions
of this Article Twenty-One to the contrary, as long as the Premises continues to
consist of at least two full floors in the Building, the only portions of the
Premises for which Landlord may elect hereunder to substitute other space, shall
be those portions, if any, which are not part of a full floor leased to Tenant
hereunder.

               

              ARTICLE
TWENTY-TWO

              REAL
ESTATE BROKERS

               

              Tenant
represents that, except for Julien J. Studley, Inc. and
MS Management Services, L.P., Tenant has not dealt with any real estate
broker, sales person, or finder in connection with this Lease, and no such
person initiated or participated in the negotiation of this Lease, or showed the
Premises to Tenant. Tenant hereby agrees to indemnify, protect, defend and hold
Landlord and the Indemnitees, harmless from and against any and all liabilities
and claims for commissions and fees arising out of a breach of the foregoing
representation. Landlord shall be responsible for the payment of all commissions
to the broker, if any, specified in this Article.

               

              ARTICLE
TWENTY-THREE

              MORTGAGEE
PROTECTION

               

              23.01         SUBORDINATION
AND ATTORNMENT

               

              This
Lease is and shall be expressly subject and subordinate at all times to (i) any
ground or underlying lease of the Real Property hereafter existing, and all
amendments, renewals and modifications to any such lease, and (ii) the lien of
any first mortgage or trust deed hereafter encumbering fee title to the Real
Property and/or the leasehold estate under any such lease, unless such ground
lease or ground lessor, or mortgage or Mortgagee, expressly provides or elects
that the Lease shall be superior to such lease or mortgage. This subordination
shall be self-operative and no further certificate or instrument of
subordination need be required by any such Mortgagee or ground lessor. In
confirmation of such subordination, however, Tenant shall execute promptly any
reasonable certificate or instrument that Landlord, Mortgagee or ground lessor
may request. If any such mortgage or trust deed is foreclosed, or if any such
lease is terminated, upon request of the Mortgagee or ground lessor, as the case
may be, Tenant will attorn to the purchaser at the foreclosure sale or to the
ground lessor

               

              
                
                   

                

                
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              under
such lease, as the case may be, provided, however, that such purchaser or ground
lessor shall not be (i) bound by any payment of Rent for more than one month in
advance except payments in the nature of security for the performance by Tenant
of its obligations under this Lease; (ii) subject to any offset, defense or
damages arising out of a default of any obligations of any preceding Landlord;
or (iii) bound by any amendment or modification of this Lease made without the
written consent of the Mortgagee or ground lessor; or (iv) liable for any
security deposits not actually received in cash by such purchaser or ground
lessor. Upon request by such successor in interest, Tenant shall execute and
deliver reasonable instruments confirming the attornment provided for herein.
Landlord will use reasonable efforts to obtain a non-disturbance agreement in
favor of Tenant from future Mortgagees on each such Mortgagee’s standard
form.

               

              23.02         MORTGAGEE
PROTECTION

               

              Tenant
agrees to give any Mortgagee or ground lessor, by registered or certified mail,
a copy of any notice of default served upon the Landlord by Tenant, provided
that prior to such notice Tenant has received notice (by way of service on
Tenant of a copy of an assignment of rents and leases, or otherwise) of the
address of such Mortgagee or ground lessor. Tenant further agrees that if
Landlord shall have failed to cure such default within the time provided for in
this Lease, then the Mortgagee or ground lessor shall have an additional thirty
(30) days after receipt of notice thereof within which to cure such default or
if such default cannot be cured within that time, then such additional notice
time as may be necessary, if, within such thirty (30) days, any Mortgagee or
ground lessor has commenced and is diligently pursuing the remedies necessary to
cure such default (including but not limited to commencement of foreclosure
proceedings or other proceedings to acquire possession of the Real Property, if
necessary to effect such cure). Such period of time shall be extended by any
period within which such Mortgagee or ground lessor is prevented from commencing
or pursuing such foreclosure proceedings or other proceedings to acquire
possession of the Real Property by reason of Landlord’s bankruptcy. Until the
time allowed as aforesaid for Mortgagee or ground lessor to cure such defaults
has expired without cure, Tenant shall have no right to, and shall not,
terminate this Lease on account of default. This Lease may not be modified or
amended so as to reduce the rent or shorten the term, or so as to adversely
affect in any other respect to any material extent the rights of the Landlord,
nor shall this Lease be canceled or surrendered, without the prior written
consent, in each instance, of the ground lessor or the Mortgagee.

               

              ARTICLE
TWENTY-FOUR

               

              
                
                   

                

                
                  43

                   

                

                
                   

                

              

              NOTICES

               

              (a)           All
notices, demands or requests provided for or permitted to be given pursuant to
this Lease must be in writing and shall be personally delivered, sent by Federal
Express or other overnight courier service, or mailed by first class, registered
or certified mail, return receipt requested, postage prepaid.

               

              (b)           All
notices, demands or requests to be sent pursuant to this Lease shall be deemed
to have been properly given or served by delivering or sending the same in
accordance with this Section, addressed to the parties hereto at their
respective addresses listed below:

               

              (1)        Notices
to Landlord shall be addressed:

              

              MS
MANAGEMENT SERVICES

              303 East
Wacker Drive - Concourse Level

              Chicago,
Illinois  60601-5212

               

              with a
copy to the following:

              

              METROPOLITAN
LIFE INSURANCE COMPANY

              2001
Spring Road - Suite 400

              Oak
Brook, Illinois  60521

              

              (2)        Notices
to Tenant shall be addressed:

              

              Senior
Vice President and Chief Financial Officer

              303 East
Wacker Drive - Suite 600

              Chicago,
Illinois  60601

              

              (c)           If
notices, demands or requests are sent by registered or certified mail, said
notices, demands or requests shall be effective upon being deposited in the
United States mail. However, the time period in which a response to any such
notice, demand or request must be given shall commence to run from the date of
receipt on the return receipt of the notice, demand or request by the addressee
thereof. Rejection or other refusal to accept or the inability to deliver
because of changed address of which no notice was given shall be deemed to be
receipt of notice, demand or request sent.

               

              Notices
may also be served by personal service upon any officer, director or partner of
Landlord or Tenant or in the case of delivery by Federal Express or other
overnight courier service, notices shall be effective upon acceptance of
delivery by an employee, officer, director or partner of Landlord or
Tenant.

               

              
                
                   

                

                
                  44

                   

                

                
                   

                

              

              (d)           By
giving to the other party at least thirty (30) days written notice thereof,
either party shall have the right from time to time during the term of this
Lease to change their respective addresses for notices, statements, demands and
requests, provided such new address shall be within the United States of
America.

               

              ARTICLE TWENTY-FIVE

              INTENTIONALLY
OMITTED

               

              ARTICLE TWENTY-SIX

              MISCELLANEOUS

               

              26.01         LATE
CHARGES

               

              All
payments required hereunder (other than the Monthly Base Rent, Rent Adjustments,
and Rent Adjustment Deposits, which shall be due as hereinbefore provided) to
Landlord shall be paid within twenty (20) days after Landlord’s demand therefor.
All such amounts (including, without limitation Monthly Base Rent, Rent
Adjustments, and Rent Adjustment Deposits) not paid when due shall bear interest
from the fifth day after the date due until the date paid at the Default Rate in
effect on the date such payment was due.

               

              26.02         WAIVER
OF JURY TRIAL

               

              As a
material inducement to Landlord to enter into this Lease, Tenant and Landlord
each hereby waive their rights to a trial by jury of any issues relating to or
arising out of its obligations under this Lease or Tenant’s occupancy of the
Premises. Tenant acknowledges that it has read and understood the foregoing
provision.

               

              26.03         DEFAULT
UNDER OTHER LEASE

               

              It shall
be a Default under this Lease if Tenant or any affiliated company under any
other lease with Landlord for premises in the Building defaults under such lease
and as a result thereof such lease is terminated or terminable.

               

              26.04         OPTION

               

              This
Lease shall not become effective as a lease or otherwise until executed and
delivered by both Landlord and Tenant. The submission of the Lease to Tenant
does not constitute a reservation of or option for the Premises, except that it
shall constitute an irrevocable offer on the part of Tenant in effect for
fifteen (15)

               

              
                
                   

                

                
                  45

                   

                

                
                   

                

              

              days to
lease the Premises on the terms and conditions herein contained.

               

              26.05         TENANT
AUTHORITY

               

              Tenant
and Landlord each represents and warrants to the other that it has full
authority and power to enter into and perform its obligations under this Lease,
that the person executing this Lease is fully empowered to do so, and that no
consent or authorization is necessary from any third party.

               

              26.06         ENTIRE
AGREEMENT

               

              This
Lease, the Exhibits and Riders attached hereto and the Workletter contain the
entire agreement between Landlord and Tenant concerning the Premises and there
are no other agreements, either oral or written. This Lease shall not be
modified except by a writing executed by Landlord and Tenant.

               

              26.07         MODIFICATION
OF LEASE FOR BENEFIT OF MORTGAGEE

               

              If
Mortgagee of Landlord requires a modification of this Lease which shall not
result in any increased cost or expense to Tenant or in any other substantial
and adverse change in the rights and obligations of Tenant hereunder, then
Tenant agrees that the Lease may be so modified.

               

              26.08         EXCULPATION

               

              Tenant
agrees, on its behalf and on behalf of its successors and assigns, that any
liability of Landlord with respect to this Lease shall never exceed the amount
of $5,000,000 and Tenant shall not be entitled to any judgment in excess of such
amount.

               

              26.09         ACCORD
AND SATISFACTION

               

              No
payment by Tenant or receipt by Landlord of a lesser amount than any installment
or payment of Rent due shall be deemed to be other than on account of the amount
due, and no endorsement or statement on any check or any letter accompanying any
check or payment of Rent shall be deemed an accord and satisfaction, and
Landlord may accept such check or payment without prejudice to Landlord’s right
to recover the balance of such installment or payment of Rent or pursue any
other remedies available to Landlord. No receipt of money by Landlord from
Tenant after the termination of this Lease or Tenant’s right of possession of
the Premises shall reinstate, continue or extend the Term.

               

              
                
                   

                

                
                  46

                   

                

                
                   

                

              

              26.10         LANDLORD’S
OBLIGATIONS ON SALE OF BUILDING

               

              In the
event of any sale or other transfer of the Building, Landlord shall be entirely
freed and relieved of all agreements and obligations of Landlord hereunder
accruing or to be performed after the date of such sale or transfer, provided
that all of Landlord’s obligations hereunder are specifically assumed by the
buyer or transferee.

               

              26.11         BINDING
EFFECT

               

              This
Lease shall be binding upon and inure to the benefit of Landlord and Tenant and
their respective heirs, legal representatives, successors and permitted
assigns.

               

              26.12         CAPTIONS

               

              The
Article and Section captions in this Lease are inserted only as a matter of
convenience and in no way define, limit, construe, or describe the scope or
intent of such Articles and Sections.

               

              26.13         APPLICABLE
LAW

               

              This
Lease shall be construed in accordance with the laws of the State of Illinois.
If any term, covenant or condition of this Lease or the application thereof to
any person or circumstance shall, to any extent, be invalid or unenforceable,
the remainder of this Lease, or the application of such term, covenant or
condition to persons or circumstances other than those as to which it is held
invalid or unenforceable, shall not be affected thereby and each item, covenant
or condition of this Lease shall be valid and be enforced to the fullest extent
permitted by law.

               

              26.14         ABANDONMENT

               

              In the
event Tenant abandons the Premises but is otherwise in compliance with all the
terms, covenants and conditions of this Lease, Landlord shall (i) have the right to enter into
the Premises in order to show the space to prospective tenants, (ii) have the
right to reduce the services provided to Tenant pursuant to the terms of this
Lease to such levels as Landlord reasonably determines to be adequate services
for an unoccupied premises and (iii) during the last six (6) months of the Term,
have the right to prepare the Premises for occupancy by another tenant upon the
end of the Term.

               

              26.15         LANDLORD’S
RIGHT TO PERFORM TENANT’S DUTIES

               

              If Tenant
fails timely to perform any of its duties under this Lease or the Workletter,
Landlord shall have the right (but not the

               

              
                
                   

                

                
                  47

                   

                

                
                   

                

              

              obligation),
to perform such duty on behalf and at the expense of Tenant without prior notice
to Tenant, and all sums expended or expenses incurred by Landlord in performing
such duty shall be deemed to be additional Rent under this Lease and shall be
due and payable upon demand by Landlord.

               

              26.16         RIDERS
AND EXHIBITS

               

              All
Riders and Exhibits attached hereto shall be deemed to be a part hereof and are
hereby incorporated herein.

               

              
                
                   

                

                
                  48

                   

                

                
                   

                

              

              IN WITNESS WHEREOF, this Lease has been
executed as of the date set forth in Section 1.01(4) hereof.

               

              
                	
                        LANDLORD:

                      	
                        TENANT:

                      
	 
      	 
      
	
                        METROPOLITAN
      LIFE INSURANCE

                      	
                        CONSOER
      TOWNSEND ENVIRODYNE

                      
	
                        COMPANY

                      	
                        ENGINEERS,
      INC., a Delaware

                      
	 
      	
                        corporation

                      
	 
      	 
      
	
                        By:
      [Signature
      Illegible]

                      	
                        By:
      /s/ Daryl J.
      Levine

                      
	
                        Its:
      Vice
      President

                      	
                        Its:
      SR VP -
      CFO

                      
	 
      	 
      
	
                        ATTEST:

                      	
                        ATTEST:

                      
	 
      	 
      
	
                        By:
      [Signature
      Illegible]

                      	
                        By:
      /s/ Arlana R.
      Neath

                      
	
                        Its:
      Senior
      Investment Analyst

                      	
                        Its:
      Assistant
      Secretary

                      

              

              

               

              
                
                   

                

                
                  49

                   

                

                
                   

                

              

              PLAN
OF PREMISES

               

               

               

               

               

              EXHIBIT
A

               

              
                
                   

                

                
                   

                   

                

                
                   

                

              

             

            
              
                 

              

              
                 

              

              
                 

              

            

          

        

      

    

     

    

     

    

      
        
           

        

        
           

           

        

        
           

        

      

      WORKLETTER
AGREEMENT

       

       

      1.           Landlord and Tenant Work.
Under the Lease, Tenant has agreed to accept the Premises "as is, "
without any obligations for the performance of improvements or other work by
Landlord, and Tenant desires to perform certain improvements thereto (the
"Tenant Work"). Such Tenant Work shall be in accordance with the provisions of
this Workletter Agreement, and to the extent not expressly inconsistent
herewith, in accordance with the provisions of the Lease, including without
limitation, Article 9 thereof. Performance of the Tenant Work shall not serve to
abate or extend the time for the commencement of Rent under the Lease, except to
the extent Landlord delays approvals beyond the times permitted
below.

       

      2.           Cost of the Work. Except as
provided hereinafter, Tenant shall pay all costs (the "Costs of the Work")
associated with the Tenant Work whatsoever, including without limitation, all
permits, inspection fees, fees of space planners, architects, engineers, and
contractors, utility connections, the cost of all labor and materials, bonds,
insurance, and any structural or mechanical work, additional HVAC equipment, or
modifications to any building mechanical, electrical, plumbing or other systems
and equipment, either within or outside the Premises required as a result of the
layout, design, or construction of the Tenant Work (including without
limitation, computer and phone cabling and wiring installation).

       

      Of the
Costs of the Work, Landlord shall reimburse Tenant up to the amount of
$624,329.55 (the "Improvement Allowance"). Landlord shall fund the Improvement
Allowance in installments, not more frequently than monthly, based on
applications for payment and releases of lien rights, submitted by Tenant on
Landlord's standard form for use by contractors requesting progress payments,
together with such lien releases and affidavits of payments by Tenant's general
contractor and subcontractors contemplated therein with respect to the work
being paid for, and such other documentation as Landlord may reasonably require.
Landlord may issue checks to fund the Improvement Allowance jointly to Tenant,
its general contractor, and, at Tenant's option, to any subcontractors or
suppliers.

       

      In
addition to the Improvement Allowance, Landlord shall reimburse Tenant for
Tenant's space planner's fees to initially design the build-out of the New
Premises in an amount not to exceed One Thousand Nine Hundred Eighteen and
80/100ths Dollars ($1,918.80), plus an additional Seven Hundred Nineteen and
55/100ths Dollars ($719.55) for revisions thereof, plus an additional Seven
Hundred Nineteen and 55/100ths Dollars ($719.55) for construction pricing mark
up drawings.

       

      1

       

      Exhibit
B

       

      
        
           

        

        
           

           

        

        
           

        

      

      Landlord
shall apply any unused Improvement Allowance as a credit against the
installments of Monthly Base Rent and Rent Adjustments next coming due until
such credit is used up; provided, however, at Tenant's election by notice to
Landlord, up to $119,925 of the unused Improvement Allowance may be used by
Tenant to pay for furniture, computers and other costs associated with either
Tenant Work or moving into the New Premises (such reimbursements to be made to
Tenant by Landlord not more than once per month after Landlord's receipt of
bills for such items and such other documentation as Landlord may reasonably
require).

       

      3.           Space
Plan and Specifications.

       

      a.           No
later than May 1, 1996, Tenant shall submit two (2) sets of a "Space Plan" (as
described in Section 15) to Landlord for approval.

       

      b.           Landlord
shall within five (5) days after receipt thereof, either approve said Space
Plan, or disapprove the same advising Tenant of the reasons for such
disapproval. In the event Landlord disapproves said Space Plan, Tenant shall
modify the same, taking into account the reasons given by Landlord for said
disapproval, and shall submit two sets of the revised Space Plan to Landlord
within five (5) days after receipt of Landlord's initial
disapproval.

       

      4.           Working
Drawings and Engineering Report.

       

      a.           No
later than thirty (30) days after receipt of Landlord's approval of the Space
Plan, Tenant shall submit to Landlord for approval two (2) sets of "Working
Drawings" (as defined in Section 15), and a report (the "Engineering Report")
from Tenant's mechanical, structural and electrical engineers indicating any
special heating, cooling, ventilation, electrical, heavy load or other special
or unusual requirements of Tenant.

       

      b.           Landlord
shall use reasonable efforts to attempt to either approve the Working Drawings
and Engineering Report, or disapprove the same advising Tenant of the reasons
for disapproval within five (5) business days (and all events within ten (10)
business days) after Landlord's receipt thereof. If Landlord disapproves of the
Working Drawings or Engineering Report, Tenant shall modify and submit revised
Working Drawings, and a revised Engineering Report, taking into account the
reasons given by Landlord for disapproval, within five (5) days after receipt of
Landlord's initial disapproval.

       

      5.           Landlord's Approval. Landlord
shall not unreasonably withhold approval of any Space Plans, Working Drawings,
or Engineering Report submitted hereunder if they provide for a customary office
layout, with finishes and materials generally

       

      2

       

      Exhibit
B

       

      
        
           

        

        
           

           

        

        
           

        

      

      conforming
to building standard finishes and materials currently being used by Landlord at
the Property, are compatible with the Property's shell and core construction,
and if no modifications will be required for the Property electrical, heating,
air-conditioning, ventilation, plumbing, fire protection, life safety, or other
systems or equipment, and will not require any structural modifications to the
Property, whether required by heavy loads or otherwise.

       

      6.           Space Planners, Architects,
Engineers, and Contractors. The Space Plan, Working Drawings, Engineering
Report and the Tenant Work, shall be prepared and performed by such space
planners, architects, engineers and contractors as may be chosen by Tenant,
subject to Landlord's reasonable prior approval; provided, those chosen by
Tenant shall be licensed, bonded, reputable and qualified and capable of working
in harmony with each other and those of Landlord so as to ensure proper
maintenance of good labor relationships, and in compliance with all applicable
labor agreements existing between trade unions and the relevant chapter of the
Association of General Contractors of America. Such approval shall be granted or
denied within fifteen (15) days after Landlord receives from Tenant with respect
to each such party a reasonable description of the proposed party's background,
references and qualifications. Obtaining such approvals shall not serve to delay
the times for submission of the Space Plan, Working Drawings and Engineering
Report required herein, except to the extent that Landlord delays granting or
denying approval beyond the aforementioned fifteen (15) day period.

       

      7.           Change Orders. No changes,
modifications, alterations or additions to the approved Space Plan or Working
Drawings may be made without the prior written consent of the Landlord after
written request therefor by Tenant; provided, changes which are not material and
which do not affect Building systems or structural components shall not require
the prior written consent of Landlord, but Tenant shall promptly give Landlord
notice thereof in all events. Landlord shall consent to or deny such request
within five (5) business days after Landlord's receipt of such request and all
information Landlord reasonably requests in connection therewith. In the event
that the Premises are not constructed in accordance with said approved Space
Plan and Working Drawings, then Tenant shall not be permitted to occupy the
Premises until the Premises reasonably comply in all respects with said approved
Space Plan and Working Drawings; in such case, the Rent shall nevertheless
commence to accrue and be payable as otherwise provided in the
Lease.

       

      8.           Compliance. The Tenant Work
shall comply in all respects with the following: (a) the Building Code of the
City and State in which the Building is located and Federal, State, County, City
or other laws, codes, ordinances and regulations, as each may apply

       

      3

       

      Exhibit
B

       

      
        
           

        

        
           

           

        

        
           

        

      

      according
to the rulings of the controlling public official, agent or other such person,
(b) applicable standards of the National Board of Fire Underwriters and National
Electrical Code, (c) building material manufacturer's specifications, and (d)
all other applicable laws and regulations.

       

      9.           Guarantees. Each contractor,
subcontractor and supplier participating in the Tenant Work shall guarantee that
the portion thereof for which he is responsible shall be free from any defects
in workmanship and materials for a period of not less than one (1) year from the
date of completion thereof. Every such contractor, subcontractor, and supplier
shall be responsible for the replacement or repair, without additional charge,
of all work done or furnished in accordance with its contract which shall become
defective within one (1) year after completion thereof. The correction of such
work shall include, without additional charge, all additional expenses and
damages in connection with such removal or replacement of all or any part of the
Tenant Work, and/or the Property and/or common areas, or work which may be
damaged or disturbed thereby. All such warranties or guarantees as to materials
or workmanship of or with respect to the Tenant Work shall be contained in the
contract or subcontract which shall be written such that said warranties or
guarantees shall inure to the benefit of both Landlord and Tenant, as their
respective interests may appear, and can be directly enforced by either. Tenant
covenants to give Landlord any assignment or other assurances necessary to
effect such right of direct enforcement. Copies of all contracts and
subcontracts shall be furnished to Landlord promptly after the same are
entered.

       

      10.           Performance.

       

      a.           The
Tenant Work shall be commenced within a reasonable period after Landlord
approves the Working Drawings, and shall thereafter be diligently prosecuted to
completion, subject to delays for reasons beyond Tenant's control (except
financial matters). All Tenant Work shall conform with the Working Drawings
approved by Landlord in writing, and Landlord may periodically inspect the Work
for such compliance. The Tenant Work shall be coordinated under Landlord's
direction with the work being done or to be performed for or by Landlord or
other tenants in the Property so that the Tenant Work will not interfere with or
delay the completion of any other construction work in the
Property.

       

      b.           The
Tenant Work shall be performed in a thoroughly safe, first-class and workmanlike
manner in conformity with the approved Space Plan and Working Drawings, and
shall be in good and usable condition at the date of completion.

       

      c.           Tenant
shall be required to obtain and pay for all necessary permits and/or fees with
respect to the Tenant Work, and

       

      4

       

      Exhibit
B

       

      
        
           

        

        
           

           

        

        
           

        

      

      the same
shall be shown to Landlord prior to commencement of the Tenant
Work.

       

      d.           Each
contractor and subcontractor shall be required to obtain prior written approval
from Landlord for any space outside the Premises within the Property, which such
contractor or subcontractor desires to use for storage, handling, and moving of
his materials and equipment, as well as for the location of any facilities for
his personnel.

       

      e.           The
contractors and subcontractors shall be required to remove from the Premises and
dispose of, at least once a week and more frequently as Landlord may direct, all
debris and rubbish caused by or resulting from the construction. Upon completion
of the Tenant Work, the contractors and subcontractors shall remove all surplus
materials, debris and rubbish of whatever kind remaining within the Property
which has been brought in or created by the contractors and subcontractors in
the performance of the Tenant Work. If any contractor or subcontractor shall
neglect, refuse or fail to remove any such debris, rubbish, surplus material or
temporary structures within two (2) days after notice to Tenant from Landlord
with respect thereto, Landlord may cause the same to be removed by contract or
otherwise as Landlord may determine expedient, and charge the cost thereof to
Tenant as additional Rent under the Lease.

       

      f.           Tenant
shall obtain and furnish Landlord all approvals with respect to electrical,
water and telephone work as may be required by the respective company supplying
the service. Tenant shall obtain utility service, including metering, from the
utility company supplying service, unless Landlord elects to supply service
and/or meters.

       

      g.           Landlord's
acceptance of the Tenant Work as being complete in accordance with the approved
Space Plan and Working Drawings shall be subject to Landlord's inspection and
written approval. Tenant shall give Landlord 5 days prior written notification
of the anticipated completion date of the Tenant Work.

       

      h.           If
contemplated or permitted under the statutes of the State in which the Property
is located, within ten (10) days after completion of construction of the Tenant
Work, Tenant shall execute and file a Notice of Completion with respect thereto
and furnish a copy thereof to Landlord upon recordation, failing which, Landlord
may itself execute and file the same on behalf of Tenant as Tenant's agent for
such purpose.

       

      i.           Tenant
shall, at its cost and expense construct, purchase, install and perform any and
all items of the Tenant Work and employ its personnel so as to obtain any
governmentally required certificate of occupancy and to occupy the Premises
as

       

      5

       

      Exhibit
B

       

      
        
           

        

        
           

           

        

        
           

        

      

      soon as
possible, and in all cases on or before the date required therefor hereunder or
under the Lease.

       

      j.           If
an expansion joint occurs within the Premises, Tenant shall install finish floor
covering to or covering such joint in a workmanlike manner, and Landlord shall
not accept responsibility for any finish floor covering applied to or installed
over the expansion joint.

       

      k.           At
least two (2) copies of "as built" drawings shall be provided to Landlord no
later than thirty (30) days after completion of the Tenant Work.

       

      l.           Landlord’s
approval of Tenant's plans and specifications, and Landlord's recommendations or
approvals concerning contractors, subcontractors, space planners, engineers or
architects, shall not be deemed a warranty as to the quality or adequacy of the
Tenant Work, or the design thereof, or of its compliance with laws, codes and
other legal requirements.

       

      m.           Tenant
shall conduct its labor relations and relations with employees so as to avoid
strikes, picketing, and boycotts of, on or about the Premises or Property. If
any employees strike, or if picket lines or boycotts or other visible activities
objectionable to Landlord are established, conducted or carried out against
Tenant, its employees, agents, contractors, subcontractors or suppliers, in or
about the Premises or Property, Tenant shall immediately close the Premises and
remove or cause to be removed all such employees, agents, contractors,
subcontractors and suppliers until the dispute has been settled.

       

      n.           Landlord
shall not be responsible for any disturbance or deficiency created in the air
conditioning or other mechanical, electrical or structural facilities within the
Property or Premises as a result of the Tenant Work. If such disturbances or
deficiencies result, Tenant shall correct the same and restore the services to
Landlord's reasonable satisfaction, within a reasonable time.

       

      o.           If
performance of the Tenant Work shall require that additional services or
facilities (including without limitation, extra or after-hours elevator usage or
cleaning services) be provided, Tenant shall pay Landlord's reasonable charges
therefor.

       

      p.           Tenant's
contractors shall comply with the rules of the Property and Landlord's
requirements respecting the hours of availability of elevators and manner of
handling materials, equipment and debris. Tenant's demolition must be performed
after 6:00 p.m. or on weekends. Delivery of materials, equipment and removal of
debris must be arranged to avoid any inconvenience or

       

      6

       

      Exhibit
B

       

      
        
           

        

        
           

           

        

        
           

        

      

      annoyance
to other occupants. The Tenant Work and all cleaning in the Premises must be
controlled to prevent dirt, dust or other matter from infiltrating into adjacent
tenant or mechanical areas.

       

      q.           Landlord
may impose reasonable additional requirements from time to time in order to
ensure that the Tenant Work, and the construction thereof does not disturb or
interfere with any other tenants of the Property, or their visitors, contractors
or agents. nor interfere with the efficient, safe and secure operation of the
Property.

       

      11.           Insurance. All contractors and
sub-contractors shall carry Worker's Compensation Insurance covering all of
their respective employees in the statutory amounts, Employer's Liability
Insurance in the amount of at least $500,000 per occurrence, and comprehensive
general liability insurance of at least $3,000,000 combined single limit for
bodily injury, death, or property damage; and the policies therefor shall cover
Landlord and Tenant, as additional named insureds, as well as the contractor or
subcontractor. Tenant or Tenant's contractor shall carry builder's risk
insurance coverage respecting the construction and improvements to be made by
Tenant, in the amount of the anticipated cost of construction of the Tenant Work
(or any guaranteed maximum price). All insurance carriers hereunder shall be
rated at least A and X in Best's Insurance Guide. Certificates for all such
insurance shall be delivered to Landlord before the construction is commenced or
contractor's equipment is moved onto the Property. All policies of insurance
must require that the carrier give Landlord twenty (20) days' advance written
notice of any cancellation or reduction in the amounts of insurance. In the
event that during the course of the Tenant Work any damage shall occur to the
construction and improvements being made by Tenant, then Tenant shall repair the
same at Tenant's cost.

       

      12.           Signage. Notwithstanding
anything contained herein to the contrary, Landlord shall cause signage of
building standard material and design to be placed on or near the door of the
Premises. Tenant shall also have the right to signage on the 5th and 6th floors
and in the Building lobby, in locations to be selected by Landlord. In addition,
Landlord shall cause signage to be placed in the main elevator lobby of the
Building consistent with that of other tenants with signage there. Tenant shall
pay the cost of all such signage to Landlord upon demand. The amount due from
Tenant therefor shall be deemed "Rent" under the Lease. Tenant shall promptly
advise Landlord what name or names Tenant wishes for said signage. The design,
color, size and content of all signage shall be subject to Landlord's prior
written approval. No other signage may be installed or placed outside the
Premises by Tenant.

       

      7

       

      Exhibit
B

       

      
        
           

        

        
           

           

        

        
           

        

      

      13.           Liens. Tenant shall keep the
Property and Premises free from any mechanic's, materialman's or similar liens
or other such encumbrances in connection with the Tenant Work, and shall
indemnify and hold Landlord harmless from and against any claims, liabilities,
judgments, or costs (including attorneys’ fees) arising in connection therewith.
Tenant shall give Landlord notice at least twenty (20) days prior to the
commencement of the Tenant Work (or such additional time as may be necessary
under applicable laws), to afford Landlord the opportunity of posting and
recording appropriate notices of nonresponsibility. Tenant shall remove any such
lien or encumbrance by bond or otherwise within thirty (30) days after written
notice by Landlord, and if Tenant shall fail to do so, Landlord may pay the
amount necessary to remove such lien or encumbrance, without being responsible
for investigating the validity thereof. The amount paid shall be deemed
additional rent under the Lease payable upon demand, without limitation as to
other remedies available to Landlord under the Lease. Nothing contained herein
shall authorize Tenant to do any act which shall subject Landlord's title to the
Property or Premises to any liens or encumbrances whether claimed by operation
of law or express or implied contract. Any claim to a lien or encumbrance upon
the Property or Premises arising in connection with the Tenant Work shall be
null and void, or at Landlord's option shall attach only against Tenant's
interest in the Premises and shall in all respects be subordinate to Landlord's
title to the Property and Premises.

       

      14.           Indemnity. Tenant shall
indemnify, defend and hold harmless Landlord (and Landlord's principals,
partners, members, agents, trustees, beneficiaries, officers, employees and
affiliates) from and against any claims, demands, losses, damages, injuries,
liabilities, expenses, judgments, liens, encumbrances, orders, and awards,
together with attorneys' fees and litigation expenses arising out of or in
connection with the Tenant Work, or Tenant's failure to comply with the
provisions hereof, or any failure by Tenant's contractors, subcontractors or
their employees to comply with the provisions hereof, except to the extent
caused by Landlord's intentional or negligent acts.

       

      15.           Certain
Definitions.

       

      a.           "Space
Plan" herein means a floor plan, drawn to scale, showing: (1) demising walls,
corridor doors, interior partition walls and interior doors, including any
special walls, glass partitions or special corridor doors, (2) any restrooms,
kitchens, computer rooms, file rooms and other special purpose rooms, and any
sinks or other plumbing facilities, or other special facilities or equipment,
(3) any communications system, indicating telephone and computer outlet
locations, and (4) any other details or features required to reasonably
delineate the Tenant Work to be performed.

       

      8

       

      Exhibit
B

       

      
        
           

        

        
           

           

        

        
           

        

      

      b.           "Working
Drawings" herein means fully dimensioned architectural construction drawings and
specifications, and any required engineering drawings (including mechanical,
electrical, plumbing, air-conditioning, ventilation and heating), and shall
include any applicable items described above for the Space Plan, and if
applicable: (1) electrical outlet locations, circuits and anticipated usage
therefor, (2) reflected ceiling plan, including lighting, switching, and any
special ceiling specifications, (3) duct locations for heating, ventilating and
air-conditioning equipment, (4) details of all millwork, (5) dimensions of all
equipment and cabinets to be built in, (6) furniture plan showing details of
space occupancy, (7) keying schedule, (8) lighting arrangement, (9) location of
print machines, equipment in lunch rooms, concentrated file and library loadings
and any other equipment or systems (with brand names wherever possible) which
require special consideration relative to air-conditioning, ventilation,
electrical, plumbing, structural, fire protection, life-fire-safety system, or
mechanical systems, (10) special heating, ventilating and air conditioning
equipment and requirements, (11) weight and location of heavy equipment, and
anticipated loads for special usage rooms, (12) demolition plan, (13) partition
construction plan, (14) type and color of floor and wall-coverings, wall paint
and any other finishes, and any other details or features required to completely
delineate the Tenant Work to be performed.

       

      16.           Taxes. Tenant shall pay prior
to delinquency all taxes, charges or other governmental impositions (including
without limitation, any real estate taxes or assessments, sales tax or value
added tax) assessed against or levied upon Tenant's fixtures, furnishings,
equipment and personal property located in the Premises and the Tenant Work to
the Premises under this Agreement. Whenever possible, Tenant shall cause all
such items to be assessed and billed separately from the property of Landlord.
In the event any such items shall be assessed and billed with the property of
Landlord, Tenant shall pay its share of such taxes, charges or other
governmental impositions to Landlord within thirty (30) days after Landlord
delivers a statement and a copy of the assessment or other documentation showing
the amount of such impositions applicable to Tenant.

       

      17.           INCORPORATED INTO LEASE; DEFAULT. THE
PARTIES AGREE THAT THE PROVISIONS OF THIS WORKLETTER AGREEMENT ARE HEREBY
INCORPORATED BY THIS REFERENCE INTO THE LEASE FULLY AS THOUGH SET FORTH THEREIN.
In the event of any express inconsistencies between the Lease and this
Workletter Agreement, the latter shall govern and control. If Tenant shall
default under the Lease or this Workletter Agreement, Landlord may order that
all Work being performed in the Premises be stopped immediately, and that no
further deliveries to the Premises be made, until such default is cured, without
limitation as to Landlord's other remedies, and the same shall constitute
Tenant's

       

      9

       

      Exhibit
B

       

      
        
           

        

        
           

           

        

        
           

        

      

      Delay.
Any amounts payable by Tenant to Landlord hereunder shall be paid as additional
rent under the Lease. Any default by the other party hereunder shall constitute
a default under the Lease and shall be subject to the remedies and other
provisions applicable thereto under the Lease. If Tenant shall default under the
Lease or this Workletter Agreement and fail to cure the same within the time
permitted for cure under the Lease, at Landlord's option, all amounts paid or
incurred by Landlord towards the Improvement Allowance shall become immediately
due and payable as additional Rent under the Lease.

       

      10

       

      Exhibit
B

       

      
        
           

        

        
           

           

        

        
           

        

      

      SYSTEMS
SPECIFICATIONS

       

       

      Air-conditioning
which shall, within tolerances normal in first-class buildings, be capable of
maintaining inside space conditions of 75°F (+ 2° F) dry bulb and 50% relative
humidity when outside conditions are 95°F dry bulb and 75°F wet bulb. Heating
shall, within tolerances normal in first-class office buildings, be capable of
maintaining inside space conditions of 72°F dry bulb when outside conditions are
-5°F dry bulb. The foregoing is based upon occupancy density of not more than
one (1) person for each one hundred fifty (150) usable square feet of floor area
within the Premises and a maximum electric lighting and office machine load of
3.5 watts per useable square foot demand load.

       

      

       

      Exhibit
C

       

      
        
           

        

        
           

           

        

        
           

        

      

      RULES
AND REGULATIONS

       

       

      
        	
                (1)

              	
                No
      sign, lettering, picture, notice or advertisement shall be placed on any
      outside window or in a position to be visible from outside the Premises
      and if visible from the outside or public corridors within the Building
      shall be installed in such manner and be of such character and style as
      Landlord shall approve in writing.

              

      

       

      
        	
                (2)

              	
                Tenant
      shall not use the name of the Building for any purpose other than Tenant's
      business address; Tenant shall not use the name of the Building for
      Tenant's business address after Tenant vacates the Premises; nor shall
      Tenant use any picture or likeness of the Building in any circulars,
      notices, advertisements or
correspondence.

              

      

       

      
        	
                (3)

              	
                No
      article which is explosive or inherently dangerous is allowed in the
      Building.

              

      

       

      
        	
                (4)

              	
                Tenant
      shall not represent itself as being associated with any company or
      corporation by which the Building may be known or
  names.

              

      

       

      
        	
                (5)

              	
                Sidewalks,
      entrances, passages, courts, corridors, halls, elevators and stairways in
      and about the Premises shall not be
obstructed.

              

      

       

      
        	
                (6)

              	
                No
      animals (except for dogs in the company of a blind person), pets, bicycles
      or other vehicles shall be brought or permitted to be in the Building or
      the Premises.

              

      

       

      
        	
                (7)

              	
                Room-to-room
      canvasses to solicit business from other tenants of the Building are not
      permitted; Tenant shall not advertise the business, profession or
      activities of Tenant conducted in the Building in any manner which
      violates any code of ethics by any recognized association or organization
      pertaining to such business, profession or
  activities.

              

      

       

      
        	
                (8)

              	
                Tenant
      shall not waste electricity, water or air-conditioning and shall cooperate
      fully with Landlord to assure the most effective and efficient operation
      of the Building's heating and air-conditioning
  systems.

              

      

       

      
        	
                (9)

              	
                No
      locks or similar devices shall be attached to any door except by Landlord
      and Landlord shall have the right to retain a key to all such locks.
      Tenant may not install any locks without Landlord's prior approval, which
      approval shall not be unreasonably withheld or
  delayed.

              

      

       

      1

       

      Exhibit
D

       

      
        
           

        

        
           

           

        

        
           

        

      

      
        	
                (10)

              	
                Tenant
      assumes full responsibility of protecting the Premises from theft, robbery
      and pilferage; the Indemnitees shall not be liable for damage thereto or
      theft or misappropriation thereof. Except during Tenant's normal business
      hours, Tenant shall keep all doors to the Premises locked and other means
      of entry to the Premises closed and secured. All corridor doors shall
      remain closed at all times. If Tenant desires telegraphic, telephones,
      burglar alarms or other electronic mechanical devices, the Landlord will,
      upon request direct where and how connections and all wiring for such
      services shall be installed and no boring, cutting or installing of wires
      or cables is permitted without Landlord's
  approval.

              

      

       

      
        	
                (11)

              	
                Except
      with the prior reasonable approval of Landlord, all cleaning, repairing,
      janitorial, decorating, painting or other services and work in and about
      the Premises shall be done only by authorized Building
      personnel.

              

      

       

      
        	
                (12)

              	
                The
      weight, size and location of safes, furniture, equipment, machines and
      other large or bulky articles shall be subject to Landlord's approval and
      shall be brought to the Building and into and out of the Premises at such
      times and in such manner as the Landlord shall direct and at Tenant's sole
      risk and cost. Prior to Tenant's removal of any of such articles from the
      Building, Tenant shall obtain written authorization of the Office of the
      Building and shall present such authorization to a designated employee of
      Landlord.

              

      

       

      
        	
                (13)

              	
                Tenant
      shall not overload the safe capacity of the electrical writing of the
      Building and the Premises or exceed the capacity of the feeders to the
      Building or risers. T o Landlord's actual knowledge, the floor load of the
      Premises is 80 pounds per square foot live load and 20 pounds per square
      foot partition, ceiling and door
load.

              

      

       

      
        	
                (14)

              	
                To
      the extent permitted by law, Tenant shall not cause or permit picketing or
      other activity which would interfere with the business of Landlord or any
      other tenant or occupant of the Building, or distribution of written
      materials involving its employees in or about the Building, except in
      those locations and subject to time and other limitations as to which
      Landlord may give prior written
consent.

              

      

       

      
        	
                (15)

              	
                Tenant
      shall not cook, otherwise prepare or sell any food or beverages in or from
      the Premises or use the Premises for housing accommodations or lodging or
      sleeping purposes except that Tenant may install and maintain vending
      machines, coffee/beverage stations and food warming equipment and eating
      facilities for the benefit of its employees or guests, provided the same
      are maintained in compliance with
applicable

              

      

       

      2

       

      Exhibit
D

       

      
        
           

        

        
           

           

        

        
           

        

      

      laws and
regulations and do not disturb other tenants in the Building with odor, refuse
or pests.

       

      
        	
                (16)

              	
                Tenant
      shall not permit the use of any apparatus for sound production or
      transmission in such manner that the sound so transmitted or produced
      shall be audible or vibrations therefrom shall be detectable beyond the
      Premises; nor permit objectionable odors or vapors to emanate from the
      Premises.

              

      

       

      
        	
                (17)

              	
                No
      floor covering shall be affixed to any floor in the Premises by means of
      glue or other adhesive without Landlord's prior written
      consent.

              

      

       

      
        	
                (18)

              	
                Tenant
      shall at all time maintain the window blinds in the lowered position,
      though Tenant may keep the louvers
open.

              

      

       

      
        	
                (19)

              	
                Tenant
      shall only use the freight elevator for mail carts, dollies and other
      similar devices for delivering material between floors that Tenant may
      occupy.

              

      

       

      
        	
                (20)

              	
                No
      smoking, eating, drinking, loitering or laying is permitted in the Common
      Area except in designated areas.

              

      

       

      
        	
                (21)

              	
                Landlord
      may require that all persons who enter or leave the Building identify
      themselves to security guards, by registration or otherwise. Landlord,
      however, shall have no responsibility or liability for any theft, robbery
      or other crime in the Building. Tenant shall assume full responsibility
      for protecting the Premises, including keeping all doors to the Premises
      locked after the close of business.

              

      

       

      
        	
                (22)

              	
                Tenant
      shall comply with all safety, fire protection and evacuation procedures
      and regulations established by Landlord or any governmental agency and
      shall cooperate and participate in all reasonable security and safety
      programs affecting the Building. If Tenant installs a security system
      which includes card reader access devices, crash bars or similar hardware
      on fire exit doors, Tenant shall in all events not prohibit access
      required by laws or regulations or by safety, fire protection and
      evacuation procedures.

              

      

       

      3

       

      Exhibit
D

       

      
        
           

        

        
           

           

        

        
           

        

      

      EXHIBIT
E

      HAS
BEEN INTENTIONALLY DELETED

      

      

      

      

      1

       

      Exhibit
E

       

      

      
        
           

        

        
           

           

        

        
           

        

      

      CLEANING
SCHEDULE

       

      

       

      

       

      

       

      1

       

      Exhibit
F

       

      

        
          
             

          

          
             

             

          

          
             

          

        

        II.           CLEANING
SPECIFICATIONS - NIGHT

         

        A.           CLIENT
SUITES

         

        GENERAL
NOTE: The Contractor is responsible for damage to client space including any
broken desks, plants, venetian blinds, etc.

         

        1.           NIGHTLY

         

        
          	
                   
      

                	
                  a.

                	
                  Carpeted
      floors: All carpeted floors will be vacuumed nightly using a high
      quality vacuum, moving all light furniture such as chairs and stands. All
      furniture will be replaced to its original position. Vacuum under all
      desks and large furniture

                

        

         

        
          
             

          

          
            6

             

          

          
             

          

        

        where
possible. Spot clean, as required. Beater bar vacuum should be used when
necessary.

         

        
          	
                   
      

                	
                  b.

                	
                  Uncarpeted
      floors: All hard-surfaced floors will be dust-mopped nightly, using
      a treated dust mop, moving all light furniture. All furniture will be
      replaced to its original position. Dust-mop under all desks and large
      furniture where possible. Spot-clean where necessary to remove spills and
      smudges and buff as necessary.

                

        

         

        
          	
                   
      

                	
                  c.

                	
                  Dusting
      and cleaning: Wipe all furniture tops, legs, rungs and sides; wipe
      and disinfect telephones; move lamps, ashtrays, and other accessories
      (i.e. paper clips holder, rolodex, etc.) as necessary. Wipe all horizontal
      surfaces within reach, including window ledges, baseboards, ledges,
      molding and sills on glass and partitions. No feather dusters will be
      allowed. Papers or other personal items (i.e., pictures, keys, wallets,
      etc.) left on desk tops should not be
removed.

                

        

         

        
          	
                   
      

                	
                  d.

                	
                  Furniture
      and Accessories: Dust, wipe clean and remove finger marks, if
      necessary, from all furniture, file cabinets, mapboards, and telephones
      using treated cloth.

                

        

         

        
          	
                   
      

                	
                  e.

                	
                  Doors
      and Walls: All doors, jambs, walls and window mullions will be
      spot-cleaned to remove streaks, smudges, finger marks, spills, and stains,
      paying particular attention to walls around switch plates and door jambs
      and doors around knobs and opening
edges.

                

        

         

        
          	
                   
      

                	
                  f.

                	
                  Trash
      Removal: Collect and remove
      wastepaper, waste material and cardboard boxes (which Contractor will flatten)
      to designated area in or adjacent to the premises. Separate all wastepaper
      from other waste material and bag separately. Waste and/or rubbish bags
      shall be furnished by Contractor, if requested
      by Manager, and
      shall be adequate to hold contents without breaking. Manager shall have the
      right to approve trash removal containers and janitorial carts. Cardboard
      boxes should be placed in compactor, wood and metal should be placed in
      open dumpster. Contractor will
      participate in building recycling program, where
    applicable.

                

        

         

        
          	
                   
      

                	
                  g.

                	
                  Miscellaneous:
      Sweep private stairways, wash as necessary, vacuum carpeted stairways,
      dust hand rails, balustrades and stringers as
  necessary.

                

        

         

        
          
             

          

          
            7

             

          

          
             

          

        

        Dust and
clean all chair rails, paneling, trim, door and other architectural louvers,
lattices and ornamental work, grilles, pictures, vinyl or fabric of chairs and,
settees, ventilating louvers, charts and baseboards. Clean all directory board
glass and display glass. Wash as needed and directed by Manager.

         

        Remove
all finger marks, smudges, gum or foreign matter from glass desk tops, glass
table tops, glass entrances, private entrances to offices and elevator doors.
Additionally, remove all marks and smudges from metal partitions and mail chutes
(if any).

         

        Clean
glass entrance doors nightly.

         

        Scour,
wash clean all water fountains and coolers, emptying waste water as
needed.

         

        Mop up,
wash or spot remove all coffee stain spills, foot tracks and smears throughout.
Remove all ink stains as necessary.

         

        Dust and
wash all closet and coatroom shelving, coat racks and flooring.

         

        Wipe
clean and polish all brass, stainless steel, metal and other bright work, using
a non-acid polish.

         

        Upon
completion of all nightly chores, all lights shall be turned off, windows
closed, doors locked and offices left in a neat and orderly
condition.

         

        Once
entering a suite, the door is to be locked. Propping the doors open is not
allowed.

         

        2.           WEEKLY

         

        
          	
                   
      

                	
                  a.

                	
                  Carpeted
      Floors: All carpeted floors will be edged with an edging tool,
      paying particular attention to corners, behind doors, and around furniture
      legs and bases. Baseboards will be washed with a mild soap, rinsed with
      clean water and wiped dry.

                

        

         

        
          
             

          

          
            8

             

          

          
             

          

        

        3.           MONTHLY

         

        
          	
                   
      

                	
                  a.

                	
                  Uncarpeted
      Floors: All hard-surfaced floors will be buffed with an electric
      rotary buffing machine as necessary, per manufacturer's specifications,
      but no less than once a month. All finish marks and/or residual cleaning
      fluids will be removed from baseboards, doors, and
  frames.

                

        

         

        
          	
                   
      

                	
                  b.

                	
                  High
      dusting: Perform all high dusting throughout on a monthly basis
      unless otherwise specified, including the
  following:

                

        

         

        Vacuum
and dust all pictures, frames, charts, graphs and similar wall hangings not
reached in nightly cleaning. Damp dust as required.

         

        Vacuum
and dust all vertical surfaces such as walls, partitions, doors, bucks and
ventilating louvers, grilles, high moldings and other surfaces not reached in
nightly cleaning.

         

        Dust all
overhead pipes, sprinklers, ventilating and air conditioning louvers and
adjacent ceiling areas, ducts and other equipment items not reached in nightly
cleaning.

         

        Dust all
venetian blinds and window frames.

         

        Dust
exterior of lighting fixtures.

         

        Wash all
furniture glass.

         

        Upholstered
furniture will be vacuumed to remove crumbs and dust.

         

        Vacuum
and dust ceiling tiles as required.

         

        Wipe
clean and polish all aluminum, chrome, stainless steel, brass and other metal
work, including trim and hardware, using a non-acid polish or other solution as
directed by Manager.

         

        4.           BI-MONTHLY

         

        
          	
                   
      

                	
                  a.

                	
                  Hard-surfaced
      Floors: All hard-surfaced floors will be completely stripped,
      removing all finish. After the floors
have

                

        

         

        
          
             

          

          
            9

             

          

          
             

          

        

        been
mopped, rinsed and dried, they will be refinished and machine polished to a
uniformly bright, clean appearance, using manufacturer's recommended
specifications. All wax spills and splashes will be removed from baseboards,
doors, jambs, molding and walls.

         

        
          	
                   
      

                	
                  b.

                	
                  Wastebaskets:  As
      requested by Manager or Client,
      thoroughly wash waste-baskets inside and out, dry, and return to their
      original location.

                

        

         

        GENERAL
NOTES: A non-staining floor finish that provides a high-degree of slip
prevention shall be used on all floor maintenance work

         

        Contractor shall provide all
required carpet maintenance for such installations throughout all areas of the
building.

         

        Complete
floor maintenance shall be provided prior to the move-in of all new clients and
a unit price shall be submitted for this work.

         

        Provide
Manager and keep on
file, on site, all safety data sheets on all materials used.

         

        5.           ANNUALLY

         

        
          	
                   
      

                	
                  a.

                	
                  All
      building standard light fixtures will be removed, cleaned and
      replaced.

                

        

         

        
          	
                   
      

                	
                  b.

                	
                  All
      window blinds will be removed, cleaned and
  replaced.

                

        

         

        B.           RESTROOMS

         

        1.           General

         

        It is the
intention of this specification to keep lavatories thoroughly clean and not to
mask odors. If disinfectants are necessary, an odorless disinfectant shall be
used. Remove all wastepaper and refuse, including sanitary napkins, to a
designated area in the building and dispose of same. All wastepaper and sanitary
napkin receptacles are to be thoroughly cleaned and washed, and new liners
installed; liners to be installed so as to ensure maximum usage of receptacles.
Fill toilet tissue holders, seat cover containers, soap dispensers, towel
dispensers, and sanitary napkin dispensers. All supplies (i.e. toilet paper,
hand towels, toilet seat covers and plastic trash receptacle liners) to be
furnished by Manager.
The filling of

         

        
          
             

          

          
            10

             

          

          
             

          

        

        such
dispensers to be in such quantity as to last the entire business day. Whenever
possible, do not overfill and do not stock supplies
on shelves, vanity tops or other visible areas. Immediately report all necessary
repairs/replacements to the Manager including lights not
functioning properly. The sanitary dispenser machines will be maintained by
Contractor. The products
for the sanitary dispensers shall be purchased by the Contractor. Revenues collected
by the Contractor on a
regular basis shall be deemed the revenue of the Contractor.

         

        All tasks
detailed above are to be done on a nightly basis.

         

        2.           Nightly
Cleaning

         

        
          	
                   
      

                	
                  a.

                	
                  Walls
      and Metal Partitions: Damp wipe all metal toilet partitions and
      tiled walls, removing graffiti with
      care taken not to damage surfaces. All surfaces are to be wiped dry so
      that all wipe marks are removed and surface has a uniformly bright
      appearance. Dust the top edges of all partitions, ledges and mirror
      tops.

                

        

         

        
          	
                   
      

                	
                  b.

                	
                  Floors
      and Tile: Floors will be swept clean and wet-mopped with a
      germicidal detergent approved by Manager using spray tank
      method. The floors will then be mopped dry and all watermarks and stains
      wiped from wall and metal partition bases, paying particular attention to
      corners. Scuff marks and footmarks are to be removed
      throughout.

                

        

         

        
          	
                   
      

                	
                  c.

                	
                  Metal
      Fixtures: Wash and polish all mirrors, powder shelves, bright work
      (including flushometers and exposed piping below wash basins and behind
      toilet fixtures), towel dispensers, receptacles and any other metal
      accessories. Contractor shall use
      only non-abrasive, non-acidic material to avoid damage to metal
      fixtures.

                

        

         

        
          	
                   
      

                	
                  d.

                	
                  Ceramic
      Fixtures: Scour, wash and disinfect all basins, including faucet
      handles, bowls, urinals and tile walls near urinals with approved
      germicidal detergent solution. Special care must be taken to inspect and
      clean areas of difficult access, such as the underside of the lip/rim of
      toilet bowls and urinals, to prevent buildup of calcium and iron oxide
      deposits. Wash both sides of all toilet seats with approved germicidal
      solution and wipe dry. Toilet seats are to be left in an upright
      position.

                

        

         

        
          
             

          

          
            11

             

          

          
             

          

        

        
          	
                   
      

                	
                  e.

                	
                  Powder
      Rooms: If applicable, should be thoroughly cleaned and floors
      should be washed and waxed or vacuumed with spot removal, if
      applicable.

                

        

         

        3.           Weekly

         

        
          	
                   
      

                	
                  a.

                	
                  Floors:
      All floors will be machine scrubbed, using a germicidal solution,
      detergent and water. After scrubbing, floors will be rinsed with clean
      water and dried. All water marks will be removed from walls, partitions,
      and fixtures. An approved floor finish will be applied and buffed as
      needed.

                

        

         

        
          	
                   
      

                	
                  b.

                	
                  Floor
      Drains: Clean, disinfect, and fill with water
      to avoid the escape of sewer gasses. No acids are
    permitted.

                

        

         

        4.           Monthly

         

        
          	
                   
      

                	
                  a.

                	
                  Walls
      and Metal Partitions and Washable Ceiling: Wash with water and
      germicidal solution. Wipe dry and polish to a uniformly bright, clean
      condition.

                

        

         

        
          	
                   
      

                	
                  b.

                	
                  High
      dusting and Cleaning: Perform all high dusting, inclusive of
      grilles and diffusers, vacuum and wash all ceilings and louvers, including
      washable acoustical tile.

                

        

         

        The above
shall be performed more frequently, if directed by Manager.

         

        5.           Quarterly

         

        
          	
                   
      

                	
                  a.

                	
                  Light
      Fixtures and Ceiling Grills: Specially trained employees will
      remove light lenses and ceiling grills. Wash thoroughly, dry and replace.
      This will be done as often as necessary, but not less often than
      quarterly. A proposed cleaning schedule providing for the cleaning in 25%
      of the building will be submitted with contractor's proposal for the
      proper care and maintenance of these fixtures. Such schedule will be
      subject to approval by Manager.

                

        

         

        
          
             

          

          
            12

             

          

          
             

          

        

        C.           ELEVATORS/ESCALATORS
(Below and Above Grades, including Freights)

         

        1.           Nightly

         

        
          	
                   
      

                	
                  a.

                	
                  Floors:
      All elevator carpets will be vacuumed and spot-cleaned nightly, using
      particular care to clean in corners and along edges. Soluble spots will be
      removed using a procedure without risk or injury to color or fabric.
      Uncarpeted floors will be swept and
damp-mopped.

                

        

         

        
          	
                   
      

                	
                  b.

                	
                  Saddles:
      All saddles and door tracks will be wiped clean, removing all dirt and
      stains. All dirt and debris is to be removed from door tracks using brush,
      vacuum and/or edging tool. Saddles and tracks will be left in a uniformly
      bright, clean condition.

                

        

         

        
          	
                   
      

                	
                  c.

                	
                  Walls
      and Metalwork: All marks, streaks, smudges, gum and other sticky
      substances will be removed from walls, doors (interior and exterior),
      panels, granite, facing, grout (removal of marks from grout must be
      accomplished without compromising the integrity of the grout), handrails
      and jambs and will be wiped down and polished to a uniformly clean and
      bright appearance. In a like manner, ceiling panels and above ceiling
      areas will be maintained in a uniformly clear and bright appearance. Any
      damage (such as scratches, graffiti or broken floor-call buttons) is to be
      reported to Manager. In addition,
      any lights not functioning properly are to be reported to Manager, noting elevator
      numbers.

                

        

         

        
          	
                   
      

                	
                  d.

                	
                  Escalators:
      All metal work on escalators will be wiped cleaned and polished and left
      in a uniformly clean and bright
condition.

                

        

         

        2.           WEEKLY

         

        
          	
                   
      

                	
                  a.

                	
                  Floors:
      Shampoo carpets in elevator cabs, including spare carpets if made
      available, following manufacturer's specifications. Uncarpeted floors are
      to be machine scrubbed and sealed, as
necessary.

                

        

         

        
          
             

          

          
            13

             

          

          
             

          

        

        D.           MAIN
LOBBY AND CONCOURSE

         

        1.           Nightly

         

        
          	
                   
      

                	
                  a.

                	
                  Carpeted
      Areas: Any carpeted areas, including carpet behind consoles, will
      be vacuumed nightly. Vacuuming shall include nightly edging along
      baseboards, movement of cigarette urns and small furniture. All furniture
      and fixtures are to be replaced to their original position when vacuuming
      is finished. Carpet will be spot-cleaned where necessary each
      night.

                

        

         

        
          	
                   
      

                	
                  b.

                	
                  Uncarpeted
      Areas: Hard-surfaced floors are to be dust-mopped, using a treated
      mop to remove all loose dirt and grit, and then wet-mopped with clean
      water and dried. All mop marks and water splashes will be removed from
      walls, baseboards, carpeting and furniture, and all furniture and fixtures
      replaced to their original position when mopping is completed. Lobby
      planters are to be moved to allow for cleaning of floor, then put back in
      the same location, where possible.

                

        

         

        
          	
                   
      

                	
                  c.

                	
                  Walls
      and Doors: All walk (including granite), doors, and jambs will be
      cleaned to remove all dust, finger marks, smudges and spills (inclusive of
      stairway and utility doors). Special attention to all areas around call
      buttons.

                

        

         

        NOTE:
Care must be taken around and/or near all artwork and displays.

         

        
          	
                   
      

                	
                  d.

                	
                  Lobby
      Glass: All glass windows, doors, and jambs will be cleaned to
      remove all finger marks, smudges and spills, and will be left in a
      uniformly bright, clean condition.

                

        

         

        
          	
                   
      

                	
                  e.

                	
                  Miscellaneous
      Metalwork: All metalwork, such as mail chutes and boxes, door
      hardware and frames, metal lettering, mullions and sills, door knobs and
      kick plates, etc. will be wiped clean and polished and left in a bright
      condition, free of all dust and
streaks.

                

        

         

        
          	
                   
      

                	
                  f.

                	
                  Elevator
      Doors, Panels, Granite and Saddles (Tracks): Elevator doors
      (interior and exterior) will be wiped down and polished (top to bottom)
      and left in a bright condition, free of all dust and streaks. Elevator
      saddles will be wiped clean and all dirt and debris removed from door
      tracks, using a

                

        

         

        
          
             

          

          
            14

             

          

          
             

          

        

        vacuum
service tool. Spills and smudges will be removed so that the saddles and tracks
are left in a bright, clean condition. Any and all scratches or marks should be
reported to the supervisor for report to Manager. Special care should
be taken when cleaning elevator control panels. Do not use water on control
panels.

         

        
          	
                   
      

                	
                  g.

                	
                  Cigarette
      Urns: Clean all cigarette urns, removing all butts and debris
      nightly using a sifting or screen tool. Refill with sand when necessary;
      sand to be no more than 1" from top. All material to be furnished by Contractor.

                

        

         

        
          	
                   
      

                	
                  h.

                	
                  Dusting:
      All horizontal surfaces, including furniture tops and areas within reach
      which includes the security station (console) and seating areas, are to be
      dusted nightly using treated dust cloths. No feather dusters are
      to be used.

                

        

         

        
          	
                   
      

                	
                  i.

                	
                  Miscellaneous
      Displays: Clean all miscellaneous displays, except artwork
      (including sign holders, stanchions and newspaper trays nightly) and other
      displays as directed.

                

        

         

        
          	
                   
      

                	
                  j.

                	
                  Louvers:
      Dust all door louvers and other ventilating louvers within
      reach.

                

        

         

        
          	
                   
      

                	
                  k.

                	
                  Baseboards:
      Dust and clean all baseboards, electric fixtures and any other fixtures or
      fittings within reach.

                

        

         

        
          	
                   
      

                	
                  1.

                	
                  Escalators:
      All escalator rails and glass are to be thoroughly cleaned. All escalator
      metal is to be cleaned and
polished.

                

        

         

        
          	
                   
      

                	
                  m.

                	
                  Mats:
      Sweep, vacuum, spot clean and scrub as required all mats and
      runners.

                

        

         

        2.           Weekly

         

        
          	
                   
      

                	
                  a.

                	
                  Carpeted
      Areas: Carpeted floors are to be vacuumed using a pile
      lifter to remove all embedded dirt and grit. The operation will
      include the same edging and detailing required for nightly
      vacuuming.

                

        

         

        
          	
                   
      

                	
                  b.

                	
                  Uncarpeted
      Areas: All hard-surfaced floors will be machine buffed following
      specified (Section D, paragraph 1 b) nightly procedures, using an electric
      rotary buffing machine to obtain maximum
shine.

                

        

         

        
          
             

          

          
            15

             

          

          
             

          

        

        3.           Monthly

         

        
          	
                   
      

                	
                  a.

                	
                  Carpeted
      Areas: All carpeted floors will be shampooed to remove any spots,
      stains or other spills, and be left in a uniformly clean condition. Any
      spots not removable by normal shampooing will be reported by the
      supervisor to Manager.

                

        

         

        
          	
                   
      

                	
                  b.

                	
                  Uncarpeted
      Areas: All hard-surfaced floors are to be completely machine
      scrubbed. After scrubbing, the floor will be re-sealed as needed. On
      completion of re-sealing, all water and other marks will be removed from
      walls, baseboards, doors, furniture mullions and adjacent carpeted areas.
      Lobby and concourse planters shall be moved in all possible cases and
      replaced. Special care should be given to ensure that planters or column
      bases are not damaged in the scrubbing process. Any repairs shall be made
      by Contractor at
      Contractor's sole
      cost and expense.

                

        

         

        
          	
                   
      

                	
                  c.

                	
                  Air
      Diffusers: All diffusers shall be cleaned using a treated dust
      cloth.

                

        

         

        4.           Semi-Annual

         

        
          	
                   
      

                	
                  a.

                	
                  Walls:
      All walls, doors and frames will be thoroughly cleaned, using methods
      reviewed and accepted by Manager, leaving no
      streaks, smudges, dust, or stains. Walls, doors and frames shall have a
      uniformly bright and clean appearance when completed. All nicks and
      scratches requiring more than routine touch-up will be reported by the
      supervisor to the Manager for repair. The
      Office of the Building shall be notified one week in advance of the
      semi-annual cleaning in order to schedule the removal and safekeeping of
      Lobby art work and any other
displays.

                

        

         

        
          	
                   
      

                	
                  b.

                	
                  Lights:
      Clean high lights, globes, fixtures and all other items not reached in
      nightly, weekly or quarterly
cleaning

                

        

         

        NOTE: It
is the intent of this Agreement and Contractor agrees to keep
lobbies. concourse areas and entrance ways properly maintained and clean and
presentable at all times, commensurate with first-class office
buildings.

         

        
          
             

          

          
            16

             

          

          
             

          

        

        
          	
                   
      

                	
                  E.

                	
                  PUBLIC
      AREAS (Hallways, All Elevators Lobbies Which Include Passenger,
      Garage and Freights).

                

        

         

        1.           Nightly

         

        
          	
                   
      

                	
                  a.

                	
                  Carpeted
      Areas: All carpeted floors are to be vacuumed and edged with a
      small broom or edging tool, moving any and all furniture and accessories.
      Carpet will be spot-cleaned where necessary, using a method without risk
      of injury to color or fabric.

                

        

         

        
          	
                   
      

                	
                  b.

                	
                  Uncarpeted
      Areas: All hard-surfaced floors are to be mopped with a treated
      dust mop and buffed, as needed, to maintain a uniformly bright appearance,
      with particular attention to edges, corners, and behind doors. All spills
      and stains will be removed with a damp mop or cloth. Baseboards, frames
      (molding) and granite will be wiped down with a treated dust
      cloth.

                

        

         

        
          	
                   
      

                	
                  c.

                	
                  Walls:
      All walls will be spot-cleaned to remove all smudges, stains, and hand
      marks, using only clean water or a mild cleansing agent, where necessary.
      When soap or cleaner is used, the wall will be rinsed with clean water and
      dried. No abrasive materials or solutions are to be
  used.

                

        

         

        
          	
                   
      

                	
                  d.

                	
                  Doors
      and Jambs: All doors and jambs will be spot-cleaned to remove any
      hand marks, stains, spills or smudges. Use only clean water or a mild
      cleansing agent where necessary, and rinse with clean water and dry. When
      completed, doors and jambs shall have a uniformly clean
      appearance.

                

        

         

        
          	
                   
      

                	
                  e.

                	
                  Glass
      Doors and Partitions: All glass doors and partitions, including any
      directory glass, will be spot-cleaned to remove any finger marks, smudges,
      or stains and will be left in a uniformly bright, clean
      condition.

                

        

         

        
          	
                   
      

                	
                  f.

                	
                  Miscellaneous
      Metalwork: All metalwork, such as mail chutes, door hardware and
      frames, metal lettering, and other metal accessories will be wiped clean
      and polished using a non-acid polish and left in a uniformly clean and
      bright condition, free of all dust and
streaks.

                

        

         

        
          	
                   
      

                	
                  g.

                	
                  Elevator
      Doors and Saddles: Elevator doors, panels (granite or metal) and
      frames will be completely wiped down
and

                

        

         

        
          
             

          

          
            17

             

          

          
             

          

        

        polished,
removing all dust, marks and stains, and left in a uniformly clean and bright
condition.

         

        
          	
                   
      

                	
                  h.

                	
                  Cigarette
      Urns: Clean all cigarette urns, removing all butts and debris
      utilizing a sifter screen and fill to within 1" of top with clean sand as
      needed. Material to be provided by Contractor.

                

        

         

        
          	
                   
      

                	
                  i.

                	
                  Dusting:
      Dust all accessories, planters, ledges and all other horizontal surfaces,
      using a treated dust cloth. No feather dusters are to be used. All
      surfaces to be left in a clean, dust-free condition. Spot-clean as
      necessary.

                

        

         

        
          	
                   
      

                	
                  j.

                	
                  Furniture
      and Miscellaneous: All furniture is to be wiped, using treated dust
      cloth, paying particular attention to legs and surfaces near the floor.
      Vinyl or leather surfaces are to be dusted and spot-cleaned where
      necessary; fabric is to be vacuumed as
  necessary.

                

        

         

        2.           Weekly

         

        
          	
                   
      

                	
                  a.

                	
                  Carpeted
      Areas: All carpeted floors will be vacuumed, using a pile lifter to
      remove all embedded dirt and grit and restore pile to a uniformly upright
      condition.

                

        

         

        
          	
                   
      

                	
                  b.

                	
                  Uncarpeted
      Areas: All hard-surfaced floors will be wet-mopped. All residual
      wax and mop or scrubber marks will be removed from baseboards. Floors,
      chrome frames, granite walls and baseboards to be left in a uniformly
      bright, clean condition.

                

        

         

        
          	
                   
      

                	
                  c.

                	
                  Baseboards
      will be cleaned with mild soap and water, rinsed with clean water and
      wiped dry after vacuuming of the carpets is
  complete.

                

        

         

        3.           Monthly

         

        
          	
                   
      

                	
                  a.

                	
                  Carpeted
      Areas: All carpeted areas will be shampooed removing all stains.
      Any damage (i.e., burns, rips, etc.) will be reported to supervisor for
      report to Manager.

                

        

         

        
          	
                   
      

                	
                  b.

                	
                  Uncarpeted
      Areas: All hard-surfaced floors are to be stripped of all wax or
      other coating, cleaned and dried, removing any and all marks or stains.
      Floors will then be refinished and

                

        

         

        
          
             

          

          
            18

             

          

          
             

          

        

        polished
and left in a uniformly bright, clean condition. All finish spills and splashes
will be completely removed from baseboards, walls, doors, granite and
frames.

         

        4.           Periodic
Cleaning and General Items

         

        
          	
                   
      

                	
                  a.

                	
                  Utility
      Areas: All telephone closets, utility closets and building storage
      areas shall be cleaned as directed by Manager, but not less
      than weekly.

                

        

         

        
          	
                   
      

                	
                  b.

                	
                  Vacant
      Spaces: Clean and sweep all vacant areas as needed or directed by
      Manager, but not
      less than weekly.

                

        

         

        
          	
                   
      

                	
                  c.

                	
                  Overhead
      Pipes: Dust all visible overhead pipes, sprinklers and equipment
      items not reached in nightly cleaning, as directed by Manager, but not less
      than monthly.

                

        

         

        
          	
                   
      

                	
                  d.

                	
                  High
      Dusting: All high dusting beyond the reach of the normal day-to-day
      dusting will be accomplished monthly. This will include, but not be
      limited to, all ledges, charts, picture frames, graphs, air diffusers, and
      other horizontal surfaces as well as all vertical surfaces such as walls
      and partitions.

                

        

         

        
          	
                   
      

                	
                  e.

                	
                  Doors
      and Jambs: All painted doors and jambs will be washed down with
      clean water, using a mild cleansing agent where necessary, rinsed with
      clean water and dried, leaving no streaks, marks, or smudges. Chips or
      scratches will be reported to supervisor for report to Manager.

                

        

         

        
          	
                   
      

                	
                  f.

                	
                  Air
      Diffusers: All air diffusers will be thoroughly washed and dried
      and left in a clean condition as often as necessary, but not less often
      than once a month.

                

        

         

        F.           JANITORS'
STORAGE CLOSETS

         

        All
janitors' storage closets, restrooms, lunchrooms, and work/break areas (service
areas) provided by the building for use of Contractor personnel will be
kept in a neat, clean, sanitary and orderly condition at all times. The
restrooms will be maintained in the same condition as the public restrooms as
specified in Section B. Before leaving the premises each night, all of the
service areas will be dust-mopped, and spot-cleaned, where necessary, and
dusted. Tile floors will be stripped and waxed, as necessary, but not less often
than every sixty days. Concrete floors will be sealed (where

         

        
          
             

          

          
            19

             

          

          
             

          

        

        necessary),
dust-mopped nightly, and wet-mopped monthly. All doors and walls will be
spot-cleaned nightly.

         

        G.           STAIRWELLS

         

        1.           Weekly

         

        
          	
                   
      

                	
                  a.

                	
                  Cleaning:
      All doors, jambs and sills will be checked daily and, where needed, dusted
      (wiped down) and spot-cleaned to remove all finger marks, smudges and
      stains. Stairs and landings will be swept and spot-cleaned to remove all
      spills, stains and litter.

                

        

         

        
          	
                   
      

                	
                  b.

                	
                  Dusting:
      Handrails, baseboards, light fixtures, and all horizontal ledges and
      surfaces will be wiped with a treated dust
  cloth.

                

        

         

        
          	
                   
      

                	
                  c.

                	
                  Fire
      Equipment: All fire equipment, inclusive of extinguishers, hose
      cabinets or covers and communication devices, shall be
    dusted.

                

        

         

        2.           Quarterly

         

        
          	
                   
      

                	
                  a.

                	
                  High
      dusting: All high dusting, including but not limited to door
      closures/smoke dampers and all other surfaces not reached during normal
      dusting operations, will be dusted or cleaned, as necessary, but not less
      than every three months.

                

        

         

        3.           Semi-Annually

         

        
          	
                   
      

                	
                  a.

                	
                  Stairs
      and Landings: All stairs and landings will be wet-mopped and dried.
      A schedule for this project shall be submitted in advance for
      approval.

                

        

         

        H.           CONSTRUCTION/PRE-OCCUPANCY
(To be considered an extra to contract cost.)

         

        1.           Client
Areas

         

        Prior to
client occupancy of new or remodeled space, Contractor shall render a
thorough initial cleaning of all newly-constructed and rented space, including
dusting, sweeping, vacuuming, polishing of metal and bright work, windows, and
mullions, removal of plaster, dust and construction debris so that the premises
are left in a clean.

         

        
          
             

          

          
            20

             

          

          
             

          

        

        orderly
condition ready for occupancy by client. Contractor shall also provide
complete floor maintenance and initial waxing and polishing throughout the
premises prior to move-in of all new clients.

         

        2.           Restrooms

         

        Contractor shall perform a
thorough initial cleaning of all floors, walls, partitions, fixtures, and bright
work as they are placed in operation, at no cost to the Building. No caustic
materials will be used.

         

        I.           RECYCLING
PROGRAM

         

        The Manager has instituted a
recycling program which involves the client placing paper goods in centrally
located bins for nightly removal.

         

        The Contractor shall instruct its
associates to use special care when removing this material from the building
into compactors or dumpsters.

         

        Specially
colored liners shall be provided for recycled products by the Manager.

         

        If client
elects to have recycled products sorted at individual work areas rather than
centrally located depots, Contractor agrees to provide
this service at no additional cost to Manager or
Client.

         

        J.           LOADING
DOCK (including
compactor area and freight elevator lobby)

         

        1.           Nightly

         

        
          	
                   
      

                	
                  a.

                	
                  The
      loading dock shall be thoroughly cleaned using a mechanical scrubber and
      appropriate grease-cutting and sanitizing
  cleansers.

                

        

         

        2.           Monthly

         

        
          	
                   
      

                	
                  a.

                	
                  In
      addition to the nightly tasks, the dock area will be detailed around edges
      and corners once a month or as required by Manager.

                

        

         

        NOTE:
Freight elevator lobbies and the loading dock office are to be cleaned in
accordance with the previously detailed NIGHT specifications.

         

        
          
             

          

          
            21

             

          

          
             

          

        

        III.           DAY
CLEANING AND GENERAL MAINTENANCE EXPECTATIONS

         

        The
following is an overview and more detailed duties are provided under "DUTIES".

         

        The Day
Staff shall be trained and expected to perform the following duties as well as
any additional duties as may be directed by the Manager; in all activities,
damage or exceptions (lights out, loose panels, etc.) are to be reported to
supervisor for appropriate action.

         

        A.           INTERIOR
CLEANING

         

        
          	
                   
      

                	
                  1.

                	
                  Lobby:
      (including Concourse). Maintain entry lobby. Use of carpet sweeper and/or
      vacuum shall be used during the day. Treated dust mops shall be used for
      removing footprints from floors. Damp mop shall be used for spills. All
      glass and walls shall be spot cleaned, removing handprints, smudges, etc.
      throughout the day. Security Console and Client Directory shall be cleaned
      as needed using a treated cloth but no less than twice a day. FEATHER DUSTERS ARE NOT TO BE
      USED. No
      scrubbing or buffing shall be done during the day in the Lobby or in
      Concourse Areas.

                

        

         

        
          	
                   
      

                	
                  2.

                	
                  Glass
      Interior and Exterior: Spot clean glass entry doors and windows
      throughout the day, as needed.

                

        

         

        
          	
                   
      

                	
                  3.

                	
                  Elevators:
      Maintain all elevator cabs. Carpeted elevators are to be vacuumed and
      spot-cleaned. Surface litter should be removed, and fingerprints and
      smudges on wall panels wiped down. This cleaning should be performed at
      least once in the morning and once in the afternoon. Metal damage and
      graffiti are to be reported to Manager
      immediately.

                

        

         

        
          	
                   
      

                	
                  4.

                	
                  Restrooms:
      Day Porters and Matrons shall be trained and assigned to perform the
      following duties and any additional duties as may be directed by the Manager:

                

        

         

        
          	
                   
      

                	
                  a.

                	
                  Metal
      Fixtures: Wash and polish all mirrors, powder shelves, towel
      dispensers, receptacles, and any other metal
  accessories.

                

        

         

        
          	
                   
      

                	
                  b.

                	
                  Ceramic
      Fixtures: Special care must be taken to inspect toilet seats,
      toilet bowls, sinks and faucet handles. Make sure they are
      clean.

                

        

         

        
          
             

          

          
            22

             

          

          
             

          

        

        
          	
                   
      

                	
                  c.

                	
                  Walls
      and Metal Partitions: Damp wipe all metal toilet partitions and
      tiled walls, using approved germicidal solution, if necessary. Note any
      damage and/or graffiti and report
immediately.

                

        

         

        
          	
                   
      

                	
                  d.

                	
                  General:
      Remove all wastepaper and refuse, including sanitary napkins, also fill
      toilet tissue holders, seat cover containers, soap and lotion dispensers,
      towel dispensers, and sanitary napkin
  dispensers.

                

        

         

        Clean
drinking fountains twice
daily.

         

        Paper
product refill stock is not to be visibly stored in any area of the
restroom.

         

        B.           EXTERIOR
CLEANING

         

        
          	
                   
      

                	
                  1.

                	
                  Plazas:
      First thing each morning, day Porters are to police the entire exterior of
      the building, including walkways and lower/upper plazas, picking up
      cigarette butts, papers, leaves, and any other debris, mopping/sweeping up
      standing water, noting any damage or exceptions, and assuring that the
      area is in a neat, orderly condition. Any discrepancies or clean-up
      required beyond the morning walk will be reported to Manager for attention
      during the day.

                

        

         

        All
plazas, courts, walkways, garden areas, seating areas, ponds, pools, handrails,
etc., are to be checked and cleaned throughout the day with special attention to
early morning 6:00 - 7:00 am, lunch time 11:30 am - 1:00 pm, and end of day 3:30
pm - 4:30 pm All trash and cigarette receptacles to be emptied regularly.
Benches to be cleaned regularly.

         

        
          	
                   
      

                	
                  2.

                	
                  Exterior
      Granite: All exterior walks (including public sidewalks), stairs
      and open/covered plazas will be cleaned daily and scrubbed at least weekly
      with a mechanical scrubber/vacuum. After cleaning and sweeping, all
      standing water will be removed by squeegee and the surfaces left in a
      clean, dirt-free condition. Caution signs and stanchions must be used
      during the operation. Timing of this scrubbing should not interfere with
      usage of the Plaza areas during lunch time or during morning and evening
      peak traffic times. Special attention should be given to the cleaning of
      grout; removal of efflorescence, accumulated dirt and
    stains.

                

        

         

        
          
             

          

          
            23

             

          

          
             

          

        

        
          	
                   
      

                	
                  3.

                	
                  Safety:
      Set out rain mats, as necessary, and maintain them in a clean condition.
      Report damage or wear and tear. Mats are to be flat and located so as to
      meet traffic demands. (Back-rolling for
  storage.)

                

        

         

        
          	
                   
      

                	
                  4.

                	
                  Entrances:
      Keep entrance door glass and frames in a clean
  condition.

                

        

         

        
          	
                   
      

                	
                  5.

                	
                  Brass:
      Clean and polish all brass
      including but not limited to grates, railings, expansion joint covers,
      drain covers, grills, standpipes and fire hose connections as necessary
      and at least once a month.

                

        

         

        
          	
                   
      

                	
                  6.

                	
                  Railings:
      Dust handrails, stair stringers, risers and railings; wash as
      necessary.

                

        

         

        
          	
                   
      

                	
                  7.

                	
                  Stairwells:
      Clean, sweep, dust, mop, and pick up stairwells and
    landings.

                

        

         

        
          	
                   
      

                	
                  8.

                	
                  Special
      Events: Clean exterior walks and patios and set up for special
      occasions and events.

                

        

         

        
          	
                   
      

                	
                  9.

                	
                  Escalators:
      Escalator treads are to be mechanically scrubbed and buffed weekly.
      Sidewalls and flashing are to be cleaned daily, and handrails dusted
      throughout each day. Report damage or exceptions (e.g. missing or loose
      screws, squeaking sounds, etc.) for immediate
  action.

                

        

         

        
          	
                   
      

                	
                  10.

                	
                  Changing
      Rooms and Storage Area: All changing rooms and storage areas are to
      be maintained in a clean, orderly
condition.

                

        

         

        C.           LOADING
DOCK (See also CLEANING: NIGHT)

         

        
          	
                   
      

                	
                  1.

                	
                  Maintain
      loading dock areas in a clean and sanitary condition. Report any problems
      with compactors to the Office of the Building immediately. Compactors to
      be kept locked, and all personnel with keys must be trained and
      certified in their proper use. When compactor is removed for
      dumping, area underneath it shall be swept, hosed and
      sanitized.

                

        

         

        
          	
                   
      

                	
                  2.

                	
                  Compactor
      Operation: Training of all persons operating compactor should be
      arranged with Owner's Manager. Inspect daily
      and report to Manager if rubbish
      removal contractor does not clean and/or
  sanitize.

                

        

         

        
          
             

          

          
            24

             

          

          
             

          

        

        D.           DUTIES
(Detailed list of overall responsibilities for Day Matrons and Day
Porters).

         

        
          	
                   
      

                	
                  1.

                	
                  Duties
      of Day Matrons: Contractor agrees to furnish day matrons, as
      outlined in this specification, to perform the following duties and any
      additional duties as may be directed by Manager.

                

        

         

        Matrons
shall be properly attired in freshly laundered, starched uniforms and equipped
with an appropriate carry-all approved by Manager (shopping bags, travel
bags, etc. are not acceptable). Matrons shall use freight cars only
when traveling with supplies.

         

        
          	
                   
      

                	
                  a.

                	
                  Police
      all ladies' restrooms and lavatories, keeping them in clean condition as
      previously specified, but not less than twice per
  day.

                

        

         

        
          	
                   
      

                	
                  b.

                	
                  Matron
      to fill toilet tissue, soap, sanitary napkin and towel dispensers in
      ladies' restrooms on an floors.

                

        

         

        
          	
                   
      

                	
                  c.

                	
                  Perform
      such other duties as may be directed by Manager.

                

        

         

        2.           Duties of
Day Porters:

         

        Contractor agrees to furnish
day porters, as outlined in this specification, to perform the following duties
and any additional duties which may be directed by the Manager.

         

        Contractor also agrees to
provide sufficient porters for client work, which in no way will delete from
building staff, unless approved by Manager.

         

        The
number of porters added to the building staff for client work shall be charged
to Manager.

         

        Sufficient
day porters shall be assigned to perform the following services and any
additional chores as directed by building management.

         

        These
services include but are not limited to the following:

         

        
          	
                   
      

                	
                  a.

                	
                  Police
      entire lobby areas and exterior areas including concourse and
      plaza.

                

        

         

        
          
             

          

          
            25

             

          

          
             

          

        

        
          	
                   
      

                	
                  b.

                	
                  Police
      and maintain elevator cabs, including floors as required. If carpeted
      floors in elevators, cabs to be vacuumed and spots to be removed, as
      required, if resilient tile, clean buff and wax floors, as
      required.

                

        

         

        
          	
                   
      

                	
                  c.

                	
                  Police
      all floor men's lavatories, to be checked a minimum of twice a day,
      morning and afternoon.

                

        

         

        
          	
                   
      

                	
                  d.

                	
                  Check
      and fill, as necessary, toilet tissue and soap dispensers and towel
      dispensers, materials to be furnished by Contractor.

                

        

         

        
          	
                   
      

                	
                  e.

                	
                  Clean
      basement (including all levels below first floor), corridors, utility
      areas; police employer's locker rooms so they are kept in clean condition
      at all times.

                

        

         

        
          	
                   
      

                	
                  f.

                	
                  Sweep
      and hose building entrance sidewalks and all exterior areas, as required,
      but not less than once each week. All equipment including steam and
      washing equipment to clean plaza and sidewalks to be provided by Contractor and such
      equipment to be of a type and manufacture as approved by the Manager.

                

        

         

        
          	
                   
      

                	
                  g.

                	
                  Set
      out and remove weather mats on an as needed basis; keep in clean
      condition.

                

        

         

        
          	
                   
      

                	
                  h.

                	
                  Keep
      entrance door glass and frames in clean
  condition.

                

        

         

        
          	
                   
      

                	
                  i.

                	
                  Clean
      and polish standpipes and sprinkler Siamese connections as
      necessary.

                

        

         

        
          	
                   
      

                	
                  j.

                	
                  Properly
      maintain exterior of all buildings at ground level, including canopy trim
      and painted underside of canopies, store fronts, and other applicable
      areas; all garden areas to be
policed.

                

        

         

        
          	
                   
      

                	
                  k.

                	
                  Clean
      loading dock areas as needed.

                

        

         

        
          	
                   
      

                	
                  l.

                	
                  Sweep
      and dust stairways and fire tower. Dust handrails, spindles, newels and
      stair stringers; wash stairs as
necessary.

                

        

         

        
          	
                   
      

                	
                  m.

                	
                  Remove
      snow when necessary from building entrance ways, sidewalks and plaza. All
      materials and equipment, including powered snow removal, steam and washing
      equipment to clean plaza, to be furnished by Contractor, and
      such

                

        

         

        
          
             

          

          
            26

             

          

          
             

          

        

        equipment
to be of a type and manufacture as set forth by Manager. This is to be
considered an extra to the base contract cost when required on overtime. Provide
a list of people to be called in for snow removal.

         

        
          	
                   
      

                	
                  n.

                	
                  As
      directed by Manager, equipment
      rooms, fan rooms, and other utility rooms, shall be swept
      regularly.

                

        

         

        
          	
                   
      

                	
                  o.

                	
                  Perform
      such other duties as may be directed by Manager.

                

        

         

        
          	
                   
      

                	
                  p.

                	
                  Clean
      basement corridors and utility areas, including floors, walls, ceilings,
      fixtures and other areas. All such areas shall be kept in clean condition
      to the satisfaction of the Manager.

                

        

         

        IV.           STANDARDS
AND SPECIAL CONDITIONS

         

        A.           CLEANING
STANDARDS

         

        The
following cleaning standards shall be used in evaluating janitorial
services:

         

        
          	
                   
      

                	
                  1.

                	
                  Dusting:
      A properly dusted surface is free of all dirt, dust, dust streaks, lint
      and cobwebs.

                

        

         

        
          	
                   
      

                	
                  2.

                	
                  Plumbing
      Fixture and Dispenser Cleaning: Plumbing fixtures and dispensers
      are clean when free of all deposits and stains so that an item is left
      without dust streaks, film, odor or
stains.

                

        

         

        
          	
                   
      

                	
                  3.

                	
                  Sweeping:
      A property swept floor is free of all dirt, dust, grit, lint and debris
      except embedded dirt and grit.

                

        

         

        
          	
                   
      

                	
                  4.

                	
                  Spot-Cleaning:
      A surface adequately spot-cleaned is free of all stains and deposits and
      is substantially free of cleaning
marks.

                

        

         

        
          	
                   
      

                	
                  5.

                	
                  Damp-Mopping:
      A satisfactorily damp-mopped floor is without dirt, dust, marks, film,
      streaks, debris, water spots or standing
water.

                

        

         

        
          	
                   
      

                	
                  6.

                	
                  Metal
      Cleaning: All cleaned metal surfaces are without deposits or
      tarnish, with a uniformly bright appearance, and the cleaner is removed
      from adjacent surfaces.

                

        

         

        
          	
                   
      

                	
                  7.

                	
                  Glass
      Cleaning: Glass is clean when all glass surfaces are without
      streaks, film, deposits, and stains and has a uniformly bright appearance
      and adjacent surfaces have been wiped
clean.

                

        

         

        
          
             

          

          
            27

             

          

          
             

          

        

        
          	
                   
      

                	
                  8.

                	
                  Wax
      Removal/Application: Wax removal is accomplished when surfaces have
      all wax removed down to floor material, floor is left free of all dirt,
      stains, deposits, debris, cleaning solution and standing water, and the
      floor has a uniform appearance when dry. Application of wax shall be
      complete when a thin, evenly applied layer of wax is clear and dry and
      ready for buffing to a uniform, glossy
  appearance.

                

        

         

        
          	
                   
      

                	
                  9.

                	
                  Scrubbing
      (Manual): Scrubbing is satisfactorily performed when all surfaces
      are without embedded dirt, cleaning solution, film, debris, stains, marks
      and standing water, and the floor has a uniformly clean
      appearance.

                

        

         

        
          	
                   
      

                	
                  10.

                	
                  Light
      Fixture Cleaning: Light fixtures are considered clean when all
      components, including bulbs, tubes and adjacent surfaces, reflective and
      otherwise, are without insects, dirt, lint, film and streaks. All lenses
      that have been removed are to be reinstalled immediately, per
      specs.

                

        

         

        
          	
                   
      

                	
                  11.

                	
                  Wall
      Washing: Walls are considered clean when the surface of the walk,
      the ceiling, exposed pipes and equipment will have a uniformly clean
      appearance, free from dirt, stains, streaks, lint and cleaning marks.
      Painted surfaces must not be damaged. Hard finish glazed ceramic tile
      surfaces must be bright, free of film, streaks, and
    deposits.

                

        

         

        
          	
                   
      

                	
                  12.

                	
                  Buffing
      of Waxed Surfaces: All waxed surfaces will be considered buffed
      sufficiently when the surface has maximum gloss and a uniform
      appearance.

                

        

         

        As used
in this cleaning specification, "Approved Product" or "Approved Cleaner" shall
mean a product or cleaner approved in writing by Manager prior to Contractor's use of product or
cleaner in the building.

         

        
          	
                   
      

                	
                  13.

                	
                  Mechanical
      Scrubber: The mechanical scrubber shall at all times be clean in
      appearance and operation and shall be maintained free of hazards to
      persons or property.

                

        

         

        8.           EQUIPMENT
STANDARDS

         

        The Contractor shall provide all
equipment necessary for the effective and efficient cleaning of the Building in
accordance with the intent and the letter of specifications. All cleaning
equipment shall be state-of-the-art and

         

        
          
             

          

          
            28

             

          

          
             

          

        

        consistent
with good cleaning practices. All equipment shall be kept
in first class working order and clean (spotless, like new) at all times.
Acceptably maintained equipment meets the following standards:

         

        
          	
                   
      

                	
                  1.

                	
                  Equipment
      is replaced when obsolete or defective as determined by Manager.

                

        

         

        
          	
                   
      

                	
                  2.

                	
                  Equipment
      is kept clean and neat at all times reflecting a "like new" appearance and
      operates like new equipment both mechanically and
      functionally.

                

        

         

        
          	
                   
      

                	
                  3.

                	
                  Modifications
      to equipment required to prevent damage to any of the architectural
      finishes of the Building is made at the direction and with the written
      approval of the Owner at no additional cost to the Owner or Manager.

                

        

         

        
          	
                   
      

                	
                  4.

                	
                  Electrical
      machinery (vacuums, polishers, scrubbers, et al) must be kept free of
      sharp edges and any other condition that presents a hazard to persons or
      property.

                

        

         

        
          	
                   
      

                	
                  5.

                	
                  Damaged
      equipment is to be repaired to the standard defined in #2 above before
      reuse.

                

        

         

        
          	
                   
      

                	
                  6.

                	
                  Wheels
      and rolling parts on carts are to be maintained so as to roll easily;
      carts have wide (min. 1") wheels with a minimum 4" diameter in order to
      avoid getting caught in ridges and cracks; carts have area large enough to
      accommodate all equipment without having to strap on
    contents.

                

        

         

        
          	
                   
      

                	
                  7.

                	
                  Dents/scratches
      on equipment are repaired immediately. Any and all parts (squeegees,
      bumpers, etc.) of the equipment damaged or worn shall be replaced at the
      expense of the Contractor.

                

        

         

        
          	
                   
      

                	
                  8.

                	
                  Mechanical
      equipment (wet-vac, scrubbing machine, et al) is free of dirt and residue;
      containers/nozzles for spray liquids are to be maintained in clean
      condition, without buildup of dirt or
liquid.

                

        

         

        
          	
                   
      

                	
                  9.

                	
                  Brooms
      have even bristles that do not scratch surfaces being
    swept.

                

        

         

        
          	
                   
      

                	
                  10.

                	
                  Dustmops
      (treated and untreated) are maintained in clean
  condition.

                

        

         

        
          	
                   
      

                	
                  11.

                	
                  Wet
      mops are washed with clear water and at least once a week with bleach or
      disinfectant. Two (2) mops are located in each
  work

                

        

         

        
          
             

          

          
            29

             

          

          
             

          

        

        area and
are dried between use (alternated every other day). When mops are not in use,
they are to be stored with the mop "end up".

         

        
          	
                   
      

                	
                  12.

                	
                  Rags
      and cleaning cloths are maintained in clean condition - rags used with
      water only kept separate from rags used with solvent
  only.

                

        

         

        
          	
                   
      

                	
                  13.

                	
                  All
      buckets/receptacles are free of accumulated dirt, grease, grime,
      etc.

                

        

         

        
          	
                   
      

                	
                  14.

                	
                  All
      signs are clean (like new) and neat at all times with lettering clear and
      distinct.

                

        

         

        C.           SUPPLIES

         

        All
supplies required for the effective cleaning and maintenance of the Building in
accordance with the specifications will be supplied by the Contractor, including but not
limited to cleansers, waxes, disinfectants, sand for ash urns, ammonia, etc. The
disposable supplies used in client suites and restrooms (plastic liners, hand
towels, seat covers, toilet tissue and hand soap) will be purchased by Manager or Contractor, if requested to do
so.

         

        D.           UNIFORMS

         

        The Contractor shall provide
complete uniforms (winter and summer) for all Janitorial personnel, if
directed.

         

        The Manager shall select and
approve all uniforms and direct, when necessary, the modification, repair or
replacement of all uniforms.

         

        Night
personnel would be provided with a minimum of two (2) changes per week and day
personnel would be provided with a minimum of three (3) changes per
week.

         

        Proper
identification tags shall be worn by all Contractor's personnel,
including Manager's
specialized name badge, at the sole cost of Contractor. The current cost
of each name badge is $7.50 and will need to be replaced at the associate's
annual anniversary date, at cost of Contractor.

        NOTE:
Price of badge is subject to change.

         

        Contractor would clean and
maintain uniforms in a neat appearance to the satisfaction of the Manager.

         

        All
personnel shall be equipped as required with appropriate and adequate outer
garments and protective gear for both inclement and cold weather.

         

        

         

        
          
             

          

          
            30

             

          

          
             

          

        

COMMENCEMENT
DATE AGREEMENT

      
         

        Metropolitan
Life Insurance Company, a New York corporation (“Landlord”), and Consoer
Townsend Envirodyne Engineers, Inc., a Delaware corporation (“Tenant”), have
entered into a certain Office Lease dated January 1, 1996 (the
“Lease”).

         

        W
I T N E S S E T H:

         

        WHEREAS, Landlord and Tenant
wish to confirm and memorialize the Commencement Date and Expiration Date of the
Lease as provided for in Section 2.02(b) of the Lease;

         

        NOW, THEREFORE, in
consideration of these presents and the mutual covenants hereby contained and
contained in the Lease, Landlord and Tenant agree as follows:

         

        1.           The
Commencement Date (as defined in the Lease) of the Lease is October 1,
1996.

         

        2.           The
Expiration Date (as defined in the Lease) of the Lease is September 30,
2006.

         

        3.           Except
as expressly modified hereby, all terms and provisions of the Lease are hereby
ratified, republished and revive and shall remain in full force and effect and
binding on the parties hereto.

         

        4.           The
Lease and this Commencement Date Agreement contain all of the terms, covenants,
conditions and agreements between the Landlord and the Tenant relating to the
subject matter herein. No prior other agreements or understandings pertaining to
such matters are valid or of any force and effect.

         

        1

         

        Rider
1

         

        
          
             

          

          
             

             

          

          
             

          

        

        IN WITNESS WHEREOF, Landlord
and Tenant have caused their respective names to be subscribed to this
commencement Date Agreement, the execution and delivery thereof have been duly
authorized.

         

        
          	
                  LANDLORD:

                	
                  TENANT:

                
	
                  METROPOLITAN
      LIFE INSURANCE 
COMPANY, a New York corporation

                	
                  CONSOER
      TOWNSEND ENVIRODYNE 
ENGINEERS, INC., a Delaware
      corporation

                
	 
      	 
      
	
                  By:  /s/ [Signature
      Illegible]

                	
                  By:  /s/ Daryl J
      Levine

                
	
                          Its:  VICE
      PRESIDENT

                	
                          Its:  SR
      VP-CFO

                

        

        

         

        

         

        2

         

        Rider
1

         

        

         

        
          
             

          

          
             

             

          

          
             

          

        

        RIDER
2

         

        1.           Rent Credit.

         

        A.           Landlord,
provided Tenant is not in default under this Lease and continuously occupies the
Premises, grants Tenant the following credits (sometimes referred to hereinafter
as abatements) to be applied against installments of Monthly Base
Rent:

         

        1.           A
credit of $32,664.19 shall be applied to the Monthly Base Rent for each of the
first fourteen (14) months of the Lease Term;

         

        2.           A
credit of $16,674.19 shall be applied to Monthly Base Rent for each of the
fifteenth (15th) through forty-forty-third (43rd) months of the Lease Term;
and

         

        3.           A
credit of $25,000.00 shall be applied to the first month’s Monthly Base Rent due
under this Lease.

         

        B.           Rent
Adjustments with respect only to the New Premises (and not the Current Premises)
shall be abated in full during the first fourteen (14) months of the Lease
Term.

         

        C.           The
balance of Base Rent, Rent Adjustment Deposits and/or Rent Adjustments due (if
any) for a month in which a credit is applied shall be paid in accordance with
Article 3 and Article 4 of this Lease.

         

        2.           Acceleration
Option.

         

        A.           Tenant
may accelerate the Expiration Date (“Acceleration Option”) for all or a portion
of the Premises from September 30, 2006 to either (i) September 30, 2000 (“First
Acceleration Option”) or (ii) September 30, 2003 (“Second Acceleration Option”),
if, and only if, in either case:

         

        1.           Landlord
receives notice of acceleration (which notice shall be irrevocable on Tenant’s
part, but Tenant’s rights shall be subject to the provisions of this Section 2)
from Tenant as follows:

         

        
          	
                   
      

                	
                  a.

                	
                  with
      respect to the First Acceleration Option, Landlord must receive notice no
      later than June 30, 1999 (the “First Acceleration Notice”);
      and

                

        

         

        
          	
                   
      

                	
                  b.

                	
                  With
      respect to the Second Acceleration Option, Landlord must receive notice
      no

                

        

         

        1

         

        Rider
2

         

        
          
             

          

          
             

             

          

          
             

          

        

        later
than June 30, 2002 (the “Second Acceleration Notice”); and

         

        2.           With
respect to the First Acceleration Option, the First Acceleration Notice is
accompanied by a payment (the “First Acceleration Amount”) in the form of a
cashier’s or certified check in the amount of $39.00 per square foot of the
Premises as to which Tenant is exercising the Acceleration Option;
and

         

        3.           With
respect to the Second Acceleration Option, the Second Acceleration Notice is
accompanied by a payment (the “Second Acceleration Amount”) in the form of a
cashier’s or certified check in the amount of $24.00 per square foot of the
Premises as to which Tenant is exercising the Acceleration Option.

         

        It is understood and agreed that in
either case the First or Second Acceleration Amount is being paid as and for a
termination fee resulting from the early termination of this Lease and not as a
penalty; provided that the First or Second Acceleration Amount (as the case may
be) shall automatically be increased to reflect the Landlord’s unamortized costs
(including, without limitation, brokerage commissions, rent abatements, and
other financial concessions or commissions, if any) in connection with the
addition of any space to Premises; such costs shall be amortized over the term
of the lease of such additional space taking into account an interest component
at the rate of ten percent (10%) per annum compounded monthly; and

         

        4.           a
Default under this Lease has not occurred and is then continuing at the time
Tenant delivers the First or Second Acceleration Notice (as the case may be);
and

         

        5.           This
Lease has not been assigned (except to an Affiliate of Tenant) or the Premises
or portion thereof being surrendered to Landlord have not been sublet beyond the
early termination date for such space at the time Tenant delivers the First or
Second Acceleration Notice (as the case may be) to Landlord; and

         

        6.           If
Tenant elects to exercise this option with respect to only a portion of the
Premises, such portion and the remainder of the Premises must each be regular
and marketable in shape (and at least 5,000 square feet in size, or if the space
being returned to Landlord is an Offering Space (as defined in Section 6 below)
smaller than 5,000 square feet, then the entire Offering Space) with appropriate
means of ingress and egress suitable for normal renting purposes, have proper
demising walls, hvac distribution and electric and telephone service (including
without limitation, electrical meters and panels), have telephone (homerun)
conduit to telephone closet, appropriate light fixtures

         

        2

         

        Rider
2

         

        
          
             

          

          
             

             

          

          
             

          

        

        along new
demising walls, new acoustic ceiling tiles around demising walls as needed, new
standard entry door, if needed, paint demising walls if needed, rework carpet
and install vinyl base as needed, and if needed, Tenant shall build out
corridors similarly to other multi-tenant floors in the Building;
and

         

        7.           Tenant
executes and returns the Acceleration Amendment (defined below) within ten (10)
days of its submission to Tenant.

         

        B.           If
Tenant is able to and properly exercises the First or Second Acceleration Option
(as the case may be):

         

        1.           Landlord
shall prepare an amendment (the “Acceleration Amendment”) to reflect the change
in the Term, size of the Premises, the Expiration Date, the Base Rent, Rent
Adjustments and other appropriate terms, if any. A copy of the Acceleration
Amendment shall be sent to Tenant within a reasonable time after receipt of the
First or Second Acceleration Notice (as the case may be. The Acceleration
Amendment shall be executed by Tenant and returned to Landlord in accordance
with subsection A.8.

         

        2.           Tenant
shall remain obligated and liable for all Rent and Rent Adjustments due under
this Lease up to and including the accelerated Expiration Date established
pursuant to the First or Second Acceleration Notice (as the case may be) and
Acceleration Amendment (even if billings occur subsequent to the applicable
accelerated Expiration Date), and thereafter with respect to the remaining
Premises, if any.

         

        C.           Notwithstanding
anything contained herein to the contrary, at Landlord’s sole option, Tenant’s
rights hereunder shall terminate if, after delivery of the First or Second
Acceleration Notice (as the case may be) but prior to the applicable accelerated
Expiration Date, Tenant commits a default under the Lease or assigns the Lease
or subleases the Premises or any portion thereof which is being surrendered to
Landlord which sublease extends beyond the early termination date.

         

        D.           Tenant
agrees that time is of the essence in connection with the valid exercise of its
rights hereunder.

         

        E.           The
rights of Tenant under this Section 2 are personal to the original Tenant named
in this Lease and its Affiliates and are not assignable to any other person or
entity.

         

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        3.           Renewal
Option.

         

        A.           Tenant
shall have the option to extend the Expiration Date (“Renewal Option”) from
September 30, 2006 to September 30, 2011, if:

         

        1.           Landlord
receives notice of exercise (“Renewal Notice”) on or before September 30, 2005
(which notice shall be irrevocable on Tenant’s part, but Tenant’s rights shall
be subject to the provisions of this Section 3); and

         

        2.           at
the time Landlord receives the Renewal Notice:

         

        
          	
                   
      

                	
                  a.

                	
                  a
      Default under this Lease has not occurred and is then continuing;
      and

                

        

         

        
          	
                   
      

                	
                  b.

                	
                  the
      original named Tenant herein or its Affiliates continues to occupy at
      least one full floor of the Building pursuant to this Lease;
      and

                

        

         

        3.           the
Premises is for the intended use of Tenant and its Affiliates only during the
entire Extension (as hereinafter defined); and

         

        4.           Tenant
executes and returns the “Renewal Amendment” (as hereinafter defined) extending
the Term accordingly pursuant to the exercise of this Renewal Option within ten
(10) days of its submission to Tenant, subject to a good faith reasonable
dispute by Tenant with Landlord as to whether the business terms embodied
therein properly reflect the terms hereof.

         

        B.           The
monthly Base Rent rate for the Premises during the Extension shall equal
ninety-five percent (95%) of the Prevailing Market (as hereinafter
defined).

         

        C.           Except
as expressly modified by this Section 3, all of the provisions, terms and
conditions of the Lease shall apply to the Premises during the Extension,
including, but not limited to Article 4 of the Lease, except that no allowances,
credits, abatements or other rent limitations (if any) set forth in the Lease
shall apply to the Premises during the Extension (except only to the extent
included in the Prevailing Market determination).

         

        D.           If
Tenant is able to and properly exercises its Renewal Option, Landlord shall
prepare an amendment (the “Renewal Amendment”) to reflect the changes in Base
Rent, installments of Base Rent, Expiration Date and other appropriate terms. A
copy of the Renewal Amendment shall be:

         

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        1.           sent
to Tenant within a reasonable time after receipt of the Renewal Notice;
and

         

        2.           executed
by Tenant and returned to Landlord in accordance with subsection A.4.
hereof.

         

        E.           For
purposes hereof, the following terms shall have the following
meanings:

         

        1.           “Extension”
means the period commencing on the tenth (10th) anniversary of the Commencement
Date and ending five (5) years thereafter.

         

        2.           “Prevailing
Market” means the Monthly base rent and provisions for Operating Expenses, Taxes
and electricity charges which are being offered or which would be offered by
Landlord and other landlords of comparable downtown Chicago class-A highrise
office buildings to bona fide prospective tenants with a reputation and
financial condition similar to Tenant’s at that time, for leases with a term
commencing at or about the then scheduled Expiration Date and continuing for the
period of the lease of the space in question for comparable office space fully
improved with then Building standard office space improvements for general
office purposes, taking into account concessions which are or would be offered
in such circumstances. If Landlord and Tenant are unable to agree as to what the
Prevailing Market is for the Extension at least twelve (12) months prior to the
prospective commencement of such Extension, Prevailing Market for the Extension
shall be determined as follows:

         

        Within
ten (10) days after Landlord and Tenant determine that they cannot reach an
agreement as to Prevailing Market for the Extension as provided above, Landlord
and Tenant, at their respective expense, shall each cause an independent MAI
appraiser with not less than ten years of experience in the downtown Chicago
market and then actively engaged in the real estate appraisal business in such
area to determine the Prevailing Market on a basis consistent with the terms of
this Lease, said determination to be made within thirty (30) days of their
appointment by Landlord and Tenant, respectively. In the event that the
determination differs by less than ten percent (10%), the Prevailing Market
shall be the average of the two. In the event that the determination differs by
more than ten percent (10%), then the two appraisers shall select a third
independent MAI appraiser with the aforesaid qualifications within fifteen (15)
days, the fees and expenses of which third appraiser shall be paid fifty percent
(50%) by Landlord and fifty percent (50%) by Tenant. If the two appraisers
cannot agree upon a third

         

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        appraiser
within said fifteen (15)-day period, then either Landlord or Tenant may request
that one be appointed by the local office of the American Arbitration
Association. Said third appraiser shall, within fifteen days of his selection
(or appointment, as applicable), designate which of the two determinations made
by said MA1 appraisers selected by Landlord and Tenant most accurately reflects
Prevailing Market. The determination made in accordance with the foregoing shall
be final and binding on Landlord and Tenant.

         

        F.           Notwithstanding
anything contained herein to the contrary, Tenant’s rights hereunder shall
terminate., at Landlord’s election, if, after Tenant’s delivery of the Renewal
Notice but prior to the commencing of the Extension, Tenant commits a default
under the Lease, or assigns the Lease (other than to an Affiliate), or the
original named Tenant herein or its Affiliates cease to occupy at least one full
floor of the Building pursuant to this Lease.

         

        G.           Tenant
agrees that time is of the essence in connection with the valid exercise of its
rights hereunder.

         

        H.           The
rights of Tenant under this Section 3 are personal to the original Tenant named
in this Lease and its Affiliates and are not assignable to any other person or
entity.

         

        4.           First
Expansion Option.

         

        A.           Subject
to the provisions of this Section 4, Tenant shall have the option (the “First
Expansion Option”) to lease all, but not less than all of that certain space to
be located on the 4th or 7th floors of the Building (the “First Expansion
Space”) consisting of between 7,000 and 10,000 rentable square feet (plus or
minus ten percent (10%)), the exact size and location of which is to be
determined by Landlord in its reasonable discretion (provided, if Tenant has
exercised its ROFO pursuant to Section 6 of this Rider 2, then at Landlord’s
election, the size of the First Expansion Option Space may be reduced by the
aggregate size of the Offering Spaces leased by Tenant), so long as the First
Expansion Space meets the other parameters hereinbefore set forth,
if:

         

        1.           Landlord
receives notice (the “First Expansion Notice”) from Tenant of its exercise of
its First Expansion Option no later than the end of the fourth Lease Year (which
notice shall be irrevocable on Tenant’s part, but Tenant’s rights shall be
subject to the provisions of this Section 4); and

         

        2.           at
the time Tenant delivers the First Expansion Notice

         

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                  a

                	
                  Default
      under this Lease has not occurred and is then continuing;
    and

                

        

         

        
          	
                   
      

                	
                  b.

                	
                  the
      original named Tenant herein or its Affiliates continues to occupy at
      least one full floor of the Building pursuant to this Lease;
      and

                

        

         

        
          	
                   
      

                	
                  c.

                	
                  Tenant
      has not exercised its Acceleration Option in accordance with Section 2 of
      this Rider 2; and

                

        

         

        3.           the
Expansion Space is intended for the exclusive use of Tenant and its Affiliates
during the Term.

         

        B.           Tenant
shall pay Base Rent for the First Expansion Space during the term of the Lease
for such space at the Prevailing Market. If within thirty (30) days after
Landlord’s receipt of the First Expansion Notice Landlord and Tenant are unable
to agree upon the Prevailing Market for the First Expansion Space, the
Prevailing Market for the First Expansion Space shall be determined as set forth
above in Section 3.E.2 (taking into account the actual term of the lease of the
First Expansion Space).

         

        C.           Within
a reasonable time after receipt of the First Expansion Notice, Landlord shall
prepare an amendment (the “First Expansion Amendment”) to reflect the
commencement date (the “First Expansion Commencement Date”) of the term for the
First Expansion Space (which shall be a date determined by Landlord which is not
earlier than the first day of the sixth (6th) Lease Year, and not later than the
last day of the seventh (7th) Lease Year) and the changes in Base Rent, Rentable
Area of the Premises, Tenant’s Share, Acceleration Amounts (under Section 2
above) and other appropriate terms. The First Expansion Amendment shall be
executed by Tenant and returned to Landlord within ten (10) days after its
submission to Tenant.

         

        D.           Effective
on the First Expansion Commencement Date, the First Expansion Space shall be
deemed added to the Premises subject to all the terms and conditions of the
Lease, except as otherwise provided in this Section 4 and except that no
allowances, credits, abatements or other rent limitations set forth in the Lease
shall apply to the First Expansion Space except to the extent included in the
Prevailing Market.

         

        E.           The
First Expansion Space shall be tendered to and accepted by Tenant in its “as-is”
condition and “as-built” configuration existing on the earlier of the date
Tenant takes possession of the First Expansion Space or as of the date the term
for the First Expansion Space commences.

         

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        F.           If
Tenant exercises its rights hereunder by sending the First Expansion Notice as
provided in subsection A.1, Tenant’s rights hereunder shall, at Landlord’s sole
option, nevertheless terminate if, after Tenant’s delivery of the First
Expansion Notice but prior to the commencing of the term for the First Expansion
Space, Tenant commits a default under the Lease, or assigns the Lease (other
than to an Affiliate), or the original named Tenant herein or its Affiliates
cease to occupy at least one full floor of the Building pursuant to this Lease
or Tenant exercises its Acceleration Option pursuant to Section 2.

         

        G.           Tenant
agrees that time is of the essence in connection with the valid exercise of its
rights hereunder.

         

        H.           The
rights of Tenant under this Section 4 are personal to the original Tenant named
in this Lease and its Affiliates and are not assignable to any other person or
entity.

         

        5.           Second Expansion Option.
(Deleted in 1st
Amendment)

         

        A.           Subject
to the provisions of this Section 5, Tenant shall have the option (the “Second
Expansion Option”) to lease all, but not less than all of that certain space to
be located on the 4th or 7th floors of the Building (the “Second Expansion
Space”) consisting of between 7,000 and 10,000 rentable square feet (plus or
minus ten percent (10%)) , the exact size and location of which is to be
determined by Landlord in its sole discretion (but which Second Expansion Space
shall be contiguous to the First Expansion Space, if and only if Tenant properly
exercised its option in Section 4 above and is then leasing the First Expansion
Space, and provided, if Tenant has exercised its ROFO pursuant to Section 6
below, then at Landlord’s election, the size of the Second Expansion Option
Space may be reduced by the aggregate size of the Offering Space leased by
Tenant), so long as the Second Expansion Space meets the parameters hereinbefore
set forth, if:

         

        1.           Landlord
receives notice (the “Second Expansion Notice”) from Tenant of its exercise of
its Second Expansion Option no later than the end of the ninth Lease Year (which
notice shall be irrevocable on Tenant’s part, but Tenant’s
rights shall be subject to the provisions of this Section 5); and

         

        2.           at
the time Tenant delivers the Second Expansion Notice

         

        
          	
                   
      

                	
                  a.

                	
                  Default
      under this Lease has not occurred and is then continuing;
    and

                

        

         

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                  b.

                	
                  the
      original named Tenant herein or its Affiliates continues to occupy at
      least one full floor of the Building pursuant to this Lease;
      and

                

        

         

        
          	
                   
      

                	
                  c.

                	
                  Tenant
      has not exercised its Acceleration Option in accordance with Section 2 of
      this Rider 2; and

                

        

         

        3.           the
Expansion Space is intended for the exclusive use of Tenant and its Affiliates
during the Term.

         

        B.           Tenant
shall pay Base Rent for the Second Expansion Space during the term of the lease
for such space at the Prevailing Market. If within thirty (30) days after
Landlord’s receipt of the Second Expansion Notice Landlord and Tenant are unable
to agree upon the Prevailing Market for the Second Expansion Space, the
Prevailing Market for the Second Expansion Space shall be determined as set
forth above in Section 3.E.2 (taking into account the actual term of the lease
of the Second Expansion Space).

         

        C.           Within
a reasonable time after receipt of the Second Expansion Notice, Landlord shall
prepare an amendment (the “Second Expansion Amendment”) to reflect the
commencement date (the “Second Expansion Commencement Date”) of the term for the
Second Expansion Space (which shall be a date determined by Landlord which is
not earlier than the first day of the eleventh (11th) Lease Year, and not later
than the last day of the twelfth (12th) Lease Year) and the changes in Base
Rent, Rentable Area of the Premises, Tenant’s Share, Acceleration Amounts (under
Section 2 above) and other appropriate terms. The Second Expansion Amendment
shall be executed by Tenant and returned to Landlord within ten (10) days after
its submission to Tenant.

         

        D.           Effective
on the Second Expansion Commencement Date, the Second Expansion Space shall be
deemed added to the Premises subject to all the terms and conditions of the
Lease, except as otherwise provided in this Section 5 and except that no
allowances, credits, abatements or other rent limitations set forth in the Lease
shall apply to the Second Expansion Space except to the extent included in the
Prevailing Market.

         

        E.           The
Second Expansion Space shall be tendered to and accepted by Tenant in its
“as-is” condition and “as-built” configuration existing on the earlier of the
date Tenant takes possession of the Second Expansion Space or as of the date the
term for the Second Expansion Space commences.

         

        F.           If
Tenant exercises its rights hereunder by sending the Second Expansion Notice as
provided in subsection A.1, Tenant’s rights
hereunder shall, at Landlord’s sole option,

         

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        nevertheless
terminate if, after Tenant’s delivery of the Second Expansion Notice but prior
to the commencing of the term for the Second Expansion Space, Tenant commits a
default under the Lease, or assigns the Lease (other than to an Affiliate), or
the original named Tenant herein or its Affiliates cease to occupy at least one
full floor of the Building pursuant to this Lease or Tenant exercises its
Acceleration Option pursuant to Section 2.

         

        G.           Tenant
agrees that time is of the essence in connection with the valid exercise of its
rights hereunder.

         

        H.           The
rights of Tenant under this Section 5 are personal to the original Tenant named
in this Lease and its Affiliates and are not assignable to any other person or
entity.

         

        6.           Continuing Right of First
Offer.

         

        A.           During
the period commencing on the Commencement Date and ending on September 30, 2005
(or September 30, 2010 if Tenant has validly exercised its Renewal Option
pursuant to Section 3), whenever Landlord has a prospective tenant (“Prospect”)
interested in leasing all or any part of the rentable space on the 4th floor of
the Building (the “Offering Space”), Landlord shall so advise Tenant in writing
(the “Advice”) of the terms upon which Landlord is willing to lease the Offering
Space to the Prospect (the “Prospect Terms”), and which Advice shall set forth
the date on which the Offering Space shall be available for lease by Tenant;
provided, however, if the Prospect desires to lease such fourth floor space and
other space in the Building pursuant to a single lease, then for purposes
hereof, the Offering Space shall be deemed to include all such space in the
Building and the proposed terms thereof shall be included in the Prospect Terms.
Subject to the provisions of this Section 6, Tenant shall have the right to
lease (“Right of First Offering” or “ROFO”) all but not less than all of the
Offering Space under the Prospect Terms, except that Tenant shall have no such
right, and Landlord need not give the Advice, if:

         

        1.           at
the time Landlord would otherwise deliver the Advice:

         

        
          	
                   
      

                	
                  a.

                	
                  a
      Default under this Lease has not occurred and is then continuing;
      or

                

        

         

        
          	
                   
      

                	
                  b.

                	
                  the
      original named Tenant herein or its Affiliates no longer occupies at least
      one full floor of the Building pursuant to this Lease;
  or

                

        

         

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                  c.

                	
                  the
      Lease has been assigned (other than to an Affiliate);
  or

                

        

         

        
          	
                   
      

                	
                  d.

                	
                  Tenant
      has exercised either of its Expansion Options as set forth in Sections 4
      and 5 of this Rider 2; or

                

        

         

        2.           the
Offering Space is not intended for the exclusive use of Tenant and its
Affiliates during the Term.

         

        B.           The
ROFO shall be exercised by Tenant by delivery to Landlord of written notice of
exercise (the “Notice of Exercise”) within ten (10) days after the date of the
Advice (which notice shall be irrevocable on Tenant’s part, but Tenant’s rights
shall be subject to the provisions of this Section 6). If Tenant provides
Landlord with a Notice of Exercise, Landlord shall prepare an amendment (the
“Offering Amendment”) adding the Offering Space to the Premises pursuant to the
terms set forth in the Advice and subsection C below, and reflecting changes in
the size of the Premises, Base Rent, Tenant’s Share and other appropriate terms,
including the term of the Lease as it relates only to the Offering Space (it
being the intention of the parties that the term of the lease of the Offering
Space by Tenant be the same as that included in the Prospect Terms, even if it
is not the same as the then scheduled Expiration Date of this Lease for the
remainder of the Premises). A copy of such Offering Amendment shall be sent to
Tenant within a reasonable time after receipt of the Advice and executed by
Tenant and returned to Landlord within ten (10) days after the submission of the
Offering Amendment to Tenant by Landlord.

         

        C.           1.           The
term for the Offering Space shall commence on the date set forth in the Advice
and end on the date set forth in the Advice.

         

        2.           Except
as expressly modified by this Section 6, all of the provisions, terms and
conditions of this Lease, including without limitation Article 4, shall apply to
the Offering Space, provided that Tenant shall not be entitled to any credits,
allowances, abatements or other rent limitations set forth in the Lease, except
as are included in the Prospect Terms.

         

        3.           The
Offering Space shall be accepted by Tenant in its as-is condition and as-built
configuration existing on the earlier of the date Tenant takes possession of the
Offering Space or as of the date the term for such Offering Space
commences.

         

        D.           The
rights of Tenant under this Section 6 shall terminate on the earlier to occur
of:

         

        11

         

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        1.           if
Landlord is not obligated to send an Advice under subsection A, the date on
which Landlord would have sent the Advice if it had been obligated to do so;
and

         

        2.           if
Landlord is obligated to send an Advice under subsection A, and Tenant does not
deliver a Notice of Exercise to Landlord within the time period set forth in
subsection B, on the date which is ten (10) days after the date of the
Advice.

         

        E.           If
Landlord has a Prospect for the Offering Space and Landlord is not obligated to
send Tenant an Advice under subsection A, Landlord may lease the Offering Space
to the Prospect or any other prospective tenants on whatever terms Landlord
deems appropriate and Tenant shall have no further rights with respect to the
Offering Space under this Section 6. In addition, where Landlord sends an Advice
and Tenant does not exercise its rights hereunder Landlord may lease the
Offering Space to the Prospect or any other prospective tenants, so long as
prior to entering into a lease with the Prospect or any other prospect for a
total rent which is 10% less (or more than 10% less) than the total rent
contained in the Prospect Terms offered to Tenant, Landlord shall re-offer the
Offering Space to Tenant following the Advice procedure hereinbefore set forth.
The term “total rent” as used in the preceding sentence shall mean the present
value of the “bottom-line” rent, using a 10% discount rate, So, for example, if
the net base rent for the Offering Space set forth in the Advice for a ten year
term is $10.00 per square foot, with a $25.00 per square foot allowance for
tenant improvements, six months of base rent abatement at the start of the ten
year term, an additional $5.00 per square foot allowance for tenant’s moving
expenses, etc. and leasing commissions of $7.50 per square foot, the “total
rent” would be $3.28 per square foot, computed as follows:

         

        
          	 
      	
                  10
      Year Term

                
	 
      	
                  10%
      Discount Rate

                
	 
      	
                  Present
      Value/S.F.

                
	
                  Net
      Base Rent $10.00/S.F.

                	
                  $10.00  

                
	
                  Less:
      Tenant Improvements ($25.00/S.F.)

                	
                   (3.97)

                
	
                  Abatement
      (6 months)

                	
                    
      (.77)

                
	
                  Additional
      allowance ($5.00/S.F.)

                	
                    
      (.79)

                
	
                  Leasing
      commissions ($7.50/S.F.)

                	
                   (1.19)

                
	
                  Bottom
      Line Rent

                	
                  $ 3.28 

                

        

        

        F.           If
Landlord sends Tenant an Advice and Tenant exercises its rights hereunder by
returning the Notice of Exercise portion of the Advice as provided in subsection
B, Tenant’s rights hereunder shall nevertheless terminate, at Landlord’s
election, if, after Tenant’s delivery of the Notice of Exercise but prior to the
commencing of the term for the Offering Space, Tenant commits a default under
the Lease, or assigns the Lease (other than to an Affiliate), or the original
named Tenant herein or its Affiliates

         

        12

         

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        ceases to
occupy at least one full floor of the Building pursuant to this Lease or Tenant
exercises either of its Expansion Options pursuant to Section 4 or 5 or its
Acceleration Option pursuant to Section 2.

         

        G.           Tenant
agrees that time is of the essence in connection with the valid exercise of its
rights hereunder.

         

        I.           The
rights of Tenant under this Section 6 are personal to the original Tenant named
in this Lease or its Affiliates and are not assignable to any other person or
entity.

         

        J.           Tenant’s
rights under this Section 6 are subject to the rights of other tenants which may
now or (so long as Landlord has complied with this Section 6) hereafter lease
any space on the fourth floor of the Building to expand their premises or extend
the term of their lease.

         

        7.           Existing Lease of Current
Premises.

         

        Reference
is made to that certain lease dated as of June 19, 1979, between Landlord’s
predecessor in interest and Tenant’s predecessor in interest pursuant to which
Tenant initially leased 52,245 square feet on the 5th and 6th floors of the
Building, as such Lease was subsequently amended by a First Amendment to Lease
dated as of June 24, 1980, a Second Amendment to Lease dated as of August 6,
1982, and a Third Amendment to Lease dated as of May 25, 1989 (such Lease as
amended by the First, Second and Third Amendments is hereinafter referred to as
the “Existing Lease”).

         

        Landlord,
provided Tenant is not in default under this Lease and continuously occupies the
Premises, grants Tenant a credit in the total amount of One Hundred Fifty
Thousand Sixty-Seven and 71/100ths Dollars ($150,067.71) be applied against
monthly Installments of Base Rent (as defined in the Existing Lease) in the
amount of Sixteen Thousand Six Hundred Seventy-Four and 19/100ths Dollars
($16,674.19) per month during the nine (9) month period commencing on the date
of this Lease. If the Existing Lease is terminated pursuant to this Section 7
prior to the application of all such credits, then any unused credit shall be
applied to Monthly Base Rent due under this Lease.

         

        The
balance of Base Rent, Rent Adjustment Deposits and/or Rent Adjustments (all as
defined in the Existing Lease) due for a month in which a credit is applied
shall be paid in accordance with Sections 2 and 3 of the Existing
Lease.

         

        The
Existing Lease shall automatically terminate on the day prior to the
Commencement Date of this Lease as if that day had been set forth therein as the
last day of the Term thereof.

         

        13

         

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        8.           Available
Space Option.

         

        A.           Subject
to the provisions of this Section 8, Tenant shall have the one time right (the
“Available Space Option”) to lease up to 10,000 rentable square feet of
additional space on the fourth (4th) or seventh (7th) floors of the Building
(the “Available Space”), the exact size and location of which shall be
determined by Landlord in its reasonable discretion, taking into account
Tenant’s Available Space Notice (as defined below), so long as such Available
Space is not then subject to a lease or occupied (whether through holdover or
otherwise) by a tenant, if:

         

        1.           Landlord
receives notice (the “Available Space Notice”) from Tenant of its election to
lease the Available Space no later than March 31, 1997 (which election shall be
irrevocable on Tenant’s part, but Tenant’s rights shall be subject to the
provisions of this Section 8) and which notice shall specify the approximate
rentable square footage Tenant desires to lease (although the exact rentable
square footage shall be determined by Landlord in its reasonable discretion
taking into account Tenant’s request); and

         

        2.           at
the time Tenant delivers the Available Space Notice a Default under this Lease
has not occurred and is then continuing; and

         

        3.           the
Available Space is intended for the exclusive use of Tenant and its Affiliates
during the Term.

         

        B.           The
Monthly Base Rent, Improvement Allowance and Monthly Base Rent credits
applicable to the Available Space shall be as set forth below based upon the
commencement date for the term of the Available Space:

         

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                  Number
      of Months of

                	 
      
	 
      	 
      	
                  Monthly
      Base Rent

                	 
      
	 
      	 
      	
                  Credit
      at Commence-

                	 
      
	 
      	 
      	
                  ment
      of lease of

                	 
      
	 
      	
                  Monthly
      Base

                	
                  Available
      Space

                	 
      
	
                  Commencement

                	
                  Rent

                	 
      	
                  Improvement

                
	
                  Date

                	
                  (Annualized)

                	 
      	
                  Allowance

                
	 
      	 
      	 
      	 
      
	
                  11/1/96

                	
                  months
      1-59 $9/ft

                	
                  13

                	
                  $25.91

                
	 
      	
                  months
      60-119 $12/ft

                	 
      	 
      
	 
      	 
      	 
      	 
      
	
                  12/1/96

                	
                  months
      1-58 $9/ft

                	
                  12

                	
                  $25.77

                
	 
      	
                  months
      59-118 $12/ft

                	 
      	 
      
	 
      	 
      	 
      	 
      
	
                  1/1/97

                	
                  months
      1-57 $9/ft

                	
                  11

                	
                  $25.64

                
	 
      	
                  months
      58-117 $12/ft

                	 
      	 
      
	 
      	 
      	 
      	 
      
	
                  2/1/97

                	
                  months
      1-56 $9/ft

                	
                  10

                	
                  $25.52

                
	 
      	
                  months
      57-116 $12/ft

                	 
      	 
      
	 
      	 
      	 
      	 
      
	
                  3/1/97

                	
                  months
      1-55 $9/ft

                	
                  9

                	
                  $25.38

                
	 
      	
                  months
      56-115 $12/ft

                	 
      	 
      
	 
      	 
      	 
      	 
      
	
                  4/1/97

                	
                  months
      1-54 $9/ft

                	
                  8

                	
                  $25.25

                
	 
      	
                  months
      55-114 $12/ft

                	 
      	 
      

        

        

        C.           Within
a reasonable time after receipt of the Available Space Notice, Landlord shall
prepare an amendment (the “Available Space Amendment”) to reflect the
commencement date of the term for the Available Space (which commencement date
shall be the first day of the first calendar month following the date of
Tenant’s Available Space Notice, whether or not said amendment is then fully
executed, but in no event earlier than November 1, 1996 or later than April 1,
1997), the changes to the Premises, the Base Rent, Improvement Allowance,
Monthly Base Rent credits, Rentable Area of the Premises (the Available Space
constituting additional New Premises for applicable provisions of this Lease),
Tenant’s Share and other appropriate terms. The Available Space Amendment shall
be executed by Tenant and returned to Landlord within ten (10) days after its
submission to Tenant.

         

        D.           Effective
on the aforesaid commencement date of the term for the Available Space, the
Available Space shall be deemed added to the Premises subject to all of the
terms and conditions of this Lease, except as otherwise provided in this Section
8.

         

        E.           The
Available Space shall be tendered to and accepted by Tenant in its “as is”
condition and “as-built” configuration existing on the date of the commencement
of the term thereof.

         

        F.           Tenant’s
rights hereunder shall terminate if Tenant assigns this Lease (other than to an
Affiliate) or the original named Tenant herein or its Affiliates cease to occupy
at least one full floor of the Building pursuant to this Lease.

         

        15

         

        Rider
2

         

        
          
             

          

          
             

             

          

          
             

          

        

        G.           Tenant
agrees that time is of the essence in connection with the valid exercise of
Tenant’s rights under this Section 8.

         

        H.           The
rights of Tenant under this Section 8 are personal to the original named Tenant
in this Lease and its Affiliates and are not assignable to any other person or
entity.

         

        I.           Notwithstanding
any provision of Sections 4 or 5 of this Rider 2 to the contrary, the size and
availability of the First Expansion Space and/or the Second Expansion Space
under Sections 4 and 5, respectively, of this Rider 2 shall be reduced or
eliminated, as reasonably determined by Landlord, if the Available Space
impinges or encroaches on the areas that would otherwise be designated as such
expansion spaces.

         

        9.           Storage
Space.

         

        A.           Landlord
shall lease to Tenant during the first (1st) three (3) Lease Years of the Term,
an aggregate of approximately 1,181 square feet of Rentable Area on the
concourse level to be used and occupied by Tenant as storage space in such
single or multiple locations as Landlord may determine from time to time (the
“Storage Space”). The Storage Space shall be made available to Tenant in broom
clean condition. Landlord has no obligation to make any improvements to the
Storage Space other than to install a single light fixture, a door with a lock
and demising walls, if not already in place. Tenant’s use of the Storage Space
shall at all times be in compliance with the provisions of this
Lease.

         

        B.           Tenant
shall pay no base rent or pass-through of operating expenses or taxes to
landlord for the Storage Space during the first (1st) three (3) Lease Years. If
Tenant desires to continue to lease the Storage Space after the end of the third
(3rd) Lease Year, provided Tenant has given Landlord notice thereof at least
three (3) months prior to the end of the third (3rd) Lease Year, Tenant may
continue to lease the Storage Space during the Term of this Lease subject to
this Section 9 and the terms and provisions of this Lease, except that Tenant
shall pay additional rent for the Storage Space at the rates then being offered
by Landlord for similar storage space.

         

        C.           Landlord
may from time to time upon ten (10) business days prior notice to Tenant
relocate any or all of the Storage Space to other storage areas in the Building
(“New Storage Space”) in which event the New Storage Space shall be deemed to be
the Storage Space hereunder. Landlord will either move Tenant’s property to the
New Storage Space at Landlord’s expense or, at Landlord’s election, Tenant will
do so and Landlord will reimburse

         

        16

         

        Rider
2

         

        
          
             

          

          
             

             

          

          
             

          

        

        Tenant
promptly for Tenant’s reasonable out-of-pocket costs incurred in moving Tenant’s
property to the New Storage Space. The Storage Space may consist of multiple
locations at any time.

         

        D.           In
no event whatsoever will Landlord be liable for any of the property stored in
any Storage Space and Tenant hereby waives all claims of any sort pertaining to
or arising out of Tenant’s use of the Storage Space.

         

        

         

        17

         

        Rider
2

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