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                                                                   EXHIBIT 10.14

                    AGREEMENT TO ENTER LEASE OF REAL PROPERTY

                    Landmark at Eastview, Tarrytown, New York

         This Agreement to Enter Lease of Real Property (this "Agreement") is
made as of the 21st day of June, 2004 (the "Effective Date") between Eastview
Holdings LLC, a Delaware limited liability company ("Eastview"), and Bernardo
Property Advisors, Inc., a California corporation ("BPA").

                                    RECITALS:

         A. Eastview's Subject Land. Eastview owns fee simple title to the
following lands (collectively, the "Subject Land"):

                  (1) Greenburgh Core Campus. The land in the township of
Greenburgh, New York, shown as Lot 2 on the Preliminary Greenburgh Subdivision
Site Plan prepared by John Meyer Consulting last dated April 13, 2004 (the
"Greenburgh Subdivision Plan"), which subdivision plan is attached hereto as
EXHIBIT A-1 and made a part hereof. Eastview has submitted the Greenburgh
Subdivision Plan to the appropriate governmental authorities in the township of
Greenburgh in order to establish said property, in accordance with applicable
laws, as consisting exclusively of separate legally subdivided lands distinct
from the lands described in clauses (2) and (3) below. The approval of said plan
subject to and in accordance with Paragraph 6.1.1 hereof sometimes is referred
to herein as the "Greenburgh Map Event". Said land, as the boundaries thereof
may be adjusted in connection with the Greenburgh Map Event, sometimes is
referred to herein as the "Greenburgh Core Campus".

                  (2) MSG Parcel. The land in the township of Greenburgh, New
York, shown as Lot 1 on the Greenburgh Subdivision Plan. Said land, as the
boundaries thereof may be adjusted in connection with the Greenburgh Map Event,
sometimes is referred to herein as the "MSG Parcel".

                  (3) Residential Parcel. The land in the township of
Greenburgh, New York shown as Lot 3 on the Greenburgh Subdivision Plan. Said
land is to be zoned for residential development. Said land, as the boundaries
thereof may be adjusted in connection with the Greenburgh Map Event, sometimes
is referred to herein as the "Residential Parcel".

                  (4) Mount Pleasant Core Campus. The land in the township of
Mount Pleasant, New York, shown as Lot 1 on the Mount Pleasant Full Development
Plan (Option B), prepared by John Meyer Consulting dated June 8, 2004 (the
"Mount Pleasant Subdivision Plan"), which subdivision plan is attached hereto as
EXHIBIT A-2 and made a part hereof (the "Mount Pleasant Core Campus"). Eastview
intends to submit the Mount Pleasant Subdivision Plan and related application
materials to the appropriate governmental authorities in the Township of Mount
Pleasant in order to:

                                    (i) establish said property, in accordance
                           with the applicable laws, as consisting exclusively
                           of separate legally subdivided lands distinct from
                           the lands described in clause (5) and clause (6)
                           below (or subsets of land consisting exclusively of
                           distinct legal parcels which together comprise such
                           groupings of land), and

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                                    (ii) cause the delineation and mitigation of
                           certain wetlands substantially in accordance with the
                           delineation of such wetlands as depicted on EXHIBIT
                           A-2 and issuance of a related wetlands permit, and

                                    (iii) obtain site plan approval to permit
                           demolition of a certain existing parking lot area
                           located on the Retail Parcel as depicted on EXHIBIT
                           A-2, the demolition of sundry buildings on the Mount
                           Pleasant Core Campus, and the construction of a new
                           parking area on the Mount Pleasant Core Campus as
                           generally shown in the area designated on EXHIBIT A-2
                           and to permit other immaterial site adjustments in
                           accordance with Section 6.1.1 as may be required
                           during the review process in Mount Pleasant. The
                           approval of said plan in accordance with Paragraph
                           6.1.2 hereof sometimes is referred to herein as the
                           "Mount Pleasant Map Event", and the Mount Pleasant
                           Map Event and the Greenburgh Map Event sometimes are
                           referred to herein collectively as the "Map Events".

                  (5) Home Depot Parcel. The land in the township of Mount
Pleasant, New York shown as Lot 2 on the Mount Pleasant Subdivision Plan, which
Land is already zoned for retail development and has site plan approval. Said
land, as the boundaries thereof may be adjusted in connection with the Mount
Pleasant Map Event, sometimes is referred to herein as the "Home Depot Parcel".

                  (6) Retail Parcel. The land in the township of Mount Pleasant,
New York shown as Lot 3 on the Mount Pleasant Subdivision Plan, which land is
already zoned for retail development. Said land, as the boundaries thereof may
be adjusted in connection with the Mount Pleasant Map Event, sometimes is
referred to herein as the "Retail Parcel".

         B. Purpose. Eastview desires to lease to BPA and BPA desires to lease
from Eastview, together with the right to purchase, the Greenburgh Core Campus
and the Mount Pleasant Core Campus (collectively, the "Leased Land"), all in
accordance with and subject to the terms of this Agreement. If the Lease Closing
occurs prior to the Greenburgh Map Event, then the Leased Land located in
Greenburgh, for purposes of defining the demised premises under the Ground
Lease, shall mean the Greenburgh Core Campus as depicted on EXHIBIT A-1 hereto.
If the Lease Closing occurs prior to the Mount Pleasant Map Event, then the
Leased Land located in Mount Pleasant for purposes of defining the demised
premises under the Ground Lease, shall mean the Mount Pleasant Core Campus as
depicted on EXHIBIT A-2 hereto.

         C. Purchase of Leased Land by BPA. The parties further desire to
provide for the pursuit by Eastview of the Greenburgh Map Event and the
conveyance of the Greenburgh Core Campus to BPA upon the occurrence of the
Greenburgh Map Event and pursuit by Eastview of the Mount Pleasant Map Event and
the conveyance of the Mount Pleasant Core Campus to BPA upon the occurrence of
the Mount Pleasant Map Event, in accordance with the terms hereof and the Ground
Lease.

                                   AGREEMENT:

         NOW, THEREFORE, for good and valuable consideration, the parties hereby
agree as follows:

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                       ARTICLE 1. LEASE CLOSING PROPERTY.

         Subject to the terms and conditions of this Agreement, Eastview agrees
to lease pursuant to a ground lease, the principal terms of which are attached
hereto and made a part hereof as EXHIBIT B-1 (the "Ground Lease"), and purchase
and assign, pursuant to a bill of sale and Bill of Sale and Assignment of
Related Property Rights, a form of which is attached hereto and made a part
hereof as EXHIBIT B-2 (the "Bill of Sale and Bill of Sale and Assignment of
Related Property Rights"), to be executed at Lease Closing in favor of BPA, and
BPA agrees to lease, sell or take by assignment, as applicable, from Eastview,
the following property:

                  1.1.1    BPA shall lease from Eastview and Eastview shall
                           lease to BPA, the Leased Land all and singular the
                           rights, benefits, privileges, easements, tenements,
                           hereditaments, and appurtenances thereon or in
                           anywise appertaining to the Leased Land only:

                  1.1.2    Eastview shall sell and BPA shall purchase, all
                           buildings, improvements and fixtures (other than
                           fixtures owned by tenants pursuant to the Leases (as
                           defined below) located on the Leased Land only (the
                           "Improvements");

                  1.1.3    Eastview shall make an absolute assignment and BPA
                           shall take an absolute assignment of, the landlord's
                           interest in the "Leases," being all leases and
                           subleases of space or other occupancy agreements
                           affecting the Improvements, including without
                           limitation: (i) the leases and subleases affecting
                           the Greenburgh Core Campus or the Mount Pleasant Core
                           Campus existing as of the date hereof, as listed on
                           EXHIBIT D attached hereto and made a part hereof;
                           (ii) leases or other occupancy agreements pertaining
                           to any portion of the Leased Land which may be made
                           by Eastview after the date hereof and before Closing
                           (as defined below) as permitted by this Agreement,
                           and (iii) any and all related guaranties and security
                           received by landlord in connection therewith.

                  1.1.4    Eastview shall sell and BPA shall purchase the
                           "Personal Property," being all right, title and
                           interest of Eastview in and to all tangible personal
                           property, actually owned by Eastview now or hereafter
                           used exclusively in connection with the operation,
                           ownership, maintenance, management, occupancy or
                           improvement of the Leased Land including without
                           limitation: equipment; machinery; furniture; art
                           work; furnishings; office equipment and supplies
                           stored onsite, but excluding cash and deposits, bonds
                           or other security.

                  1.1.5    Eastview shall sell and BPA shall purchase the
                           "Intangible Property," being all, right, title and
                           interest of Eastview, if any, in and to all
                           intangible personal property now or hereafter used
                           exclusively in connection with the operation,
                           ownership, maintenance, management, or occupancy of
                           the Leased Land, including without limitation and all
                           subject to the terms and conditions thereof: the name
                           "Landmark at Eastview"; the plans and specifications
                           for the Improvements; warranties, indemnities,
                           applications, permits, approvals and licenses (to the
                           extent assignable and applicable in any way to the
                           above referenced

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                           Leased Land, Improvements or the Personal Property);
                           and insurance proceeds and condemnation awards or
                           claims thereto to the extent provided be assigned to
                           BPA hereunder.

         1.2 Ground Lease. Eastview and BPA shall use commercially reasonable
efforts to agree upon a form of Ground Lease in form and substance reasonably
satisfactory to both parties based upon the principal terms set forth in Exhibit
B-1 attached hereto and made a part hereof and demising the Leased Land.
Eastview and BPA shall diligently negotiate in good faith in an effort to agree
upon such final form of the Ground Lease to be executed and delivered at the
Lease Closing. In the event the parties are unable to agree upon the form of the
Ground Lease on or prior to 12:00 P.M., New York, New York time on June 23,
2004, the Earnest Money shall be paid to BPA, and neither party shall have any
further rights or obligations under this Agreement, except for such rights and
obligations as expressly survive termination of this Agreement.

                      ARTICLE 2. INITIAL RENT INSTALLMENT

         2.1 Initial Rent Installment. The initial rent installment to be paid
to Eastview by BPA for the Leased Land shall be NINETY EIGHT MILLION FIVE
HUNDRED THOUSAND AND NO/100 DOLLARS ($98,500,000) (the "Initial Rent"), subject
to adjustment as provided in Section 2.1.1 below. The Initial Rent, as adjusted
for prorations and other adjustments as provided herein, shall be paid in cash
in the manner provided herein.

                  2.1.1    (a) At Lease Closing, the Escrow Agent (as defined
                           below) shall retain in escrow in an interest bearing
                           account a portion of the Initial Rent equal to ONE
                           MILLION AND NO/100 DOLLARS ($1,000,000.00) as a
                           holdback ("Holdback Amount"), to be released on the
                           terms and conditions set forth below, in connection
                           with Eastview's efforts to achieve the Map Events. At
                           such time as both Map Events occur, Eastview shall be
                           entitled to receive the Holdback Amount; provided
                           however, that (subject to Section 2.1.1(b) and
                           2.1.1(c) below) if both Map Events do not occur on or
                           before the date which is two years after the Lease
                           Closing (the "Outside Date"), the Holdback Amount,
                           with accrued interest thereon, shall be paid to BPA
                           as a reduction of the Initial Rent. Eastview shall be
                           entitled to receive the Holdback Amount, with accrued
                           interest thereon, from the Escrow Agent upon
                           unilateral written demand therefor received from
                           Eastview, together with reasonable evidence of the
                           satisfaction of the condition for release of the
                           Holdback Amount to Eastview under the terms hereof.

                           (b) The parties agree that Eastview shall not be
                           charged with any delay in the processing and/or
                           approval of the Map Events and/or anything required
                           to be done by Eastview or others in order to
                           accomplish the same if such delay is caused by or due
                           to or results from delays or limitations imposed by
                           any governmental authority with jurisdiction over the
                           activity at issue (in each instance, "Force Majeure
                           Delay"); it being understood and agreed that the
                           Outside Date for the occurrence of the Map Events
                           shall be extended by one (1) day for each day that
                           the processing and/or approval of either of
                           Eastview's applications is delayed by reason of a
                           Force Majeure Delay, so long as Eastview

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                           continues to pursue the map events with reasonable
                           commercially diligence. The term "Force Majeure
                           Delay" shall include delays to the extent reasonably
                           attributable to the issuance, by the governing
                           authority or agency in connection with Eastview's
                           application for approval of the Mount Pleasant
                           Subdivision Plan, of a "positive declaration" in
                           connection with its SEQR review, in the event of such
                           a "positive declaration," the parties shall proceed
                           with a common application for site plan approval for
                           their respective parcels covered by the Mount
                           Pleasant Subdivision Plan and the parties shall act
                           diligently and cooperate in good faith to achieve
                           such site plan approvals and the Mount Pleasant Map
                           Event, including, without limitation, submitting any
                           required studies, reports and investigations,
                           responding to comments and requests for additional
                           information and attending conferences, hearings and
                           meetings as needed. BPA agrees that Eastview shall be
                           the lead party in the pursuit of the approval of such
                           common application and each party shall bear its own
                           costs thereof to the extent attributable to such
                           party's specific property and shall equitably share
                           the costs associated therewith which are general in
                           nature.

                  2.1.2    The parties hereby acknowledge and agree that BPA has
                           received a credit in the amount of $1,500,000 against
                           the amount of rent originally agreed to be paid to
                           Eastview by BPA and that the amount of Initial Rent
                           to be received by Eastview reflects such credit on
                           account of certain repairs, replacements and capital
                           improvements that BPA believes need to be performed
                           at the Leased Land, including, without limitation,
                           repairs and capital improvements to the central plant
                           and powerhouse equipment and to certain parking
                           areas. BPA acknowledges and agrees that it has made a
                           full and complete study and investigation of the
                           capital or other improvements at the Leased Land and
                           that, subject to Sections 5.2 and 5.3 hereof,
                           Eastview shall have no responsibility whatsoever with
                           regard to the condition of such capital or other
                           improvements or the cost of repair or replacement
                           thereof.

         2.2 Deposit of Earnest Money. Prior to 5:00 P.M., New York, New York
time on the Effective Date BPA shall deposit $500,000 in cash (such amount,
including any interest earned thereon, the "Earnest Money") with Escrow Agent in
an interest bearing account. The Escrow Agent shall hold and disburse the
Earnest Money in accordance with the escrow provisions in EXHIBIT E. At Lease
Closing, the Earnest Money shall be delivered to Eastview and shall be paid to
Eastview and applied towards the payment of the Initial Rent. The Earnest Money
shall be promptly returned to BPA upon any termination of this Agreement other
than by reason of BPA's default. Eastview and BPA agree that neither of them
shall deliver any supplemental escrow instructions to the Escrow Agent calling
for disbursement of the Earnest Money except in accordance with EXHIBIT E.
Provided such supplemental escrow instructions are not in conflict with this
Agreement as it may be amended in writing from time to time, Eastview and BPA
agree to execute such supplemental escrow instructions as may be appropriate to
enable Escrow Agent to comply with the terms of this Agreement.

         2.3 Title Company and Escrow Agent. The escrow agent ("Escrow Agent")
is: Chicago Title Insurance Company, 711 Third Avenue, 5th Floor, New York, New
York 10017,

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Attn: Elliot Hurwitz, Esq., Phone: 212-880-1205; Facsimile: (212) 880-1401. The
title company ("Title Company") is Chicago Title Insurance Company.

         2.4 Lease Closing Date. The "Lease Closing Date" shall mean August 25,
2004; provided, that the Lease Closing Date shall be subject to adjustment in
accordance with this Paragraph 2.4 (including, without limitation, Eastview's
right to adjust the Lease Closing Date to the 9th day of the month under Section
2.4.3 below):

                  2.4.1    The parties acknowledge that BPA is in the process of
                           pursuing a public offering and related financings
                           ("BPA's IPO") of approximately $450,000,000 in debt
                           and equity. While BPA can not assure the timing of
                           the public offering, BPA anticipates that the public
                           offering will close in August of 2004. By "close" the
                           parties mean that BPA has raised at least
                           $450,000,000 in gross proceeds as described above. If
                           BPA's IPO does not close on or prior to August 11,
                           2004, then BPA shall have the right to extend the
                           Lease Closing Date to a date selected by BPA that is
                           up to sixty (60) days after the previously identified
                           Lease Closing Date by delivering, at least ten (10)
                           business days (a business day meaning any day of the
                           year other than any Saturday or Sunday or any other
                           day on which banks located in New York, New York
                           generally are closed for business) prior to the
                           previous Lease Closing Date: (1) to Eastview and
                           Escrow Agent, a written election to such effect
                           setting forth the Lease Closing Date, and (2) to
                           Escrow Agent cash in the amount of $500,000, which
                           amount (together with interest thereon) shall be
                           added to and thereafter shall be treated as part of
                           the Earnest Money. BPA shall indemnify, defend and
                           hold Eastview harmless from any claims, damages,
                           liabilities, losses, costs, causes of action or other
                           litigation (including reasonable attorneys' fees and
                           disbursements) arising out of or resulting from BPA's
                           IPO, except if any such matters arise out of any
                           breach by Eastview of any of its representations and
                           warranties contained herein but subject to the
                           limitations on the recovery for a breach of any such
                           representations or warranties contained in this
                           Agreement.

                  2.4.2    From and after the closing of the IPO, BPA at all
                           times shall have the right, subject to Paragraph
                           2.4.3 below, to accelerate the Lease Closing Date by
                           written notice to Eastview and Escrow Agent
                           establishing a Lease Closing Date on a date earlier
                           than that previously identified (provided that the
                           accelerated Lease Closing Date shall be no earlier
                           than the 10th day immediately following the delivery
                           of such written notice).

                  2.4.3    BPA shall use reasonable good faith efforts to cause
                           the Lease Closing Date to occur on the 9th day of a
                           month but in the event that BPA is not able to cause
                           the Lease Closing Date to occur on the 9th day of a
                           month, Eastview shall have the right to adjourn the
                           Lease Closing Date until the following month such
                           that the Lease Closing Date will occur on the 9th day
                           of such month. In the event that BPA elects an
                           extended Lease Closing Date that will not occur on
                           the 9th day of a month, Eastview shall notify BPA in
                           writing within 3 business days after BPA's
                           notification of the extended Lease Closing Date of
                           Eastview's desire to adjourn the

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                           Lease Closing Date to a date, selected by Eastview,
                           occurring on the 9th day of the immediately following
                           month.

If the Lease Closing (as defined below) does not occur on or prior to the Lease
Closing Date (as the same may be extended in accordance with the foregoing
provisions of this Paragraph 2.4) as a result of a breach by BPA (including
without limitation a failure by BPA to close its IPO by said date, should such a
failure preclude BPA from performing its obligations to consummate the Lease
Closing on the Lease Closing Date), then Eastview shall have the right to
terminate this Agreement at the close of business on the Lease Closing Date,
upon written notice to BPA. In such event (but subject to Paragraph 3.2 hereof),
the Earnest Money shall be paid to Eastview as its sole and exclusive remedy and
neither party hereto shall have any further rights or obligations under this
Agreement except for such rights and obligations as expressly survive expiration
or earlier termination of this Agreement.

                             ARTICLE 3. INSPECTION

         3.1 Eastview's Delivery of Specified Documents. Eastview shall provide
or make available to BPA at the Leased Land or at Eastview's office to BPA the
information and documents set forth on EXHIBIT F attached hereto and made a part
hereof (the "Property Information") within five (5) business days following the
Effective Date. Eastview agrees to cooperate with BPA and make copies, at BPA's
expense, of such documentation as BPA may reasonably request during the course
of BPA's review of the Property Information. The terms Operating Statements,
Commission Schedule and Service Contracts are defined in EXHIBIT F. Eastview
shall have the continuing obligation prior to Lease Closing to provide BPA with
any document described above and coming into Eastview's or its property
manager's possession or produced by or for Eastview after the initial delivery
of the Property Information. Under no circumstances shall BPA be entitled to
review any appraisals relating to the Leased Land, any internal financial audits
relating to the Leased Land or any other confidential internal documents or
privileged information prepared in connection with litigation or potential
litigation, or any other prior purchasers.

         3.2 Due Diligence. BPA shall have through the expiration of the "Due
Diligence Period" (as hereinafter defined) in which to examine, inspect, and
investigate the Leased Land and the Property Information and, in BPA's sole and
absolute judgment and discretion, to determine, for any reason or no reason,
whether the Leased Land is satisfactory to BPA to proceed with this transaction.
Eastview shall use commercially reasonable efforts to cooperate fully with BPA
during its due diligence review. For purposes of this Agreement, the "Due
Diligence Period" shall mean the period commencing on the Effective Date and
expiring at 6:00 p.m. New York time on August 11, 2004; provided, however, that
BPA may terminate the Due Diligence Period at any time by written notice to such
effect to Eastview and Escrow Agent. BPA may terminate this Agreement pursuant
to this Paragraph 3.2 by giving written notice of termination to Eastview on or
before the last day of the Due Diligence Period. This Agreement shall continue
in full force and effect and BPA's right to terminate hereunder shall be deemed
waived if BPA does not give the written notice of termination described in the
preceding sentence. Upon such timely termination, the Earnest Money shall be
refunded to BPA immediately upon request, and all further rights and obligations
of the parties under this Agreement shall terminate except for those that
expressly survive expiration or earlier termination of this Agreement. If BPA
does not terminate this Agreement upon the expiration of the Due Diligence
Period pursuant to this Paragraph 3.2, then the Earnest Money shall be applied
at Closing against the Initial Rent payable by BPA, or in the event the Closing
does not occur, then as more particularly set forth in this Agreement. In the
event that BPA elects to

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terminate this Agreement pursuant to the terms of this Paragraph 3.2, or in the
event that this Agreement is terminated for any reason other than a material
default by Eastview, BPA agrees to promptly return to Eastview, upon receipt of
written request by Eastview, all copies and originals of all Property
Information provided to BPA by or on behalf of Eastview and all copies of such
items made by BPA or its representatives.

         3.3 Access. Upon reasonable notice to Eastview, BPA and BPA's agents,
employees and representative shall have reasonable access to the Leased Land and
all Property Information that is in Eastview's or its property manager's
possession or control for the purpose of conducting surveys, architectural,
engineering, zoning, and environmental reviews, reports and studies and any
other like items reasonably required by BPA. BPA shall not conduct any invasive
or other physical sampling or testing of soil, groundwater, building materials,
or stored products or wastes at the Leased Land. All access shall be subject to
any rights of tenants, and restrictions in the Leases. BPA shall have no
authority to allow any liens to be placed against the Leased Land, and BPA shall
keep the Leased Land free and clear of any liens and will indemnify, defend, and
hold Eastview harmless from all claims asserted against Eastview as a result of
BPA's (or its agent's, employee's or representative's) entry onto the Leased
Land, including reasonable attorneys' fees incurred in connection with any
claim. BPA is not obligated under this indemnity with respect to liability
arising by reason of any existing condition of the Leased Land disclosed by
BPA's investigation. BPA's duty to indemnify, defend, and hold Eastview
harmless, and BPA's restoration obligations, in this Paragraph 3.3 shall survive
expiration or earlier termination of this Agreement, and shall not be limited by
any liquidated damage provision in this Agreement. If any inspection disturbs
the Leased Land, BPA shall restore the Leased Land to its condition before any
such inspection. Prior to Lease Closing, BPA and its agents, employees, and
representatives shall have a continuing right of reasonable access to the Leased
Land and any office where the Property Information is kept, upon reasonable
prior notice, for the purpose of examining and making copies of all Property
Information in Eastview's or its property manager's possession or control. Prior
to entry onto the Leased Land during the Due Diligence Period by BPA or its
agents. employees or representatives, BPA shall deliver to Eastview a
certificate of insurance (prepared on an insurance certificate form known as
"ACORD 28") from an insurance company reasonably satisfactory to Eastview,
naming Eastview, iStar Financial Inc., LCOR Asset Management Limited Partnership
(and such other parties designated by Eastview) as an additional insured, which
certificate shall evidence a policy of general liability insurance written on an
occurrence basis utilizing standard unmodified coverage forms, including a
contractual liability endorsement, contractor's protective liability, property
damage and personal injury coverage providing for a total combined single limit
for bodily injury and property damage of $6,000,000.00, with a deductible of no
more than $25,000.00, employer's liability in the amount of $500,000.00 (each
accident) and the statutory limit for worker's compensation insurance. During
the Due Diligence Period, BPA may conduct tenant interviews of the five (5)
major tenants on the Leased Land; i.e., Regeneron, Emisphere, Aton, ACS and
Crompton (collectively, the "Major Tenants"), at which Eastview shall be
present, in accordance with a tenant interview schedule to which the parties
shall reasonably agree. BPA shall have the right to conduct a "walk-through" of
the Property before the Closing upon appropriate notice to Eastview and to
tenants as permitted under the Leases. In the course of its investigations, BPA
may make inquiries to third parties (other than tenants and subtenants),
including, without limitation, contractors, property managers, parties to
Service Contracts and municipal, local and other government officials and
representatives, and Eastview consents to such inquiries; provided, however,
that all communications to tenants/subtenants, government officials (when
related to environmental matters), and property management personnel shall be
coordinated exclusively through Eastview and shall not be inconsistent with the
intent of the Agreement. At

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Eastview's request and at no cost to Eastview, BPA shall provide to Eastview
copies of all reports and documents relating to the reviews performed by BPA or
BPA's agents, employees or representatives at the Leased Land. During the Due
Diligence Period, Eastview shall provide to BPA's auditors, at BPA's sole cost
and expense, access to the Property Information to allow BPA's auditors to
prepare audited financial statements for the Leased Land as required by the
Securities and Exchange Commission. At BPA's request, Eastview shall provide to
such auditors, a representation letter appropriate for a privately held company
(in form and substance reasonably acceptable to Eastview and Eastview's
accountants) with respect to the Property Information examined by such auditors
in connection with such audited financial statements. BPA agrees that BPA's
auditors are the only persons entitled to rely on the representation letter and
the representation letter shall only be addressed to BPA's auditors. Neither the
representation letter nor any information furnished by Eastview to BPA's
auditors shall confer any rights upon, or create any liability to BPA beyond the
express terms of this Agreement including, without limitation, Paragraphs 10.3
and 10.5. Notwithstanding the foregoing, Eastview is not obligated to provide or
release any Property Information to BPA's auditors other than such information
described and permitted to be disclosed, or Property Information needed to
support or prepare information described and permitted to be disclosed, pursuant
to Sections 11.9 or 11.15 hereof.

         3.4 Tenant Estoppels. Eastview shall request estoppel certificates from
tenants (and subtenants) under all Leases in the form of EXHIBIT G attached
hereto and made a part hereof (the "Tenant Estoppels"), duly executed by the
tenants and subtenants, and deliver the same to BPA no later than 5 business
days prior to the expiration of the Due Diligence Period. Eastview shall use
commercially reasonably efforts to deliver the form for the Tenant Estoppels to
all tenants and subtenants no later than 15 days after the Effective Date. In no
event shall it be deemed to be an obligation of Eastview under this Agreement to
obtain executed Tenant Estoppels from such tenants. The execution by a tenant of
a form of estoppel which conforms to the requirements of such tenant's lease
rather than the form attached as Exhibit G shall nevertheless constitute an
acceptable Tenant Estoppel. Eastview shall provide BPA with copies of the Tenant
Estoppels in the form attached hereto as EXHIBIT G concurrently with the
delivery of the Tenant Estoppels to tenants.

         3.5 Service Contracts; Property Management and Leasing Agreements;
Property Employees. During the Due Diligence Period, BPA shall notify Eastview
as to which Service Contracts, property management and leasing agreements BPA
will assume and which Service Contracts Eastview shall terminate at the Lease
Closing to the extent terminable. BPA shall assume the obligations arising from
and after the Lease Closing Date under those Service Contracts, property
management and leasing agreements which BPA elects to assume. Eastview shall
terminate at the Lease Closing all Service Contracts that are not so assumed by
BPA, to the extent terminable and subject to and in accordance with the
termination provisions thereof.

                       ARTICLE 4. TITLE AND SURVEY REVIEW

         4.1 Delivery of Title Commitment and Survey. At BPA's option, BPA shall
cause John Meyer Consulting to provide to BPA within 45 days after the Effective
Date an updated ALTA-ACSM Urban survey of the Subject Land that clearly depicts
the location of the Subject Land, all potential portions of Leased Land (and all
separate legal lots contained therein) and all proposed easements benefiting and
burdening the Subject Land, if any, and contains a certification to BPA (and
such other parties as BPA may designate) reasonably satisfactory to BPA (the
"Survey"). Within 10 business days after the Effective Date (or as soon
thereafter as

                                       9
<PAGE>

practicable), BPA shall cause the Title Company to deliver to BPA, at BPA's sole
cost and expense, a current, effective commitment for title insurance for the
Leased Land, together with copies of all documents referenced as exceptions
therein (collectively, the "Title Commitment") issued by the Title Company. The
Title Commitment, the documents referred to therein, and the Survey are referred
to herein collectively as the "Title Documents".

         4.2 Title Review and Cure. During the Due Diligence Period, BPA shall
review title to and the condition of Leased Land as disclosed by the Title
Documents. At the Lease Closing, whether or not BPA makes any objection with
respect thereto, Eastview shall remove by payment, bonding or otherwise: (a) any
liens or encumbrances which have been voluntarily recorded or otherwise placed
by Eastview on the Leased Land following the Effective Date, unless otherwise
permitted by this Agreement, or (b) any mechanics' or materialmens' liens for
work performed on behalf of Eastview, ((a) and (b) collectively, "Required
Removal Exceptions"). Mechanics' or materialmen's liens filed for work or
material for which tenants engaged a contractor or materialman shall not be
deemed a Required Removal Exception. If BPA desires to object to any exceptions
to title set forth in the Title Commitment or state of facts shown on the Survey
other than the Permitted Exceptions (defined below) (collectively, "Defects"),
BPA shall provide to Eastview 10 business days prior to the expiration of the
Due Diligence Period, a written notice (a "Defect Notice") of all Defects that
BPA requires to be removed or resolved. Within 5 business days after delivery of
a Defect Notice to Eastview, Eastview shall notify BPA in writing (a) that
Eastview intends to cure the Defects on or prior to Closing or (b) that Eastview
does not intend to cure the Defects. If Eastview fails to notify BPA, Eastview
shall be deemed to have given notice under clause (b) above. If Eastview gives
or is deemed to have given notice pursuant to clause (b) above, BPA shall have 5
business days from the date of receipt of such notice, to notify Eastview that
BPA (x) will nevertheless proceed towards the Lease Closing under this Agreement
and take title to the Leased Land subject to the Defects or (y) terminate this
Agreement and receive a refund of the Earnest Money, with no party hereto having
any further rights or obligations under this Agreement, except for such rights
and obligations that expressly survive the expiration or earlier termination
hereof. If BPA fails to notify Eastview, BPA shall be deemed to have given
notice under clause (y) above. If after the expiration of the Due Diligence
Period, the Title Company updates the Title Commitment, or the surveyor revises
the Survey, to add or modify exceptions, or to add or modify the conditions to
obtaining any endorsement requested by BPA during the Due Diligence Period, then
BPA may terminate this Agreement and receive a refund of the Earnest Money if
Eastview does not make provision for the removal or modification of such
exceptions or provision of such endorsement reasonably satisfactory to BPA after
notification to Eastview by BPA thereof. In such case, the Lease Closing Date
shall be extended for up to 10 days in order for BPA and Eastview to determine
if such exception or endorsement issue can be resolved to BPA's reasonable
satisfaction, for Eastview to resolve such exception or ensure the applicable
endorsement can be provided, or to give BPA the opportunity to terminate this
Agreement and receive a refund of the Earnest Money if the exception is not
removed or the endorsement provided, provided, however that if such exception or
condition is not reasonably capable of cure despite diligent efforts to do so
during such 10 day period, then Eastview shall have an additional time period as
is necessary to resolve such exception or condition but in no event in excess of
30 days after the date on which Eastview is notified by BPA of such unacceptable
exception or condition. If any exception arises upon update of the Title
Commitment after the expiration of the Due Diligence Period that is a Required
Removal Exception, Eastview shall have such Required Removal Exception removed
from the Title Commitment prior to Closing.

         4.3 Permitted Exceptions and Endorsements. "Permitted Exceptions" means
(i) those title exceptions listed on Schedule 5 hereto, (ii) Defects on the
Title Commitment or

                                       10
<PAGE>

shown on the Survey accepted or deemed approved at the expiration of the Due
Diligence Period by BPA pursuant to this Agreement (but in no event shall
Permitted Exceptions include Required Removal Exceptions), (iii) any other
matters affecting title to the Leased Land and Improvements as of the end of the
Due Diligence Period, or which would be shown on a survey thereof as of the end
of the Due Diligence Period, which are not objected to as of the end of the Due
Diligence Period, (iv) real estate taxes not yet due and payable, and (v)
tenants in possession as tenants under the Leases permitted by this Agreement.
"BPA's Endorsements" shall mean, to the extent such endorsements are available
under the laws of the state in which Leased Land is located for an interest in a
leasehold estate: (1) contiguity; (2) survey (land same as survey) (3)
leasehold; (4) option; (5) standard New York; (6) deletion of arbitration and
(7) such other endorsements as BPA may require based on its review of the Title
Commitment and Survey.

         4.4 ALTA Statement. Eastview shall execute at Closing an ALTA Statement
(Owner's Affidavit) and any other documents, undertakings or agreements
customarily required by the Title Company to enable it to issue to BPA the Title
Policy (as defined below) in accordance with the provisions of this Agreement
but in no event shall such documents, undertakings or agreements include an
Eastview indemnity or any other document which in Eastview's reasonable
discretion exposes Eastview to unreasonable liability, provided, however that
Eastview shall provide such documentation as is reasonably and customarily
required by the Title Company to enable the Title Company to issue to BPA a
Title Policy reasonably satisfactory to BPA..

         4.5 Title and Survey Costs. BPA shall pay for the cost of the Survey,
including any revisions necessary to make the Survey conform to the requirements
of this Agreement, the standard premium for the Title Policy, including sales
tax, the cost of BPA's Endorsements, and the additional premium for any
requested extended coverage and Eastview shall have no direct or contingent
liability or otherwise to the Title Company for the issuance of such Title
Policy.

                     ARTICLE 5. OPERATIONS AND RISK OF LOSS

         5.1 Ongoing Operations. From and after the Effective Date until the
Lease Closing or earlier termination of this Agreement:

                  5.1.1    Preservation of Business. Eastview shall in all
                           material respects cause the Leased Land to be
                           operated only in the ordinary and usual course of
                           business and consistent with past practice, shall
                           preserve intact the Leased Land, preserve the good
                           will and advantageous relationships of Eastview with
                           customers, suppliers, independent contractors,
                           employees and other persons or entities material to
                           the operation of its business, shall in all material
                           respects perform its obligations under Leases and
                           other agreements affecting the Leased Land and shall
                           not take any action or omission which would cause any
                           of the representations or warranties of Eastview
                           contained herein to become inaccurate in any material
                           respect or any of the covenants of Eastview to be
                           breached in any material respect.

                  5.1.2    Maintenance of Insurance. Eastview shall continue to
                           carry its existing insurance as described on SCHEDULE
                           1 through the Lease Closing Date, and shall not allow
                           any breach, default, termination or cancellation by
                           Eastview of such insurance policies or agreements to
                           occur or exist.

                                       11
<PAGE>

                  5.1.3    New Contracts. From and after the Effective Date,
                           without BPA's prior written consent in each instance,
                           such consent not to be unreasonably withheld,
                           Eastview will not enter into or amend, terminate,
                           waive any default under, or grant concessions
                           regarding any contract or agreement that will be an
                           obligation affecting the Leased Land or binding on
                           BPA after the Lease Closing, except for such
                           contracts or agreements which are in the ordinary
                           course of business and terminable on not more than 30
                           days' notice.

                  5.1.4    Leasing Arrangements. Following the Due Diligence
                           Period, Eastview will not enter into any Lease, or
                           amend, terminate, waive any default under, grant
                           concessions regarding, or incur any obligation for
                           leasing commissions or otherwise in connection with
                           any Lease without BPA's prior written consent in each
                           instance, such consent not to be unreasonably
                           withheld. BPA shall approve or disapprove all of the
                           above mentioned within 3 business days after
                           Eastview's request or such approval. In the event BPA
                           fails to respond to Eastview with its approval or
                           disapproval within such 3 day period, then BPA shall
                           be deemed to have approved thereof. If BPA
                           disapproves any such Lease, Eastview shall be
                           entitled to a credit at the Lease Closing equal to
                           the rent and additional rent that would have been
                           payable under the proposed Lease through the Lease
                           Closing, less prorated brokerage commissions.

                  5.1.5    Third Party Agreements. From and after the Effective
                           Date, and continuing through the Lease Closing or the
                           termination of this Agreement, Eastview shall not
                           enter into agreements with third parties ("Third
                           Party Agreements") which would affect the Greenburgh
                           Core Campus or the Mount Pleasant Core Campus except
                           with prior written approval of BPA, such approval not
                           to be unreasonably withheld, except for any such
                           Third Party Agreements which are in the ordinary
                           course of business and terminable on not more than 30
                           days' notice. BPA shall approve or disapprove such
                           Third Party Agreements within 3 business days after
                           Eastview's request for approval thereof. In the event
                           that BPA fails to respond to Eastview with its
                           approval or dissaproval within such 3 day period,
                           then BPA shall be deemed to have approved such Third
                           Party Agreements.

                  5.1.6    Removal and Replacement of Tangible Personal
                           Property. Eastview will not remove any Tangible
                           Personal Property unless it is replaced with a
                           comparable item of equal quality and quantity as
                           existed as of the time of such removal.

                  5.1.7    Maintenance of Permits. Eastview shall maintain in
                           existence all material licenses, permits and
                           approvals, if any, in its name necessary or
                           reasonably appropriate to the ownership, operation or
                           improvement of the Leased Land.

                  5.1.8    Notices. Eastview shall promptly deliver to BPA
                           copies of any material notices received by it or
                           given by it after the Effective Date and prior to the
                           Lease Closing Date under any Leases, Service
                           Contracts, property

                                       12
<PAGE>

                           management or leasing agreements or any other
                           contracts, agreements, permits, licenses or the like
                           affecting the Leased Land or the operation or use
                           thereof.

                  5.1.9    Notification of Subsequent Events. If, prior to
                           Closing, Eastview becomes aware of any event or
                           change in circumstances after the Effective Date,
                           which would have a material adverse affect on the
                           value of the Leased Land, BPA's contemplated use,
                           operation or development of the Leased Land
                           (including, without limitation, any default by
                           Eastview hereunder or a tenant under any of the
                           Leases) or would cause any representation or warranty
                           contained herein to be false or misleading in any
                           material respect, Eastview shall promptly notify BPA
                           in writing of such event or change in circumstances.

                  5.1.10   Existing Mortgage. Eastview covenants and agrees to
                           comply with the terms of the documents evidencing or
                           securing any existing mortgage securing a loan
                           encumbering the Leased Land.

         5.2 Damage. All risk of loss with respect to the Leased Land shall
remain with Eastview until the Lease Closing, when full risk of loss with
respect to Leased Land shall pass to BPA. Eastview shall give BPA written notice
of any damage to the Leased Land, describing such damage, whether such damage is
covered by insurance and the estimated cost of repairing such damage within 3
business days after the occurrence thereof. If the cost to repair any such
damage is less than or equal to $3,000,000 ("Immaterial Damage"), then Eastview
shall credit BPA at Lease Closing in an amount equal to the applicable
deductible under Eastview's insurance policy that will insure the Immaterial
Damage and assign to BPA the right to collect all insurance proceeds payable
under such insurance policy. If the cost to repair such damage is greater than
$3,000,000 or a Major Tenant terminates its material Lease as permitted therein
as a result of such damage ("Material Damage"), BPA may elect by notice to
Eastview given within 10 business days after BPA is notified of such damage (and
the Closing shall be extended, if necessary, to give BPA such 10 day period to
respond to such notice) to proceed in the same manner as in the case of
Immaterial Damage or to terminate this Agreement, in which event the Earnest
Money shall be returned to BPA and the parties hereto shall have no further
rights or obligations under this Agreement except for such rights and
obligations as expressly survive the expiration or earlier termination hereof.
If Material Damage is not covered by Eastview's existing insurance, then
Eastview shall not be obligated to restore the Material Damage or to credit BPA
for the cost of restoration and BPA shall have the right to terminate this
Agreement and obtain a refund of the Earnest Money with the parties hereto
having no further rights or obligations under this Agreement, except for such
rights and obligations that expressly survive the expiration or earlier
termination of this Agreement. An affiliate of Eastview may be engaged as
Eastview's contractor so long as BPA approves the engagement of such contractor.
This Paragraph is intended to supplement and supercede New York General
Obligations Law Section 5-1311.

         5.3 Condemnation. Eastview shall promptly give BPA written notice of
any eminent domain proceedings that are contemplated, threatened or instituted
with respect to the Leased Land within 5 business days after the occurrence or
Eastview's knowledge thereof. Eastview has notified BPA of (i) the study by New
York State Department of Transportation regarding the possible realignment or
alternate route for Route 9A including the 100C overpass along the southeast
boarder of the Leased Land and (ii) the Proposed Gas Line (as defined in
Paragraph 10.1.2 below.) By notice to Eastview given within 10 business days
after BPA receives notice of

                                       13
<PAGE>

proceedings in eminent domain that are contemplated, threatened or instituted by
any body having the power of eminent domain with respect to the Leased Land, BPA
may elect to terminate this Agreement or proceed under this Agreement, and if
necessary the Lease Closing Date shall be extended to give BPA the full 10
business day period to make such election. If BPA elects to proceed under this
Agreement, Eastview shall, at the Closing, assign to BPA its entire right, title
and interest in and to any condemnation award, and BPA shall have the right
prior to Lease Closing to negotiate and otherwise deal with the condemning
authority in respect of such matter.

                             ARTICLE 6. SUBDIVISION

         6.1 Subdivisions. The parties hereto acknowledge and agree that (a)
Eastview has filed an application for subdivision of the Subject Land located in
Greenburgh in accordance with the Greenburgh Subdivision Plan in order to
establish each of the Greenburgh Core Campus, the MSG Parcel and the Residential
Parcel as a legally subdivided separate parcel, and (b) Eastview intends to
proceed with the subdivision of the Subject Land located in Mount Pleasant
substantially in accordance with the Mount Pleasant Subdivision Plan, which may
include, inter alia, variations in the lot lines thereof, in order to (i)
establish each of the Mount Pleasant Core Campus, the Home Depot Parcel and
Retail Parcel as a legally subdivided separate parcel, (ii) cause the
delineation and mitigation of certain wetlands substantially in accordance with
the delineation of such wetlands as depicted on EXHIBIT A-2 and issuance of a
related wetlands permit and (iii) obtain site plan approval to permit demolition
of a certain existing parking lot area located on the Retail Parcel as depicted
on EXHIBIT A-2, the demolition of sundry buildings on the Mount Pleasant Core
Campus, the construction of a new parking area on the Mount Pleasant Core Campus
as generally shown in the area designated on EXHIBIT A-2 and to permit other
immaterial site adjustments in accordance with Section 6.1.1 as may be required
during the review process in Mount Pleasant. In furtherance thereof, the parties
hereto hereby agree as follows:

                  6.1.1    Subdivision Approval Process.

                           (a) From and after the Effective Date, and subject to
                           the terms and conditions hereof, Eastview agrees to
                           use reasonable commercial efforts to obtain the
                           following:

                                    (i) subdivision approval, from all required
                           governmental authorities, for the Subject Land
                           located in Greenburgh of a subdivision map
                           substantially in accordance with the Greenburgh
                           Subdivision Plan. Except as otherwise agreed by BPA,
                           which agreement shall not be unreasonably withheld,
                           such subdivision approval (A) shall not impose upon a
                           developer of the Greenburgh Core Campus any further
                           material conditions upon the development and use of
                           the Greenburgh Core Campus beyond any such conditions
                           presently applying thereto pursuant to the existing
                           Greenburgh Site Plan approval, and (B) shall not
                           change in any material respect any lot line on the
                           Greenburgh Subdivision Plan or make other material
                           variations, additions or changes thereto (such
                           approvals referred to herein as the "Greenburgh Map
                           Event"); and

                                    (ii) subdivision approval, from all required
                           governmental authorities, for the Subject Land
                           located in Mount Pleasant of a

                                       14
<PAGE>

                           subdivision map substantially in accordance with the
                           Mount Pleasant Subdivision Plan. Except as otherwise
                           agreed by BPA, which agreement shall not be
                           unreasonably withheld, such subdivision approval (A)
                           shall be accompanied by the wetland permit
                           contemplated by Recital A(4)(ii) of this Agreement;
                           (B) shall include approval of the demolition and
                           parking lot relocation contemplated by Recital
                           A(4)(iii) of this Agreement; (C) shall not impose
                           upon the developer of the Mount Pleasant Core Campus
                           any material conditions to the development in use of
                           the Mount Pleasant Core Campus which are
                           disproportionate to those imposed upon the Home Depot
                           Parcel or the Retail Parcel, and (D) shall not change
                           in any material respect any lot line on the Mount
                           Pleasant Subdivision Plan or make other material
                           variations, additions or changes thereto (such
                           approvals referred to herein as the "Mount Pleasant
                           Map Event").

                           (b) BPA shall cooperate with Eastview in the pursuit
                           of the Greenburgh Map Event and the Mount Pleasant
                           Map Event, to the extent requested to do so,
                           including, without limitation, BPA's compliance with
                           the Greenburgh site plan approval. Eastview shall
                           bear all costs incurred in pursuing the Map Events,
                           except that (i) BPA shall bear any reasonable costs
                           incurred in cooperating with Eastview in the pursuit
                           of the Map Events as contemplated hereby, and (ii) in
                           the event of a "positive declaration" as described in
                           Section 2.1 of this Agreement, then the cost sharing
                           provisions of Section 2.1 shall apply. During the
                           course of Eastview's pursuit of the Map Events,
                           Eastview shall provide brief periodic reports (at
                           least as frequently as once every calendar month) to
                           BPA generally summarizing the progress being made by
                           Eastview in pursuing the Map Events, the nature of
                           any new circumstances reasonably anticipated to pose
                           as obstacles to the achievement of the Map Events,
                           and the anticipated schedule for achievement of the
                           Map Events. Eastview also shall endeavor to provide
                           BPA with advance notice of meetings with governmental
                           officials that may be pertinent to the pursuit of the
                           Map Events, and Eastview shall provide BPA with an
                           opportunity to participate in such meetings, to the
                           extent reasonably feasible to do so.

                  6.1.2    Certain Site Plans. Subject to Section 2.1.1(b)
                           hereof, until such time as the Mount Pleasant Map
                           Event occurs, Eastview agrees not to make any
                           applications for site plan approval with respect to
                           the Retail Parcel and BPA agrees not to make any
                           applications for site plan approval with respect to
                           the Mount Pleasant Core Campus.

                  6.1.3    Easements and Restrictions Related to Division of the
                           Subject Land. In furtherance of the contemplated Map
                           Events and separation of the Leased Land from the
                           remainder of the Subject Land, BPA and Eastview shall
                           negotiate in good faith mutually acceptable, in each
                           party's reasonable discretion, reciprocal and other
                           easements necessary and appropriate for BPA's
                           contemplated use, operation and development of the
                           Leased Land by BPA and Eastview's land by Eastview
                           (the "Easements"). Such easements shall contain
                           provisions

                                       15
<PAGE>

                           for location, sharing of expenses and maintenance
                           charges and customary indemnifications acceptable to
                           Eastview and BPA, in their reasonable discretion.
                           Eastview shall deliver to BPA a proposed list of
                           necessary and appropriate Easements as soon as
                           practicable after the Effective Date for BPA's
                           review, which may include easements for drainage,
                           wetlands mitigation, access and slopes. Eastview
                           shall use commercially reasonable efforts to deliver
                           to BPA prior to the expiration of the Due Diligence
                           Period, proposed forms of such easements, including
                           any reciprocal easement agreements, necessary for the
                           Leased Land. The Easements and restrictions entered
                           into subsequent to the Lease Closing shall include,
                           without limitation, the following: (a) Greenburgh
                           Core Campus water main agreements; (b) Mount Pleasant
                           water main agreements; and (c) Mount Pleasant
                           temporary parking agreements, which shall be subject
                           to the reasonable approval of both parties. With
                           regard to the Mount Pleasant temporary parking
                           agreement referred to above which is applicable to
                           the Retail Parcel, BPA agrees that it shall be
                           required to abandon the use of the parking area in
                           the Retail Parcel upon completion of construction of
                           BPA's contemplated parking improvements on the Mount
                           Pleasant Core Campus, but no later than twelve (12)
                           months (such time period being subject to delay
                           caused by or due to or resulting from delays or
                           limitations imposed by any governmental authority
                           with jurisdiction over the activity at issue (a "BPA
                           Force Majeure Delay")) following the Mount Pleasant
                           Map Event with the understanding that BPA shall act
                           diligently and cooperate with Eastview in an effort
                           to complete the construction of BPA's parking
                           improvements as expeditiously as possible. BPA shall
                           cooperate with Eastview in good faith to commence
                           work for the pursuit of any governmental approvals
                           necessary to construct such parking improvements
                           within 30 days after the occurrence of the Mount
                           Pleasant Map Event (such time period being subject to
                           BPA Force Majeure Delays). It is hereby understood
                           and agreed that the date for completion or
                           commencement of construction of the temporary parking
                           area described above shall be extended by one (1) day
                           for each day that such construction or commencement
                           is delayed by reason of a BPA Force Majeure Delay.

              ARTICLE 7. CONDITIONS PRECEDENT; DEFAULT AND REMEDIES

         7.1 Conditions to the Lease Closing. In addition to all other
conditions and obligations set forth herein, the obligation of Eastview, on the
one hand, and BPA, on the other hand, to consummate the transactions
contemplated with respect to the Leased Land and the Lease Closing shall be
contingent upon the following:

                  7.1.1    Representations. The other party's representations
                           and warranties contained herein shall be true and
                           correct in all material respects as of the date of
                           this Agreement and the Lease Closing Date (except, in
                           the case of Eastview, Eastview's representation and
                           warranty contained in Section 10.1.13 shall not be
                           remade as of the Lease Closing Date); and each party
                           shall deliver to the other party a certificate
                           stating that its representations and warranties
                           contained herein are true and correct as of the Lease
                           Closing Date or updating any representations and

                                       16
<PAGE>

                           warranties to the extent necessary (except as
                           aforesaid), provided, however that any update to such
                           party's representations and warranties pursuant to
                           this Agreement does not disclose new facts that are
                           material and adverse in relation to the applicable
                           original representation and warranty; provided,
                           however that to the extent BPA actually knows at or
                           prior to Lease Closing that any of Eastview's
                           representations or warranties are inaccurate, untrue
                           or incorrect in any way, such representations and
                           warranties shall be deemed modified to reflect BPA's
                           knowledge (for purposes of this proviso, BPA shall be
                           deemed to have actual knowledge of any fact or matter
                           relating to any such representation or warranty if
                           any of Landamerica Assessment Corporation, Integrated
                           Project Services, John Meyer Consulting or such other
                           surveyor commissioned by BPA to provide the Survey
                           has knowledge of such fact or matter relating to any
                           such representation or warranty).

                  7.1.2    Performance. As of the Lease Closing Date, the other
                           party shall have performed its obligations hereunder
                           in all material respects and all documentation and
                           deliveries to be made by the other party at Lease
                           Closing have been tendered (including, without
                           limitation, payment by BPA and receipt by Eastview of
                           the entire Initial Rent as provided herein);

                  7.1.3    Default. As a condition to BPA's obligation to close,
                           as of the Lease Closing Date, Eastview shall not be
                           in default in any material respect under any
                           agreement to be assigned to, or obligation to be
                           assumed by, BPA under this Agreement, including,
                           without limitation, the Leases;

                  7.1.4    Physical Condition. As a condition benefiting BPA
                           only, the physical condition of Leased Land shall be
                           substantially the same in all material respects on
                           the date of the expiration of the Due Diligence
                           Period as on the Lease Closing Date, reasonable wear
                           and tear excepted, unless the alteration of said
                           physical condition is the result of a casualty loss
                           or proceeding in eminent domain, in which case the
                           provisions of Paragraphs 5.2 and 5.3 shall govern;

                  7.1.5    Lease Condition. As a condition benefiting BPA only,
                           (1) Eastview shall have obtained and delivered to BPA
                           as of the Lease Closing Date, Tenant Estoppels,
                           substantially in the form required pursuant to
                           Paragraph 3.4 from each of the Major Tenants matching
                           the rent, term and other information in the Rent Roll
                           in all material respects included in the initial
                           delivery of Property Information;

                  7.1.6    Title. As a condition benefiting BPA only, upon
                           payment of the premium by BPA, at Lease Closing, the
                           Title Company shall issue or irrevocably commit to
                           issue to BPA a Leasehold Policy of title insurance
                           (Revised 10-13-70 and 10-17-84), with extended
                           coverage (i.e., with ALTA General Exceptions
                           deleted), dated as of the date and time of the
                           recording of the memorandum of Lease vesting
                           leasehold title in BPA, in the amount of the Initial
                           Rent, in the Leased Land, subject only to the
                           Permitted Exceptions (and containing no further
                           exceptions aside from

                                       17
<PAGE>

                           those approved or deemed approved by BPA at the
                           expiration of the Due Diligence Period), and
                           containing BPA's Endorsements to the extent
                           obtainable (the "Leasehold Title Policy").

                  7.1.7    No Bankruptcy Proceeding. As a condition benefiting
                           BPA only, Eastview shall not have commenced nor
                           allowed to have commenced nor shall any proceeding
                           have been commenced against Eastview under the
                           federal bankruptcy code or any similar state law
                           regarding relief of debtors.

                  7.1.8    Change in Zoning Classification, Site Plans and Other
                           Entitlements. As a condition benefiting BPA only,
                           there shall not have been any change in the zoning
                           classification of the Leased Land, the site plans for
                           the Leased Land, any other entitlements with respect
                           to the Leased Land or any of the conditions
                           applicable to the use and development of the Leased
                           Land which, in the aggregate, would impair in any
                           material respect (a) the operation of the
                           Improvements currently located at the Leased Land in
                           the manner currently operated as of the Effective
                           Date, (b) the development of the Greenburgh Core
                           Campus as depicted on EXHIBIT A-1 hereto with
                           approximately 320,000 additional square feet of
                           building improvements (and related parking
                           improvements), which may be used for Biotechology
                           Uses, and (c) the development of the Mount Pleasant
                           Core Campus with approximately 144,000 additional
                           square feet of building improvements (and related
                           parking improvements), which may be used for
                           Biotechology Uses, in accordance with applicable
                           zoning laws in effect as of the Effective Date.

                  7.1.9    Other Condition. Any other condition set forth in
                           this Agreement to such party's obligation to close
                           shall have been satisfied in all material respects by
                           the applicable date.

         7.2 BPA's Defaults; Eastview's Remedies.

                  7.2.1    In the event that BPA breaches any of its obligations
                           under this Agreement, which breach is not cured
                           within five (5) business days after BPA's receipt of
                           notice of such default from Eastview (it being
                           understood and agreed that the Lease Closing Date
                           shall be extended to allow BPA the entire cure period
                           to remedy such breach, provided, however, that such
                           cure period shall not apply for a breach of the
                           obligation to close by the Lease Closing Date),
                           Eastview's sole remedy shall be to terminate this
                           Agreement and retain the Earnest Money as liquidated
                           damages, and not as a penalty. BPA AND EASTVIEW AGREE
                           THAT IT WOULD BE EXTREMELY DIFFICULT OR IMPRACTICAL
                           TO QUANTIFY THE ACTUAL DAMAGES TO EASTVIEW IN THE
                           EVENT OF A BREACH BY BPA, THAT THE AMOUNT OF ALL
                           EARNEST MONEY IS A REASONABLE ESTIMATE OF SUCH ACTUAL
                           DAMAGES, AND THAT EASTVIEW'S EXCLUSIVE REMEDY IN THE
                           EVENT OF A BREACH BY BPA SHALL BE TO RETAIN ALL
                           EARNEST MONEY AND ANY EARNINGS THEREON AS LIQUIDATED
                           DAMAGES. Notwithstanding the foregoing, this
                           liquidated damages provision does not limit BPA's
                           obligations of restoration and

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<PAGE>

                           indemnity under Sections 3.3, 11.9 and 11.20 hereof,
                           which obligations expressly survive termination of
                           this Agreement for any reason, including default by
                           BPA.

                  7.2.2    After Lease Closing, in the event of a breach by BPA
                           of its obligations under this Agreement that survive
                           Lease Closing, Eastview may exercise any rights and
                           remedies available at law or in equity.

         7.3 Eastview's Defaults; BPA's Remedies.

                  7.3.1    In the event of a breach of a representation,
                           warranty or covenant contained in this Agreement
                           prior to Lease Closing, which breach is not cured
                           within 5 business days after Eastview's receipt of
                           notice of such breach from BPA (it being understood
                           and agreed that the Lease Closing Date shall be
                           extended to allow Eastview the entire cure period to
                           remedy such breach, provided, however that such cure
                           period shall not apply to any covenant related to
                           closing by the Lease Closing Date), BPA may elect one
                           of the following remedies: (a) terminate this
                           Agreement and receive a refund of the Earnest Money;
                           or (b) BPA may choose to proceed towards Lease
                           Closing. In the event that BPA proceeds towards Lease
                           Closing despite a known Eastview breach of a
                           representation, warranty or covenant contained in
                           this Agreement, such breach shall be deemed waived by
                           BPA.

                  7.3.2    In the event of a breach by Eastview of any of its
                           other obligations under this Agreement, which breach
                           is not cured within five (5) business days after
                           Eastview's receipt of notice of such default from BPA
                           (it being understood and agreed that the Lease
                           Closing Date shall be extended to allow Eastview the
                           entire cure period to remedy such breach, provided,
                           however, that such cure period shall not apply for a
                           breach of the obligation to close by the Lease
                           Closing Date), BPA may elect only one of the
                           following two remedies: (a) terminate this Agreement
                           and receive a refund of the Earnest Money; or (b)
                           enforce specific performance of this Agreement
                           against Eastview, including the right to recover
                           reasonable attorneys' fees.

                  7.3.3    Subject to Sections 10.3 and 10.5, after Lease
                           Closing, in the event of a breach by Eastview of its
                           obligations under this Agreement that survive Lease
                           Closing (other than obligations under the Ground
                           Lease) or the discovery after Lease Closing by BPA of
                           a breach of an obligation, representation or warranty
                           by Eastview prior to or as of Lease Closing, BPA may
                           exercise any rights and remedies available at law or
                           in equity.

                               ARTICLE 8. CLOSING

         8.1 Lease Closing and Escrow. The consummation of the transactions
contemplated herein ("Lease Closing") shall occur on the Lease Closing Date at
the offices of the Escrow Agent or such other location as BPA and Eastview may
agree. Lease Closing shall occur through a customary escrow with the Escrow
Agent. Funds shall be deposited into and held by Escrow Agent in a closing
escrow account with a bank satisfactory to BPA and Eastview. Upon satisfaction
or completion of all closing conditions and deliveries, the parties shall direct
the

                                       19
<PAGE>

Escrow Agent to immediately record and deliver the closing documents to the
appropriate parties and make disbursements according to the closing statements
executed by Eastview and BPA and delivered to each other and to Escrow Agent on
or prior to the Lease Closing Date. Eastview and BPA agree to execute
supplemental escrow instructions as may be necessary and appropriate to enable
Escrow Agent to comply with the terms of this Agreement and effectuate Lease
Closing, provided that such supplemental escrow instructions are not in conflict
with this Agreement as it may be amended in writing from time to time.

         8.2 Eastview's Deliveries in Escrow. On or before 12:00 PM New York
time on the Lease Closing Date, Eastview shall deliver in escrow to the Escrow
Agent the following:

                  8.2.1    Certificate. A certificate from Eastview that
                           contains an updated list of the Leases and Service
                           Contracts, property management and leasing agreements
                           to be assumed, each of which Eastview shall certify
                           to be true and correct in all material respects as of
                           Lease Closing;

                  8.2.2    Notice to Tenants. A notice to each tenant in the
                           form of EXHIBIT I attached hereto;

                  8.2.3    State Law Disclosures. Such disclosures and reports
                           as are required by applicable state and local law in
                           connection with the conveyance of a long term
                           leasehold interest in real property;

                  8.2.4    FIRPTA. A Foreign Investment in Real Property Tax Act
                           affidavit executed by Eastview stating that Eastview
                           is not a "foreign person" within the meaning of such
                           act;

                  8.2.5    Tenant Estoppels. Estoppel certificates satisfying
                           the conditions in Paragraphs 7.1.5 and 3.4;

                  8.2.6    Terminations. Evidence of terminations, effective no
                           later than Lease Closing, of those Service Agreements
                           which BPA has elected not to assume, including any
                           leasing and management agreements affecting Leased
                           Land in accordance with Section 3.5;

                  8.2.7    Property Information. Originals, to the extent
                           reasonably available, or copies of all of the
                           Property Information in Eastview's or its managing
                           agent's possession or control;

                  8.2.8    Authority. Evidence of the existence, organization
                           and authority of Eastview and of the authority of the
                           persons executing documents on behalf of Eastview
                           reasonably satisfactory to the Escrow Agent, the
                           Title Company and BPA;

                  8.2.9    Transfer Tax Forms. Completed and executed transfer
                           tax forms, returns, certificates, affidavits or other
                           required documentation in connection with payment of
                           state and local transfer tax and a certified check
                           payable or wire of immediately available federal
                           funds to the Escrow Agent for payment of the state
                           and local transfer taxes due in connection with Lease
                           Closing;

                                       20
<PAGE>

                  8.2.10   Permits. Copies of all Permits necessary in
                           connection with BPA's use and ownership of the Leased
                           Land except to the extent posted at the Leased Land.

                  8.2.11   Easements and Restrictions. Easements and restrictive
                           covenants executed by Eastview in the forms required
                           pursuant to Paragraph 6.1.4 hereof.

                  8.2.12   Ground Lease and Bill of Sale and Assignment of
                           Related Property Rights. An executed Ground Lease and
                           Bill of Sale and Assignment of Related Property
                           Rights.

                  8.2.13   Other Deliveries. Any other Lease Closing deliveries
                           required to be made by or on behalf of Eastview
                           hereunder or reasonably required to effect Lease
                           Closing of this transaction consistent with this
                           Agreement.

         8.3 BPA's Deliveries in Escrow. On or before 12:00 PM New York time on
the Lease Closing Date, BPA shall deliver in escrow to the Escrow Agent the
following:

                  8.3.1    Initial Rent. On or before the Lease Closing Date,
                           the Initial Rent, less the Earnest Money that is
                           applied to the Initial Rent, plus or minus applicable
                           prorations, deposited by BPA with the Escrow Agent in
                           immediate, same day federal funds wired for credit
                           into the Escrow Agent's escrow account;

                  8.3.2    State Law Disclosures. Such disclosures and reports
                           as are required by applicable state and local law in
                           connection with the conveyance of real property;

                  8.3.3    Authority. Evidence of the existence, organization
                           and authority of BPA and of the authority of the
                           persons executing documents on behalf of BPA
                           reasonably satisfactory to the Escrow Agent, the
                           Title Company and Eastview;

                  8.3.4    Transfer Tax Forms. Executed counterparts of transfer
                           tax forms, returns. certificates, affidavits or other
                           required documentation completed by Eastview in
                           connection with payment of state and local transfer
                           tax;

                  8.3.5    Ground Lease and Bill of Sale and Assignment of
                           Related Property Rights. Executed counterparts of the
                           Ground Lease and Bill of Sale and Assignment of
                           Related Property Rights.

                  8.3.6    Easements and Restrictions. Executed counterparts of
                           the Easements and restrictive covenants required
                           pursuant to Paragraph 6.1.5 hereof.

                  8.3.7    Other Deliveries. Any other Lease Closing deliveries
                           required to be made by or on behalf of BPA hereunder
                           or reasonably required to effect Lease Closing of
                           this transaction consistent with this Agreement.

                                       21
<PAGE>

         8.4 Closing Statements/Escrow Fees. Eastview and BPA shall deposit with
the Escrow Agent executed closing statements consistent with this Agreement and
in the form required, if any, by the Escrow Agent. The Escrow Agent's escrow fee
shall be divided equally between and paid by Eastview and BPA.

         8.5 Sales, Transfer, and Documentary Taxes and Recording Fees. Eastview
shall pay all excise, transfer, deed or similar taxes imposed in connection with
the Lease Closing under applicable state or local law (including without
limitation any real estate excise tax). BPA further shall pay any sales tax
associated with the lease of any personal property. BPA and Eastview shall
reasonably allocate the Initial Rent between personal property and real property
if necessary or desired by either party. Eastview shall pay all recording costs
associated with the recordation of documentation required to be delivered at
Lease Closing or necessary to effectuate Lease Closing. BPA shall pay any
recording fees associated with any other documentation and any applicable
mortgage recording tax and intangible property tax.

         8.6 Attorneys' Fees. Each party hereto shall pay its own attorneys'
fees incurred in connection with the preparation and negotiation of this
Agreement and in connection with Lease Closing, except as otherwise specifically
provided herein.

         8.7 Possession. At the time of Lease Closing, Eastview shall deliver to
BPA possession of Leased Land, subject only to the Permitted Exceptions, and in
furtherance thereof shall deliver all keys, key cards, security codes and the
like necessary for the use and operation of Leased Land.

         8.8 Delivery of Books and Records. At Lease Closing or within 2
business days thereafter, Eastview shall deliver to the offices of BPA or BPA's
property manager: the original Leases and Service Contracts, property management
and leasing agreements (to the extent assumed by BPA pursuant to the terms
hereof); copies or originals of all books and records of account, contracts,
copies of correspondence with tenants and suppliers, receipts for deposits,
unpaid bills and other papers or documents which pertain to Leased Land; all
permits, licenses and warranties; all advertising materials, booklets, keys and
other items, if any, used in the operation of Leased Land; and, if in Eastview's
or its property manager's possession or control, the original "as-built" plans
and specifications; all other available plans and specifications and all
operation manuals. Eastview shall reasonably cooperate with BPA after Lease
Closing to transfer to BPA any such information stored electronically.

                     ARTICLE 9. PRORATIONS AND ADJUSTMENTS

         9.1 Prorations. On or before Lease Closing, Eastview shall provide to
BPA such information and verification reasonably necessary to support the
prorations and adjustments under this ARTICLE 9. The items in Paragraphs 9.1.1
through 9.1.5 shall be prorated between Eastview and BPA, based on the actual
number of days in the applicable period, as of the close of the day immediately
preceding the Lease Closing Date, the Lease Closing Date being a day of income
and expense to BPA:

                  9.1.1    Taxes and Assessments. BPA shall receive a credit for
                           any accrued but unpaid real estate taxes and
                           assessments (including, without limitation, any
                           assessments imposed by private covenant) applicable
                           to any period before the Lease Closing Date, even if
                           such taxes and assessments are not yet due and
                           payable. Eastview shall receive a credit for real
                           estate taxes paid and attributable to any period
                           after the Lease Closing Date.

                                       22
<PAGE>

                           Special assessments shall be prorated for the
                           applicable period and BPA shall be responsible for
                           any such assessments becoming due and payable after
                           the Lease Closing Date. Real estate tax refunds and
                           credits received after the Lease Closing Date, shall
                           be apportioned between Eastview and BPA, after
                           deducting the expenses of collection thereof. BPA
                           shall have no such rights with respect to any tax
                           proceeding covering any fiscal year prior to the
                           fiscal year in which the Lease Closing occurs and any
                           tax savings or refund for any fiscal years prior to
                           the fiscal year in which the Lease Closing occurs
                           shall be the sole and absolute property of Eastview.
                           The provisions of this Paragraph 9.1.1 shall survive
                           the Lease Closing.

                  9.1.2    Income. BPA shall receive a credit for any rent,
                           Operating Expense Pass-throughs (as defined below),
                           and other income (and any applicable state or local
                           tax on rent) under Leases collected by Eastview
                           before Lease Closing that applies to any period after
                           Lease Closing. Uncollected rent and other uncollected
                           income, including Operating Expense Pass-throughs and
                           reimbursement of long lived repairs that may be
                           charged to tenants under the Leases, shall be
                           prorated at Lease Closing and Eastview shall receive
                           a credit for them to the extent allocable to the
                           period of time prior to Lease Closing.
                           Notwithstanding the foregoing, in the event that rent
                           referred to in the preceding sentence is paid by a
                           tenant that was delinquent in payment of rent under
                           its Lease at Lease Closing, then rents paid by such
                           tenant shall be allocated as follows: (a) first, to
                           Eastview for payment of any amounts due under such
                           Lease by such tenant for the calendar month
                           immediately preceding the month during which the
                           Lease Closing occurs, (b) second, to rents due for
                           the calendar month during which the Lease Closing
                           occurs to Eastview and BPA on a per diem basis, (c)
                           third, to BPA for payment of any amounts due under
                           such Lease by such tenant for the then current month,
                           and (d) fourth, to rents due to Eastview for any
                           period under such Lease preceding the then current
                           month.

                  9.1.3    Operating Expense Pass-throughs. Eastview, as
                           landlord under the Leases, is currently collecting
                           from tenants under the Leases additional rent to
                           cover taxes, insurance, utilities, maintenance and
                           other operating costs and expenses (collectively,
                           "Operating Expense Pass-throughs") incurred by
                           Eastview in connection with the ownership, operation,
                           maintenance and management of Leased Land under the
                           Leases. BPA shall be responsible to reconcile the
                           calendar year 2004 Operating Expense Pass-throughs
                           and shall retain all 2004 tenant payments associated
                           with such costs, subject to the prorations in
                           Paragraph 9.1.2. Eastview shall cooperate with BPA in
                           the reconciliation process. If a tenant under a Lease
                           has a right to conduct an audit of rent, additional
                           rent or other amounts paid by it under its Lease for
                           the period prior to Lease Closing and such tenant
                           requests the performance of such audit, Eastview
                           shall cooperate with BPA, to perform such audit. If
                           such audit discloses that such tenant overpaid any
                           amount of rent, additional rent, or any other amount
                           paid by it under its Lease for any period prior to
                           Lease Closing, then Eastview shall reimburse such
                           tenant for any such

                                       23
<PAGE>

                           amounts overpaid applicable to the period prior to
                           the Lease Closing, or reimburse BPA if BPA shall have
                           paid such amounts to such tenant or if such tenant is
                           entitled to a credit against current rent or
                           additional rent due under the Lease in satisfaction
                           of such amounts overpaid, provided, however, that
                           Eastview shall have the right to review the results
                           of such audit.

                  9.1.4    Service Contracts. Eastview or BPA, as the case may
                           be, shall receive a credit for regular charges under
                           Service Contracts assumed by BPA pursuant to this
                           Agreement paid and applicable to BPA's period of
                           ownership or payable and applicable to Eastview's
                           period of ownership, respectively.

                  9.1.5    Utilities. Eastview shall cause the meters, if any,
                           for utilities to be read the day on which the Lease
                           Closing Date, occurs and to pay the bills rendered on
                           the basis of such readings. If any such meter reading
                           for any utility is not then available, then
                           adjustment therefor shall be made on the basis of the
                           most recently issued bills therefor which are based
                           on meter readings no earlier than 30 days before the
                           Lease Closing Date; and such adjustment shall be
                           reconciled and refunds made by BPA or Eastview, as
                           applicable, when the next utility bills are received.

         9.2 Leasing Costs. Leasing commissions, tenant improvement costs,
tenant allowances, unexpired free rent periods, moving expenses and other
out-of-pocket expenses that are the obligation of Eastview or landlord under the
Leases ("Leasing Costs") shall be the responsibility of Eastview; provided
however, with respect to Leasing Costs related to the renewal or expansion of a
Lease as the result of the exercise of such right after the Effective Date, BPA
shall be responsible for the payment of Leasing Costs to the extent that they
are expressly identified in the Commission Schedule or provided for under the
applicable Lease and further provided, however that with respect to Leasing
Costs that accrue after the Lease Closing under the terms of the relevant lease,
BPA shall be responsible for the payment of such Leasing Costs other than
obligations for unexpended tenant improvement allowances that are capable of
being drawn upon by tenants under the express terms and conditions of the Leases
as of the Lease Closing Date. Eastview shall credit BPA at Lease Closing for the
amount of unexpended tenant improvement allowances under the relevant Leases
that are capable of being drawn upon by tenants under the express terms and
conditions of the Leases as of the Lease Closing Date.

         9.3 Security Deposits. All tenant security deposits shall be
transferred or credited to BPA at Lease Closing. As of Lease Closing, BPA shall
assume Eastview's obligations related to tenant security deposits, but only to
the extent they are properly credited and transferred to BPA. In the case of any
security deposits held by Eastview in the form of letters of credit, such
letters of credit and the beneficial interest therein, to the extent permitted
by the terms thereof, shall be transferred to BPA at Lease Closing and Eastview
shall execute and deliver, and use commercially reasonable efforts to cause any
applicable tenant(s) to execute and deliver, to BPA such documents as are
reasonably necessary to cause such transfer to BPA at Lease Closing. In the case
of any such letters of credit which provide by their terms that the beneficial
interest is not transferable, Eastview shall endeavor to cause the applicable
tenant(s) to replace or amend such letters of credit with letters of credit in
which BPA is the beneficiary and in any event shall deliver all letters of
credit to BPA at Lease Closing. In the event that Eastview is unable to obtain a
replacement or amendment letter of credit as described in the preceding

                                       24
<PAGE>

sentence, then after Lease Closing, BPA may enforce its rights under the
applicable Leases to obtain a reissued or amended letter of credit for the
benefit of BPA and Eastview shall co-operate with BPA in such efforts, including
executing and delivering such documents as are necessary to cause the amendment
or reissuance of the letters of credit in favor of BPA.

         9.4 Utility Deposits. Eastview shall receive a credit for the amount of
deposits, if any, with utility companies that are transferable and that are
assigned to BPA at Lease Closing.

         9.5 Leasing Commissions. Eastview and BPA each represent and warrant to
the other that they have not dealt with any real estate broker, sales person or
finder in connection with this transaction. In the event of any claim for
broker's or finder's fees or commissions in connection with the negotiation,
execution or consummation of this Agreement or the transactions contemplated
hereby, each party shall indemnify and hold harmless the other party from and
against any such claim based upon any statement, representation or agreement of
such party.

         9.6 Pre-Closing Expenses. Except as otherwise specifically provided in
this Agreement or in any other written agreement that may be entered into
between Eastview and BPA, Eastview has paid or will pay in full, prior to Lease
Closing, all bills and invoices for labor, goods, material and services of any
kind relating to Leased Land and utility charges (except if and to the extent
such utility charges are billed directly to Tenants), relating to the period
prior to Lease Closing. Except for those Leasing Costs that are the
responsibility of BPA pursuant to Paragraph 9.2 or any other costs assumed by
BPA, any alterations, installations, decorations and other work required to be
performed by Eastview under any and all agreements affecting Leased Land
(including, but not limited to, Leases) have been or will, by Lease Closing, be
completed and paid for in full or reasonable provision for their completion
(including establishment of reserves or funds for payment thereof by Eastview
reasonably satisfactory to BPA) shall have been made by Eastview.

         9.7 Eastview Remedies Against Tenants After Lease Closing. From and
after the Lease Closing Date, Eastview shall have the right to bring actions or
claims for damages against tenants under the Leases for amounts due and owing to
Eastview, provided, however that in no event shall Eastview have the right to
bring any claim or action seeking dispossession of such tenant from its premises
demised pursuant to the applicable Lease.

                   ARTICLE 10. REPRESENTATIONS AND WARRANTIES

         10.1 Eastview's Representations and Warranties. As a material
inducement to BPA to execute this Agreement and consummate this transaction,
Eastview represents and warrants to BPA that:

                  10.1.1   Organization and Authority. Eastview has been duly
                           organized, is validly existing, and is in good
                           standing as a Delaware limited liability company.
                           Eastview is in good standing and is qualified to do
                           business in the state in which the Leased Land is
                           located. Subject to the express terms hereof,
                           Eastview has the full power and authority to own and
                           operate the Subject Land and has obtained any and all
                           consents required to enter into this Agreement and
                           all other documents contemplated under this Agreement
                           and to consummate or cause to be consummated the
                           transactions contemplated hereby. This Agreement has
                           been, and all of the documents to be delivered by
                           Eastview at

                                       25
<PAGE>

                           Lease Closing will be, authorized and properly
                           executed and constitute, or will constitute, as
                           appropriate, the legal, valid and binding obligations
                           of Eastview, enforceable in accordance with their
                           terms.

                  10.1.2   Conflicts and Pending Actions or Proceedings. There
                           is no agreement, contract, instrument, permit or
                           license (including, without limitation, Eastview's
                           organizational documents) to which Eastview is a
                           party or, to Eastview's Actual Knowledge, binding on
                           Eastview which is in conflict with this Agreement
                           (including, without limitation the Ground Lease and
                           Article 6 hereof), or which challenges or impairs
                           Eastview's ability to execute or perform its
                           obligations under this Agreement (including, without
                           limitation, the Map Events). There is not now pending
                           or, to Eastview's Actual Knowledge, threatened in
                           writing, any action, suit or proceeding before any
                           court or governmental agency or body against Eastview
                           or against or with respect to the Leased Land that
                           would prevent Eastview from performing its
                           obligations hereunder or which challenges or impairs
                           Eastview's ability to execute or perform its
                           obligations under this Agreement (including, without
                           limitation, the Map Events). Except for (i) the study
                           by New York State Department of Transportation
                           regarding the possible realignment or alternate route
                           for Route 9A including the 100C overpass along the
                           southeast border of the Leased Land (the "Proposed 9A
                           Relocation") and (ii) the Proposed Gas Line, Eastview
                           has not received any written notice of any pending
                           condemnation, eminent domain or similar proceeding
                           affecting all or any portion of the Leased Land. To
                           Eastview's Actual Knowledge, the New York State
                           Department of Transportation is still in its study
                           phase and to Eastview's Actual Knowledge, no final
                           determination has been made regarding the Proposed 9A
                           Relocation. To Eastview's Actual Knowledge, no final
                           determination has been made regarding the
                           installation of the Proposed Gas Line. The term
                           "Proposed Gas Line" shall mean the proposed
                           installation of a gas line by Millennium Pipeline
                           Company L.P. and for which approval of such gas line
                           by Federal Energy Regulatory Agency has been
                           requested and which project has been assigned Docket
                           No. CP98-150-000. To Eastview's Actual Knowledge, the
                           execution and delivery of this Agreement and, subject
                           to obtaining the Map Events, the consummation of the
                           transactions contemplated hereby will not violate any
                           judgment, writ, order, injunction, decree, permit,
                           license, regulation or ruling of any court or
                           governmental authority.

                  10.1.3   Leases and Rent Roll. As of the date hereof, the
                           Leases identified in EXHIBIT D are the only leases,
                           or other occupancy agreements affecting the Leased
                           Land to which Eastview is a party. The documents
                           constituting the Leases that are delivered to BPA
                           pursuant to Paragraph 2.1 are true, correct and
                           complete copies of all of the Leases affecting the
                           Leased Land, including any and all material
                           amendments or supplements thereto, and guaranties,
                           letters of credit or other security in connection
                           therewith. To Eastview's Actual Knowledge, the
                           subleases identified on EXHIBIT D are the only
                           subleases affecting the Leased Land.

                                       26
<PAGE>

                  10.1.4   Service Contracts; Operating Statements. SCHEDULE 3
                           attached hereto and made a part hereof, contains a
                           true, correct and complete list of all of the Service
                           Contracts, property management and leasing agreements
                           affecting the Leased Land, and all of such Service
                           Contracts, property management and leasing agreements
                           are in full force and effect. The documents
                           constituting the Service Contracts, property
                           management and leasing agreements that are delivered
                           to BPA are true, correct and complete copies of all
                           of the Service Contracts, property management and
                           leasing agreements affecting the Leased Land. Neither
                           Eastview nor, to Eastview's Actual Knowledge, any
                           other party is in default under any Service Contract,
                           property management or leasing agreement. The
                           Operating Statements to be delivered to BPA pursuant
                           to this Agreement will show all items of income and
                           expense (operating and capital) incurred in
                           connection with Eastview's ownership, operation, and
                           management of the Leased Land for the periods
                           indicated and will be true, correct, and complete in
                           all material respects.

                  10.1.5   Permits. To Eastview's Actual Knowledge, SCHEDULE 4
                           attached hereto and made a part hereof lists the
                           material permits necessary for the use and operation
                           of the Leased Land, and Eastview does not have Actual
                           Knowledge of and has not received written notice of
                           any intention on the part of the issuing authority to
                           cancel, suspend or modify any of such permits or to
                           take any action or institute any proceedings to
                           effect such a cancellation, suspension or
                           modification.

                  10.1.6   Legal Compliance. To Eastview's Actual Knowledge,
                           Eastview has all approvals, consents, waivers,
                           licenses, permits and certificates necessary for the
                           use and operation of the Leased Land in all material
                           respects, including, without limitation, all
                           certificates of occupancy necessary for the lawful
                           occupancy of the Leased Land, as currently occupied.
                           Eastview does not have Actual Knowledge of and has
                           received no written notice that the Leased Land or
                           the use or operation thereof violates any federal,
                           state or municipal law, code, statute, ordinance,
                           regulation or requirement (including, without
                           limitation, any of the foregoing relating to fire,
                           zoning, building or environmental regulation) or any
                           covenants or restrictions encumbering the Leased
                           Land, in each case, in any material respect.

                  10.1.7   Environmental. To Eastview's Actual Knowledge and
                           except as otherwise described in any environmental
                           report provided to BPA,

                           (1) Eastview nor any tenant, other occupant or any
                  other person, has during the period of Eastview's ownership
                  used the Leased Land or any part thereof for the release,
                  generation, treatment, storage, handling or disposal of any
                  Hazardous Materials, in violation of any Environmental Laws in
                  any material respect;

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<PAGE>

                           (2) Eastview has not received written notice of any
                  inquiry, investigation or pending or threatened action
                  regarding, (i) any release or threatened release originating
                  during the period of Eastview's ownership of any Hazardous
                  Materials at any location at the Leased Land or (ii) any
                  violation originating during the period of Eastview's
                  ownership of any Environmental Law including the conditions of
                  any Permit required under any Environmental Law; and

                           (3) there are no underground storage tanks located on
                  the Leased Land.

                  The term "Environmental Laws" includes, without limitation,
the Resource Conservation and Recovery Act and the Comprehensive Environmental
Response Compensation and Liability Act and other federal laws governing the
environment, pollution and the protection of human health and as in effect on
the Date of this Agreement, together with their implementing regulations,
guidelines, rules or orders as of the Date of this Agreement, and all state,
regional, county, municipal and other local statutory or common laws,
regulations, ordinances, rules or orders that are equivalent or similar to the
federal laws recited above or that purport to regulate Hazardous Materials. The
term "Hazardous Materials" includes petroleum, including crude oil or any
fraction thereof, natural gas, natural gas liquids, liquefied natural gas, or
synthetic gas usable for fuel (or mixtures of natural gas or such synthetic
gas), friable asbestos-containing material, urea formaldehyde foam and any
substance, material, waste, pollutant or contaminant listed or defined as
hazardous or toxic under any Environmental Law.

                  10.1.8   Withholding Obligation. Eastview's lease of the
                           Leased Land is not subject to any federal, state or
                           local withholding obligation of BPA under the tax
                           laws applicable to Eastview or Leased Land.

                  10.1.9   Foreign Person. Eastview is not a foreign person
                           within the meaning of Section 1445 of the United
                           States Revenue Code of 1986, as amended, and the
                           regulations promulgated thereunder.

                  10.1.10  ERISA. Eastview is not and is not acting on behalf of
                           an "employee benefit plan" within the meaning of
                           Section 3(3) of the Employee Retirement Income
                           Security Act of 1974, as amended, a "plan" within the
                           meaning of Section 4975 of the Internal Revenue Code
                           of 1986, as amended or an entity deemed to hold "plan
                           assets" within the meaning of 29 C.F.R. Section
                           2510.3 101 of any such employee benefit plan or
                           plans.

                  10.1.11  Bankruptcy. To Eastview's Actual Knowledge, there are
                           no attachments, executions, assignments for the
                           benefit of creditors, receiverships, conservatorships
                           or voluntary or involuntary proceedings in bankruptcy
                           or actions pursuant to any other debtor relief laws
                           contemplated by Eastview or pending against Eastview
                           and regarding the Leased Land.

                  10.1.12  Litigation and Proceedings. Eastview does not have
                           Actual Knowledge of and has received no written
                           notice of any material claims, causes of action or
                           other litigation or proceedings with respect to the
                           ownership or operation of the Leased Land or any part
                           thereof (including material disputes with tenants,
                           mortgagees, governmental authorities, utilities,

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<PAGE>

                           contractors, adjoining land owners and suppliers of
                           goods or services), except possible claims for
                           workers' compensation, personal injury or property
                           damage as are covered by insurance.

                  10.1.13  Change in Zoning Classification, Site Plans and Other
                           Entitlements. To Eastview's Actual Knowledge, there
                           has not been any change in the zoning classification
                           of the Leased Land, the site plans for the Leased
                           Land, any other entitlements with respect to the
                           Leased Land or any of the conditions applicable to
                           the use and development of the Leased Land which, in
                           the aggregate, would impair in any material respect
                           (a) the operation of the Improvements currently
                           located at the Leased Land in the manner currently
                           operated as of the Effective Date, (b) the
                           development of the Greenburgh Core Campus as depicted
                           on EXHIBIT A-1 hereto with approximately 320,000
                           additional square feet of building improvements (and
                           related parking improvements), which may be used for
                           Biotechology Uses, and (c) the development of the
                           Mount Pleasant Core Campus in accordance with
                           applicable zoning laws in effect as of the Effective
                           Date. As noted in Sections 10.3 and 7.1.1 hereof, the
                           representation and warranty contained in this Section
                           10.1.13 will not be deemed remade at Lease Closing.
                           In the event that Eastview receives notices from
                           governmental authorities from time to time, which
                           notices would render any representation or warranty
                           contained herein inaccurate after receipt of such
                           notice, Eastview shall provide BPA with a copy of
                           such notice promptly after receipt thereof.

                  10.1.14  Utilities. To Eastview's Actual Knowledge, all public
                           utilities for the use, operation and development of
                           the Leased Land, existing and as currently used as of
                           the Effective Date are located in a public right of
                           way abutting the Leased Land and all such utilities
                           are connected so as to serve the Leased Land without
                           passing over or through other property except for
                           land or easement areas available to serve the Leased
                           Land or the utility companies serving the Leased Land
                           without cost to Eastview (or after the Lease Closing,
                           BPA).

         10.2 BPA's Representations and Warranties. As a material inducement to
Eastview to execute this Agreement and consummate this transaction, BPA
represents and warrants to Eastview that:

                  10.2.1   Organization and Authority. BPA has been duly
                           organized and is validly existing as a California
                           corporation, in good standing in the State of
                           California, and will be qualified to do business in
                           the state in which the Real Property is located on
                           the Lease Closing Date. BPA has the full right and
                           authority and has obtained any and all consents
                           required to enter into this Agreement and to
                           consummate or cause to be consummated the
                           transactions contemplated hereby. This Agreement has
                           been, and all of the documents to be delivered by BPA
                           at Lease Closing will be, authorized and properly
                           executed and constitutes, or will constitute, as
                           appropriate, the valid and binding obligation of BPA,
                           enforceable in accordance with their terms.

                                       29
<PAGE>

                  10.2.2   Conflicts and Pending Action. To BPA's knowledge,
                           there is no agreement to which BPA is a party or to
                           BPA's knowledge binding on BPA which is in conflict
                           with this Agreement. There is no action or proceeding
                           pending or, to BPA's knowledge, threatened against
                           BPA which challenges or impairs BPA's ability to
                           execute or perform its obligations under this
                           Agreement.

                  10.2.3   "As-Is" Purchase. As of the expiration of the Due
                           Diligence Period, BPA will have:

                  (a) examined and inspected the Leased Land and will know and
         be satisfied with the physical condition, quality, quantity and state
         of repair of the Leased Land in all respects including, without
         limitation, the physical condition of the central plant and powerhouse
         equipment, and parking areas as referenced in Paragraph 2.1.2 above,
         and by proceeding with this transaction following the expiration of the
         Due Diligence Period shall be deemed to have determined that the same
         is satisfactory to BPA except for issues that arise between the end of
         the Due Diligence Period and Lease Closing Date, provided, however,
         that nothing contained herein shall be construed to be deemed to
         relieve Eastview of its obligations and liability with respect to
         Eastview's Warranties but subject to the limitations on Eastview's
         liability with respect to Eastview's Warranties (as the same may be
         modified in accordance with Section 7.1.1 hereof) contained in this
         Agreement.

                  (b) reviewed the Property Information and all instruments,
         records and documents which BPA deems appropriate or advisable to
         review in connection with this transaction, and BPA, by proceeding with
         this transaction following the expiration of the Due Diligence Period,
         shall be deemed to have determined that the same and the information
         and data contained therein and evidenced thereby are satisfactory to
         BPA, provided, however, that nothing contained herein shall be
         construed to be deemed to relieve Eastview of its obligations and
         liability with respect to Eastview's Warranties but subject to the
         limitations on Eastview's liability with respect to Eastview's
         Warranties ( as the same may be modified in accordance with Section
         7.1.1 hereof) contained in this Agreement;

                  (c) reviewed all applicable laws, ordinances, rules and
         governmental regulations (including, but not limited to, those relating
         to building, zoning and land use) affecting the development, use,
         occupancy or enjoyment of the Leased Land, and BPA, by proceeding with
         this transaction following the expiration of the Due Diligence Period,
         shall be deemed to have determined that the same are satisfactory to
         BPA; and at its own cost and expense, made its own independent
         investigation respecting the Leased Land and all other aspects of this
         transaction, and shall have relied thereon and on the advice of its
         consultants in entering into this Agreement, and BPA, by proceeding
         with this transaction following the expiration of the Due Diligence
         Period, shall be deemed to have determined that the same are
         satisfactory to BPA, provided, however, that nothing contained herein
         shall be construed to be deemed to relieve Eastview of its obligations
         and liability with respect to Eastview's Warranties but subject to the
         limitations on Eastview's liability with respect to Eastview's
         Warranties (as the same may be modified in accordance with Section
         7.1.1 hereof) contained in this Agreement.

                                       30
<PAGE>

TO THE MAXIMUM EXTENT PERMITTED BY APPLICABLE LAW, THIS SALE IS MADE AND WILL BE
MADE WITHOUT REPRESENTATION, COVENANT, OR WARRANTY OF ANY KIND (INCLUDING, BUT
NOT LIMITED TO, WARRANTIES OF FITNESS, MERCHANTABILITY, FITNESS FOR A PARTICULAR
PURPOSE, OR HABITABILITY BY EASTVIEW. AS A MATERIAL PART OF THE CONSIDERATION
FOR THIS AGREEMENT EXCEPT FOR EASTVIEW'S REPRESENTATIONS AND WARRANTIES IN
PARAGRAPH 10.1 OF THIS AGREEMENT AND ANY WARRANTIES OF TITLE CONTAINED IN THE
TRANSFER DOCUMENTS DELIVERED AT THE CLOSE OF ESCROW (COLLECTIVELY, "EASTVIEW'S
WARRANTIES"). BPA AGREES TO ACCEPT THE LEASED LAND ON AN "AS IS" AND "WHERE IS"
BASIS WITH ALL LATENT AND PATENT DEFECTS AND WITHOUT ANY REPRESENTATIONS OR
WARRANTIES, ALL OF WHICH EASTVIEW HEREBY DISCLAIMS, EXCEPT FOR EASTVIEW'S
WARRANTIES. NO WARRANTY OR REPRESENTATION IS MADE BY EASTVIEW AS TO THE ABSENCE
OF DEFECTS, ABSENCE OF HAZARDOUS OR TOXIC SUBSTANCES, ABSENCE OF FAULTS,
FLOODING, OR COMPLIANCE WITH LAWS AND REGULATIONS INCLUDING, WITHOUT LIMITATION,
THOSE RELATING TO HEALTH, SAFETY, AND THE ENVIRONMENT EXCEPT FOR EASTVIEW'S
WARRANTIES. BPA ACKNOWLEDGES THAT BPA HAS ENTERED INTO THIS AGREEMENT WITH THE
INTENTION OF MAKING AND RELYING UPON ITS OWN INVESTIGATION OF THE PHYSICAL,
ENVIRONMENTAL, ECONOMIC USE, COMPLIANCE, AND LEGAL CONDITION OF THE LEASED LAND
AND THAT BPA IS NOT NOW RELYING, AND WILL NOT LATER RELY, UPON ANY
REPRESENTATIONS AND WARRANTIES (EITHER EXPRESS OR IMPLIED) MADE BY EASTVIEW OR
ANYONE ACTING OR CLAIMING TO ACT, BY, THROUGH OR UNDER OR ON EASTVIEW'S BEHALF
CONCERNING THE LEASED LAND EXCEPT FOR EASTVIEW'S WARRANTIES.

WITH RESPECT TO THE FOLLOWING, BPA FURTHER ACKNOWLEDGES AND AGREES THAT EASTVIEW
SHALL NOT HAVE ANY LIABILITY, OBLIGATION OR RESPONSIBILITY OF ANY KIND AND THAT
EASTVIEW HAS MADE NO REPRESENTATIONS OR WARRANTIES OF ANY KIND WITH RESPECT TO:

         1. THE CONTENT OR ACCURACY OF ANY REPORT, STUDY, OPINION OR CONCLUSION
PREPARED BY ANY ENGINEER OR OTHER PERSON OR ENTITY WHO HAS EXAMINED THE LEASED
LAND OR ANY ASPECT THEREOF;

         2. THE CONTENT OR ACCURACY OF ANY OF THE ITEMS (INCLUDING, WITHOUT
LIMITATION, THE DUE DILIGENCE ITEMS) DELIVERED TO BPA PURSUANT TO BPA'S REVIEW
OF THE CONDITION OF THE LEASED LAND, EXCEPT AS OTHERWISE EXPRESSLY PROVIDED FOR
IN EASTVIEW'S WARRANTIES; OR

         3. THE CONTENT OR ACCURACY OF ANY MARKETING ANALYSIS OR OTHER
INFORMATION GIVEN TO BPA BY EASTVIEW OR REVIEWED BY BPA WITH RESPECT TO THE
LEASED LAND.

BPA IS A SOPHISTICATED REAL ESTATE INVESTOR AND IS, OR WILL BE AS OF THE CLOSE
OF ESCROW, FAMILIAR WITH THE LEASED LAND AND ITS SUITABILITY FOR BPA'S INTENDED
USE. THE PROVISIONS OF THIS PARAGRAPH 10.2.3 SHALL SURVIVE INDEFINITELY ANY
CLOSING OR TERMINATION OF THIS AGREEMENT AND SHALL NOT BE MERGED INTO THE
DOCUMENTS EXECUTED AT CLOSE OF ESCROW.

BPA OR ANYONE CLAIMING BY, THROUGH OR UNDER BPA, HEREBY FULLY AND IRREVOCABLY
RELEASES EASTVIEW AND EASTVIEW'S AGENTS AND

                                       31
<PAGE>

REPRESENTATIVES FROM ANY AND ALL CLAIMS THAT IT MAY NOW HAVE OR HEREAFTER
ACQUIRE AGAINST EASTVIEW AND EASTVIEW'S AGENTS OR REPRESENTATIVES FOR ANY COST,
LOSS, LIABILITY, DAMAGE, EXPENSE, ACTION OR CAUSE OF ACTION, WHETHER FORESEEN OR
UNFORESEEN, ARISING FROM OR RELATED TO THE PRESENCE OF ENVIRONMENTALLY
HAZARDOUS, TOXIC OR DANGEROUS SUBSTANCES, OR ANY OTHER CONDITIONS (WHETHER
PATENT, LATENT OR OTHERWISE) AFFECTING THE LEASED LAND INCLUDING, WITHOUT
LIMITATION, ANY RIGHTS THAT BPA SHALL HAVE AT ANY TIME TO RECOVER RESPONSE
COSTS, CONTRIBUTIONS OR DAMAGES UNDER THE ENVIRONMENTAL LAWS, EXCEPT FOR CLAIMS
AGAINST EASTVIEW BASED UPON ANY OBLIGATIONS AND LIABILITIES OF EASTVIEW
EXPRESSLY PROVIDED IN THIS AGREEMENT, INCLUDING EASTVIEW'S WARRANTIES. BPA
FURTHER ACKNOWLEDGES AND AGREES THAT THIS RELEASE SHALL BE GIVEN FULL FORCE AND
EFFECT ACCORDING TO EACH OF ITS EXPRESSED TERMS AND PROVISIONS, INCLUDING, BUT
NOT LIMITED TO, THOSE RELATING TO UNKNOWN AND SUSPECTED CLAIMS, DAMAGES AND
CAUSES OF ACTION.

         10.3 Survival of Representations and Warranties. The representations
and warranties set forth in this ARTICLE 10 are made as of the Effective Date
and are remade as of the Lease Closing Date (except for the representations and
warranties of Eastview contained in Section 10.1.13 hereof, which shall not be
deemed to be remade as of the Lease Closing Date) and shall not be deemed to be
merged into or waived by the instruments of Lease Closing, but shall survive for
a period of 270 days following Lease Closing Date and thereafter be deemed
terminated unless a suit is filed thereupon in a court of competent jurisdiction
by BPA on or before such 270th day. Anything contained in this Agreement to the
contrary notwithstanding, if (x) BPA has actual knowledge of any inaccuracy in
any representation or warranty of Eastview, whether as a result of notice from
Eastview or BPA's own investigations or inquiries, or (y) the Property
Information or any other material provided or made available to BPA by Eastview
or received by BPA from any third party (including, without limitation, any
Tenant Estoppels or any report provided to BPA by any contractor or consultant
engaged by BPA in connection with BPA's investigation of the Leased Land) is in
any way inconsistent with any representation or warranty of Eastview and,
notwithstanding the foregoing, BPA nonetheless proceeds with the Lease Closing,
then Eastview's representations and warranties shall be deemed qualified and
amended to the full extent of BPA's knowledge of such inconsistent information
prior to the Lease Closing, BPA shall be deemed to have accepted and approved
Eastview's representations and warranties as so qualified and amended, and BPA
shall have no right or remedy, and Eastview shall have no obligation or
liability, on account thereof.

         10.4 Actual Knowledge. "Actual Knowledge" of Eastview shall mean the
actual, personal knowledge of Peter Gilpatric, David Klock, James Brierley and
John Tucker with no imputation of knowledge and duty of investigation or
inquiry.

         10.5 Limitation on Claims. Notwithstanding anything in this Agreement
to the contrary, Eastview shall have no liability to BPA for any claim,
liability, obligation, demand or cause of action against Eastview for any breach
or default of any representation, warranty or covenant contained in this
Agreement (a "BPA Claim") unless all BPA Claims collectively aggregate more than
One Hundred Thousand and No/100 Dollars ($100,000.00), in which event the full
amount of such valid BPA Claims shall be actionable, subject to the next
sentence. The maximum aggregate liability of Eastview on account of BPA Claims
in this Article 10 shall not exceed One Million and No/100 Dollars
($1,000,000.00). BPA agrees to first seek recovery under any applicable
insurance policies, service contracts, warranties, guaranties and Leases prior
to seeking recovery from Eastview. Eastview shall not be liable to BPA to the
extent any

                                       32
<PAGE>

BPA Claim is satisfied from such insurance policies, service contracts,
warranties, guaranties or Leases and BPA hereby waives any and all rights of
subrogation with respect thereto. As a specifically bargained for allocation of
risk and liability, BPA hereby expressly waives and releases any and all rights
and remedies BPA may have on account of any breach or default of any Eastview
representation, warranty or covenant contained in this Agreement to the extent
(i) the valid BPA Claims for all such breaches and defaults do not collectively
aggregate more than One Hundred Thousand and No/100 Dollars ($100,000.00); (ii)
the aggregate liability of Eastview on account of all such BPA Claims exceeds
One Million and No/100 Dollars ($1,000,000.00); or (iii) the BPA Claim is
satisfied from such insurance policies, service contracts, warranties,
guaranties, or Leases.

         10.6 Exculpation. The managers, members, and any officers, directors
and controlling persons of Eastview shall have no liability to BPA or any other
person in any way related to this Agreement or the transactions contemplated by
this Agreement including, without limitation, the provisions in Paragraphs 3.3,
10.1, 11.9 and 11.15. The managers, members, and any officers, directors and
controlling persons of BPA shall have no liability to Eastview or any other
person in any way related to this Agreement or the transactions contemplated by
this Agreement.

                           ARTICLE 11. MISCELLANEOUS

         11.1 Parties Bound; Assignment. Neither party may assign this Agreement
without the prior written consent of the other, and any such prohibited
assignment shall be void; provided, however, that upon 5 days prior written
notice to Eastview, BPA may assign this Agreement without Eastview's consent to
the legal entity that is or will be the issuer in BPA's IPO or to a subsidiary
wholly owned, directly or indirectly, by BPA. BPA shall not be relieved of its
obligations hereunder in the event of any such assignment and the issuer in
BPA's IPO or such subsidiary, as the case may be, must assume and remake for
itself all the representations and warranties contained in Paragraph 10.2 above
upon such assignment. Subject to the foregoing, this Agreement shall be binding
upon and inure to the benefit of the respective legal representatives,
successors, assigns, heirs, and devisees of the parties.

         11.2 Headings. The article and paragraph headings of this Agreement are
for convenience only and in no way limit or enlarge the scope or meaning of the
language hereof.

         11.3 Expenses. Except as otherwise expressly provided herein, each
party hereto shall pay its own expenses incident to this Agreement and the
transactions contemplated hereunder, including all legal and accounting fees and
disbursements.

         11.4 Invalidity and Waiver. If any portion of this Agreement is held
invalid or inoperative, then so far as is reasonable and possible the remainder
of this Agreement shall be deemed valid and operative, and, to the greatest
extent legally possible, effect shall be given to the intent manifested by the
portion held invalid or inoperative. The failure by either party to enforce
against the other any term or provision of this Agreement shall not be deemed to
be a waiver of such party's right to enforce against the other party the same or
any other such term or provision in the future.

         11.5 Governing Law. This Agreement shall, in all respects, be governed,
construed, applied, and enforced in accordance with the law of the state in
which the Real Property is located.

                                       33
<PAGE>

         11.6 Survival. Except as specifically provided herein to the contrary,
the provisions of this Agreement and the obligations of the parties not fully
performed at Lease Closing shall survive Lease Closing for nine months and shall
not be deemed to be merged into or waived by the instruments of Lease Closing.
Any claim for performance of an obligation after Lease Closing shall be barred
and shall lapse unless a claim is made in writing, with a description of the
claim made, on or before the first anniversary of Lease Closing.

         11.7 No Third Party Beneficiary. This Agreement is not intended to give
or confer any benefits, rights, privileges, claims, actions, or remedies to any
person or entity as a third party beneficiary, decree, or otherwise.

         11.8 Entirety and Amendments. This Agreement embodies the entire
agreement between the parties and supersedes all prior agreements and
understandings relating to the Subject Land, including, without limitation, the
letter of intent dated May 24, 2004, between BPA and Eastview. This Agreement
may be amended or supplemented only in writing by a non-electronic instrument
executed by the party against whom enforcement is sought. For the avoidance of
doubt, copies of signed instruments that are electronically transmitted by email
or facsimile constitute a writing for this purpose.

         11.9 Press Releases and Disclosures. Neither Eastview nor BPA will
release or cause or permit to be released any press notices, or publicity (oral
or written) or advertising promotion relating to, or otherwise announce or
disclose or cause or permit to be announced or disclosed, in any manner
whatsoever, the terms, conditions or substance of this Agreement without first
obtaining the written consent of the other party except those disclosures that
are required by securities law(s), including the Securities Act of 1933, or
contractual obligation (in which case notice shall be timely provided to the
other party of such requirement and disclosure). Subject to the terms and
conditions in the Confidentiality Agreement between BPA and Eastview dated May
10, 2004, the foregoing shall not preclude either party from discussing the
substance or any relevant details of such transactions with any of its
attorneys, accountants, professional consultants, lenders, partners, investors,
or any prospective lender, partner or investor, as the case may be, or prevent
either party hereto, from complying with laws, rules, regulations and court
orders, including without limitation, governmental, regulatory, disclosure, tax
and reporting requirements, or from Eastview making disclosures in the ordinary
course of its due diligence inspections and contacts with third parties related
thereto. Notwithstanding the foregoing, (a) BPA shall have the right in
connection with BPA's IPO to make full and fair disclosures to prospective
investors and their advisors that are required in connection with securities
offerings by companies whose primary business is the development, ownership and
leasing of real properties including without limitation all real property and
financial information required by Form S-11 under the Securities Act of 1933 and
any other Securities and Exchange Commission filings required in connection with
BPA's IPO, any corresponding regulations of the Securities and Exchange
Commission and any comments by the Securities and Exchange Commission with
respect to its review of any such registration statement or filngs, (e.g.,
disclosure as to the condition of such properties and any present or prospective
improvements thereon, the vacancy experiences at such company's properties
(including in this case the vacancy experiences of space within the Greenburgh
Core Campus or the Mount Pleasant Core Campus), the tenants at such company's
properties, information regarding the credit worthiness of such tenants, the
relative space leased by such tenants, the durations (including extension or
expansion options) of the various leases, the rents and expense contributions
required under the leases, and other terms of the pertinent leases that
reasonably could be considered to be material to a decision to invest in a
company whose business it is to own property leased to such tenants), and (b)
any party to this transaction (and each employee, agent or representative

                                       34
<PAGE>

of the foregoing) may disclose to any and all persons, without limitation of any
kind, the tax treatment and tax structure of the transaction and all materials
of any kind (including opinions or other tax analyses) that are provided to them
relating to such tax treatment and tax structure except to the extent
maintaining such confidentiality is necessary to comply with any applicable
federal or state securities laws. The authorization in the preceding sentence is
not intended to permit disclosure of any other information unrelated to the tax
treatment and tax structure of the transaction including (without limitation)
(i) any portion of the transaction documents or related materials to the extent
not related to the tax treatment or tax structure of the transaction, (ii) the
existence or status of any negotiations unrelated to the tax issues, or (iii)
any other term or detail not relevant to the tax treatment or the tax structure
of the transaction.

         11.10 Attorneys' Fees. Should either party employ attorneys to enforce
any of the provisions hereof, the non-prevailing party agrees to pay the
prevailing party all reasonable costs, charges, and expenses, including
reasonable attorneys' fees, expended or incurred by the prevailing party in
connection therewith.

         11.11 Notices. All notices required or permitted hereunder shall be in
writing and shall be served on the parties at the addresses set forth in EXHIBIT
J. Any such notices shall be either (i) sent by overnight delivery using a
nationally recognized overnight courier, in which case notice shall be deemed
delivered one business day after deposit with such courier, (ii) sent by
facsimile, in which case notice shall be deemed delivered upon transmission of
such notice with confirmed receipt by the sender's machine, or (iii) sent by
personal delivery, in which case notice shall be deemed delivered upon receipt
or refusal of delivery. A party's address may be changed by written notice to
the other party; provided, however, that no notice of a change of address shall
be effective until actual receipt of such notice. Copies of notices are for
informational purposes only, and a failure to give or receive copies of any
notice shall not be deemed a failure to give notice. The attorney for a party
has the authority to send notices on behalf of such party.

         11.12 Construction. The parties acknowledge that the parties and their
counsel have reviewed and revised this Agreement and that the normal rule of
construction to the effect that any ambiguities are to be resolved against the
drafting party shall not be employed in the interpretation of this Agreement or
any exhibits or amendments hereto.

         11.13 Remedies Cumulative. Except as expressly provided to the contrary
in this Agreement, the remedies provided in this Agreement shall be cumulative
and shall not preclude the assertion or exercise of any other rights or remedies
available by law, in equity or otherwise.

         11.14 Calculation of Time Periods. Unless otherwise specified, in
computing any period of time described herein, the day of the act or event after
which the designated period of time begins to run is not to be included and the
last day of the period so computed is to be included, unless such last day is a
Saturday, Sunday or legal holiday for national banks in the location where the
Subject Land is located, in which event the period shall run until the end of
the next day which is neither a Saturday, Sunday, or legal holiday. The last day
of any period of time described herein and the time during any day by which an
event must occur shall be deemed to end at 6 p.m., New York time.

         11.15 Future Financial and SEC Requirements. Upon BPA's request, for a
period of two years after Lease Closing, Eastview shall make the books and
records of the Leased Land available to BPA for inspection, copying and audit by
BPA's designated accountants, and at BPA's expense. From and after the Effective
Date, Eastview shall provide BPA, but without

                                       35
<PAGE>

third-party expense to Eastview, with copies of, or access to, such factual
information as may be reasonably requested by BPA, and in the possession or
control of Eastview, to enable BPA to comply with applicable filing requirements
of the Securities and Exchange Commission ("SEC"). BPA or its designated
independent or other accountants may audit the operating statements of the
Leased Land, and Eastview shall supply such documentation in its possession or
control as BPA or its accountants may reasonably request in order to complete
such audit and shall provide to BPA's auditors a representation letter
appropriate for a privately held company from Eastview or its representative
reasonably satisfactory to Eastview and its auditors and reasonably satisfactory
to BPA's auditors in connection with such audit. BPA agrees that BPA's auditors
are the only persons entitled to rely on the representation letter and the
representation letter shall only be addressed to BPA's auditors. Neither the
representation letter nor any information furnished by Eastview to BPA's
auditors shall confer any rights upon, or create any liability to BPA beyond the
express terms of this Agreement including, without limitation, Paragraphs 10.3
and 10.5.

         11.16 Execution in Counterparts. This Agreement may be executed in any
number of counterparts, each of which shall be deemed to be an original, and all
of such counterparts shall constitute one Agreement. To facilitate execution of
this Agreement, the parties may execute and exchange by telephone facsimile or
electronic PDF counterparts of the signature pages.

         11.17 Section 1031 Exchange. Eastview may consummate the purchase of
Leased Land as part of a so-called like kind exchange (the "Exchange") pursuant
to Section 1031 of the Internal Revenue Code of 1986, as amended (the "Code"),
provided that: (i) Lease Closing shall not be delayed or affected by reason of
the Exchange nor shall the consummation or accomplishment of the Exchange be a
condition precedent or condition subsequent to Eastview's obligations under this
Agreement; (ii) Eastview shall effect the Exchange through an assignment of this
Agreement, or its rights under this Agreement, to a qualified intermediary;
(iii) BPA shall not be required to take an assignment of the purchase agreement
for the relinquished property or be required to acquire or hold title to any
real property for purposes of consummating the Exchange; and (iv) Eastview shall
pay any additional costs or liabilities that would not otherwise have been
incurred by BPA had Eastview not consummated its purchase through the Exchange.
BPA shall not by this agreement or acquiescence to the Exchange have its rights
under this Agreement affected or diminished in any manner or be responsible for
compliance with or be deemed to have warranted to BPA that the Exchange in fact
complies with Section 1031 of the Code.

         11.18 Further Assurances. In addition to the acts and deeds recited
herein and contemplated to be performed, executed or delivered by either party
at Lease Closing, each party agrees to perform, execute and deliver, on or after
Lease Closing any further actions, documents, and will obtain such consents, as
may be reasonably necessary or as may be reasonably requested to fully
effectuate the purposes, terms and conditions of this Agreement or to further
perfect the conveyance, transfer and assignment of Leased Land to BPA.

         11.19 Waiver of Jury Trial. BPA AND EASTVIEW DO HEREBY KNOWINGLY,
VOLUNTARILY AND INTENTIONALLY WAIVE THEIR RIGHT TO A TRIAL BY JURY IN RESPECT OF
ANY LITIGATION BASED HEREON, ARISING OUT OF, OR UNDER OR IN CONNECTION WITH THIS
AGREEMENT, THE DOCUMENTS DELIVERED BY BPA OR EASTVIEW AT CLOSING, OR ANY COURSE
OF CONDUCT, COURSE OF DEALINGS, STATEMENTS (WHETHER VERBAL OR WRITTEN) OR ANY
ACTIONS OF EITHER PARTY ARISING OUT OF OR RELATED IN ANY MANNER TO THIS
AGREEMENT OR THE PROPERTY (INCLUDING WITHOUT LIMITATION, ANY ACTION TO RESCIND
OR CANCEL

                                       36
<PAGE>

THIS AGREEMENT AND ANY CLAIMS OR DEFENSES ASSERTING THAT THIS AGREEMENT WAS
FRAUDULENTLY INDUCED OR IS OTHERWISE VOID OR VOIDABLE). THIS WAIVER IS A
MATERIAL INDUCEMENT FOR EASTVIEW TO ENTER INTO AND ACCEPT THIS AGREEMENT AND THE
DOCUMENTS DELIVERED BY BPA AT CLOSING AND SHALL SURVIVE THE CLOSING OR
TERMINATION OF THIS AGREEMENT.

         11.20 Memorandum of Agreement. BPA shall not record this Agreement nor
any memorandum of this Agreement in the land records for Westchester County and
any recording in violation of this Paragraph 11.20 shall constitute a material
default on the part of BPA hereunder.

         11.21 TIME OF THE ESSENCE. TIME SHALL BE OF THE ESSENCE WITH RESPECT TO
THE PARTIES' OBLIGATIONS UNDER THIS AGREEMENT.

[Signature Page Follows]

                                       37
<PAGE>

                                SIGNATURE PAGE TO
                    AGREEMENT TO ENTER LEASE OF REAL PROPERTY
                                 BY AND BETWEEN
                              EASTVIEW HOLDINGS LLC
                                       AND
                        BERNARDO PROPERTY ADVISORS, INC.

IN WITNESS WHEREOF, the parties hereto have executed this Agreement, as of the
Effective Date.

EASTVIEW:                           BPA:

EASTVIEW HOLDINGS LLC               BERNARDO PROPERTY ADVISORS, INC.

By /s/ DAVID W. KLOCK               By /S/ ALAN D. GOLD
    ___________________________       _____________________________
    Name: David W. Klock                Alan D. Gold
    Title: Senior Vice President        Chairman, President and Chief Executive
                                        Officer

                                       38
<PAGE>

Escrow Agent has executed this Agreement in order to confirm that Escrow Agent
shall act as escrowee with respect to and hold in escrow the Earnest Money and
the interest earned thereon, and shall disburse the Earnest Money and the
interest earned thereon, pursuant to the provisions of EXHIBIT E hereof.

                                    ESCROW AGENT:

                                    CHICAGO TITLE INSURANCE COMPANY

                                    By /s/ ELIOT HURWITZ
                                       __________________________________

                                       Name: Eliot Hurwitz
                                              ____________________________

                                       Title: VP and Chief Commercial Counsel
                                              ___________________________

                                       Dated: June 21, 2004
                                              ___________________________

                                       39<PAGE>
                                                                   EXHIBIT 10.15

          FIRST AMENDMENT TO AGREEMENT TO ENTER LEASE OF REAL PROPERTY

                    Landmark at Eastview, Tarrytown, New York

      This First Amendment to Agreement to Enter Lease of Real Property (this
"Amendment") is made as of the 23rd day of June, 2004 (the "Effective Date")
between Eastview Holdings LLC, a Delaware limited liability company
("Eastview"), and Bernardo Property Advisors, Inc., a California corporation
("BPA").

                                    RECITALS:

      WHEREAS, Eastview and BPA entered into an Agreement to Enter Lease of Real
Property (the "Original Agreement"), dated as of June 21, 2004; and

      WHEREAS, Eastview and BPA had certain obligations with respect to the
necessity to agree upon a final form of Ground Lease (as defined in the Original
Agreement) to be executed at the Lease Closing (as defined in the Original
Agreement); and

      WHEREAS, Eastview and BPA desire to memorialize their agreement with
respect to such form of Ground Lease and amend certain other provisions of the
Original Agreement;

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

         1. DEFINED TERMS. Capitalized terms not otherwise defined herein shall
have the respective meanings ascribed thereto in the Original Agreement.

         2. FORM OF GROUND LEASE. Attached hereto as Exhibit A is the form of
Ground Lease to be executed by Eastview, as landlord and BPA, as tenant on the
Lease Closing Date in accordance with the terms and provisions of the Original
Agreement. Notwithstanding the requirement in the Original Agreement to agree
upon such form of Ground Lease prior to 12:00 P.M. New York, New York, time,
Eastview and BPA hereby acknowledge that both parties desired to extend such
time period to accommodate the final negotiations of the parties to agree upon
such form and that notwithstanding any delay in the parties' agreement with
respect to such form, Eastview and BPA acknowledge that the obligations of both
parties set forth in Section 1.2 of the Original Agreement are satisfied.

         3. AMENDMENTS.

            (A) The following text is hereby added as the last sentence in
Section 7.1.8 of the Original Agreement:

For purposes of this Agreement, "Biotechnology Uses" shall mean research,
laboratory, office, storage and related facilities by users engaged in
biotechnology research, development, limited manufacturing incidental to the
production of small amounts of products in the course of development of new
biotechnological products, but exclusive of manufacturing on a large-scale basis
of products for the retail/consumer market, and other related commercial
operations.

                                       1

<PAGE>

            (B) The following text is hereby added as a new Section 1.3 in the
Original Agreement:

1.3 Income Tax Matters. Notwithstanding anything to the contrary in this
Agreement or any other agreement, Eastview and BPA acknowledge and agree that
for Federal, state and local income tax purposes: (a) this Agreement constitutes
an agreement of purchase and sale of the Leased Land and is intended to transfer
ownership of the Leased Land and constitute a sale thereof as of the Lease
Closing; (b) the Initial Rent constitutes the purchase price of the Leased Land;
and (c) Eastview and BPA shall report on their respective income tax returns the
transactions undertaken pursuant to this Agreement in a manner consistent with
the treatment described in (a) and (b). Eastview and BPA acknowledge that
neither party hereunder is responsible for the treatment of the transaction set
forth in this Agreement as contemplated under this Section 1.3.

      4. REFERENCES; RATIFICATION. All references in the Original Agreement to
the "Agreement" shall be deemed to be references to the Original Agreement as
modified by this Amendment. Except as set forth herein and contemplated hereby,
the Original Agreement shall remain unmodified and in full force and effect, and
the parties hereto ratify and confirm all the terms, conditions and provisions
thereof.

      5. GOVERNING LAW. The validity, construction, performance and
enforceability of this Amendment shall be governed in all respects by the laws
of the State of New York, without reference to the choice of law principles
thereof.

      6. COUNTERPARTS. This Amendment may be executed simultaneously in multiple
counterparts, each of which shall be deemed an original, but all of which taken
together shall constitute one and the same instrument. Execution and delivery of
this Amendment by exchange of facsimile copies bearing the facsimile signatures
of the respective parties hereto shall constitute a valid and binding execution
and delivery of this Amendment by such parties. Such facsimile copies shall
constitute enforceable original documents.

      7. CONSTRUCTION. This Amendment, including any exhibits, schedules and
amendments, has been negotiated at arms' length and between persons
sophisticated and knowledgeable in the matters dealt with in this Amendment.
Each party has been represented by experienced and knowledgeable legal counsel.
Accordingly, any rule of law or legal decision that would require any
interpretation of any ambiguities in this Amendment against the party that has
drafted it is not applicable and is waived. The provisions of this Amendment
shall be interpreted in a reasonable manner to effect the purposes of the
parties and this Amendment.
[Signature Page Follows]

                                       2

<PAGE>

                                SIGNATURE PAGE TO
          FIRST AMENDMENT TO AGREEMENT TO ENTER LEASE OF REAL PROPERTY
                                 BY AND BETWEEN
                              EASTVIEW HOLDINGS LLC
                                       AND
                        BERNARDO PROPERTY ADVISORS, INC.

IN WITNESS WHEREOF, the parties hereto have executed this Agreement, as of the
Effective Date.

EASTVIEW:                                    BPA:

EASTVIEW HOLDINGS LLC                        BERNARDO PROPERTY ADVISORS, INC.

By /s/ DAVID W. KLOCK                        By /s/ ALAN D. GOLD
  --------------------------------              -----------------------------
  Name: David W. Klock                          Alan D. Gold
  Title: Senior Vice President                  Chairman, President and Chief
                                                Executive Officer

<PAGE>

                                    EXHIBIT A

                           FINAL FORM OF GROUND LEASE

                                  GROUND LEASE

                         DATED AS OF             , 2004
                                    ---------- --

                                     BETWEEN

                             EASTVIEW HOLDINGS LLC,

                      A DELAWARE LIMITED LIABILITY COMPANY,

                                   AS LANDLORD

                                       AND

                 ----------------------------------------------,

                  A
                     ----------------------------------------

                                    AS TENANT

<PAGE>

                                TABLE OF CONTENTS

ARTICLE 1. Definitions........................................................3

ARTICLE 2. LEASING OF REAL PROPERTY...........................................9

         2.1      LEASE.......................................................9
         2.2      CONDITION OF REAL PROPERTY..................................9
         2.3      IMPROVEMENTS AND PERSONAL PROPERTY..........................9
         2.4      MEMORANDUM.................................................10
         2.5      INCOME TAX MATTERS.........................................10

ARTICLE 3. Term..............................................................10

ARTICLE 4. Rent..............................................................10

         4.1      CALCULATION AND PAYMENT OF RENT............................10
         4.2      INSURANCE; TAXES AND ASSESSMENTS...........................11

ARTICLE 5. Use AND DEVELOPMENT...............................................11

         5.1      USE........................................................11
         5.2      EXCLUSIVE TENANT CONTROL...................................11
         5.3      DEVELOPMENT................................................11
         5.4      LIMITATIONS ON USE.........................................12

ARTICLE 6. Liens.............................................................13

         6.1      LANDLORD OBLIGATIONS.......................................13
         6.2      TENANT OBLIGATIONS.........................................13

ARTICLE 7. Utilities.........................................................13

         7.1      TENANT OBLIGATED TO PAY UTILITY CHARGES....................13
         7.2      UTILITY EASEMENTS..........................................14

ARTICLE 8. Insurance.........................................................15

ARTICLE 9. Taxes and Assessments.............................................15

         9.1      TENANT OBLIGATED TO PAY TAXES AND ASSESSMENTS..............15
         9.2      TAX INVOICES...............................................16
         9.3      TAXES ON TENANT'S PERSONAL PROPERTY........................16
         9.4      DEFINITION OF "REAL ESTATE TAXES"..........................17
         9.5      FEES AND EXACTIONS.........................................17
         9.6      TENANT'S RIGHT TO CONTEST TAXES AND OTHER CHARGES..........17

ARTICLE 10. EVENTS AFFECTING THE CONDITION OF THE REAL PROPERTY..............17

         10.1     LANDLORD NOT OBLIGATED TO REPAIR AND MAINTAIN
                  REAL PROPERTY..............................................17
         10.2     ALTERATIONS AND IMPROVEMENTS...............................17
         10.3     CORRECTION OF DANGEROUS CONDITIONS.........................18

                                       i
<PAGE>

         10.4     DAMAGE.....................................................18
         10.5     CONDEMNATION...............................................18

ARTICLE 11. IndemnitIES......................................................18

         11.1     TENANT'S DUTY..............................................18
         11.2     LIMITATIONS ON INDEMNITY...................................19
         11.3     SURVIVAL OF INDEMNITY......................................20

ARTICLE 12. Assignment.......................................................20

         12.1     ASSIGNMENT BY LANDLORD.....................................20
         12.2     TENANT'S RIGHT TO SUBLEASE.................................20
         12.3     TENANT'S RIGHT TO MORTGAGE.................................20
         12.4     NOTICES TO LEASEHOLD MORTGAGEE.............................21
         12.5     NOTICE TO LEASEHOLD MORTGAGEE OF TENANT EVENT OF
                  DEFAULT....................................................21
         12.6     PROCEDURE ON TENANT EVENT OF DEFAULT.......................22
         12.7     ACQUISITION BY LEASEHOLD MORTGAGEE.........................23
         12.8     NEW GROUND LEASE...........................................23
         12.9     NO MODIFICATIONS WITHOUT CONSENT...........................23
         12.10    BENEFITS...................................................24
         12.11    ADDITIONAL DOCUMENTS.......................................24
         12.12    NO LANDLORD LIENS..........................................24

ARTICLE 13. DEFAULTS AND REMEDIES............................................24

         13.1     TENANT EVENTS OF DEFAULT...................................24
         13.2     LANDLORD REMEDIES..........................................24
         13.3     LANDLORD EVENTS OF DEFAULT.................................25
         13.4     TENANT REMEDIES............................................25
         13.5     EXCULPATION................................................26

ARTICLE 14. Estoppel Certificates............................................26

ARTICLE 15. Notices..........................................................26

         15.1     NOTICE ADDRESSES...........................................26
         15.2     CERTAIN NOTICE OBLIGATIONS.................................27

ARTICLE 16. intentionally omitted............................................28

ARTICLE 17. INTENTIONALLY OMITTED............................................28

ARTICLE 18. subdivision efforts and sale of real property....................28

         18.1     PURSUIT OF MAP EVENTS......................................28
         18.2     FORBEARANCE FROM PURSUIT OF SITE PLAN APPROVALS............30
         18.3     EASEMENTS..................................................32
         18.4     CONVEYANCE OF PARCELS FOLLOWING APPROVAL OF
                  SUBDIVISION MAPS...........................................33
         18.5     FURTHER ASSURANCES.........................................36

                                       ii
<PAGE>

ARTICLE 19. Miscellaneous....................................................36

         19.1     SUCCESSORS AND ASSIGNS.....................................36
         19.2     CAPTIONS...................................................36
         19.3     SEVERABILITY...............................................37
         19.4     CHOICE OF LAW..............................................37
         19.5     ENTIRE AGREEMENT...........................................37
         19.6     COUNTERPARTS...............................................37
         19.7     LANDLORD/TENANT RELATIONSHIP...............................37
         19.8     WAIVER.....................................................37
         19.9     PRONOUNS AND SINGULAR/PLURAL...............................37
         19.10    TIME OF ESSENCE............................................37
         19.11    FAIR MEANING...............................................38
         19.12    SECTION REFERENCES.........................................38
         19.13    GROUND LEASE REVIEWED......................................38
         19.14    OBLIGATIONS AS COVENANTS...................................38
         19.15    ADDITIONAL DOCUMENTS.......................................38
         19.16    WAIVER OF JURY TRIAL.......................................38

                                      iii

<PAGE>

                                TABLE OF EXHIBITS

EXHIBIT A - 1  Greenburgh Core Campus, MSG Parcel and Residential Parcel

EXHIBIT A - 2  Mount Pleasant Core Campus, Home Depot Parcel and Retail Parcel

EXHIBIT B  Legal Description of Real Property

                                       iv

<PAGE>

                               TABLE OF SCHEDULES

SCHEDULE 1        Existing Exceptions

                                       v

<PAGE>

                                  GROUND LEASE

      This GROUND LEASE is entered into as of this ____ day of _________, 2004
(the "EFFECTIVE DATE") by and between Eastview Holdings LLC, a Delaware limited
liability company ("LANDLORD"), and________________________, a ________________
limited liability company ("TENANT").

                                    RECITALS:

      WHEREAS, Landlord is the owner of fee title to the following lands
(collectively, the "SUBJECT LAND"):

            (1) Greenburgh Core Campus. The land in the Town of Greenburgh, New
York, shown as Lot 2 on the Preliminary Greenburgh Subdivision Site Plan
prepared by John Meyer Consulting last dated April 13, 3004 (the "GREENBURGH
SUBDIVISION PLAN") which subdivision plan is attached hereto as EXHIBIT A-1 and
made a part hereof. Landlord has submitted the Greenburgh Subdivision Plan to
the appropriate Governmental Authority in the Town of Greenburgh in order to
establish said property, in accordance with applicable laws, as consisting
exclusively of separate legally subdivided lands distinct from the lands
described in clauses (2) and (3) below. The approval of said plan subject to and
in accordance with Article 18 hereof sometimes is referred to herein as the
"GREENBURGH MAP EVENT". Said land, as the boundaries thereof may be adjusted in
connection with the Greenburgh Map Event, sometimes is referred to herein as the
"GREENBURGH CORE CAMPUS".

            (2) MSG Parcel. The land in the Town of Greenburgh, New York shown
as Lot 1 on the Greenburgh Subdivision Plan. Said land, as the boundaries
thereof may be adjusted in connection with the Greenburgh Map Event, sometimes
is referred to herein as the "MSG PARCEL".

            (3) Residential Parcel. The land in the Town of Greenburgh, New York
shown as Lot 3 on the Greenburgh Subdivision Plan. Said land is to be zoned for
residential development. Said land, as the boundaries thereof may be adjusted in
connection with the Greenburgh Map Event, sometimes is referred to herein as the
"RESIDENTIAL PARCEL".

      (4) Mount Pleasant Core Campus. The land in the Town of Mount Pleasant,
New York, shown as Lot 1 on the Mount Pleasant Full Development Plan (Option B),
prepared by John Meyer Consulting dated June 8, 2004 (the "MOUNT PLEASANT
SUBDIVISION PLAN"), which subdivision plan is attached hereto as EXHIBIT A-2 and
made a part hereof (the "MOUNT PLEASANT CORE CAMPUS"). Landlord intends to
submit the Mount Pleasant Subdivision Plan and related application materials to
the appropriate Governmental Authority in the Town of Mount Pleasant in order
to:

   (a) establish said property, in accordance with the applicable laws, as
consisting exclusively of separate legally subdivided lands distinct from the
lands described in clause (5)

<PAGE>

and clause (6) below (or subsets of land consisting exclusively of distinct
legal parcels which together comprise such groupings of land), and

      (b) cause the delineation and mitigation of certain wetlands substantially
in accordance with the delineation of such wetlands as depicted on EXHIBIT A-2
and issuance of a related wetlands permit, and

            (c) obtain site plan approval to permit demolition of a certain
existing parking lot area located on the Retail Parcel (as defined below) as
depicted on EXHIBIT A-2, the demolition of sundry buildings on the Mount
Pleasant Core Campus, and the construction of a new parking area on the Mount
Pleasant Core Campus as generally shown in the area designated on EXHIBIT A-2
and to permit other immaterial site adjustments in accordance with Article 18 as
may be required during the review process in Mount Pleasant. The approval of
said plan in accordance with Article 18 hereof sometimes is referred to herein
as the "MOUNT PLEASANT MAP EVENT", and the Mount Pleasant Map Event and the
Greenburgh Map Event sometimes are referred to herein collectively as the "MAP
EVENTS".

                  (5) Home Depot Parcel. The land in the Town of Mount Pleasant,
New York shown as Lot 2 on the Mount Pleasant Subdivision Plan, which land is
already zoned for retail development and has site plan approval. Said land, as
the boundaries thereof may be adjusted in connection with the Mount Pleasant Map
Event, sometimes is referred to herein as the "HOME DEPOT PARCEL".

                  (6) Retail Parcel. The land in the Town of Mount Pleasant, New
York shown as Lot 3 on the Mount Pleasant Subdivision Plan, which land is
already zoned for retail development. Said land, as the boundaries thereof may
be adjusted in connection with the Mount Pleasant Map Event, sometimes is
referred to herein as the "RETAIL PARCEL".

      WHEREAS, Landlord and Tenant are the parties to that certain Agreement to
Enter Lease of Real Property dated as of June 21, 2004 concerning the Subject
Land (the "EXECUTORY LEASE AGREEMENT");

      WHEREAS, Landlord and Tenant now desire to enter into this Ground Lease in
order to comply with their respective obligations under the Executory Lease
Agreement; and

      WHEREAS, Landlord and Tenant desire and intend that this Ground Lease
constitute a sale of the Real Property by Landlord to Tenant as of the Effective
Date.

      NOW, THEREFORE, for good and valuable consideration, the receipt and
sufficiency of which is hereby acknowledged, the parties hereby enter into this
Ground Lease upon the terms and conditions set forth herein.

                                       2

<PAGE>

ARTICLE 1.

DEFINITIONS

      "AFFILIATE" when used with respect to a Person, means (i) a Person which,
      directly or indirectly, controls, is controlled by or is under common
      control with such Person or (ii) a direct or indirect owner, officer,
      director, employee or trustee of a Person which serves in a similar
      capacity with respect to, such Person. For the purpose of this definition,
      control of a Person that is not an individual shall mean the power
      (through ownership of more than 50% of the voting equity interests of such
      Person or through any other means) to direct the management and policies
      of a Person.

      "APPLICATION" means any agreement, application, certificate, document, or
      submission (or amendment of any of the foregoing): (a) necessary or
      appropriate for any construction this Ground Lease allows, including any
      application for any building permit, certificate of occupancy, utility
      service or hookup, easement, covenant, condition, restriction, subdivision
      plat, or such other instrument as Tenant may from time to time reasonably
      request for such construction; (b) to allow Tenant to obtain any
      abatement, deferral, or other benefit otherwise available for real
      property taxes; (c) if and to the extent (if any) this Ground Lease
      permits, to allow Tenant to change the use or zoning of the Real Property;
      (d) to enable Tenant from time to time to seek any Approval or to use and
      operate the Real Property in accordance with this Ground Lease; or (e)
      otherwise reasonably necessary and appropriate to permit Tenant to realize
      the benefits and burdens of the ownership of the Real Property under this
      Ground Lease.

      "APPROVAL" means any and all licenses, permits (including building,
      demolition, alteration, use, and special permits), approvals, consents,
      certificates (including certificate(s) of occupancy), rulings, variances,
      authorizations, or amendments to any of the foregoing as shall be
      necessary or appropriate under any law for the commencement, performance,
      or completion of any construction, or the zoning, rezoning (to the extent
      this Ground Lease allows), use, occupancy, maintenance, or operation of
      the Real Property.

      "BILL OF SALE AND ASSIGNMENT AGREEMENT" has the meaning given in Section
      2.3 of this Ground Lease.

      "BIOTECHNOLOGY USES" means research, laboratory, office, storage and
      related facilities by users engaged in biotechnology research,
      development, limited manufacturing incidental to the production of small
      amounts of products in the course of development of new biotechnological
      products, but exclusive of manufacturing on a large-scale basis of
      products for the retail/consumer market, and other related commercial
      operations.

                                       3

<PAGE>

      "CLAIMS" has the meaning given in Section 11.1.1 of this Ground Lease.

      "CONTEST" means appropriate legal proceedings diligently conducted in good
      faith, to dispute: the amount or validity of any real property taxes or
      prohibited lien; the valuation, assessment, or reassessment (whether
      proposed, phased, or final) of the Real Property for real property taxes;
      the amount of any real property tax; the validity of any law or its
      application to the Real Property; the terms or conditions of, or
      requirements for, any Approval; or the validity or merit of any claim
      against which this Ground Lease requires Tenant to indemnify Landlord;
      provided, however, in each case, in the event that a portion of the
      Subject Land (other than the Real Property) is in danger of being sold,
      forfeited, terminated, cancelled or lost in Landlord's reasonable
      discretion, Tenant shall furnish security or provide other assurances
      reasonably satisfactory to Landlord to protect Landlord's interests in the
      Subject Land against such danger upon Landlord's reasonable request
      therefor.

      "DEFAULT RATE" means, on any relevant date, twelve percent (12%) per
      annum.

      "EASEMENTS" means, the easements entered into at the Lease Closing
      pursuant to the Executory Lease Agreement or as may otherwise be entered
      into in accordance with Article 18 of this Ground Lease.

      "EFFECTIVE DATE" has the meaning given in the preamble to this Ground
      Lease.

      "ENVIRONMENTAL, HEALTH AND SAFETY LAWS" means any and all federal, state
      or local laws, ordinances, rules, decrees, orders, regulations, court
      decisions and other authority relating to hazardous substances, hazardous
      materials, hazardous waste, toxic substances, materials or wastes,
      environmental conditions on, under or about the Project or the Subject
      Land, or otherwise, or soil and ground water conditions, including, but
      not limited to, the Comprehensive Environmental Response, Compensation and
      Liability Act of 1980, as amended, 42 U.S.C. Section 9601, et seq., the
      Resource Conservation and Recovery Act, 42 U.S.C. Section 6901, et seq.,
      the Hazardous Materials Transportation Act, 49 U.S.C. Section 1801, et
      seq., the Federal Water Pollution Control Act of 1972, 33 U.S.C. Section
      1251, et. seq., the Safe Drinking Water Act, 42 U.S.C. Section 300f, et
      seq., the Toxic Substances Control Act, 15 U.S.C. Section 2601, et seq.,
      the Federal Insecticide, Fungicide, and Rodenticide Act, 7 U.S.C. Section
      136, et seq., the Federal Hazardous Substances Control Act, 15 U.S.C.
      Section 1261, et seq., the Noise Control Act of 1972, 42 U.S.C. Section
      4901, et seq., the Occupational Safety and Health Act, 29 U.S.C. Section
      651, et seq., the American with Disabilities Act, 42 U.S.C. Section 12101,
      et seq., any amendments to the foregoing, and any similar statutory or
      common federal, state or local laws, ordinances, rules, decrees, orders or
      regulations.

                                       4

<PAGE>

      "ESCROW AGENT" has the meanings given in Section 4.1.2 of this Ground
      Lease.

      "EXECUTORY LEASE AGREEMENT" has the meaning given in the preamble to this
      Ground Lease.

      "EXISTING EXCEPTIONS" means any liens or other exceptions set forth on
      SCHEDULE 1 attached hereto.

      "GOVERNMENTAL AUTHORITY" means each and every governmental agency,
      authority, bureau, department, quasi-governmental authority, body, or
      other entity or instrumentality having or claiming jurisdiction over the
      Real Property (or any activity this Ground Lease allows), including the
      United States federal government, the state and county government and
      their subdivisions and municipalities, and all other applicable government
      agencies, authorities, and subdivisions thereof. "Governmental Authority"
      shall also include any planning commission, board of standards and
      appeals, department of buildings, city council, zoning board of appeals,
      or planning board or commission having or claiming jurisdiction over the
      Real Property or any activities on or at the Real Property.

      "GREENBURGH CORE CAMPUS" has the meaning given in the recitals to this
      Ground Lease.

      "GREENBURGH MAP EVENT" has the meaning given in the recitals to this
      Ground Lease.

      "GREENBURGH SITE PLAN APPROVAL" means that certain Resolution adopted by
      the Town Board of the Town of Greenburgh, New York, as of October 2, 2001,
      which, among other things, permits the development described therein upon
      the Greenburgh Core Campus (in addition to those improvements presently
      existing on the Greenburgh Core Campus), subject to all terms, conditions
      and requirements thereof.

      "GREENBURGH SUBDIVISION PLAN" has the meaning given in the recitals of
      this Ground Lease.

      "GROUND LEASE" means this Ground Lease, as the same may be amended from
      time to time in accordance with the terms hereof.

                                       5

<PAGE>

      "HAZARDOUS MATERIALS" means any chemical, compound, material, substance or
      other matter that: (a) is defined as a hazardous substance, hazardous
      material, hazardous waste or toxic substance, material or waste under any
      Environmental, Health and Safety Law, including, but not limited to, those
      substances, materials or wastes regulated now or in the future under any
      statutes or regulations; (b) is controlled or governed by any
      Environmental, Health and Safety Law or gives rise to any reporting,
      notice or publication requirements thereunder, or gives rise to any
      liability, responsibility or duty on the part of Tenant or Landlord with
      respect to any third person hereunder; or (c) is flammable or explosive
      material, oil or any other petroleum-based substance, freon, friable
      asbestos, urea formaldehyde, radioactive material, nuclear medicine
      material, drug, vaccine, bacteria, virus, hazardous waste, toxic
      substance, or related injurious or potentially injurious material (by
      itself or in combination with other materials).

      "HOLDBACK AMOUNT" has the meaning given in Section 4.1.2 of this Ground
      Lease.

      "HOME DEPOT PARCEL" has the meaning given in the recitals of this Ground
      Lease.

      "IMPROVEMENTS" has the meaning given in Section 2.3 of this Ground Lease.

      "LANDLORD" has the meaning given in the preamble to this Ground Lease.

      "LANDLORD EVENT OF DEFAULT" has the meaning given in Section 13.3 of this
      Ground Lease.

      "LAWS" has the meaning given in Section 5.4.1 of this Ground Lease.

      "LEASEHOLD MORTGAGE" has the meaning given in Section 12.3 of this Ground
      Lease.

      "LEASEHOLD MORTGAGEE" has the meaning given in Section 12.3 of this Ground
      Lease.

      "MAP EVENTS" has the meaning given in the recitals to this Ground Lease.

                                       6
<PAGE>

      "MOUNT PLEASANT CORE CAMPUS" has the meaning given in the recitals to this
      Ground Lease.

      "MOUNT PLEASANT MAP EVENT" has the meaning given in the recitals to this
      Ground Lease.

      "MSG PARCEL" has the meaning given in the recitals to this Ground Lease.

      "OFFICIAL RECORDS" means the appropriate county records for
      memorialization of interests in real property.

      "OUTSIDE DATE" has the meaning given in Section 4.1.2 of this Ground
      Lease.

      "PARTY" means either Landlord or Tenant.

      "PARTIES" means both Landlord and Tenant.

      "PERMITTED EXCEPTIONS" has the meaning given in Section 2.1 of this Ground
      Lease.

      "PERSON" means any corporation, partnership, limited liability company,
      unincorporated association, trust, other entity or natural person.

      "PROJECT" means the Real Property, Tenant's rights under the Easements,
      the Improvements and the additional property interests conveyed pursuant
      to the Bill of Sale and Assignment Agreement.

      "REAL PROPERTY" means the Greenburgh Core Campus and the Mount Pleasant
      Core Campus, together with Landlord's Interest in all rights-of-way or
      use, easements, servitudes, licenses, tenements, driveways, approaches,
      pavements, hereditaments,

                                       7

<PAGE>

      curbs and street front privileges and appurtenances thereunto belonging as
      more particularly described on Exhibit B attached hereto and made a part
      hereof.

      "REMEDIES NOTICE" has the meaning given in Section 12.5.1.

      "RENT" has the meaning given in Section 4.1 of this Ground Lease.

      "RESIDENTIAL PARCEL" has the meaning given in the recitals to this Ground
      Lease.

      "RETAIL PARCEL" has the meaning given in the recitals to this Ground
      Lease.

      "SUBJECT LAND" has the meaning given in the recitals to this Ground Lease.

      "TENANT" has the meaning given in the preamble to this Ground Lease.

      "TENANT EVENT OF DEFAULT" has the meaning given in Section 13.1 of this
      Ground Lease.

      "TENANT LEASEHOLD ESTATE" has the meaning given in Section 12.3 of this
      Ground Lease.

      "TENANT PARTIES" has the meaning given in Section 11.1.2 of this Ground
      Lease.

      "TERM" has the meaning given in Article 3 of this Ground Lease.

      "UTILITY EASEMENTS" has the meaning given in Section 7.2 of this Ground
      Lease.

                                       8
<PAGE>

ARTICLE 2.
LEASING OF REAL PROPERTY.

      2.1 LEASE. Landlord hereby leases the Real Property to Tenant, and Tenant
hereby leases the Real Property from Landlord, upon the terms and conditions set
forth in this Ground Lease. Said lease shall convey to Tenant a leasehold
interest in the Real Property pursuant to this Ground Lease which shall not be
subject to any exceptions to title other than the following (the "PERMITTED
EXCEPTIONS"): (a) the Existing Exceptions; (b) the Leases (as defined in the
Executory Lease Agreement); (c) the rights of Landlord under this Ground Lease;
and (d) any other exceptions to title approved in writing by Tenant. Landlord
covenants that, subject to the exceptions, reservations, terms and conditions of
this Ground Lease, at all times throughout the Term, and so long as Tenant is
not in default hereunder, Tenant's quiet enjoyment of the Real Property shall
not be disturbed by any act of Landlord or of anyone acting by, through or under
Landlord, excepting only those easements, encumbrances or defects of title
created or suffered by Tenant and the Permitted Exceptions.

      2.2 CONDITION OF REAL PROPERTY.2.2.1 Condition. The Real Property is being
                  leased in an "AS IS" condition and on a "WHERE IS AND WITH ALL
                  FAULTS" basis as of the Effective Date. By entering into this
                  Ground Lease, Tenant will assume the risk of, and liability
                  associated with, (a) the condition of the Real Property,
                  including, but not limited to, known or unknown defects in the
                  structural or other physical condition of the Real Property,
                  including, without limitation, any conditions resulting in the
                  investigation, removal or remediation of any releases or
                  threatened releases of Hazardous Materials, and/or (b) the
                  compliance of the Real Property, or lack of compliance, with
                  any law or regulation applicable thereto and all ordinances,
                  rules, regulations, rulings and orders promulgated or adopted
                  pursuant thereto, including, without limitation, the
                  Environmental, Health and Safety Laws.

            2.2.2 Survival of Obligations. Notwithstanding the foregoing Section
                  2.2, nothing in such Section 2.2 shall relieve Landlord from
                  any obligations of Landlord under the Executory Lease
                  Agreement which by the terms thereof survive the "Lease
                  Closing" thereunder (subject to the limitations on Landlord's
                  representations, warranties and covenants set forth in the
                  Executory Lease Agreement), and nothing contained herein shall
                  relieve Tenant from any of its obligations, acknowledgments or
                  agreements under the Executory Lease Agreement which by the
                  terms thereof survive the "Lease Closing" thereunder.

      2.3 IMPROVEMENTS AND PERSONAL PROPERTY. Simultaneously herewith, Landlord
is selling to Tenant all improvements and fixtures owned by Landlord located on
the Real Property (the "IMPROVEMENTS"), all personal property and additional
property interests located on and related to the Real Property and assigning all
leases, service contracts and other agreements related to the Real Property
pursuant to a Bill of Sale and Assignment of Related Property Rights (the "BILL
OF SALE AND ASSIGNMENT AGREEMENT"). To the extent that Landlord transfers any
rights, such as zoning, site plan and subdivision approvals and related rights,
Tenant shall cooperate in good faith with Landlord to transfer (pursuant to a
document in similar form to the Bill of Sale and Assignment Agreement reasonably
acceptable to the Parties) such rights and approvals back to Landlord to the
extent necessary to achieve the Map Events upon Landlord's request, together
with reasonable evidence of the necessity therefor.

                                       9
<PAGE>

      2.4 MEMORANDUM. Concurrently with the execution of this Ground Lease, the
parties shall enter into a short form of memorandum of this Ground Lease in a
form reasonably approved by the parties hereto, which shall be recorded in the
Official Records.

      2.5 INCOME TAX MATTERS. Notwithstanding anything to the contrary contained
in this Ground Lease or the Executory Lease Agreement, Landlord and Tenant agree
that (a) Landlord and Tenant intend that for purposes of Federal, state and
local income taxes, this Ground Lease transfers ownership of the Real Property
from Landlord to Tenant and constitutes a sale of the Real Property as of the
Effective Date; (b) as of the Effective Date, the purchase price for the Real
Property is NINETY-SEVEN MILLION FIVE HUNDRED THOUSAND and 00/100 DOLLARS
($97,500,000.00); (c) upon Landlord's receipt of the Holdback Amount (defined
below), along with accrued interest thereon, pursuant to the last sentence of
Section 4.1.2, the Holdback Amount shall constitute additional purchase price
received by Landlord in connection with the sale of the Real Property; (d)
Tenant shall at all times conduct its business and the operation of the Real
Property and fulfill its obligations under this Ground Lease in a manner as
though it were the fee owner of the Real Property; and (e) each will report the
transaction described in this Ground Lease, in all Federal, state and local
income tax returns and other filings in a manner consistent with this Section
2.5. Landlord and Tenant acknowledge that neither party hereunder is responsible
for the treatment of the transaction set forth in this Ground Lease as
contemplated hereunder.

ARTICLE 3.
TERM.

      The term of this Ground Lease (the "TERM") shall begin on the Effective
Date and shall terminate on the ninety-ninth (99th) anniversary of the Effective
Date, unless earlier terminated to the extent and in accordance with the
provisions hereof.

ARTICLE 4.
RENT.

      4.1 CALCULATION AND PAYMENT OF RENT. Commencing on the Effective Date and
continuing during the Term of this Ground Lease, Tenant agrees to pay to
Landlord rent ("RENT") as follows:

            4.1.1 Initial Rent Installment. On the Effective Date, Tenant shall
                  pay to Landlord an initial installment of rent equal to NINETY
                  EIGHT MILLION FIVE HUNDRED THOUSAND AND NO/100 DOLLARS
                  ($98,500,000.00) (the "INITIAL RENT INSTALLMENT") subject to
                  the escrowing of the "Holdback Amount" as provided in Section
                  4.1.2 below.

            4.1.2 Adjustment of Initial Rent Installment. On the Effective Date,
                  Tenant shall deposit into escrow with the escrow agent under
                  the Executory Lease Agreement (the "ESCROW AGENT") an amount
                  equal to ONE MILLION AND NO/ DOLLARS ($1,000,000.00) as a
                  holdback (the "HOLDBACK AMOUNT") of a portion of the Initial
                  Rent Installment, which amount shall be held by Escrow Agent
                  in an interest bearing account, to be released to Landlord on
                  the terms and conditions set forth below in connection with
                  Landlord's efforts to achieve the Map Events as contemplated
                  under Article 18 hereof and in accordance with the intent of
                  the parties to confirm Tenant's interest in the absolute fee
                  simple title

                                       10

<PAGE>

                  to the Real Property. At such time as both Map Events occur,
                  Landlord shall be entitled to receive the Holdback Amount,
                  with accrued interest thereon, provided, however that if both
                  Map Events do not occur on before the date which is two years
                  after the Lease Closing (the "OUTSIDE DATE") (which date shall
                  be subject to Force Majeure Delays (as provided in Section
                  18.1.4 hereof), the Holdback Amount, with accrued interest
                  thereon, shall be paid to Tenant as a reduction of the Initial
                  Rent Installment. Landlord shall be entitled to receive the
                  Holdback Amount, with accrued interest, upon unilateral demand
                  therefore made by Landlord, together with reasonable evidence
                  of the satisfaction of the conditions for release set forth
                  herein.

      4.2 INSURANCE; TAXES AND ASSESSMENTS. Tenant shall pay the costs of
insurance, any taxes and assessments, and any other charges, all as they relate
to the Real Property and by reason or in any manner connected with or arising
from the leasing, operation, management, maintenance, repair, use or occupancy
of, or construction affecting, the Real Property in accordance with Section 8
and Section 9 hereof and shall pay all personal property taxes, occupancy and
rent taxes, water, water meter and sewer rents, rates and charges, excises,
licenses and permit fees, service charges with respect to police protection,
fire protection, street and highway construction, maintenance and lighting,
sanitation and water supply, if any, fines, penalties and other or like
Governmental Authority charges applicable to the foregoing and any interest or
cost in respect thereof, and any and all other Governmental Authority levies,
fees, transfer taxes, rents, assessments or taxes and charges, general and
special, ordinary and extraordinary, foreseen and unforeseen, of any kind or
nature whatsoever, and any interest or cost in respect thereto, which, at any
time during the Term, are assessed, levied, confirmed or imposed upon the Real
Property (or any appurtenances thereto) or the use or occupancy thereof. The
Ground Lease is intended to be and shall be construed in accordance with Section
2.5 above.

ARTICLE 5.
USE AND DEVELOPMENT.

      5.1 USE. Tenant shall have the right to develop and use the Real Property
for all purposes permitted under applicable law, including without limitation,
Biotechnology Uses. Tenant need not operate the Real Property or conduct
business of any nature at the Real Property, or use or operate the Real Property
in any particular manner. Tenant may discontinue operations at the Real Property
at any time and from time to time. Tenant may vacate the Real Property.

      5.2 EXCLUSIVE TENANT CONTROL. Subject to Permitted Exceptions and the
easements and agreements contemplated by this Ground Lease Tenant shall have
exclusive control, possession, occupancy, use and management of the Real
Property. Landlord shall not have the right to enter or use the Real Property,
or to enter agreements affecting the Real Property, in each case, except as
expressly permitted or contemplated by this Ground Lease.

      5.3 DEVELOPMENT. Tenant may develop the Real Property for such uses and
with such Improvements permitted by applicable Law (including without limitation
Biotechnology Uses and Improvements intended for Biotechnology Uses to the
extent so permitted) as Tenant shall determine in its sole discretion and
without any requirement that Tenant receive any further approval from Landlord
whatsoever, subject only to Section 18.2 below. Further, upon Tenant's request,
Landlord shall, without cost to Landlord, execute any Application as Tenant

                                       11

<PAGE>

reasonably may request to the extent required, solely by reason of the fact that
Landlord is the fee title holder, to allow such Application and the Approvals
sought thereby, provided that such Application is in customary form and imposes
no obligations upon Landlord. Promptly upon Tenant's request and without charge
(other than reimbursement by Tenant of any reasonable actual out of pocket third
party expenses incurred by Landlord in connection therewith), Landlord shall
furnish to Tenant all information in its possession or control reasonably
requested by Tenant in connection with any such Application. The parties
acknowledge and agree that the Applications contemplated by this Section
include, to the extent not otherwise inconsistent with this Ground Lease,
without limitation requests by Tenant for land use Approvals (e.g., zoning
changes, conditional use Approvals, site plan Approvals, Approvals required in
connection with the subdivision of the Real Property, etc.), Approvals required
to build Improvements on the Real Property (e.g., building permits) and
Approvals required in order to establish the Real Property as a separately
taxable parcel under applicable property tax regimes, or to establish separate
taxable parcels within the Real Property, in each case whether such Approvals
are ministerial or discretionary in nature. Notwithstanding anything to the
contrary set forth herein, in granting such necessary consent to facilitate any
such Application, Landlord does not hereby or thereby relinquish any rights it
may have to oppose any such Application.

      5.4 LIMITATIONS ON USE. Notwithstanding the foregoing provisions of this
Article 5:

            5.4.1 To the extent Tenant's failure to do so will subject Landlord
                  to civil or criminal liability, will cause an unsafe condition
                  that poses an imminent risk to health or safety, may result in
                  a lien being filed against Landlord's fee interest in any of
                  the Subject Land (other than the Real Property, provided that
                  such lien will not affect the remainder of the Subject Land
                  (other than the Project) subject to Tenant's right to
                  Contest), or will result in a material breach of any Easement,
                  Tenant shall during the Term, at Tenant's expense, subject to
                  Tenant's right to Contest, comply with all applicable laws,
                  rules, regulations, orders and ordinances, including, without
                  limitation, Environmental, Environmental, Health and Safety
                  Laws (collectively, "LAWS") and Permitted Exceptions. Nothing
                  contained herein, shall be deemed or construed to impair or
                  negate in any manner whatsoever Tenant's indemnity obligations
                  to Landlord under Article 11 hereof by reason of Tenant's
                  failure to comply with any Laws applicable to the Real
                  Property, or the use or occupancy thereof or otherwise.

            5.4.2 Tenant shall not allow any Hazardous Material to be used,
                  generated, manufactured, released, stored or disposed of on,
                  under or about, or transported from the Real Property, unless
                  such use, generation, manufacturing, release, storage or
                  disposal is approved by Landlord or otherwise is in compliance
                  with applicable Environmental, Health and Safety Laws. Tenant
                  does hereby assume the full obligation for any claims,
                  actions, suits, liabilities, losses, costs or expenses arising
                  out of or relating to any investigations, removal or
                  remediation of any releases or threatened releases of
                  Hazardous Materials. Notwithstanding anything to the contrary
                  contained in the immediately preceding sentence of this
                  Section 5.4.2, nothing in the immediately preceding sentence
                  of this Section 5.4.2 shall relieve Landlord from any
                  obligations under the Executory Lease Agreement which by the
                  terms thereof survive the "Lease Closing" thereunder (subject
                  to the limitations

                                       12

<PAGE>

                  on Landlord's representations, warranties and covenants set
                  forth in the Executory Lease Agreement).

ARTICLE 6.
LIENS.

      6.1 LANDLORD OBLIGATIONS. Landlord shall keep the Project clear of any and
all mechanic's and other liens resulting from acts or omissions of Landlord, its
employees, contractors, agents and assigns. If any lien shall at any time be
filed against the Project on account of any such acts or omissions, then
Landlord shall with all due diligence, and in any event no later than seven (7)
days from notice from Tenant of such lien, cause the same to be discharged of
record by payment, bond, order of a court of competent jurisdiction or
otherwise. If Landlord shall fail to promptly discharge any such lien, then, in
addition to any other right or remedy it may have hereunder or otherwise, Tenant
may, but shall not be obligated to, procure the discharge of the same either by
paying the amount claimed to be due or by securing a bond in an amount and
manner reasonably satisfactory to Tenant. Any amount paid or deposited by Tenant
for any of the aforesaid purposes, and all reasonable costs and other expenses
of Tenant, including reasonable counsel fees, in defending any such action or in
procuring the discharge of such lien, with all necessary disbursements in
connection therewith, together with interest thereon at the Default Rate from
the date of the payment or deposit, shall be payable by Landlord within fifteen
(15) days of written demand from Tenant.

      6.2 TENANT OBLIGATIONS. Tenant shall keep all portions of the Subject Land
(other than the Project, clear of any and all mechanic's and other liens
resulting from acts or omissions of Tenant, its tenants, sub-tenants, employees,
contractors, agents and assigns, provided that Tenant shall be required to clear
all such liens in respect of the Project if such liens will affect the remainder
of the Subject Land (other than the Project) but subject to Tenant's right to
Contest any such liens. If any lien shall at any time be filed against any
portion of the Subject Land (other than the Project, provided that such lien
will not affect the remainder of the Subject Land (other than the Project) but
subject to Tenant's right to Contest any such liens)) on account of any such
acts or omissions, then Tenant shall with all due diligence, and in any event no
later than seven (7) days from notice from Landlord of such lien, cause the same
to be discharged of record by payment, bond, order of a court of competent
jurisdiction or otherwise. If Tenant shall fail to promptly discharge any such
lien, then, in addition to any other right or remedy it may have hereunder or
otherwise, Landlord may, but shall not be obligated to, procure the discharge of
the same either by paying the amount claimed to be due or by securing a bond in
an amount and manner reasonably satisfactory to Landlord. Any amount paid or
deposited by Landlord for any of the aforesaid purposes, and all reasonable
costs and other expenses of Landlord, including reasonable counsel fees, in
defending any such action or in procuring the discharge of such lien, with all
necessary disbursements in connection therewith, together with interest thereon
at the Default Rate from the date of the payment or deposit, shall be payable by
Tenant within fifteen (15) days of written demand from Landlord.

ARTICLE 7.
UTILITIES.

      7.1 TENANT OBLIGATED TO PAY UTILITY CHARGES. Tenant shall contract for, in
Tenant's name, and shall be solely responsible for, all charges for water, gas,
electricity, light, heat, power, telephone, sewer, trash collection and waste
removal and/or disposal, security or guard

                                       13

<PAGE>

service, alarm systems, or other service, and any taxes, levies or excises
thereon, used, rendered or supplied to Tenant in connection with the Real
Property; and for all connection and closing charges, and any tax or excise
thereon; and for any Governmental Authority service or service subject to
Governmental Authority regulation, however described, furnished to the Real
Property during the Term. Landlord shall not be liable to Tenant for any loss,
injury, damage, disruption of business or any other harm resulting from any
interruption of utility services to the Project.

      7.2 UTILITY EASEMENTS. Subject to Tenant's obligations with respect to the
grant and performance of easements contemplated under Section 18.3 hereof,
Tenant shall be entitled, and is hereby authorized to, grant easements with
respect to the Real Property for general utility purposes, ingress and egress,
and water and sewage purposes, to and as may be reasonably required by any
public or private utility company or other authority in order to provide service
to the Real Property or other properties in the vicinity of the Real Property
(the "UTILITY EASEMENTS"). Subject to the rights and limitations of the Parties
set forth in Article 18 hereof, Landlord agrees to cooperate with Tenant in
making such grants upon the Real Property, to the extent requested by Tenant, so
long as Tenant reimburses Landlord for any reasonable actual out of pocket third
party costs incurred by Landlord in connection therewith.

ARTICLE 8.
INSURANCE.

      During the Term of this Ground Lease, Tenant shall maintain, at its sole
cost and expense, general comprehensive public liability insurance against
claims for personal injury, bodily injury, death or property damage occurring
upon, in, or about the Real Property, providing coverage for a combined single
limit of $6,000,000 for any one occurrence. Tenant shall increase the combined
single limit coverage provided by such insurance to an amount requested by
Landlord, provided that such increased amount shall not be greater than the
limits then customarily required by prudent landlords under leases such as the
Ground Lease for similar properties in the country and state within which the
Real Property is located. Tenant shall also maintain during the Term of this
Ground Lease, (a) workers' compensation insurance subject to the statutory
limits in New York, and (b) automobile liability insurance in an amount of not
less than $1,000,000.00 per occurrence covering liability for bodily injury and
property damage. The insurance required to be maintained by Tenant pursuant to
this Article 8 shall be placed with reputable companies licensed to do business
in the State of New York, having a minimum policyholders' rating of "AVIII" or
better based upon the latest rating of Property and Casualty Insurers by A.M.
Best Company, and may be provided as part of a blanket policy, provided it does
not reduce coverage as to the Real Property as would otherwise be provided by a
separate policy insuring only the Real Property in compliance with this Article
8. Tenant shall name Landlord, LB Eastview Inc., LCOR Eastview LLC, Argent
Landmark LLC, and Eastview SPE Inc. as additional insureds on the policy of
insurance procured in satisfaction of this Article 8. On or before the Effective
Date, Tenant shall deliver to Landlord a certificate of insurance (prepared on
an insurance certificate form known as "ACORD 28"). Not less than thirty (30)
days prior to the expiration dates of the insurance policy or policies furnished
to Landlord hereunder, certified copies of the such insurance policy or policies
marked "premium paid" or accompanied by evidence satisfactory to Landlord of
payment of the premiums due thereunder, shall be delivered by Tenant to
Landlord. The insurance policy or policies shall not be materially changed
(other than to increase the coverage provided thereby) or canceled without at
least 30 days' written notice to Landlord.

                                       14

<PAGE>

ARTICLE 9.
TAXES AND ASSESSMENTS.

      9.1 TENANT OBLIGATED TO PAY TAXES AND ASSESSMENTS. Tenant covenants and
agrees to pay and discharge, all real estate taxes, water charges, sewer
charges, assessments, and all other governmental charges or impositions of every
kind and nature and installments thereof which may be taxed, charged, levied,
assessed or imposed on account of periods within the Term upon all or any
portion of or in relation to the Real Property; provided, however, that (a)
Tenant shall not be obligated to bear any portion of any such real estate taxes
or assessments attributable to periods before or after the Term; (b) in the year
in which the Effective Date occurs and in the year in which the Term shall
terminate (unless such termination is by reason of the occurrence of the Map
Events as set forth in Article 18 hereof) such taxes and assessments shall be
prorated between Tenant and Landlord on the basis of the number of days of the
Term within said year; (c) Tenant shall not be obligated to pay any real estate
taxes, assessments, sewer charges or other governmental charges or impositions,
an increase in which Landlord has agreed to without Tenant's consent, which
consent shall not be unreasonably withheld and (d) if such real estate taxes or
assessments are imposed or assessed with respect to a greater portion of real
property of which the Real Property constitutes but a part, then Tenant only
shall be obligated to bear such portion of such real estate taxes or assessments
as reasonably is attributable to the Real Property; and, based upon the
following formula. With respect to that portion of the Subject Land located in
the Town of Mount Pleasant (the "MOUNT PLEASANT SITE"), Tenant shall pay 100% of
the real estate taxes and assessments attributable to the Improvements located
on the Mount Pleasant Core Campus, plus a share of real estate taxes and
assessments apportioned to the land assessment on the Mount Pleasant Site
determined by multiplying the land assessment by a fraction, the numerator of
which is the square footage of the land comprising the Mount Pleasant Core
Campus and the denominator of which is the entire square footage of land
comprising the Mount Pleasant Site. With respect to that portion of the Subject
Land located in the Town of Greenburgh (the "GREENBURGH SITE"), Tenant shall pay
100% of the real estate taxes and assessments attributable to the Improvements
located on the Greenburgh Core Campus, plus a share of real estate taxes and
assessments apportioned to the land assessment on the Greenburgh Site determined
by multiplying the land assessment by a fraction, the numerator of which is the
square footage of the land comprising the Greenburgh Core Campus and the
denominator of which is the entire square footage of land comprising the
Greenburgh Site. If the improvements located on the MSG Parcel are part of a tax
lot which includes any portion of the Greenburgh Core Campus, then the
determination of real estate taxes and assessments payable by Tenant for the
Improvements located on the Greenburgh Core Campus shall be determined by
multiplying the assessment attributable to all improved land on the Greenburgh
Site by a fraction, the numerator of which is the square footage of the
Improvements comprising the Greenburgh Core Campus and the denominator of which
is the combined square footage of the Improvements on the Greenburgh Core Campus
and the improvements on the MSG Parcel. In the event that Landlord and Tenant
cannot agree on the result of the foregoing tax allocation, Landlord shall pay
the disputed amount and the issue shall be subjected to binding arbitration.
Landlord shall be entitled to recover from Tenant, interest at the Default Rate
on any portion of the disputed amount paid by Landlord, which such arbitration
determined was the obligation of Tenant. If any assessments or taxes are levied
or assessed against the Real Property which are payable or may be paid in
monthly or more frequent installments, Tenant shall be required to pay only such
installments as shall become due and payable during the Term (using the longest
amortization period available by the terms of such assessments or taxes)

                                       15

<PAGE>

      9.2 TAX INVOICES. Landlord shall use commercially reasonable efforts to
cause invoices for Real Estate Taxes and/or assessments with respect to the Real
Property to be delivered directly to Tenant by the taxing authorities, and
Landlord in any event promptly shall deliver to Tenant each invoice for real
estate taxes and/or assessments received by Landlord. Tenant shall pay the
amount of any taxes and assessments which it is obligated to pay hereunder
directly to the appropriate taxing authorities (it being understood that Tenant
shall not be obligated to pay any such Real Estate Taxes or assessments which
are invoiced to Landlord until the later of 30 days before the delinquency date
and the 15th day after Landlord provides Tenant with a copy of such invoice).

      9.3 TAXES ON TENANT'S PERSONAL PROPERTY. Tenant shall be solely
responsible for all taxes assessed against and levied upon trade fixtures,
furnishings, equipment and all other personal property of Tenant contained on
the Land or elsewhere before delinquency.

      9.4 DEFINITION OF "REAL ESTATE TAXES". As used herein, the term "real
estate taxes" shall include any form of real estate tax or assessment, general,
special, ordinary or extraordinary, and any license fee, commercial rental tax,
rental excise tax, improvement bond or bonds, levy or tax (other than income,
profits, franchise, estate, inheritance or succession taxes) imposed on the Real
Property by any authority having the direct or indirect power to tax, including
any city, state or the federal government, or any school, agricultural,
sanitary, fire, street, drainage, water or other improvement district thereof,
as against any legal or equitable interest of Landlord in the Real Property. The
term "real estate taxes" shall also include any tax, fee, levy, assessment or
charge in substitution of, partially or totally, any tax, fee, levy, assessment
or charge hereinabove included within the definition of "real property tax".
"Real estate taxes" shall not include, however, any income, profits, franchise,
estate, inheritance or succession tax imposed upon Landlord (which items shall
be borne by Landlord) or any item listed in this Section based on the recapture
or reversal of any previous tax abatement or tax subsidy, or compensating for
any previous tax deferral or reduced assessment or valuation, or correcting a
miscalculation or misdetermination, relating to any period(s) before the Term
(which items shall be borne by Landlord), or any interest or penalties on any of
the foregoing.

      9.5 FEES AND EXACTIONS. Subject to Landlord's obligations under Article 18
hereof, Tenant shall be solely responsible for any charges in the nature of
building permit fees and entitlement fees, impact fees and exactions
attributable to the construction of Improvements on the Real Property..

      9.6 TENANT'S RIGHT TO CONTEST TAXES AND OTHER CHARGES. Tenant shall have
the right to Contest any real estate taxes or assessments, materialmen's claims
and other claims against the Real Property provided that such contest (i) is
conducted in accordance with applicable laws, (ii) shall suspend the collection
of such real estate taxes or assessments, materialmen's claims and other claims
against the Real Property and (iii) does not otherwise impair Landlord's
prosecution of a tax reduction proceeding.

ARTICLE 10.
EVENTS AFFECTING THE CONDITION OF THE REAL PROPERTY.

      10.1 LANDLORD NOT OBLIGATED TO REPAIR AND MAINTAIN REAL PROPERTY. Landlord
shall not be obligated to maintain or to make any repairs, replacements, or
renewals of any kind,

                                       16

<PAGE>

nature or description whatsoever to the Real Property or Improvements thereon,
and Tenant waives the provisions of any law permitting Tenant to make repairs at
Landlord's expense.

      10.2 ALTERATIONS AND IMPROVEMENTS. Subject to Permitted Exceptions
providing rights in favor of Landlord and any Easements created pursuant to
Article 18 hereof or imposed in connection with the pursuit of the Map Events in
accordance with Article 18 hereof, Tenant shall have the right, in its sole
discretion to alter the Real Property and the Improvements thereon as permitted
by applicable Law and as Tenant from time to time determines to be appropriate
(e.g., through the construction of buildings, structures and other facilities,
including, but not limited to, any and all utility lines, pipes, connections,
fixtures, machinery, equipment, signs, furniture, furnishings, appointments and
other personal property that Tenant determines to be reasonably necessary or
appropriate in connection with Tenant's ownership and operation of the Real
Property). All such additions, alterations, changes and improvements shall be
and remain the property of Tenant.

      10.3 CORRECTION OF DANGEROUS CONDITIONS. If Tenant becomes aware of any
dangerous or unsafe conditions at the Real Property, then Tenant shall take
commercially reasonable steps necessary to render such condition safe. Tenant
shall also be required to comply with all Permitted Exceptions providing rights
in favor of Landlord and Easements created pursuant to Article 18 hereof or
imposed in connection with pursuit of the Map Events in accordance with Article
18 hereof.

      10.4 DAMAGE. Tenant shall have no obligation to repair any damage which
occurs with respect to the Project. Any such repair, and the nature or extent
thereof, shall be within the sole discretion of Tenant. Tenant further shall
have the right in its discretion to determine how to apply any insurance
proceeds received on account of damage to the Project. The provisions of this
Section 10.4 are not intended to relieve Tenant of its obligations under
Sections 5.4 or 10.3.

      10.5 CONDEMNATION. In the event of condemnation of all or any portion of
the Project, Tenant shall receive all amounts paid on account of such
condemnation, and Landlord shall not be entitled to any such amounts (and
Landlord further shall pay to Tenant any such amounts received by Landlord on
account thereof).

ARTICLE 11.
INDEMNITIES.

      11.1 TENANT'S DUTY. To the extent permitted by law, Tenant covenants with
Landlord that Landlord shall not be liable for any damage or liability of any
kind or for any injury to or death of persons, or damage to property of Tenant
or any other person or entity occurring from any cause whatsoever related to the
use, improvement, occupancy or enjoyment of the Project. Tenant shall indemnify,
protect, defend and hold harmless Landlord and its officers, directors, members,
partners, agents, employees, affiliates, licenses and invitees (collectively
"INDEMNITEES") and the Project from and against:

           11.1.1 any and all loss, liability, fines, penalties, liens, losses,
                  damages, costs and expenses, demands, causes of action, suits,
                  claims or judgments (including, without limitation, reasonable
                  attorneys' fees and disbursements) (collectively, "CLAIMS")
                  which may be imposed upon, incurred by or asserted against any
                  of the Indemnitees arising from or growing out of any injury
                  or death to any person or persons or any

                                       17

<PAGE>

                  damage to any property as a result of any accident or other
                  occurrence during the Term occasioned in any way as a result
                  of the use, improvement, maintenance, occupation or operation
                  of the Project during the Term;

           11.1.2 all Claims related to the use, non-use, leasing, possession,
                  occupation, construction, alteration, addition, replacement,
                  repair, condition, operation, maintenance or management of the
                  Project, or any part thereof, or of any sidewalk, curb or
                  vault comprising the Project or adjacent thereto by Tenant or
                  its members, agents, shareholders, constituent partners,
                  officers, employees, servants, concessionaires, tenants,
                  sub-tenants, occupants, licensees, contractors and invitees
                  ("TENANT PARTIES") during the Term;

           11.1.3 Claims related to any act or omission by any Tenant Party, or
                  any other Person related to or in connection with the Project;

           11.1.4 any failure on the part of any Tenant Party to keep, observe
                  and perform any of the terms, covenants or conditions
                  contained in the Permitted Exceptions providing rights in
                  favor of Landlord, Easements contemplated under Article 18
                  hereof or imposed in pursuit of the Map Events in accordance
                  with Article 18 hereof;

           11.1.5 any Claims known or unknown, contingent or otherwise,
                  including, without limitation, attorneys' and consultants'
                  fees and disbursements and investigation and laboratory fees
                  arising out of, and in any way related to (i) the storage,
                  use, possession, presence, disposal, release, or threat of
                  release of any Hazardous Materials, in, on, from, or affecting
                  the Project; (ii) any personal injury (including, without
                  limitation, wrongful death) or property damage (real or
                  personal) arising out of or related to any such Hazardous
                  Materials; (iii) any lawsuit brought or threatened, settlement
                  reached or government order relating to such Hazardous
                  Materials; or (iv) any intentional or unintentional act or
                  omission on the part of any Tenant Party which violates any
                  Environmental, Health and Safety Law.

           11.1.6 all legal costs and charges, including reasonable attorneys'
                  fees, incurred in and about any of such matters and the
                  defense of any action arising out of the same, which may
                  accrue or be placed thereon by reason of any act or omission
                  of Tenant; and

           11.1.7 any Claim resulting from a breach of Tenant's covenants,
                  representations and warranties in this Ground Lease.

      11.2 LIMITATIONS ON INDEMNITY. Notwithstanding the provisions of Section
11.1, Tenant shall not be required to indemnify Landlord for any damage or
injury arising as a result of the gross negligence or willful misconduct of
Landlord, Landlord's agents or employees, or Landlord's breaches of its
covenants relating to pursuit of the Map Events contained herein or any breaches
of Landlord's obligations under the Executory Lease Agreement, to the extent
that the same survive the "Lease Closing" thereunder (but subject to the
limitations on such obligations of Landlord provided for in the Executory Lease
Agreement). Nothing in Section

                                       18
<PAGE>

11.1 shall be construed as relieving Landlord from any representations,
warranties or other obligations which by the terms of the Executory Lease
Agreement, survive the "Lease Closing" thereunder (but subject to the
limitations on Landlord's representations, warranties and covenants set forth in
the Executory Lease Agreement).

      11.3 SURVIVAL OF INDEMNITY. The indemnities under this Article 11 shall
survive the termination or expiration of this Ground Lease so long any claim
arising during the term of this Ground Lease is not barred by a statute of
limitations, except that following Tenant's assignment of this Ground Lease
pursuant to Article 12, the assignee shall assume the above indemnification
obligations and the assigning Tenant shall be released so long as such assignee,
in the reasonable opinion of Landlord, at the time of assignment has a
capitalization sufficient to cover the then reasonably anticipated liabilities
of Tenant hereunder.

ARTICLE 12.
ASSIGNMENT.

      12.1 ASSIGNMENT BY LANDLORD. Landlord shall not have the right to pledge,
hypothecate or otherwise encumber any interest of Landlord in the Real Property
except with the prior written consent of Tenant, which consent may be withheld
or granted in Tenant's sole discretion. Without limiting the breadth of the
foregoing restriction, Landlord further agrees that any pledge, hypothecation or
other encumbrance or any interest of Landlord in the Real Property shall be
subordinate to the rights of Tenant, or any person or entity claiming through
Tenant, in the Project (including without limitation any Leasehold Mortgagee and
any sublessee of Tenant hereunder). Notwithstanding the foregoing, Landlord
shall have the right to effect an absolute assignment of all of its interests in
the Real Property, provided that (a) no such assignment shall release the
assignor from any obligations arising on account of circumstances occurring
prior to the assignment, and (b) the assignee accepts such assignment in writing
and confirms, to the satisfaction of Tenant, that its rights in the Real
Property shall be subject to, and that such assignee in all respects shall be
bound by, the terms and conditions of this Ground Lease, including Section 2.5.

      12.2 TENANT'S RIGHT TO SUBLEASE. Tenant may permit the use of all or any
portion of the Project by any person other than Tenant, or sublet all or any
portion of the Project, without the consent or approval of Landlord, and Tenant
shall not be released from any of its obligations hereunder. Landlord shall
accept performance by any subtenant or occupancy tenant of any of the terms and
provisions of this Ground Lease required to be performed by Tenant with the same
force and effect as though performed by Tenant. In the event that Landlord
terminates Tenant's interest in this Ground Lease, Landlord shall continue to
recognize and not disturb the rights of any subtenants of Tenant pursuant to
subleases executed by such subtenants with Tenant during the term of this Ground
Lease.

      12.3 TENANT'S RIGHT TO MORTGAGE. Tenant may at any time and from time to
time mortgage, hypothecate, transfer, assign or pledge this Ground Lease and the
leasehold estate created hereby (the "TENANT LEASEHOLD ESTATE") and the interest
of Tenant in and to this Ground Lease together with Tenant's right, title and
interest in the Project and Tenant's interest in any and all subleases and in
and to all rents due or to become due thereunder (herein called a "LEASEHOLD
MORTGAGE") to secure indebtedness in favor of third parties from time to time
designated by Tenant in accordance with this Section 12.3. The granting or other
consummation of any such Leasehold Mortgage may be effected without any
requirement that Tenant obtain any approval or consent of Landlord. The holder
of any indebtedness that is secured by such Leasehold Mortgage, or if there is
more than one holder of such indebtedness,

                                       19

<PAGE>

then the representatives of, or agent designated by such holders, shall be a
"LEASEHOLD MORTGAGEE" if: (1) Tenant delivers written notice of such Leasehold
Mortgage to Landlord, which notice shall include the name and address of
Leasehold Mortgagee; and (2) such Leasehold Mortgage is recorded in the Official
Records.

      12.4 NOTICES TO LEASEHOLD MORTGAGEE. Landlord and Tenant agree that so
long as any such Leasehold Mortgage exists, Landlord will endeavor to
simultaneously mail to the applicable Mortgagee a copy of any notice given by
Landlord to Tenant at the address (if any) given by such Mortgagee to Landlord
for the receipt of such notices.

      12.5 NOTICE TO LEASEHOLD MORTGAGEE OF TENANT EVENT OF DEFAULT.

           12.5.1 Notwithstanding anything contained in this Ground Lease to
                  the contrary, if any Tenant Event of Default shall occur which
                  entitles Landlord to pursue it's rights and remedies hereunder
                  and by equity and law provided following the expiration of the
                  period of time given Tenant to cure such Tenant Event of
                  Default or the act or omission which gave rise to such
                  default, Landlord shall notify every Leasehold Mortgagee who
                  has notified Landlord pursuant to, and has otherwise complied
                  with, Section 12.3 hereof of Landlord's intent to so pursue
                  its remedies under Section 13.2 hereof at least sixty (60)
                  days in advance thereof if such Tenant Event of Default is
                  capable of being cured by the payment of money, and at least
                  one hundred and twenty (120) days in advance of the exercise
                  of its remedies under Section 13.2 hereof if such Tenant Event
                  of Default is not capable of being cured by the payment of
                  money (the "REMEDIES NOTICE"). The Remedies Notice shall
                  include an explanation of the Tenant Event of Default. The
                  provisions of Section 12.6 below shall apply if, during such
                  sixty (60) or one hundred and twenty (120) -day notice period
                  any Leasehold Mortgagee shall:

         12.5.1.1 notify Landlord of such Leasehold Mortgagee's desire to
                  nullify such notice, and

         12.5.1.2 pay or cause to be paid all money due as a result of
                  monetary defaults as specified in the Remedies Notice to such
                  Leasehold Mortgagee and which may become due during such sixty
                  (60) or one hundred and twenty (120) -day period, and

         12.5.1.3 comply in good faith, with reasonable diligence and
                  continuity, or commence to comply, with all nonmonetary
                  requirements of this Ground Lease then in default and
                  reasonably susceptible of being complied with by such
                  Leasehold Mortgagee.

     12.5.2 Any notice to be given by Landlord to a Leasehold Mortgagee
            pursuant to any provision of this Section 12.5 shall be deemed
            properly addressed if sent to the Leasehold Mortgagee at the address
            provided pursuant to Section 15.1 of this Agreement.

      12.6 PROCEDURE ON TENANT EVENT OF DEFAULT.

                                       20

<PAGE>

     12.6.1 If Landlord shall elect to pursue its remedies as provided in
            Section 13.2 of this Ground Lease by reason of any Tenant Event of
            Default and a Leasehold Mortgagee shall have proceeded in the manner
            provided for by Section 12.5 of this Ground Lease, then the
            specified date for the termination of this Ground Lease as fixed by
            Landlord in its Remedies Notice shall be extended for a period of
            twelve (12) months provided that such Leasehold Mortgagee shall,
            during twelve (12) period:

         12.6.1.1 Pay or cause to be paid the monetary obligations of Tenant
                  under this Ground Lease as the same become due, and continue
                  its good faith efforts to perform all of Tenant's other
                  obligations under this Ground Lease; and

         12.6.1.2 if not enjoined or stayed by a bankruptcy court, take steps
                  to acquire or sell Tenant's interest in this Ground Lease by
                  foreclosure of the Leasehold Mortgage or other appropriate
                  means and prosecute the same to completion with due diligence.

         12.6.1.3 If at the end of such twelve (12) month period such
                  Leasehold Mortgagee is complying with Section 12.6.1, then
                  this Ground Lease shall not then terminate, and the time for
                  completion by such Leasehold Mortgagee of its proceedings
                  shall continue so long as such Leasehold Mortgagee proceeds to
                  complete steps to acquire or sell Tenant's interest in this
                  Ground Lease by foreclosure of the Leasehold Mortgage or by
                  other appropriate means with reasonable diligence and
                  continuity. Nothing in this Section 12.6.1, however, shall be
                  construed to extend this Ground Lease nor to require a
                  Leasehold Mortgagee to continue such foreclosure proceeding
                  after the Tenant Event of Default has been cured. If the
                  Tenant Event of Default shall be cured and the Leasehold
                  Mortgagee shall discontinue such foreclosure proceedings, this
                  Ground Lease shall continue in full force and effect as if
                  Tenant had not defaulted under this Ground Lease.

     12.6.2 If a Leasehold Mortgagee is complying with Section 12.6.1, then
            upon the acquisition of the Tenant Leasehold Estate herein by such
            Leasehold Mortgagee or its designee or any other purchaser at a
            foreclosure sale or otherwise, this Ground Lease shall continue in
            full force and effect as if Tenant had not defaulted under this
            Ground Lease.

      12.7 ACQUISITION BY LEASEHOLD MORTGAGEE. In the event a Leasehold
Mortgagee, or its nominee designated for that purpose, acquires the Tenant
Leasehold Estate pursuant to any proceedings for foreclosure of such Leasehold
Mortgage, or by a voluntary assignment or transfer of the Tenant Leasehold
Estate, in lieu of foreclosure or otherwise, the Leasehold Mortgagee or its
nominee or assignee as aforesaid (i) shall be deemed an assignee of all the
rights of Tenant under this Ground Lease, (ii) shall be deemed to have assumed
all of Tenant's obligations thereafter arising hereunder.

                                       21

<PAGE>

      12.8 NEW GROUND LEASE. If this Ground Lease shall be rejected or
disaffirmed pursuant to any bankruptcy law or other law affecting creditors'
rights or if this Ground Lease is terminated under any provision of this Ground
Lease (including without limitation Section 13.2), Landlord will enter into a
new lease of the Real Property with the Leasehold Mortgagee or its nominee not
less than ten (10) nor more than thirty (30) days after the request of the
Leasehold Mortgagee referred to below, for the remainder of the term of this
Ground Lease effective as of the date of such rejection or disaffirmance or
termination, upon all the terms and provisions contained in this Ground Lease;
provided that (a) the Leasehold Mortgagee makes a written request to Landlord
for such new Ground Lease within fifteen (15) days after the effective date of
such rejection or disaffirmance or termination, as the case may be, and such
written request is accompanied by a copy of such new lease, duly executed and
acknowledged by the Leasehold Mortgagee or its nominee; and (b) upon taking
possession of the Real Property the Leasehold Mortgagee cures any outstanding
curable defaults within the period reasonably required to cure the same. Any new
lease made pursuant to this paragraph shall have the same priority with respect
to other interests in the Real Property as this Ground Lease. The provisions of
this paragraph shall survive the rejection or disaffirmance or termination of
this Ground Lease and shall continue in full force and effect thereafter to the
same extent as if this paragraph were a separate and independent contract made
by Landlord and the Leasehold Mortgagee.

      12.9 NO MODIFICATIONS WITHOUT CONSENT. So long as a Leasehold Mortgage is
in effect (a) Landlord will not accept a voluntary surrender of this Ground
Lease (and Tenant agrees that Landlord shall have no liability by reason of any
such refusal to accept surrender) and (b) the Ground Lease shall not be modified
in any material respect without, in each case, the prior written consent of each
Leasehold Mortgagee, if any, provided, however that Landlord shall have no
liability whatsoever if any such modification is made (it being understood that
the foregoing is not intended to exculpate Landlord from liability to any
Leasehold Mortgagee as a consequence of a modification which violates the
provisions of this Section). Any act or agreement in violation of this paragraph
shall be void. Without the written consent of Landlord, Tenant, and all
Leasehold Mortgagees, the fee estate and the leasehold estate shall at all times
remain distinct and separate estates. They shall not merge, notwithstanding any
acquisition by any means of both the fee estate and the leasehold estate by
Landlord, Tenant, any successor of Tenant, any Leasehold Mortgagee, or a third
party.

      12.10 BENEFITS. The provisions of this Article 12 are for the benefit of
any sublessee of Tenant and of any Leasehold Mortgagee and may be relied upon
and shall be enforceable by any such sublessee or Leasehold Mortgagee. No
sublessee or Leasehold Mortgagee shall be liable upon the covenants, agreements
or obligations of Tenant contained in this Ground Lease, except as expressly
provided herein.

      12.11 ADDITIONAL DOCUMENTS. Landlord shall execute any instruments any
such sublessee of Tenant or any Leasehold Mortgagee may reasonably request or
require from Landlord, with respect to the provisions of this Article 12 so long
as such documents do not adversely affect Landlord's rights or obligations and
do not impose any additional obligation on Landlord under this Ground Lease.
Tenant shall reimburse Landlord for the reasonable costs and professional fees
incurred by Landlord in connection with such instruments and documents.

      12.12 NO LANDLORD LIENS . Landlord has no lien or security interest in any
personal property of Tenant or any subtenant located in, on, or at the Project.
Such personal property shall not secure payment of any Rent. If, at any time,
any statute or principle of law would grant

                                       22

<PAGE>

Landlord any such lien or security interest, then Landlord waives the benefit of
any such statute or principle and such lien. Landlord shall, at no cost to
Landlord, execute such documentation, in recordable form, as Tenant or any
subtenant shall reasonably require, or as any Leasehold Mortgagee (or other
lender or any equipment Landlord) shall require, to confirm the foregoing
waiver.

ARTICLE 13.
DEFAULTS AND REMEDIES

      13.1 TENANT EVENTS OF DEFAULT. Tenant agrees that the following shall be
considered a "TENANT EVENT OF DEFAULT": (a) any failure by Tenant to keep,
observe and perform the covenants or agreements contained herein, and such
failure shall continue for sixty (60) days after notice thereof in writing from
Landlord to Tenant; provided, however, that if such failure cannot reasonably be
cured within said sixty (60) day period and Tenant shall have commenced to cure
such failure within said period and shall thereafter proceed with reasonable
diligence and good faith to cure such failure, such sixty (60) day period shall
be extended for such longer period as shall be necessary for Tenant to cure the
same with all reasonable diligence; or (b) any filing with a bankruptcy court of
a voluntary or involuntary petition of bankruptcy by or against Tenant and such
petition is not stayed or vacated within sixty (60) days, or a receiver or
trustee is appointed for Tenant and such appointment is not stayed or vacated
within sixty (60) days, or Tenant makes an assignment for the benefit of
creditors (other than as provided in this Ground Lease).

      13.2 LANDLORD REMEDIES. Upon the occurrence of any Tenant Event of Default
and subject to the rights of any sublessee of Tenant and Leasehold Mortgagee
under Article 12 of this Agreement, Landlord shall pursue any of the remedies
that Landlord may have under this Ground Lease, or at law or equity, by reason
of such Event of Default, including, without limitation, (a) the right to cure
such default at Tenant's cost, (b) appoint a receiver upon application of
Landlord to maintain and preserve the Real Property, (c) take any action
reasonably necessary and appropriate, upon prior notice to Tenant, to preserve
and protect Landlord's interest in the Subject Land (other than the Real
Property) from any adverse impact as a result of such Tenant Default and (d)
recover any other amounts, including all costs and expenses reasonably incurred
in the exercise of its remedies hereunder (including reasonable attorneys'
fees), necessary to compensate Landlord for all damages suffered by Landlord as
a result of Tenant's failure to perform its obligations under this Ground Lease.
If Landlord, at any time after an Event of Default, pays any sum, the sum paid
by Landlord shall be due immediately from Tenant to Landlord at the time the sum
is paid, and if paid at a later date shall bear interest at the maximum rate
allowed by law from the date the sum is paid by Landlord until Landlord is
reimbursed by Tenant. In addition to and not by way of limitation of Landlord's
rights under specific provisions of this Ground Lease, Landlord shall at all
times have the right (at its sole election and without any obligation to do so)
to advance on behalf of Tenant any amount payable under the terms hereof by
Tenant, or to otherwise satisfy any of Tenant's obligations hereunder, provided
that (except in case of an emergency calling for immediate payment) Landlord
shall first have given Tenant no less than ten (10) days' prior written notice
of Landlord's intent to advance such amounts on behalf of Tenant. No advance by
Landlord shall operate as a waiver of any of Landlord's rights under this Ground
Lease and Tenant shall remain fully responsible for the performance of its
obligations under this Ground Lease. All amounts advanced by Landlord shall be
immediately due and payable by Tenant to Landlord, and shall bear interest at
the rate of ten percent (10%) per annum, compounded monthly, until paid in full.

                                       23

<PAGE>

      13.3 LANDLORD EVENTS OF DEFAULT. Each of the following events or
conditions shall constitute a "LANDLORD EVENT OF DEFAULT" hereunder: (a) any
payment by Landlord required hereunder is not paid when due and such failure
continues for sixty (60) days following written notice thereof; (b) any failure
by Landlord to perform any of its material duties or obligations contemplated by
this Ground Lease and such failure continues for a period of sixty (60) days
following written notice thereof from Tenant to Landlord; provided, however,
that if such failure cannot reasonably be cured within said sixty (60) day
period and Landlord shall have commenced to cure such failure within said period
and shall thereafter proceed with reasonable diligence and good faith to cure
such failure, such sixty (60) day period shall be extended for such longer
period as shall be necessary for Landlord to cure the same with all reasonable
diligence; or (c) any filing with a bankruptcy court of a voluntary or
involuntary petition of bankruptcy by or against Landlord and such petition is
not vacated within thirty (30) days, or a receiver or trustee is appointed for
Landlord and such appointment is not vacated with thirty (30) days, or Landlord
makes an assignment for the benefit of its creditors, except as provided in this
Ground Lease. To the extent that any of the foregoing does not materially and
adversely affect Tenant's rights under this Ground Lease, it shall not
constitute an act of default.

      13.4 TENANT REMEDIES. Upon the occurrence of a Landlord Event of Default
under this Article 13 and subject to any limitations set forth in any consent
and agreement executed with a Leasehold Mortgagee, Tenant may exercise all
remedies available at law or at equity or other appropriate proceedings,
including bringing an action or actions from time to time for recovery of
damages which may include, without limitation, all amounts due and unpaid to
Tenant by Landlord, and all costs and expenses reasonably incurred in the
exercise of its remedies hereunder (including reasonable attorneys' fees),
and/or specific performance.

      13.5 EXCULPATION. The managers, members, and any officers, directors and
controlling persons of Landlord shall have no liability to Tenant or any other
person in any way related to this Ground Lease or the transactions contemplated
by this Ground Lease including, without limitation, the provisions in Section
18.1.5 hereof. The managers, members and any officers, directors and controlling
persons of Tenant shall have no liability to Landlord or any other person in any
way related to this Ground Lease or the transactions contemplated by this Ground
Lease.

ARTICLE 14.
ESTOPPEL CERTIFICATES.

      Landlord and Tenant, on written request from each other, shall execute and
deliver to the other Party, any prospective sublessee of any space in the Real
Property, any prospective assignee of this Ground Lease or any Leasehold
Mortgagee, if so requested, without charge, an estoppel certificate certifying
whether or not this Ground Lease is in full force and effect, whether it has
been modified (or if there have been modifications, stating them), whether or
not the Party executing the certificate knows of any default, breach or
violation by the other Party under any of the terms of this Ground Lease, and
such other matters as may reasonably be requested.

ARTICLE 15.
NOTICES.

      15.1 NOTICE ADDRESSES. All notices, demands, requests, consents, approvals
and other communications hereunder shall be in writing and delivered (a)
personally, (b) by a nationally recognized overnight courier service, (c) by
mail (by registered or certified mail, return

                                       24

<PAGE>

receipt requested, postage prepaid), (d) by facsimile, addressed to the
respective parties or (e) such other means of communication as the Parties may
agree as to from time to time, as follows:

         If to Landlord:

                  EASTVIEW HOLDINGS LLC
                  c/o LCOR Incorporated
                  One Penn Plaza, Suite 3310
                  New York, NY  10119
                  Attention: David W. Klock
                  Telephone:
                  Fax:

         With a copy to:

                  LCOR INCORPORATED
                  100 Berwyn Park, Suite 110
                  Berwyn, PA 19312
                  Attention:  Glenn Madere, Esq
                  Telephone:
                  Fax:

         With a copy to:

                  WINDELS MARX LANE & MITTENDORF, LLP
                  156 West 56th Street
                  New York, NY  10019
                  Attention:  James J. Thomas, Esq
                  Telephone:
                  Fax:

         If to Tenant:

                  BERNARDO PROPERTY ADVISORS, INC.
                  17140 Bernardo Center Dr., Suite 195
                  San Diego, CA  92128
                  Attention:  President
                  Telephone:
                  Fax:

         With a copy to:

                  LATHAM & WATKINS, LLP
                  600 W. Broadway, Suite 1800
                  San Diego, CA  92101
                  Attention:  Bruce P. Shepherd
                  Telephone:
                  Fax:

                                       25

<PAGE>

or such additional parties and/or other address as such Party may hereafter
designate (provided, however, in no event shall either Party be obligated to
notify, in the aggregate, more than five (5) designees of the other Party), and
shall be effective upon receipt or refusal thereof.

      15.2 CERTAIN NOTICE OBLIGATIONS. Each Party shall notify the other Party,
in writing, as soon as reasonably possible, and in any event within five (5)
business days after, any of the following: (a) notice of the institution or
commencement of any proceedings for the condemnation or transfer in lieu of
condemnation of any portion of the Project or the Real Property, (b) such Party
has knowledge, or it has reasonable cause to believe, that any Hazardous
Material has been released, discharged or is located on, under or about the
Project or the Real Property, whether or not the release or discharge is in
quantities that would otherwise be reportable to a public agency; (c) such Party
receives any order of a Governmental Authority requiring any remedial work or
any warning, notice of inspection, notice of violation or alleged violation, or
such Party receives notice or knowledge of any proceeding, investigation of
enforcement action, pursuant to any Environmental, Health and Safety Laws; or
(d) such Party receives notice or knowledge of any Claims made or threatened by
any third party against such Party or the Project or the Real Property relating
to any loss or injury resulting from Hazardous Materials or from violation of
any Health and Safety Law. If the potential risk of any of the foregoing events
is material, the Party having notice of such event shall endeavor to deliver
prompt verbal notice to the other Party, in addition to written notice as set
forth above. Landlord and Tenant agree to deliver to one another copies of all
test results, reports and business or management plans required to be filed with
any Governmental Authority pursuant to any Environmental, Health and Safety
Laws.

ARTICLE 16.
INTENTIONALLY OMITTED.

ARTICLE 17.
INTENTIONALLY OMITTED.

ARTICLE 18.
SUBDIVISION EFFORTS AND SALE OF REAL PROPERTY.

      18.1 PURSUIT OF MAP EVENTS.

           18.1.1 General. The parties hereto acknowledge and agree that (a)
                  Landlord has filed an application for subdivision of the
                  Subject Land located in Greenburgh in accordance with the
                  Greenburgh Subdivision Plan in order to establish each of the
                  Greenburgh Core Campus, the MSG Parcel and the Residential
                  Parcel as a legally subdivided separate parcel, and (b)
                  Landlord intends to proceed with the subdivision of the
                  Subject Land located in Mount Pleasant substantially in
                  accordance with the Mount Pleasant Subdivision Plan, which may
                  include, inter alia, variations in the lot lines thereof, in
                  order to (i) establish each of the Mount Pleasant Core Campus,
                  the Home Depot Parcel and Retail Parcel as a legally
                  subdivided separate parcel, (ii) cause the delineation of such
                  wetlands as depicted on EXHIBIT A-2 and issuance of a related
                  wetlands permit and (iii) obtain site plan approval to permit
                  demolition of a certain existing parking lot area located on
                  the Retail Parcel as

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<PAGE>

                  depicted on EXHIBIT A-2, the demolition of sundry buildings on
                  the Mount Pleasant Core Campus, the construction of a new
                  parking area or the Mount Pleasant Core Campus, as generally
                  shown in the area designated on EXHIBIT A-2 and to permit
                  other immaterial site adjustments in accordance with this
                  Article 18 as may be required during the review process in
                  Mount Pleasant.

           18.1.2 Greenburgh. Subject to the terms and conditions hereof,
                  Landlord agrees to use reasonable commercial efforts to obtain
                  subdivision approval, from all required Governmental
                  Authority, for the Subject Land located in Greenburgh of a
                  subdivision map substantially in accordance with the
                  Greenburgh Subdivision Plan. Except as otherwise agreed by
                  Tenant, which agreement shall not be unreasonably withheld,
                  such subdivision approval (A) shall not impose upon a
                  developer of the Greenburgh Core Campus any further material
                  conditions upon the development and use of the Greenburgh Core
                  Campus beyond any such conditions presently applying thereto
                  pursuant to the existing Greenburgh Site Plan approval, and
                  (B) shall not change in any material respect any lot line on
                  the Greenburgh Subdivision Plan or make other material
                  variations, additions or changes thereto (such approvals
                  referred to herein as the "GREENBURGH MAP EVENT"); and

           18.1.3 Mount Pleasant. Subject to the terms and conditions hereto,
                  Landlord agrees to use reasonable commercial efforts to obtain
                  subdivision approval, from all required Governmental
                  Authority, for the Subject Land located in Mount Pleasant of a
                  subdivision map substantially in accordance with the Mount
                  Pleasant Subdivision Plan. Except as otherwise agreed by
                  Tenant, which agreement shall not be unreasonably withheld,
                  such subdivision approval (A) shall be accompanied by the
                  wetland permit contemplated by Recital (4)(b) of this Ground
                  Lease; (B) shall include approval of the demolition and
                  parking lot relocation contemplated by Recital (4)(c) of this
                  Ground Lease; (C) shall not impose upon the developer of the
                  Mount Pleasant Core Campus any material conditions to the
                  development and use of the Mount Pleasant Core Campus which
                  are disproportionate to those imposed upon the Home Depot
                  Parcel or the Retail Parcel, and (D) shall not change in any
                  material respect any lot line on the Mount Pleasant
                  Subdivision Plan or make other material variations, additions
                  or changes thereto (such approvals referred to herein as the
                  "MOUNT PLEASANT MAP EVENT")

           18.1.4 Force Majeure Delays. The Parties agree that Landlord shall
                  not be charged with any delay in the processing and/or
                  approval of the Map Events and/or anything required to be done
                  by Landlord or others in order to accomplish the same if such
                  delay is caused by or due to or results from delays or
                  limitations imposed by any Governmental Authority with
                  jurisdiction over the activity at issue, including, without
                  limitation, a moratorium (in each instance, "Force Majeure
                  Delay"); it being understood and agreed that the Outside Date
                  for the occurrence of the Map Events shall be extended by one
                  (1) day for each day that the processing and/or approval of
                  either of Landlord's applications is

                                       27

<PAGE>

                  delayed by reason of a Force Majeure Delay, so long as
                  Landlord continues to pursue the Map Events with reasonable
                  commercially diligence. The term "Force Majeure Delay" shall
                  include delays to the extent reasonably attributable to the
                  issuance, by the governing authority or agency in connection
                  with Landlord's application for approval of the Mount Pleasant
                  Subdivision Plan, of a "positive declaration" in connection
                  with its SEQRA (as hereinafter defined) review and shall
                  include the limitations period for any legal proceeding
                  challenging the applicable Map Event and, if challenged, the
                  period of time until a final non-appealable judicial
                  determination is made.

           18.1.5 Cooperation, Access and Reporting. Tenant shall cooperate
                  with Landlord in the pursuit of the Greenburgh Map Event and
                  the Mount Pleasant Map Event, to the extent requested to do so
                  by Landlord, including, without limitation, Tenant's
                  compliance with the Greenburgh Site Plan Approval. Landlord
                  shall bear all costs incurred in pursuing the Map Events,
                  except that (i) Tenant shall bear any reasonable costs
                  incurred in cooperating with Landlord in the pursuit of the
                  Map Events as contemplated hereby, and (ii) in the event of a
                  "positive declaration" as described in Section 18.2.2 of this
                  Ground Lease, then the cost sharing provisions of such Section
                  18.2.2 shall apply.

      Upon reasonable notice and request from Landlord, Tenant shall afford
Landlord reasonable access to the Real Property for the purpose of conducting
surveys, architectural, engineering and other studies in order to facilitate the
achievement of such Map Events, provided that (a) Landlord shall not conduct any
invasive physical, soil and/or geotechnical investigations, provided, however
that Landlord may undertake such investigations if required in connection with
achieving the Map Events but only so long as such investigations do not disrupt
Tenant's usage of the Real Property, (b) Landlord shall not exercise such access
rights in a manner which interferes with the use rights of any subtenant of
Tenant or the rights of any other parties under any Permitted Exceptions, or in
a manner which otherwise unreasonably interferes with Tenant's use or enjoyment
of the Projects, (c) Landlord shall have no authority to allow any liens to be
placed against the Project, and Landlord shall indemnify, protect, defend and
hold Tenant harmless from all Claims asserted against Tenant as a result of
Landlord's (or its agent's, employee's or representative's) access onto the
Project, including reasonable attorney's fees incurred in connection with any
such Claim, and (d) prior to exercising any such right of access, Landlord shall
deliver to Tenant a certificate of insurance (prepared on an insurance
certificate form known as "ACORD 28") from an insurance company reasonably
satisfactory to Tenant, naming Tenant, and its affiliates and any Leasehold
Mortgagee (and such other parties designated by Tenant) as an additional
insured, which certificate shall evidence a policy of general liability
insurance written on an occurrence basis utilizing standard unmodified coverage
forms, including a contractual liability endorsement, contractor's protective
liability, property damage and personal injury coverage providing for a total
combined single limit for bodily injury and property damage of $6,000,000.00,
with a deductible of no more than $25,000.00, employer's liability in the amount
of $500,000.00 (each accident) and the statutory limit for worker's compensation
insurance.

                  During the course of Landlord's pursuit of the Map Events,
                  Landlord shall provide brief periodic reports (at least as
                  frequently as once every calendar month) to Tenant generally
                  summarizing the progress being made by Landlord in pursuing
                  the Map Events, the nature of any new

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<PAGE>

                  circumstances reasonably anticipated to pose as obstacles to
                  the achievement of the Map Events, and the anticipated
                  schedule for achievement of the Map Events. Landlord shall
                  endeavor to provide Tenant with advance notice of meetings
                  with Governmental Authority officials that may be pertinent to
                  the pursuit of the Map Events, and Landlord shall provide
                  Tenant with an opportunity to participate in such meetings, to
                  the extent reasonably feasible to do so.

      18.2 FORBEARANCE FROM PURSUIT OF SITE PLAN APPROVALS.

           18.2.1 Greenburgh. Until such time as the Greenburgh Map Event has
                  occurred, neither Tenant nor Landlord shall pursue, with
                  respect to the portions of the Subject Land within which they
                  may own a fee or leasehold interest, respectively, any new
                  site plan approval, any change in any existing site plan
                  approval, or any change in any zoning or other land use
                  restriction or entitlement applicable to such portions of the
                  Subject Land; provided, however that (i) Landlord may pursue
                  an extension of the Greenburgh Site Plan Approval for the
                  Greenburgh Core Campus currently in effect, provided that
                  Tenant has consented thereto, such consent not to be
                  unreasonably withheld and (ii) any such actions that are
                  permitted to be taken by Madison Square Garden, L.P. in
                  respect of MSG Parcel pursuant to the existing site plan
                  approval for the MSG Parcel shall be permitted. The Parties
                  hereby agree to cooperate in good faith to obtain an extension
                  of the Greenburgh Site Plan Approval if the Parties mutually
                  determine, in their reasonable discretion, that such extension
                  is necessary in connection with the use of the Subject Land
                  located in Greenburgh and the performance of Landlord's
                  obligations with respect to the Greenburgh Map Event contained
                  herein. Notwithstanding the foregoing, either Landlord or
                  Tenant may pursue a new Site Plan or an amendment of the site
                  plan approvals existing as of the Effective Date with respect
                  to the portions of the Subject Land in Greenburgh within which
                  they may own a fee or a leasehold interest, respectively, (but
                  in such event Landlord shall not be permitted to pursue any
                  site plan approval with respect to the Real Property) if the
                  Greenburgh Map Event has not occurred on or prior to June 1,
                  2005. In such event, the parties shall proceed with a common
                  application for site plan approval for their respective
                  parcels covered by the Greenburgh Subdivision Plan and the
                  parties shall act diligently and cooperate in good faith to
                  achieve such site plan approvals and the Greenburgh Map Event,
                  including, without limitation, submitting any required
                  studies, reports and investigations, responding to comments
                  and requests for additional information and attending
                  conferences, hearings and meetings as needed. Tenant agrees
                  that Landlord shall be the lead party in the pursuit of the
                  approval of such common application and each party shall bear
                  its own costs thereof to the extent attributable to such
                  party's specific property and shall equitably share the costs
                  associated therewith which are general in nature.

           18.2.2 Mount Pleasant. Until such time as the Mount Pleasant Map
                  Event has occurred, neither Tenant nor Landlord shall pursue,
                  with respect to the portions of the Subject Land within which
                  they may own a fee or

                                       29

<PAGE>

      leasehold interest, respectively, any new site plan approval, any change
      in any existing site plan approval, or any change in any zoning or other
      land use restriction or entitlement applicable to such portion of the
      Subject Land. Notwithstanding the foregoing, if the Planning Board for the
      Town of Mount Pleasant issues a "Positive Declaration" (as herein defined)
      in connection with its consideration of the Mount Pleasant Subdivision
      Plan, then the following provisions shall apply:

      18.2.2.1    Landlord and Tenant shall proceed with a common application
                  for site plan approval (to the extent not already obtained)
                  for their respective parcels covered by the Mount Pleasant
                  Subdivision Plan and the parties shall act diligently and
                  cooperate in good faith to achieve such site plan approvals
                  and the Mount Pleasant Map Event, including, without
                  limitation, submitting any required studies, reports and
                  investigations, responding to comments and requests for
                  additional information and attending conferences, hearings and
                  meetings as needed. Tenant agrees that Landlord shall be the
                  lead party in the pursuit of the approval of such common
                  application and each party shall bear its own costs thereof to
                  the extent attributable to such party's specific property and
                  shall equitably share the costs associated therewith which are
                  general in nature.

      18.2.2.2    For purposes of this Section 18, the term "POSITIVE
                  DECLARATION" means a determination by the Planning Board of
                  the Town of Mount Pleasant, in connection with its
                  consideration of the application for the Mount Pleasant
                  Subdivision Plan, pursuant to the New York State Environmental
                  Conservation Law and Rules and Regulations promulgated
                  thereunder at 6 NYCRR 617 and under the Code of the Town of
                  Mount Pleasant ("SEQRA") or another like determination to the
                  effect that, as a condition to the approval of the Mount
                  Pleasant Subdivision Map, the applicant, or a Governmental
                  Authority considering Approval of the Mount Pleasant
                  Subdivision Map, the applicant, or a Governmental Authority
                  considering Approval of the Mount Pleasant Subdivision Map,
                  must undertake a full SEQRA review, including an Environmental
                  Impact Statement (in lieu of an Environmental Assessment Form)
                  before the Town of Mount Pleasant legally may approve the
                  Mount Pleasant Subdivision Map.

18.2.3 Exceptions for Submission of Site Plans. Notwithstanding anything
       contained herein to the contrary, if the Town of Mount Pleasant requests
       a site plan to be delivered in connection with their consideration of the
       Mount Pleasant Subdivision Plan, then Landlord and Tenant shall cooperate
       in good faith to determine a reasonable intermediate solution to such
       request.

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<PAGE>

18.3  EASEMENTS.18.3.1 Easements. During the period that the parties are
      pursuing the Map Events, they further shall negotiate in good faith
      mutually acceptable, in each party's reasonable discretion, reciprocal and
      other easements reasonably appropriate to be granted for the use and
      benefit of the various parcels from and after the Map Events and the
      separation of the ownership of the various parcels within the Subject Land
      (as provided in Section 18.4 below). Such easements shall contain
      provisions for location, sharing of expenses and maintenance charges and
      customary indemnifications acceptable to Landlord and Tenant in their
      reasonable discretion. Subject to the foregoing, Tenant (with respect to
      the Greenburgh Core Campus and the Mount Pleasant Core Campus) and
      Landlord (with respect to the balance of the parcels within the Subject
      Land) each agrees to provide easement rights burdening their respective
      properties to the extent reasonably necessary or appropriate for the use
      of the other properties (provided that neither party shall be obligated to
      agree to a particular easement if the same would unreasonably interfere
      with the value, use or enjoyment of the real property burdened by such
      easement). The Parties shall execute and deliver such Easements prior to
      the applicable Transfer Date to the extent that it is condition of any Map
      Event and is otherwise reasonable under the circumstances. Said Easements
      shall include, without limitation:

      1.1.1 An easement encumbering the Retail Parcel and permitting the owner
of the Mount Pleasant Campus to use the "Existing Parking Lot" depicted on
Exhibit A-2 for parking purposes until the opening of the "New Parking Lot"
shown generally in the area designated on Exhibit A-2, subject to the following
terms . Tenant agrees that it shall be required to abandon the use of the
"Existing Parking Lot" in the Retail Parcel upon completion of construction of
Tenant's contemplated parking improvements on the Mount Pleasant Core Campus,
but no later than twelve (12) months (such time period being subject to delay
caused by or due to or resulting from delays or limitations imposed by any
Governmental Authority with jurisdiction over the activity at issue (a "Tenant
Force Majeure Delay")) following the Mount Pleasant Transfer Date with the
understanding that Tenant shall act diligently and cooperate with Landlord in an
effort to complete the construction of Tenant's parking improvements as
expeditiously as possible. Tenant shall cooperate with Landlord in good faith to
commence work for the pursuit of any Governmental Authority approvals necessary
to construct such parking improvements within 30 days after the occurrence of
the Mount Pleasant Transfer Date (such time period being subject to Tenant Force
Majeure Delays). It is hereby understood and agreed that the date for completion
or commencement of construction of the temporary parking area described above
shall be extended by one (1) day for each day that such construction or
commencement is delayed by reason of a Tenant Force Majeure Delay.

           18.3.2 An easement or easements pertaining to the Greenburgh Core
                  Campus and other applicable water main and water supply
                  agreements.

      18.4 CONVEYANCE OF PARCELS FOLLOWING APPROVAL OF SUBDIVISION MAPS.

      Landlord shall provide Tenant with written notice of the occurrence of the
Greenburgh Map Event or the Mount Pleasant Map Event, as applicable, within
three (3) business days after the occurrence of said Map Event. The written
notice shall include a copy of reasonable documentation evidencing the Map
Event, and Landlord shall provide a copy of related

                                       31

<PAGE>

resolution promptly after it becomes available. The written notice further shall
specify the outside date under applicable law for the due filing of any appeal,
including but not limited to proceedings commenced pursuant to CPLR Article 78.
Landlord shall not be deemed to have obtained the Greenburgh Map Event or the
Mount Pleasant Map Event, as applicable, until the limitations period for any
legal proceeding challenging the applicable Map Event has expired without a
legal challenge. If the Greenburgh Map Event or the Mount Pleasant Map Event is
challenged, the challenged applicable Map Event shall not be considered to have
occurred until there is a final non-appealable judicial determination upholding
the Map Event. Landlord further shall provide Tenant with written notice within
three (3) business days following the expiration of said approval period (or the
successful disposition of any duly filed appeal in a manner which upholds the
Approvals constituting the Map Event). Said notice shall set forth a "Transfer
Date", which date (unless otherwise agreed by Tenant) shall be no earlier than
ten (10) business days, and no later than fifteen (15) business days, after the
expiration of such appeal period (or such successful resolution of said appeal),
for the following to occur:

     18.4.1 Greenburgh Transfer Date. In the case of the Greenburgh Map Event,
            or the pertinent Transfer Date (the "Greenburgh Transfer Date") the
            following shall occur:

            18.4.1.1 Landlord and Tenant shall execute and deliver
                     documentation evidencing the termination of the Ground
                     Lease with respect to the Greenburgh Core Campus. Said
                     documentation shall confirm that the parties shall have
                     no further obligations under the Ground Lease with
                     respect to the Greenburgh Core Campus, except those
                     which survive any such termination of the Ground Lease
                     pursuant to the terms hereof.

            18.4.1.2 Landlord shall execute and deliver to Tenant any Easement
                     documentation establishing Easements (1) encumbering
                     portions of the Subject Property other than the
                     Greenburgh Core Campus, or the Mount Pleasant Core
                     Campus, (2) running in favor of the Greenburgh Core
                     Campus, and (3) approved by the parties pursuant to the
                     Section 18.3.

            18.4.1.3 Similarly, Tenant shall execute and deliver to Landlord
                     Easement documentation establishing Easements (1)
                     encumbering portions of the Greenburgh Core Campus, (2)
                     running in favor of portions of the Subject Land other
                     than the Greenburgh Core Campus or the Mount Pleasant
                     Core Campus and (3) approved by the parties pursuant to
                     Section 18.3.

            18.4.1.4 Landlord shall execute and deliver to Tenant a bargain and
                     sale deed (with covenants) conveying to Tenant fee
                     simple title to the Greenburgh Core Campus, provided
                     however that if Tenant can obtain insurable title to the
                     Greenburgh Core Campus through a conveyance from
                     Landlord by a bargain and sale deed (without covenants),
                     such bargain and sale deed shall be sufficient.

                                       32

<PAGE>

         18.4.1.5 The documentation to be delivered to Tenant pursuant to
                  Sections 18.4.1.2 and 18.4.1.4 above shall convey title free
                  and clear of any exceptions to title other than (i) the
                  Permitted Exceptions (ii) any other exceptions created or
                  approved by Tenant and (iii) any Easements approved by the
                  parties pursuant to Section 18.3 or otherwise contemplated by
                  this Ground Lease. The documentation to be delivered to
                  Landlord pursuant to Section 18.4.1.3 above shall convey title
                  free and clear of any exceptions to title other than (i) the
                  Permitted Exceptions, (ii) any other exceptions created or
                  approved by Landlord and (iii) any Easements burdening the
                  portions of the Subject Land other than the Greenburgh Core
                  Campus and approved by the Parties pursuant to Section 18.3.

     18.4.2 Mount Pleasant Transfer Date. In the case of the Mount Pleasant Map
            Event, or the pertinent Transfer Date (the "Mount Pleasant Transfer
            Date") the following shall occur:

         18.4.2.1 Landlord and Tenant shall execute and deliver documentation
                  evidencing the termination of the Ground Lease with respect to
                  the Mount Pleasant Core Campus. Said documentation shall
                  confirm that the parties shall have no further obligations
                  under the Ground Lease with respect to the Mount Pleasant Core
                  Campus, except those which survive any such termination of the
                  Ground Lease pursuant to the terms hereof.

         18.4.2.2 Landlord shall execute and deliver to Tenant any Easement
                  documentation establishing Easements (1) encumbering portions
                  of the Subject Property other than the Greenburgh Core Campus
                  or the Mount Pleasant Core Campus, (2) running in favor of the
                  Mount Pleasant Core Campus, and (3) approved by the parties
                  pursuant to the Section 18.3.

         18.4.2.3 Similarly, Tenant shall execute and deliver to Landlord
                  Easement documentation establishing Easements (1) encumbering
                  portions of the Mount Pleasant Core Campus, (2) running in
                  favor of portions of the Subject Land other than the Mount
                  Pleasant Core Campus or the Greenburgh Core Campus and (3)
                  approved by the parties pursuant to Section 18.3.

         18.4.2.4 Landlord shall execute and deliver to Tenant a bargain and
                  sale deed with covenants conveying to Tenant fee simple title
                  to the Mount Pleasant Core Campus, provided however that if
                  Tenant can obtain insurable title to the Mount Pleasant Core
                  Campus through a conveyance from Landlord by a bargain and
                  sale deed (without covenants), such bargain and sale deed
                  shall be sufficient..

         18.4.2.5 The documentation to be delivered to Tenant pursuant to
                  Sections 18.4.2.2 and 18.4.2.4 above shall convey title free
                  and

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<PAGE>

                        clear of any exceptions to title other than (i) the
                        Permitted Exceptions (ii) any other exceptions created
                        or approved by Tenant and (iii) any Easements approved
                        by the parties pursuant to Section 18.3 or otherwise
                        contemplated by this Ground Lease. The documentation to
                        be delivered to Landlord pursuant to Section 18.4.2.3
                        above shall convey title free and clear of any
                        exceptions to title other than (i) the Permitted
                        Exceptions, (ii) any other exceptions created or
                        approved by Landlord and (iii) any Easements burdening
                        the portions of the Subject Land other than the Mount
                        Pleasant Core Campus and approved by the Parties
                        pursuant to Section 18.3. If Tenant fails to record the
                        bargain and sale deed and any other documentation
                        required to be recorded or filed pursuant to Sections
                        18.4.2.2 and 18.4.2.4 above promptly following delivery
                        thereof to Tenant, Landlord shall, upon five (5) days'
                        prior notice to Tenant, record such bargain and sale
                        deed and any other documentation required to be recorded
                        or filed pursuant to Sections 18.4.2.2 and 18.4.2.4
                        above at Tenant's expense.

     18.4.3 Holdback Amount. Tenant shall not be obligated to pay to Landlord
            any consideration in connection with the transfers contemplated in
            this Section 18.4 (it being understood that the Initial Rent
            payments under this Ground Lease constitutes adequate consideration
            for said transfer); provided, however, that if the later to occur of
            the Greenburgh Transfer Date and the Mount Pleasant Transfer Date
            occurs prior to the Outside Date, then on the later to occur of the
            Greenburgh Transfer Date and the Mount Pleasant Transfer Date,
            Landlord shall be entitled to distribution of the Holdback Amount
            from the escrow referenced in Section 4.1.2.

     18.4.4 "As Is". On each Transfer Date, the pertinent real property
            interest shall be conveyed on an "AS IS, WHERE IS" basis (provided
            that nothing herein shall be construed as relieving either party
            from any representations, warranties or other obligations which (a)
            by the terms of the Executory Lease Agreement, survive the "Lease
            Closing" thereunder (but, in the case of Landlord, subject to the
            limitations on Landlord's representations, warranties and covenants
            set forth in the Executory Lease Agreement) or (b) arise out of this
            Ground Lease and pertain to circumstances occurring prior to the
            Transfer Date or which survive the termination of this Ground Lease
            pursuant to the terms hereof).

      18.5 FURTHER ASSURANCES. Landlord and Tenant shall take such further
actions, and execute such further documents, as either reasonably may request in
order to consummate the transactions contemplated by this Article 18 (provided
that neither party shall be obligated to take any such requested actions or
documents which are inconsistent with the express terms of this Article 18).

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<PAGE>

ARTICLE 19.
MISCELLANEOUS.

      19.1 SUCCESSORS AND ASSIGNS. All agreements, terms, provisions and
conditions in this Ground Lease shall extend and inure to the benefit of, and be
binding upon, the successors and assigns of the parties hereto.

      19.2 CAPTIONS. The captions of this Ground Lease are for convenience only,
and are not to be construed as a part of this Ground Lease, and shall not be
construed as defining or limiting in any way the scope or intent of the
provisions hereof.

      19.3 SEVERABILITY. If any term or provision of this Ground Lease shall be
to any extent held invalid or unenforceable, the remaining terms and provisions
of this Ground Lease shall not be affected thereby, but each term and provision
of this Ground Lease shall be valid and be enforced to the fullest extent
permitted by law.

      19.4 CHOICE OF LAW. This Ground Lease shall be construed and enforced in
accordance with the laws of the State of New York.

      19.5 ENTIRE AGREEMENT. This Ground Lease together with any documents by
and between Landlord and Tenant entered into concurrently with the execution of
this Ground Lease contain all of the agreements of the parties hereto with
respect to any matter covered or mentioned in this Ground Lease and such
concurrent agreements, and no prior agreement or understanding pertaining to any
such matter shall be effective for any purpose. No provision of this Ground
Lease may be amended or added to except by an agreement in writing signed by the
parties hereto or their respective successors in interest. Notwithstanding the
foregoing, nothing herein shall limit the rights or obligations of Landlord and
Tenant under the Executory Lease Agreement, to the extent that the same survive
the "Lease Closing" thereunder (but subject to the limitations on Landlord's
representations, warranties and covenants set forth in the Executory Lease
Agreement).

      19.6 COUNTERPARTS. This Ground Lease may be executed in multiple
counterparts each of which taken together shall constitute one and the same
instrument.

      19.7 LANDLORD/TENANT RELATIONSHIP. Nothing herein contained shall be
deemed or constructed by the parties hereto, nor by any third party, as creating
the relationship of principal and agent or of partnership or of joint venture
between the parties hereto.

      19.8 WAIVER. Any waiver given by either party with respect to performance
by the other Party of any provision of this Ground Lease shall be construed only
as a waiver of the particular provision in question and only then with respect
to the particular failure to comply, and such waiver shall not be construed as a
waiver of any separate failure to comply or of any other provisions of this
Ground Lease.

      19.9 PRONOUNS AND SINGULAR/PLURAL. Feminine or neuter pronouns shall be
substituted for those masculine form or vice versa, and the plural shall be
substituted for the singular number or vice versa, in the place or places herein
where the context may require such substitution or substitutions.

      19.10 TIME OF ESSENCE. Time is hereby declared to be of the essence in
this Ground Lease and of each and every covenant, term, condition or provision
hereof.

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<PAGE>

      19.11 FAIR MEANING. The language in all parts of this Ground Lease shall
be in all cases construed as a whole according to its fair meaning, and not
strictly for nor against either Landlord or Tenant.

      19.12 SECTION REFERENCES. Whenever the terms "Section" or "Exhibit" is
used herein, such term shall be used with reference to a Section of this
Agreement or an Exhibit that is attached to this Agreement unless the context
clearly dictates that such reference shall be to a different document. Each
Exhibit attached hereto is hereby incorporated herein.

      19.13 GROUND LEASE REVIEWED. Landlord and Tenant have carefully read and
reviewed this Ground Lease and each term and provision contained herein, and
each of them has referred this Ground Lease to its own legal counsel for review
and advice as to the legal consequences of this Ground Lease. Landlord and
Tenant acknowledge their informed and voluntary consent thereto. Landlord and
Tenant further agree that, at the time this Ground Lease is executed, the terms
of this Ground Lease are commercially reasonable and effectuate the intent and
purpose of Landlord and Tenant with respect to the Real Property.

      19.14 OBLIGATIONS AS COVENANTS. Each obligation of any Party hereto
expressed in this Ground Lease even though not expressed as a covenant, is to be
considered a covenant for all purposes.

      19.15 ADDITIONAL DOCUMENTS. The parties hereto agree to execute,
acknowledge and deliver such further documents as may be necessary or proper to
carry out the purpose and intent of this Ground Lease.

      19.16 WAIVER OF JURY TRIAL. LANDLORD AND TENANT IRREVOCABLY WAIVE ALL
RIGHTS TO TRIAL BY JURY IN ANY ACTION, PROCEEDING, COUNTERCLAIM, OR OTHER
LITIGATION ARISING OUT OF OR RELATING TO THIS GROUND LEASE, THE RELATIONSHIP OF
LANDLORD AND TENANT REGARDING THE PREMISES, ENFORCEMENT OF THIS GROUND LEASE,
TENANT'S USE OR OCCUPANCY OF THE PREMISES, ANY CLAIM OF INJURY OR DAMAGE ARISING
BETWEEN LANDLORD AND TENANT, OR ANY ACTIONS OF LANDLORD IN CONNECTION WITH OR
RELATING TO THE ENFORCEMENT OF THIS GROUND LEASE.

                                       36

<PAGE>

      IN WITNESS WHEREOF, the parties hereto have executed and delivered this
Ground Lease as of the date first above written.

                                      LANDLORD:

                                      EASTVIEW HOLDINGS LLC,
                                      a
                                        ---------------------------------------

                                      By:
                                         --------------------------------------
                                         its manager

                                      By:
                                          -------------------------------------
                                          Name:
                                               --------------------------------

                                          Title:
                                                 ------------------------------

                                      By:
                                         --------------------------------------
                                          Name:
                                               --------------------------------

                                          Title:
                                                 ------------------------------

                                      TENANT:

                                      ----------------------------------------
                                      a
                                       ---------------------------------------

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

                         [GROUND LEASE SIGNATURE PAGE]

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