Document:

Exhibit 10.2

                              EMPLOYMENT AGREEMENT

      This EMPLOYMENT AGREEMENT (the "Agreement"), dated as of September 23,
2005, is entered into among FBO Air, Inc. ("FBO"), Airborne, Inc. (the
"Company"), and John Dow ("Executive").

                                    Recitals

      WHEREAS, the Company wishes to employ Executive and Executive wishes to be
employed by the Company, on the terms and conditions set forth below.

      THEREFORE, the parties agree as follows:

      1. Employment Duties. During the Term (as defined in paragraph 2 below),
the Company will employ Executive as the Office of the Chief Executive of the
Company. Executive will devote substantially all of his business time and
attention to the performance of his duties under this Agreement. Executive shall
have the duties, rights and responsibilities normally associated with his
position with the Company, together with such other reasonable duties relating
to the operation of the business of the Company and its affiliates as may be
assigned to him from time to time by the Chairman or Chief Executive Officer of
the Company or the Board of Directors of the Company. If the Executive is
elected as a director of FBO, Executive shall act as a director of FBO without
any compensation other than that provided for in paragraph 3. Executive hereby
agrees to promote and develop all business opportunities that come to his
attention relating to the current or anticipated future business of the Company,
in a manner consistent with the best interest of the Company and with his duties
under this Agreement. As used herein, the term "business opportunity" shall not
include business opportunities involving investment in publicly traded stocks,
bonds or other securities, or other investments of a personal nature.

      2. Term. The term of Executive's employment under this Agreement (the
"Term") will begin on the date of this Agreement and will continue, subject to
the termination provisions set forth in paragraph 5 below, until the third
anniversary of the date hereof; provided, however, that this Agreement will
automatically renew for additional one-year periods unless either party gives
written notice to the other not to extend the Term not less than 90 days prior
to the then next upcoming expiration date.

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      3. Salary and Bonus.

      a. Salary. During each year of the Term, Executive will receive a salary
at the annual rate of $150,000 (the "Base Salary"). The Base Salary shall be
payable in equal monthly installments. The Board of Directors of the Company may
increase such salary at any time and from time to time.

      b. Bonus. In addition to Base Salary, the Executive shall be guaranteed an
annual incentive bonus payment of $100,000 which amount shall be payable in
equal monthly installments upon execution of this agreement. In addition to the
annual incentive bonus, the Executive shall be entitled to an annual performance
bonus payable within 120 days after the end of each year ended December 31 in an
amount which shall be determined in the sole discretion of the Board of
Directors taking into account such factors concerning the performance of the
Company and Executive and Executive's overall compensation level as shall be
determined by the Board of Directors. The primary criteria for the amount of the
performance bonus will be the operating results of the Division. The amount of
the performance bonus shall be determined in the sole discretion of the Board of
Directors and Executive shall not be entitled to any performance bonus unless
and until such performance bonus is approved by the Board of Directors.

      4. Fringe Benefits. In addition to the other compensation payable pursuant
to this Agreement, during the Term:

      a. Standard Benefits. Executive will be entitled to receive such fringe
benefits and perquisites, including medical and life insurance, as are generally
made available from time to time to senior management employees and executives
of the Company and to participate in any pension, profit-sharing, stock option
or similar plan or program established from time to time by the Company for the
benefit of its senior management employees, provided, that such benefits,
perquisites and plans shall be at the same level or better, in the aggregate,
than those made available generally to similarly situated employees of FBO, or
Executive shall be entitled to receive such benefits from FBO rather than the
Company. Without limiting the generality of the foregoing, the Company agrees to
(i) pay premium expenses on behalf of Executive and family for medical, dental
and vision insurance coverage; (ii) provide an automobile, insurance,
maintenance and fuel to Executive; (iii) provide and pay for term life insurance
insuring the life of Executive during the term of this Agreement in the amount
of One Million Dollars ($1,000,000.00), with one-half (1/2) of the proceeds
thereof directed to such beneficiary or beneficiaries as Executive may from time
to time appoint and one-half (1/2) the proceeds thereof directed to the Company;
and (iv) arrange and pay for a complete executive physical examination every
year, provided, however, that the results of the physical examination shall be
made known to the Company as well as to Executive.

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      b. Vacation. The Executive shall be entitled each year to a vacation of
three (3) weeks, during which time his compensation shall be paid in full. Each
vacation shall be taken at such time as to minimize its affect on the operations
of the Company.

      c. Business Expenses. The Company will pay or reimburse Executive for all
business-related expenses incurred by Executive in the course of his performance
of duties under this Agreement, subject to the procedures established by the
Company from time to time with respect to incurrence, substantiation,
reasonableness and approval.

      d. Stock Options. Executive shall be entitled to receive an Option to
purchase shares of FBO's Common Stock, par value $0.001 per share (the "Common
Stock"), as follows:

            250,000 shares on the date hereof;
            250,000 shares on the first anniversary of the date hereof; and
            250,000 shares on the second anniversary of the date hereof.

            The per share price will be the fair market value of the Common
Stock as of the close of business on the day immediately preceding each
respective grant date (as determined for options granted to officers of FBO or
pursuant any stock option plan adopted by FBO) and will vest at the time of the
issuance. The executive will have five years to acquire the stock from the date
of issuance. So long as it may be done lawfully, the manner of acquisition of
stock shall be structured as to minimize adverse tax consequences to Executive.

            Additional options may be granted by Compensation Committee of the
Board of Directors of FBO at its discretion.

      5. Termination of Employment.

      a. Death and Disability. Executive's employment under this Agreement will
terminate immediately upon his death and upon 30 days' prior written notice
given by the Company in the event Executive is determined to be "permanently
disabled" (as defined below).

      b. For Cause. The Company may terminate Executive's employment under this
Agreement for "Cause" (as defined below), upon providing Executive 30 days'
prior written notice of termination, which notice will describe in detail the
basis of such termination and will become effective on the 30th day after
Executive's receipt thereof unless Executive cures the alleged violation or
other circumstance which was the basis of such termination within such 30-day
notice period; provided, however, that the termination for "Cause" under
subparagraphs 5(f)(ii)(B)-(F) thereof shall be effective immediately upon the
giving of the notice of termination and may not be cured by any act or event.

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      c. For Good Reason. Executive may terminate his employment under this
Agreement for "Good Reason" (as defined below) upon providing the Company 30
days' prior written notice of termination, which notice will detail the basis of
such termination and will become effective on the 30th day after the Company's
receipt thereof, unless the Company cures the alleged violation or other
circumstance which was the basis of such termination within such 30-day notice
period.

      d. Without Cause. The Company may terminate Executive's employment under
this Agreement without "Cause" at any time upon ten (10) days written notice to
the Executive.

      e. Change of Control. Notwithstanding anything to the contrary, the
Company or Executive may terminate this Agreement upon ten (10) days' notice to
the other party upon the occurrence of a "Change of Control" (as defined below).

      f. Definitions. For purposes of this Agreement:

            (i) Executive will be deemed "permanently disabled" if he becomes
unable to discharge his normal duties as contemplated under this Agreement for
at least eight aggregate weeks during any four-month period as a result of
incapacity due to mental or physical illness as determined by a physician
acceptable to Executive and the Company and paid by the Company, whose
determination will be final and binding. If Executive and the Company are unable
to agree on a physician, Executive and the Company will each choose one
physician who will mutually choose the third physician, whose determination will
be final and binding.

            (ii) "Cause" means either (A) a breach by Executive of any material
provisions of this Agreement, but only if, after notice provided in subparagraph
(b) above, Executive fails to cure such breach; (B) conviction of a felony
offense, whether or not such offense was committed in connection with the
Company's business; (C) theft, embezzlement, false entries on records,
misapplication of funds or property, misappropriation of any asset, or any
actual or constructive fraud; (D) gross neglect of duty and/or willfully
engaging in gross misconduct materially and demonstrably injurious to the
Company; (E) at any time during employment at the Company, imparting
confidential information, whether proprietary or non-proprietary, to any person
other than (i) an authorized employee of the Company; or (ii) as required by
law, or (iii) as part of a privileged communication to an attorney; or (F)
receiving, during the term of this Agreement, compensation, income, anything of
value, or a future interest in or future entitlement to compensation, income or
a thing of value, from any person or entity who or which is engaged in the same
or substantially the same business as the Company in the same product, service
or geographical market, except stock dividends and/or capital gains from passive
investments in financial institutions by Executive made in the ordinary course
of business and as part of Executive's investment portfolio.

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            (iii) "Good Reason" means a breach by the Company of any of its
material obligations under this Agreement, but only if after expiration of the
30-day notice period provided in subparagraph (c) above, the Company fails to
cure such breach.

            (iv) "Change of Control" means the occurrence of:

                  (a) the sale by FBO of all or substantially all of its assets
to a single purchaser or to a group of associated purchasers;

                  (b) the merger or consolidation of FBO in a transaction in
which the stockholders of FBO receive less than fifty percent (50%) of the
outstanding voting shares of the new or continuing corporation; or

                  (c) the sale, exchange, or other disposition, in one
transaction, of at least two-thirds (2/3) of the outstanding shares of FBO.

      6. Benefits upon Termination.

      a. Termination with Cause or Resignation. Upon termination of Executive's
employment by the Company for Cause or a voluntary resignation by Executive
(other than for Good Reason pursuant to paragraph 5(c) above) during the Term,
the Company will remain obligated to pay Executive only the unpaid portion of
his Base Salary and benefits to the extent accrued through the effective date of
termination. Any amount due under this subparagraph will be payable within 30
days after the date of termination. In addition to whatever other rights or
remedies the Company may have at law or in equity, all stock options held by
Executive, whether vested or unvested as of the date of termination, shall
immediately expire on the date of termination and all unvested stock-based
grants shall immediately expire and all unpaid bonuses shall be forfeited.

      b. Termination without Cause or for Good Reason. Upon termination of
Executive's employment (x) by the Company without Cause or (y) by Executive for
Good Reason, Executive will be entitled to the benefits provided below, subject
to signing by Executive of a general release of claims in a form satisfactory to
the Company:

            (i) In such event, the Executive shall be paid his Base Salary up to
the date of termination, and in addition, there shall be paid to the Executive
on the date of termination a severance allowance equal to one times then
applicable Base Salary (less all amounts required to be withheld and deducted).

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            (ii) Further, the Company acknowledges that any incentive Bonus due
Executive shall be paid on a pro-rated basis; that any issued but non-vested
Options shall be terminated; and that benefits under paragraph 4(a) shall
continue for a period of six (6) months from the end of the month of
termination.

Notwithstanding anything herein to the contrary, the Company shall not terminate
Executive's employment without Cause during the initial 3-year Term of this
Agreement; provided, however, that the Company may terminate Executive without
Cause during any renewal period and may elect not to renew the Term.

      c. Termination Upon Death or Permanent Disability. Upon termination of
Executive's employment upon Executive's death or permanent disability, Executive
or Executive's estate will be entitled to the benefits provided below:

            (i) Base Salary up to the date of death or termination; and

            (ii) Any incentive Bonus due Executive shall be paid on a pro-rated
basis; and any issued but non-vested Options shall be terminated.

      d. Termination upon Change of Control. Upon termination of Executive's
employment upon a Change of Control (x) by the Company or (y) by Executive
within one (1) year after such Change of Control without Good Reason, Executive
will be entitled to the benefits provided below, subject to signing by Executive
of a general release of claims in a form satisfactory to the Company:

            (i) Executive shall be considered immediately and fully vested in
any issued but non-vested Options;

            (ii) Executive shall be paid his Base Salary up to the date of
termination, and in addition, there shall be paid to the Executive on the date
of termination a severance allowance equal to one times then applicable Base
Salary (less all amounts required to be withheld and deducted) and an amount
equal to the incentive bonus paid to Executive in the immediately preceding
year; and

            (iii) Executive shall continue to be covered by all non-cash benefit
plans of the Company except for the retirement plans or retirement programs in
which Executive participates or any successor plans or programs in effect on the
date of such acquisition of control, for six (6) months thereafter; provided,
however, that if during such time period Executive should enter into the
employment of a competitor of the Company, his participation in such non-cash
benefit plans would cease. In the event Executive is ineligible under the terms
of such plans to continue to be so covered, the Company shall provide
substantially equivalent coverage through other sources.

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      e. No Mitigation. Executive will not be required to mitigate the amount of
any payment provided for in this paragraph 6 by seeking other employment or
otherwise, nor will the amount of any payment or benefit provided for in this
paragraph 6 be reduced by any compensation earned by him as the result of
employment by another employer or by retirement benefits after the date of
termination, or otherwise.

      f. Expiration of this Agreement. In the event the Term of this Agreement
expires without having otherwise been previously terminated pursuant to
paragraph 5 above or by the Company without Cause, Executive will not be
entitled to any severance compensation whatsoever under this paragraph 6.

      7. No Solicitation; Confidentiality; Competition; Cooperation

      a. During the Restricted Period (defined below), neither Executive nor any
Executive-Controlled Person (defined below) will, without the prior written
consent of the Board, directly or indirectly solicit for employment, employ in
any capacity or make an unsolicited recommendation to any other person or entity
that it employ or solicit for employment any person who is or was, at any time
during the Restricted Period, an officer, executive or employee of the Company
or of any of its affiliates. As used in this Agreement, the term
"Executive-Controlled Person" shall mean any company, partnership, firm or other
entity as to which Executive possesses, directly or indirectly, the power to
direct or cause the direction of the management and policies of such entity,
whether through the ownership of voting securities, by contract or otherwise.

      b. Executive acknowledges that, through his status as an officer of the
Company, he has, and will have, possession of important, confidential
information and knowledge as to the business of the Company and its affiliates,
including, but not limited to, knowledge of marketing and operating strategies,
acquisition, leasing and other agreements, financial results and projections,
future plans, the provisions of other important contracts entered into by the
Company and its affiliates, possible acquisitions and similar information.
Executive agrees that all such knowledge and information constitutes a vital
part of the business of the Company and its affiliates and is by its nature
trade secrets and confidential information proprietary to the Company and its
affiliates (collectively, "Confidential Information"). Executive agrees that he
shall not, so long as FBO or the Company remains in existence, divulge,
communicate, furnish or make accessible (whether orally or in writing or in
books, articles or any other medium) to any individual, firm, partnership or
corporation, any knowledge or information with respect to Confidential
Information directly or indirectly useful in any aspect of the business of the
Company or any of its affiliates.

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      c. All memoranda, notes, notebooks, lists, records and other documents or
papers (and all copies thereof), including such items stored in computer
memories, portable computers and the like, on microfiche, disk or by any other
means, made or compiled by or on behalf of Executive or made available to him
relating to the Company are and shall be the Company's property and shall be
delivered to the Company promptly upon the termination of Executive's employment
with the Company or at any other time on request and such information shall be
held confidential by Executive after the termination of his employment with the
Company.

      d. During the Non-Competition Period, neither Executive nor any
Executive-Controlled Person will (i) render any services, directly or
indirectly, as an employee, officer, consultant or in any other capacity, to any
individual, firm, corporation or partnership engaged in any business
substantially providing services similar to those of FBO in the Restricted Area
(such activities being herein called the "Company Business"). During the
Non-Competition Period, Executive shall not, without the prior written consent
of the Company, hold an equity interest in any firm, partnership or corporation
which competes with Company Business, except that beneficial ownership by
Executive (including ownership by any one or more members of his immediate
family and any entity under his direct or indirect control) of less than five
(5%) percent of the outstanding shares of capital stock of any corporation which
may be engaged in any of the same lines of business as Company Business, if such
stock is listed on a national securities exchange or publicly traded in the
over-the-counter market, shall not constitute a breach of the covenants
contained in this paragraph 7.

      e. (i) As used in this Agreement, "Restricted Period" shall mean the term
of employment and twelve (12) months following Executive's termination of
employment for any reason.

            (ii) As used in this Agreement, "Non-Competition Period" shall mean
the term of employment and twelve (12) months following Executive's termination
of employment, unless the termination is (A) by the Company without Cause (other
than at the expiration of the Term), or (B) by the Executive for Good Reason.

            (iii) As used in this Agreement "Restricted Area" shall mean any
county in any of the States of the United States in which FBO's business is
being conducted at the time of termination.

      f. Following Executive's termination of employment, Executive will
cooperate with the Company, its executives, counsel and other professional
advisors (i) to the extent reasonably possible with respect to the consummation
of matters that were in progress at the time of Executive's termination of
employment and (ii) with respect to any litigation or regulatory matters arising
out of or related to the business, operations, or personnel of the Company
(including participation in depositions, hearings and trials, as and if deemed
necessary or appropriate by the Company, execution of appropriate affidavits and
participation in interviews with Company counsel). The Company shall compensate
Executive on a reasonable basis for any services provided by Executive pursuant
to this paragraph 7(f).

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      g. The provisions contained in this paragraph 7 as to the time periods,
scope of activities, persons or entities affected, and territories restricted
shall be deemed divisible so that, if any provision contained in this paragraph
7 is determined to be invalid or unenforceable, such provisions shall be deemed
modified so as to be valid and enforceable to the full extent lawfully
permitted.

      h. Executive agrees that the provisions of this paragraph 7 are reasonable
and necessary for the protection of the Company and that they may not be
adequately enforced by an action for damages and that, in the event of a breach
thereof by Executive or any Executive-Controlled Person, the Company shall be
entitled to apply for and obtain injunctive relief in any court of competent
jurisdiction to restrain the breach or threatened breach of such violation or
otherwise to enforce specifically such provisions against such violation,
without the necessity of the posting of any bond by the Company. Executive
further covenants and agrees that if he shall violate any of his covenants under
this paragraph 7, the Company shall not be obligated to make any payments or
provide any benefits provided in paragraph 6 and the Company shall be entitled
to recover any amounts previously paid pursuant to paragraph 6. Such a remedy
shall, however, not be exclusive and shall be in addition to any injunctive
relief or other legal or equitable remedy to which the Company is or may be
entitled. Accordingly, Executive agrees that he shall reimburse the Company for
any reasonable attorneys' fees and expenses that the Company might incur in
enforcing this paragraph 7 if it is judicially determined that Executive has
breached this paragraph 7.

      8. Indemnification. To the full extent permitted by applicable law,
Executive shall be indemnified and held harmless by the Company against any and
all judgments, penalties, fines, amounts paid in settlement, and other
reasonable expenses (including, without limitation, reasonable attorneys' fees
and disbursements) actually incurred by Executive in connection with any
threatened, pending or completed action, suit or proceeding (whether civil,
criminal, administrative, investigative or other) for any action or omission in
his capacity as a director, officer or employee of the Company. Indemnification
under this paragraph 8 shall be in addition to, and not in substitution of, any
other indemnification by the Company of its officers and directors.

      9. Miscellaneous.

      a. Executive represents and warrants that he is not a party to any
agreement, contract or understanding, whether employment or otherwise, which
would restrict or prohibit him from undertaking or performing employment in
accordance with the terms and conditions of this Agreement.

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      b. The provisions of this Agreement are severable and if any one or more
provisions may be determined to be illegal or otherwise unenforceable, in whole
or in part, the remaining provisions and any partially unenforceable provision
to the extent enforceable in any jurisdiction will remain binding and
enforceable.

      c. The rights and obligations of the Company under this Agreement inure to
the benefit of, and will be binding on, the Company and its successors and
assigns, and the rights and obligations (other than obligations to perform
services) of Executive under this Agreement will inure to the benefit of, and
will be binding upon, Executive and his heirs, personal representatives and
permitted assigns; provided, however, that Executive shall not be entitled to
assign or delegate any of his rights and obligations under this Agreement
without the prior written consent of the Company.

      d. Any notice to be given under this Agreement will be personally
delivered in writing or will have been deemed duly given when received after it
is posted in the United States mail, postage prepaid, registered or certified,
return receipt requested, or sent by overnight courier service addressed to each
of the parties hereto at such address or addresses as each party shall provide
from time to time in writing to the other. Initially such notices shall be sent,

            If to Executive:

            If to Company:
                  FBO Air, Inc., 101 Hangar Road, Avoca, Pennsylvania 18641.

      e. The failure of either party to enforce any provision or provisions of
this Agreement will not in any way be construed as a waiver of any such
provision or provisions as to any future violations thereof, nor prevent that
party thereafter from enforcing each and every other provision of this
Agreement. The rights granted the parties herein are cumulative and the waiver
of any single remedy will not constitute a waiver of such party's right to
assert all other legal remedies available to it under the circumstances.

      f. THIS AGREEMENT WILL BE GOVERNED BY AND CONSTRUED ACCORDING TO THE LAWS
OF THE STATE OF NEW YORK, WITHOUT REGARD TO CONFLICTS OF LAWS.

      g. Captions and paragraph headings used herein are for convenience and are
not a part of this Agreement and will not be used in construing it.

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      h. In the event of any dispute arising out of the subject matter of the
Agreement, the prevailing party shall recover, in addition to any other damages
assessed, its attorney's fees and court costs incurred in litigating or
otherwise settling or resolving such dispute whether or not an action is brought
or prosecuted to judgment. In construing the Agreement, none of the parties
hereto shall have any term or provision construed against such party solely by
reason of such party having drafted the same.

      i. This Agreement contains the entire understanding of the parties. It may
not be changed orally but only by an agreement in writing signed by the party
against whom enforcement of any waiver, change, modification, extension, or
discharge is sought.

                  [REMAINDER OF PAGE INTENTIONALLY LEFT BLANK]

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      IN WITNESS WHEREOF, the parties have executed this Agreement on the day
and year first set forth above.

                                FBO AIR, INC.

                                By: /s/ Ronald J. Ricciardi
                                    --------------------------------------------
                                    Name: Ronald J. Ricciardi
                                    Title: President and Chief Executive Officer

                                AIRBORNE, INC.

                                By: /s/ Ronald J. Ricciardi
                                    --------------------------------------------
                                    Name: Ronald J. Ricciardi
                                    Title: Chairman

                                /s/ John Dow
                                ------------------------------------------------
                                John Dow

                                      E-77Exhibit 10.3
                                 LEASE AGREEMENT

      This Lease Agreement (the "Lease") entered into on the 23rd day of
September, 2005, by and between:

John H. Dow and Daphne Dow
98 Willowbrook Drive
Auburn, New York 13021
hereinafter "Lessor" or "Landlord

and

Airborne, Inc.
236 Sing Sing Road
Horseheads, New York  14845
hereinafter "Lessee" or "Tenant"

      In consideration of the mutual promises, agreements and covenants
contained herein, it is agreed by and between the parties hereto as follows:

      1. PREMISES. The Landlord demises and leases to the Tenant and Tenant
leases from the Landlord a certain piece or parcel of land (the "Land") together
with a commercial building, fuel farm situate thereon, improvements and
appurtenant rights of the Landlord with respect thereto (collectively the
"Premises") and located in the Town of Horseheads, County of Chemung and State
of New York, being commonly known as 236 Sing Sing Road, Horseheads, New York
and more particularly depicted on Exhibit A annexed hereto. The Landlord
represents that the Premises constitute all portions of the foregoing lands and
improvements which are used in connection with the business operations of
Airborne Inc. The Landlord represents that the Premises presently have all
necessary utilities required to serve the use of the Premises as used
immediately prior to the Commencement Date. The Landlord agrees to lease to the
Tenant and the Tenant agrees to lease from the Landlord the Premises for
purposes of the Tenant's operating a business involving directly or indirectly,
owning, operating, managing, acquiring, chartering, maintaining and refurbishing
aircraft and certain activities related or incident thereto (the "Business") or
for any other use permissible under a Lease Agreement between Tenant and the
County of Chemung dated April 9, 1990, all applicable state, local and federal
land use, environmental and similar laws, rules and regulations. The Landlord
warrants that they and no other person or entity has the right to lease the
Premises hereby demised, and that so long as Tenant is not in default hereunder

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beyond any applicable notice and/or cure period, Tenant shall have peaceful and
quiet use and possession of the Premises, subject to any and all matters of
record or other agreements to which this Lease is or may hereafter be
subordinated. The Tenant warrants to the Landlord that it has inspected the
commercial building and fuel farm and that upon the Commencement Date the
commercial building and fuel farm comply with all of the terms and conditions of
this Lease and are accepted by the Tenant in the "AS IS" condition, except for
any Hazardous Substances or any other environmental conditions on, in, at, under
or about the Premises. Landlord warrants that to the best of Landlord's
knowledge the Premises do not contain any Hazardous Substances. If any Hazardous
Substances are discovered in the Premises which have not been introduced by the
acts of Tenant, its agents, contractors and employees, Landlord shall at its
sole expense remove or otherwise remediate such Hazardous Substances. As of the
Commencement Date, Landlord warrants and represents that (1) Landlord is the
owner in fee simple of the Premises, subject to the mortgage of Elmira S&L (as
defined in Section 10), and (2) when possession of Premises shall be delivered
to Tenant, (i) the Premises and all rights of Tenant hereunder will be free and
clear of all covenants, restrictions, easements, liens or encumbrances which
could adversely affect Tenant's use and enjoyment of the Premises for the use
permitted hereunder, (ii) the use of the same for the Business shall be in full
compliance with all laws, statutes, rules, regulations, ordinances and
requirements of all Federal, state, and municipal governments and the
appropriate departments, commissions, boards, and officers thereof, including
all environmental laws, building codes and zoning ordinances, requirements of
building officials administering such codes and, to the best knowledge of
Landlord, laws related to "architectural barriers" affecting the disabled, and
the statewide fire underwriters standards and requirements of all insurance
rating bureaus and insurance inspection bureaus having jurisdiction and shall
not violate the rights of any third parties, and (iii) Landlord shall be
responsible for the removal of any and all violations affecting the Premises
prior to the Commencement Date. Landlord warrants and represents that it will
not permit any change to the certificate of occupancy which would adversely
affect Tenant's use of the Premises for any permitted purpose, and Tenant
warrants and represents that it will not cause any such change.

      2. FIXTURES. The Landlord agrees to lease to the Tenant and the Tenant
agrees to lease from the Landlord certain , fixtures as more fully described on
Schedule B annexed hereto. The Tenant warrants to the Landlord that it has
inspected the fixtures covered by this Lease and that upon the Commencement Date
all of the fixtures comply with all of the terms and conditions of the Lease and
that they are accepted by the Tenant in their "AS IS" condition, except for any
Hazardous Substances or any other environmental conditions on, in, at, under or
about the Premises.

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      3. TERM OF LEASE. The term of this Lease (the "Term") shall be for a
fifteen year period (the "Initial Term") commencing on the 23rd day of
September, 2005 (the "Commencement Date") and terminating the 22nd day of
September, 2020, provided however, that (a) Tenant shall have the irrevocable
right to extend the Term for a period of five (5) years from the expiration of
the Initial Term by delivering written notice of such extension to Landlord not
less than sixty (60) days prior to the expiration of the Initial Term and (b) if
the Tenant extends the Term in accordance with clause (a), Tenant shall have the
irrevocable right to extend the Term two (2) more times, each for a period of
five (5) years from the expiration of the period of the prior extension, by
delivering written notice of such extension to Landlord not less than sixty (60)
days prior to the expiration of then current period of extension of the Term.

      4. RENTAL. The Tenant shall pay to the Landlord, without demand,
deductions, set-offs or counterclaims during the Term, an annual minimum rent
("Annual Minimum Rent") in the amount of ONE HUNDRED SIXTY THOUSAND FIVE HUNDRED
EIGHTY TWO AND 00/100THS DOLLARS ($160,582.00) payable in advance in equal
monthly installments of THIRTEEN THOUSAND THREE HUNDRED EIGHTY ONE AND 83/100THS
DOLLARS ($13,381.83) ("Monthly Minimum Rent") on the first day of each and every
month during the Term. If the Term shall commence (or end) upon a day other than
the first day of a calendar month, then Tenant shall pay, upon the commencement
of the Term (or for the last month of the Term), the Monthly Minimum Rent on a
pro rata basis for the first (or last) fractional calendar month of the Term. In
the event Tenant fails to pay any monthly installment of Annual Rent and/or
Additional Rent, as defined below, within ten (10) days following the date the
same shall come due Tenant shall be obligated to pay the sum of 5% of the
Monthly Minimum Rent and Additional Rent as a late fee.

      Beginning upon the fifth anniversary of the Commencement Date and annually
each year thereafter for the remainder of the Term the Annual Minimum Rent shall
increase or decrease by the increase or decrease in the Consumer Price Index.
The Consumer Price Index shall mean the "Northeast Urban Region, All Items"
Consumer Price Index, Series I.D. CUUR0100SA0, as published by the United States
Department of Labor Bureau of Labor Statistics, or any successor thereto.

                                      E-80
<PAGE>

      5. SECURITY DEPOSIT. Upon the execution of this Lease, Tenant shall
deposit with Landlord the sum of TWENTY FIVE THOUSAND and 00/100ths DOLLARS
($25,000.00) as security for the full and faithful performance by Tenant of all
Tenant's obligations under this Lease. If at any time during the Term Tenant
fails to make any payment of either the Monthly Minimum Rent or the Additional
Rent (collectively the "Rent") or is otherwise in material default hereunder,
Landlord, without waiver or limitation of any other right or remedy as Landlord
may have because of such default, (i) may apply all or part of the security
deposit to the payments of Rent or other amounts due and in default, and (ii)
may appropriate all or part of the security deposit to cure the default,
including but not limited to use of the security deposit to repair damages to
the Premises caused by Tenant and/or defray any and all reasonable and necessary
expenses incurred by Landlord in recovering possession of the Premises upon the
termination because of the default. After the occurrence of a default hereunder,
Tenant, on Landlord's request and as a condition to the continuance of this
Lease, shall pay to Landlord, within five (5) days of the request, an amount
sufficient to place in Landlord's hands an amount, after taking into account the
portion, if any of the original security deposit as may not have been applied or
expended by Landlord in accordance with this Lease, sufficient to restore the
security deposit to the original amount. If Tenant is not in material default at
the termination of this Lease Landlord, after inspection of the Premises and
assurance that Tenant has fully performed its covenants hereunder, shall return
the security deposit (or the portion which has not been applied or expended in
accordance herewith) to Tenant. Landlord's obligation to Tenant with respect to
this security deposit is that of a debtor, not a trustee or escrowee; and the
security deposit shallbe deposited in an interest bearing account, and may be
dissipated pursuant to the provisions hereof and interest shall accrue on the
security deposit. Additionally, it is hereby understood that no part of any
security deposit is to be considered by Tenant as the last rental due under the
terms of this Lease.

      6.TAXES. During the Term, Tenant shall pay, as the same come due, all
"Taxes" which shall be defined as and shall include but not be limited to the
following: (1) Real estate taxes, County taxes, Town taxes, special taxes,
assessments, special assessments, water rents, sewer rents, all other forms of
real property taxes and assessments of every name, nature and description
assessed, levied or imposed upon the Premises or any portion thereof and payable
in any calendar year during the Term; and (2) other governmental charges,
general and special, ordinary and extraordinary, of any kind and nature
whatsoever including but not limited to assessments, payable during the Term,
for public improvements or benefits which may be assessed, levied or imposed
upon the building or fuel farm or any portion thereof and all improvements to
the building or fuel farm.

                                      E-81
<PAGE>

      The term "real property taxes" means taxes and assessments assessed,
imposed or levied upon the building or fuel farm from time to time, including
payments in lieu of taxes, and embraces taxes and assessments which are special,
unforeseen or extraordinary, as well as those which are regular, foreseen or
ordinary, as well as the reasonable cost to contest any said tax and/or
assessment. If any governmental authority imposes, assesses or levies a tax on
rent, or any other tax upon Landlord, as a supplement or substitute, in whole or
in part, for real property taxes, the supplemental or substitute tax shall be
deemed to be a real property tax and shall be deemed to have been levied upon
the building or fuel farm. Real property taxes shall not, however, include any
income taxes.

      Tenant agrees to pay one hundred percent (100%) of any increases resulting
from alterations and expansions made to the Premises as verified by the Town of
Horseheads assessor's office. Taxes shall be prorated for the first and last
years of the Term. Within ten (10) days after the payment of the Taxes, Tenant
shall provide Landlord with a copy of the Tax bill and a receipt evidencing
payment in full of the Tax as shown on the bill.

      Upon prior notice given by the Tenant to the Landlord, the Tenant may for
and on behalf of the Landlord appeal any increase in any tax or other assessment
with respect to the Premises which shall have the effect of increasing the
Additional Rent payable from time to time hereunder over that payable on the
Commencement Date. Such appeal shall be at the Tenant's sole cost and expense.
Landlord shall cooperate in all such proceedings and, at Tenant's request, shall
execute all necessary documents.

      7. ASSIGNMENT OR SUB-LETTING. The Tenant may not assign or sub-let all or
any portion of the Premises for any term without the prior express written
approval of the Landlord which approval shall not be unreasonably withheld,
conditioned or delayed. Provided further that any consent by the Landlord to an
assignment or sub-letting by the Tenant shall provide in all events that the
original Tenant shall remain primarily liable for the payment of the Rent and
for the performance of all terms and conditions of this Lease. Notwithstanding
the foregoing, Tenant may, without Landlord's consent sublet all or any portion
of the Premises or assign this Lease to: (i) any parent, subsidiary or affiliate
of Tenant; or (ii) a joint venturer of Tenant; or (iii) any entity resulting
from a merger or consolidation with Tenant; or (iv) any entity that acquires all
or substantially all of the assets of Tenant or a majority of the outstanding
stock of Tenant (each of the foregoing is a "Permitted Transfer"). Landlord
shall not be entitled to any consideration in connection with any assignment or
sublet. If Landlord's consent is required and Tenant requests Landlord's consent
to any assignment or sublease, then Landlord's consent shall be deemed to have
been given unless Landlord notifies Tenant in writing of the reasons for
Landlord's disapproval within fourteen (14) days of receipt of the request.

                                      E-82
<PAGE>

      8. MAINTENANCE AND REPAIR. During the Term , the Tenant shall at its sole
expense keep and maintain the interior and exterior of the Premises, including
but not limited to the removal of snow, ice, refuse and debris, repairing and
maintaining the sidewalk, parking areas, ramps and taxiways and the landscaped
areas and painting. Tenant agrees to maintain and repair, at its own expense,
the sidewalls, the roof (including roof drains, down spouts and gutters),
floors, heating, electrical, plumbing, ventilation and air conditioning systems.

      If Tenant shall fail, refuse or neglect to make repairs in accordance with
the terms and provisions of this Lease, or if Landlord is required to make any
repairs by reason of any act, omission or negligence of Tenant, or any
subtenant, concessionaire or licensee of Tenant or their respective employees,
agents, invitees or contractors, Landlord shall have the right, after thirty
(30-) days prior written notice to Tenant, to make such repairs on behalf of and
for the account of Tenant and to enter upon the Premises for such purposes, and
charge the reasonable cost and expense thereof, as Additional Rent hereunder,
and Tenant shall pay the Landlord the cost of such within thirty(30) days after
date of invoice. In exercising such right of entry, Landlord (i) shall not
materially, adversely or for an unreasonable amount of time affect Tenant's
access to or use of the Premises; and (ii) use all reasonable efforts to
minimize any interference with Tenant's Business

      Nothing contained in this Paragraph 8 shall be deemed to impose any duty
upon Landlord or affect in any manner the obligation assumed by Tenant
hereunder.

      9. MORTGAGING OF PREMISES. Tenant may mortgage its interest in this Lease
and subject the leasehold estate in the Premises to the lien of a leasehold
mortgage, upon the terms and subject to the conditions which are hereinafter set
forth (all of which shall be specified in any such leasehold mortgage):

(a) In no event shall Landlord's interest in the Premises be subject or
subordinate to the lien of any such leasehold mortgage by Tenant, and Landlord
shall not be required to join in any such leasehold mortgage;

(b) Landlord shall have no liability whatsoever for payment of the principal sum
secured by such leasehold mortgage, or any interest accrued thereon, or any
other sum secured thereby or accruing thereunder and the leasehold mortgagee
shall seek no money judgment against the Landlord for any or all of the same;

                                      E-83
<PAGE>

(c) Such leasehold mortgagee shall be required to give Landlord notice of any
default by Tenant under the leasehold mortgage;

(d) The loan secured by such leasehold mortgage shall be made by an
institutional lender (i.e., bank, savings and loan association, insurance
company, pension fund, pension trust or similar institution) and shall be in a
principal sum not exceeding ninety percent (90%) of the actual hard and soft
costs of Tenant's work;

(e) All rights acquired by any leasehold mortgagee under such leasehold mortgage
shall be subject to each and all of the covenants, conditions and restrictions
set forth in this Lease, and to all rights and interests of Landlord herein,
none of which covenants, conditions or restrictions is or shall be waived by the
Landlord by reason of the right given to Tenant to mortgage its interest in this
Lease;

(f) In the event of a foreclosure of the leasehold mortgage, the person or
entity acquiring the leasehold estate shall be deemed to have assumed and agreed
to be bound by each and all of the covenants of and conditions and restrictions
on Tenant set forth in this Lease;

(g) In the event of foreclosure of the leasehold mortgage or in the event that
the leasehold mortgagee enters into a sale in lieu of foreclosure, then
Landlord, at its sole option, shall have the right, to be exercised within sixty
(60) days following final judgment of foreclosure, to make payment in full to
the said leasehold mortgagee within thirty (30) days following its said notice
of all principal and interest sums due and owing pursuant to the leasehold
mortgage and upon such payment the leasehold mortgage shall be deemed terminated
and possession surrendered to Landlord in accordance with the terms of this
Lease.

(h) Each leasehold mortgagee shall be self-amortizing with a maturity date no
later than the last day of the Lease Term.

      10. LANDLORD TITLE. The Landlord represents that they have the full power,
right and authority to enter into this Lease for the Term herein granted and
have marketable title to the Premises, and no mortgage exists upon the Premises
as of the Commencement Date, other than mortgages to Elmira Savings and Loan,
F.A. ("Elmira S&L") which encumber the Premises. The Landlord certifies that
there are no outstanding notices, orders, or other directives or violations from
governmental agencies having authority affecting the Premises. Furthermore, the
Landlord hereby assumes liability, and shall indemnify Tenant, for all liens,
bills, claims or taxes on the Premises, or fixtures, contained therein due up to
the Commencement Date.

                                      E-84
<PAGE>

      This instrument shall not be a lien against the Premises in respect to any
mortgages that are now on or that hereafter may be placed against the Premises,
and that the recording of such mortgage or mortgages shall have preference and
precedence and be superior and prior in lien to this Lease, irrespective of the
date of recording and Tenant agrees to execute, without cost, any such
instrument which may be deemed necessary or desirable to further effect the
subordination of this Lease to any such mortgage or mortgages, provided,
however, that such subordination to any mortgages not existing on the date
hereof shall be contingent upon Landlord's obtaining from the holder of such
instrument a subordination, nondisturbance and attornment agreement providing
that so long as Tenant is not in default under this Lease after notice and the
expiration of the applicable grace or cure period, Tenant shall not be disturbed
in its possession, use and enjoyment of the premises notwithstanding the
termination of any such mortgage. Landlord shall use reasonable best efforts to
obtain such a subordination, non-disturbance and attornment agreement from
Elmira S& L within 90 days from the date hereof. Nothing herein shall prevent
Tenant from quiet enjoyment and possession of the Premises upon payment of the
Rent as it becomes due and owing and performance of all the covenants herein.

      11. SURRENDER ON TERMINATION. The Tenant shall vacate the Premises and
fixtures, in the good order and repair in which they now are, ordinary wear and
tear and casualties by fire, the elements, accident or other casualty, excepted,
and shall remove all its property therefrom so that the Landlord can repossess
the Premises and fixtures not later than noon on the day upon which the Term
ends, whether upon notice or by holdover or otherwise. The Tenant may at any
time prior to or upon the termination of this Lease or any renewal or extension
thereof remove from the Premises all materials, equipment, and property of every
other sort or nature installed by the Tenant thereon, provided that such
property is removed without substantial injury to the Premises. No injury shall
be considered substantial if it is promptly corrected by restoration to the
condition prior to the installation of such property, if so requested by the
Landlord. Any such property not removed shall become the property of the
Landlord.

      12. EXEMPTION FROM LIABILITY. Landlord is exempt from any and all
liability for any damage or injury to person or property caused by or resulting
from steam, electricity, gas, water, rain, ice or snow, or any leak or flow from
or into any part of the Building or from any damage or injury resulting or
arising from any other cause or happening whatsoever unless said liability,
damage or injury be cause by or be due to the negligence of Landlord.

                                      E-85
<PAGE>

      13. DEFAULT BY TENANT.

      A) Any one or more of the following events shall constitute an "Event of
Default":

      l) If the Tenant shall be in default in the performance of any material
covenant of this Lease (other than the covenants for the payment of Rent) and if
such default is not cured within 30 days after written notice thereof given by
the Landlord; or, if such default shall be of such nature that it cannot be
cured completely within such 30 day period, if the Tenant shall not have
promptly commenced within such 30 day period or shall not thereafter proceed
with reasonable diligence and in good faith to remedy such default.

      2) If this Lease shall be assigned by the Tenant or the Premises or
fixtures sub-let by the Tenant other than in accordance with the terms of this
Lease and such default is not cured within 30 days after written notice.

      3) If the Tenant shall be in default in the payment of any Annual Minimum
Rent or Additional Rent and such default is not cured within 10 business days
after mailing of written notice thereof to the Tenant by the Landlord.

      B) If an event of Default shall occur then the Landlord may elect to
terminate this Lease by giving five (5) days' prior written notice of such
election to the Tenant and on the fifth day following delivery of such notice
this Lease shall terminate as completely as if that were the date herein
definitely fixed for the expiration of the Term and the Tenant shall then
surrender the Premises and fixtures to the Landlord. If this Lease shall so
terminate, it shall be lawful for the Landlord to re-enter the Premises and to
remove the Tenant therefrom. Upon the termination of this Lease as herein
provided, the Landlord shall have the right, at their election, to terminate any
sub-lease then in effect, without the consent of the sub-lessee concerned.

      C) The Tenant shall remain liable for all its obligations under this
Lease, despite the Landlord's re-entry, and the Landlord may re-rent or use the
Premises and fixtures as agent for the Tenant, if the Landlord so elects.

      D) Nothing in this Section 13 shall be deemed to require the Landlord to
give the Tenant any notice, other than such notice as may be required by Section
13(A)(3), prior to the commencement of an action for non-payment of any Annual
Minimum Rent or Additional Rent, it being intended that the 10 day notice is
only for the purpose of creating a conditional limitation hereunder pursuant to
which this Lease shall terminate.

      E) If the Lease shall terminate as provided in this Section 13, the
Landlord shall have the right, at their election at any time, to seek to recover
from the Tenant the amount by which the Rent for the balance of the Term shall
exceed the reasonable rental value of the Premises and fixtures for the same
period.

                                      E-86
<PAGE>

      F) The failure of the Landlord to insist upon a strict performance of any
term or condition of this Lease shall not be deemed a waiver of any right or
remedy that the Landlord may have, and shall not be deemed a waiver of any
subsequent breach of such term or condition.

      14. HOLDING OVER BY TENANT. In the event that the Tenant continues to
occupy the Premises after the last day of the Term and the Landlord elects to
accept rent thereafter a tenancy from month to month only shall be created and
not for any longer period of time at the Rent then in effect on the last day of
the Term.

      15. CONDEMNATION. The parties hereto agree that, should the whole or any
portion of the Premises be taken or condemned by any competent authority during
the Term, Tenant reserves unto itself the right to prosecute its claim for an
award based upon its leasehold interest for such taking, without impairing any
rights of Landlord for the taking, or injury to the reversion.

      If the whole or any part of the Premises shall be taken or condemned and
such taking or condemnation renders the remainder of the Premises unsuitable for
the operation of the Business, the Tenant may terminate this Lease as of the
date when the Tenant is required to yield possession by giving notice to that
effect within sixty (60) days after such date. In the event that a part of the
Premises shall be taken or condemned and that the part so taken includes the
building on the Premises or any part thereof or such partial taking shall result
in cutting off direct access from the Premises to any adjacent public street,
highway, or the Elmira-Corning Regional Airport, then and in any such event, the
Tenant may, at any time either prior to or within a period of sixty (60) days
after the date when possession of the Premises shall be required by the
condemning authority, elect to terminate this Lease. In the event that Tenant
shall fail to exercise any such option to terminate this Lease or in the event
that a part of the Premises shall be taken or condemned under circumstances
under which Tenant will have no such option, then and in either such event,
Landlord shall, with reasonable promptness, make necessary repairs to and
alterations of the improvements on the Premises for the purpose of restoring the
same to an economic architectural unit reasonably acceptable to Tenant,
susceptible to the same use as that which was in effect immediately prior to
such taking, to the extent that may have been necessary by such condemnation,
subject to a pro-rata reduction in Annual Minimum Rent or Additional Rent.

                                      E-87
<PAGE>

      16. DESTRUCTION AND REPAIR. In the event the Premises are damaged by fire
or other casualty without the gross negligence or willful misconduct of the
Tenant and the damage is so extensive as to amount practically to the total
destruction of the Premises then Tenant may elect to terminate this Lease and
the Rent shall be apportioned between the parties to the time of the damage. In
all other cases where the Premises are damaged by fire or other casualty without
the gross negligence or willful misconduct of the Tenant and the Tenant so
elects then the Premises shall be repaired with reasonable dispatch and the Rent
shall be equitably reduced to reflect the loss of use of the Premises until the
Premises have been restored. All insurance proceeds shall be disbursed to
Tenant, and such repairs shall be made at the expense of the Tenant; provided,
however, that Tenant's aggregate liability with respect to such repairs shall
not exceed the amount of insurance proceeds actually received by Tenant.
Notwithstanding anything herein to the contrary, in the event the Premises are
(A) damaged to such an extent to amount practically to the total destruction of
the Premises or (B) damaged by fire or other casualty, in either case, to the
extent due to the gross negligence or willful misconduct of the Tenant, the
Tenant shall pay the entire cost to repair and restore the Premises; provided,
however, that Tenant's aggregate liability with respect to such cost to repair
and restore shall not exceed the full replacement cost of the damaged or
destroyed buildings and improvements.

      17. TENANT'S COMPLIANCE WITH LAWS & REGULATIONS. Tenant shall at its sole
cost and expense, promptly comply with all statutes, ordinances, rules, orders,
regulations, and requirements of the Federal, State, and Local Governments and
appropriate departments, commissions, boards, and officers thereof, and the
rules, orders and regulations of the National Board of Fire Underwriters, or any
other body now or hereafter exercising similar functions, which may be
applicable to the Premises, the fixtures and equipment therein. The Tenant shall
comply with the requirements of all policies of public liability, fire, and all
other types of insurance at any time in force with respect to the Premises and
other improvements on the Premises.

      18. ACCESS TO PREMISES BY LANDLORD. During the Term the Tenant agrees to
maintain access to the Premises by the Landlord during normal working hours,
following reasonable telephonic notification for the purpose of allowing the
Landlord to inspect the Premises and to assure compliance with the terms and
conditions of this Lease. The Landlord shall use its best efforts not to
unreasonably interfere with the Tenant's business during any such entry and
inspection.

                                      E-88
<PAGE>

      19. ALTERATIONS. The Premises are leased to the Tenant in their "as is"
condition. Any alteration, addition or improvement made by the Tenant, and
remaining on the Premises at the end of the Term, shall become the property of
the Landlord. Tenant may, at Tenant's expense, and from time to time, make such
non-structural alterations, additions or changes in and to the Premises as it
may deem necessary or desirable without Landlord's consent. Tenant shall obtain
Landlord's prior written consent to structural alterations, additions, or
changes to the Premises, which consent shall not be unreasonably withheld,
conditioned or delayed; provided, however, that Landlord shall not withhold its
consent to any such structural alterations, additions, or changes if the
structural integrity of the Premises will not be impaired by such work. At
Tenant's sole cost, Landlord shall cooperate with Tenant in securing building
and other permits or authorizations required from time to time for any work
permitted hereunder, including the construction of additional buildings and
other other improvements in accordance with the following sentence. Tenant shall
be permitted to construct additional buildings and other improvements on the
Land, in compliance with all laws applicable thereto. Tenant shall obtain
Landlord's prior written consent to any such construction, which consent shall
not be unreasonably withheld, conditioned or delayed All such improvements shall
be owned by Tenant during the term of this Lease, and shall, if remaining on the
Land at the termination of this Lease, become the property of Landlord at such
time.

      20. ADDITIONAL FIXTURES. The Tenant acknowledges that all of the fixtures
in the Premises are the sole property of the Landlord and shall remain such
throughout the Term. It is anticipated by the Landlord and Tenant that the
Tenant shall acquire additional fixtures and equipment to be used in the
Premises. The Tenant is authorized to acquire additional equipment and fixtures
and is required to so notify the Landlord. All additional fixtures and equipment
shall belong to and remain the sole property of the Tenant and may be removed by
the Tenant upon expiration of the Term, provided, however, that upon removal the
Tenant is obligated and required to repair all damage to the Premises caused
thereby.

      21. INSURANCE.

      A) The Tenant shall obtain "all risk" insurance, public liability,
property damage, excess liability, sign and fire insurance for the full
replacement cost of all Landlord's buildings and improvements located on the
Premises.

      B) Tenant shall maintain public liability and property damage insurance
with respect to the Premises. The coverage limits shall be One Million and
00/100ths Dollars ($1,000,000.00) for each occurrence and Three Hundred Thousand
and 00/100ths Dollars ($300,000.00) Fire Legal Liability Coverage issued by an
insurer of recognized responsibility permitted to do business in the State of
New York, having a Best's rating of "B+ or better and Landlord shall be named as
additional insured. The insurance required by this Section may be included in
the general coverage under policies which include the coverage of other property
in which Tenant has an insurable interest. Such insurance policy or a
certificate with respect thereto shall be delivered to Landlord and shall
provide, in effect, that it may not be canceled, reduced in amount, or modified
by the insurer until at least thirty days after the insurer shall have notified
Landlord in writing.

                                      E-89
<PAGE>

      Tenant shall provide to Landlord with certificates of insurance for all
insurance policies required pursuant to Paragraphs 21A and 21B together with
proof of payment of the premium for each policy. Each policy shall name the
Landlord as an additional insured and require the insurance company to provide
the Landlord with 30 days prior written notice before cancelling the policy on
the standard form used by such insurance company.

      22. INDEMNITY.

      A) Tenant will indemnify and hold harmless Landlord from and against any
and all claims, actions, damages, liabilities, and expenses (including
reasonable attorneys' fees and court costs) in connection with loss of life,
personal injury or damage to property arising from or out of the occupancy or
use by Tenant of the Premises or any part thereof subsequent to the Commencement
Date, or occasioned wholly or in part by any act or omission of Tenant, its
agents, contractors, employees, lessees, invitees, or concessionaires subsequent
to the Commencement Date. Tenant's obligation under this Section 22(A) shall
survive the termination or earlier expiration of this Lease.

      B) Landlord will indemnify and hold harmless Tenant from and against any
and all claims, actions, damages, liabilities and expenses (including reasonable
attorneys' fees and court costs) in connection with any and all injury, loss, or
damage or claims for injury, loss or damage, of whatever nature to any person or
property caused by or resulting from any (1) act, omission, negligence of
Landlord or their employees, or agents or (2)(a) the presence, release or
threatened release of any Hazardous Substance existing or occurring as of or
prior to the Commencement Date at, from, on or under the Premises, (b) any
releases of Hazardous Substances to the Premises from an off-site location prior
to or as of the Commencement Date, (c) the presence or release of any
asbestos-containing materials at, in or about the Premises (whether such
releases occurred prior to or as of the Commencement Date), (d) the presence,
closure, maintenance, improvement or upgrading of any underground storage tank
at or under the Premises and any releases of Hazardous Substances therefrom
(occurring prior to or as of to the Commencement Date), and (e) any violations
of Environmental Law other than such violations caused by the Tenant subsequent
to the Commencement Date. Landlord's obligation under this Section 22(B) shall
survive the termination or earlier expiration of this Lease.

                                      E-90
<PAGE>

      23. FORCE MAJEURE. If either party shall be delayed or hindered in or
prevented from the performance of any act required herein, by reason of strikes,
lock-outs, labor trouble, failure of power, change in governmental regulations,
riots, war or other reason not the fault of the party delayed, then performance
of such act shall be excused for the period of delay and the period for the
performance of any such act shall be extended for a period equivalent to the
period of such delay.

      24. SUCCESSORS. All the terms, covenants and conditions hereof shall be
binding upon and inure to the benefit of the heirs, successors, personal
representatives and assigns of the parties hereto.

                                      E-91
<PAGE>

      25. NOTICES. All notices required to be given under any provision of this
Lease to either the Landlord or Tenant by one another shall be in writing and
sent by U.S. mail, certified, return receipt requested, or overnight delivery,
with all postage charges prepaid to the addresses set forth on the first page of
this Lease.

      26. RECORDING. Landlord and Tenant shall, at the written request of either
party, execute a memorandum of lease in a form and style suitable for recording
in the Office of the Clerk of the County of Chemung. Such memorandum shall be
signed within 30 days of request.

      27. MISCELLANEOUS COVENANTS.

      (a) Abatement of Rent - No diminution or abatement of rent, or other
compensation, shall be claimed or allowed for inconvenience or discomfort
arising from the making of repairs or improvements to the Building or to its
appliances, nor for any space taken to comply with any law, ordinance or order
of governmental authority. In respect to the various "services", if any, herein
expressly or impliedly agreed to be furnished by Landlord to Tenant, it is
agreed that there shall be no diminution or abatement of the Rent, or any other
compensation, for interruption or curtailment of such "service" when such
interruption or curtailment shall be due to accident, alterations or repairs
desirable or necessary to be made or to inability or difficulty in securing
suppliers or labor of the maintenance of such "service" or to some other cause
not gross negligence on the part of Landlord. No such interruption or
curtailment of any such "service" shall be deemed a constructive eviction.
Neither shall there be any abatement or diminution of Rent because of making of
repairs, improvements or decorations to the Premises after the date above fixed
for the commencement of the term, it being understood that Rent shall, in any
event, commence to run at such date so above fixed.

      (b) Invalid Provision. If any provision of this Lease or the application
thereof to any person or circumstances shall to any extent be invalid or
unenforceable, the remainder of this Lease, or the application of such provision
to persons or circumstances other than those as to which it is invalid or
unenforceable, shall not be affected thereby, and each provision of this Lease
shall be valid and be enforced to the fullest extent permitted by law.

      (c) Laws of New York State. This Lease shall be construed in accordance
with the laws of the State of New York.

      (d) Mechanics Liens. In the event that any mechanic's lien is filed
against the Premises as a result of any work or act of Tenant, Tenant, at its
expense, shall discharge off or bond the same to the reasonable satisfaction of
Landlord within fifteen (15) days after Tenant's receipt of written notice
thereof. If Tenant fails to discharge said mechanic's lien, within said fifteen
(15) days, Landlord may bond or pay without inquiring into the validity of the
merits of such lien and all sums so advanced shall be paid within ten (10) days
after Tenant's receipt of written notice thereof.

                                      E-92
<PAGE>

      28. GOVERNMENT ENVIRONMENTAL RESTRICTIONS.

      (a) Environmental Laws. The Tenant shall comply with all environmental
laws and regulations applicable to Tenant's use and/or activities at the
Premises.

      (b) Substance Clean-Up. The Tenant shall be responsible for all damages
and clean-up costs caused by the leaking, discharging or spilling of any gas,
oil or petroleum products or other contaminants or Hazardous Substances caused
by Tenant, its agents, invitees or employees on or into the Premises and/or on
and/or into any adjoining premises and/or into the surrounding environment after
the Commencement Date. As used in this Lease, "Hazardous Substance" shall mean
and include (i) all hazardous or toxic substances, wastes or materials, any
pollutants or contaminants (including, without limitation, asbestos and raw
materials which include hazardous constituents), or any other similar
substances, or materials which are included under or regulated by any local,
state or federal law, rule or regulation pertaining to environmental regulation,
contamination, clean-up or disclosure, including, without limitation, the
Comprehensive Environmental Response, Compensation Reauthorization Act of 1985,
The Resource Conservation and Recovery Fungicide and Rodenticide Act, as any of
the foregoing has heretofore been or is hereafter amended and (ii) petroleum,
petroleum products, natural gas, natural gas liquids, liquefied natural gas, and
synthetic gas (other than any petroleum, petroleum products, natural gas,
natural gas liquids, liquefied natural gas, and synthetic gas that is held by
Tenant for sale or use in connection with its business to the extent in
compliance with all applicable laws).

      (c) Penalties. The Tenant shall defend, indemnify and hold harmless the
Landlord of, from and against any and all suits, claims and causes of action and
any loss, costs, expenses, fines or penalties (including reasonable attorney's
fees), and clean-up costs which the Landlord may incur or become liable to pay
arising out of the breach by the Tenant of any of its obligations continued in
Paragraphs 28(a) and 28(b) above subsequent to the Commencement Date. Tenant's
obligation under this Paragraph 28(c) shall survive the termination or earlier
expiration of this Lease.

                                      E-93
<PAGE>

      29. ENVIRONMENTAL MATTERS. Tenant shall not engage in operations at the
Premises which involve the generation, manufacture, refining, transportation,
treatment, storage, handling or disposal of Hazardous Substances, without the
prior written consent of Landlord, which consent shall be at Landlord's sole and
unfettered discretion without regard to reasonableness, except that Tenant may
store and dispense petroleum, petroleum products, natural gas, natural gas
liquids, liquefied natural gas and synthetic gas on and from the Premises.

            THE REMAINDER OF THIS PAGE IS INTENTIONALLY LEFT BLANK

                                      E-94
<PAGE>

      IN WITNESS WHEREOF, the Landlord and Tenant have executed this lease on
the day and year first above written.

                                    /s/ John H. Dow
                                    -------------------
                                    John H. Dow, Lessor

                                    /s/ Daphne Dow
                                    ------------------
                                    Daphne Dow, Lessor

                                    Airborne, Inc.

                                    By: /s/ Ronald J. Ricciardi
                                        ---------------------------
                                        Name:   Ronald J. Ricciardi
                                        Title:  Chairman

                                      E-95

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