Document:

EXHIBIT 10.1

LEASE

This instrument is an indenture of lease by and
between Fortune Wakefield, LLC (“Landlord”) and
Metabolix, Inc., a Massachusetts corporation
(“Tenant”).

The parties to this instrument hereby agree with each
other as follows:

ARTICLE I

SUMMARY OF BASIC LEASE PROVISIONS

1.1                                 INTRODUCTION

As further
supplemented in the balance of this instrument and its Exhibits, the following
set forth the basic terms of this Lease, and, where appropriate, constitute
definitions of certain terms used in this Lease.

1.2                                 BASIC
DATA

	
  Date:

  	
   

  	
   

  	
  March 30, 2007

  
	
   

  	
   

  	
   

  	
   

  
	
  Landlord:

  	
   

  	
   

  	
  Fortune Wakefield, LLC

  
	
   

  	
   

  	
   

  	
   

  
	
  Present Mailing Address of Landlord:

  	
   

  	
  c/o Farley White Management Company, LLC

  
	
   

  	
   

  	
  660 Suffolk Street

  
	
   

  	
   

  	
   

  	
  Lowell, MA 01854

  
	
   

  	
   

  	
   

  	
   

  
	
  Payment Address:

  	
   

  	
   

  	
  Fortune Wakefield, LLC

  
	
   

  	
   

  	
   

  	
  c/o Farley White Management Company, LLC

  
	
   

  	
   

  	
   

  	
  10 High Street

  
	
   

  	
   

  	
   

  	
  Suite 900

  
	
   

  	
   

  	
   

  	
  Boston, MA 02110

  
	
   

  	
   

  	
   

  	
   

  
	
  Managing Agent:

  	
   

  	
  Farley White Management Company, LLC

  
	
   

  	
   

  	
   

  	
  660 Suffolk Street

  
	
   

  	
   

  	
   

  	
  Lowell, MA 01854

  
	
   

  	
   

  	
   

  	
   

  
	
  Tenant:

  	
   

  	
  Metabolix, Inc.

  
	
   

  	
   

  	
   

  	
   

  
	
  Mailing Address of Tenant:

  	
   

  	
   

  	
   

  
	
   

  	
  650 Suffolk Street

  
	
   

  	
   

  	
   

  	
  Lowell, MA 01854

  
	
   

  	
   

  	
   

  	
   

  
	
  Premises:

  	
   

  	
   

  	
  13,702 Rentable Square Feet

  
	
   

  	
   

  	
   

  	
   

  
	
  Lease Term:

  	
   

  	
   

  	
  Five (5) Years (plus the
  partial calendar month, if any, immediately following the Term Commencement
  Date).

  
	
   

  	
   

  	
   

  	
   

  
	
  Term Commencement Date:

  	
   

  	
   

  	
  The later of May 18, 2007 or the date that
  Landlord’s Work is Substantially Complete. However, if prior thereto Tenant
  occupies the Premises for the purpose of conducting its business, the Term
  Commencement Date shall be immediate upon such date of occupancy.

  
					

 

 

	
  Base Rent:

  	
   

  	
  Years 1-3:

  	
   

  	
  $178,126.00 per annum ($14,843.83 per month)

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
  Year 4:

  	
   

  	
  $191,828.00 per annum ($15,985.67 per month)

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
  Year 5:

  	
   

  	
  $205,530.00 per annum ($17,127.50 per month)

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Rent Commencement Date:

  	
   

  	
  The Rent Commencement Date shall be the same as the
  Term Commencement Date.

  
	
   

  	
   

  	
   

  
	
  Security Deposit:

  	
   

  	
  $44,531.50.

  
	
   

  	
   

  	
   

  
	
  Permitted Use:

  	
   

  	
  For general office and research and development
  laboratory use and for no other purpose or purposes.

  
	
   

  	
   

  	
   

  
	
  Tenant’s Proportionate Share:

  	
   

  	
  5.37%. Tenant’s Proportionate
  Share shall be adjusted in the event of any increase or decrease in the total
  square footage of rentable floor area contained within the Premises and/or
  the Building, based upon the square footage of rentable floor area contained
  within the Premises as compared to the square footage of rentable floor area
  contained within the Building, as increased or decreased.

  
	
   

  	
   

  	
   

  
	
  Operating Expense Base

  	
   

  	
  Actual Calendar Year 2006 Expenses

  
	
   

  	
   

  	
   

  
	
  Real Estate Tax Base

  	
   

  	
  Actual Fiscal Year 2006 Expenses

  
	
   

  	
   

  	
   

  
	
  Unreserved Parking Spaces:

  	
   

  	
  The total number of parking spaces: Forty-One (41).

  
	
   

  	
   

  	
  Location of Parking spaces: Five (5) - West Yard,
  Nine (9) - Tremont yard, Twenty-Seven (27)- Ayotte Garage. Parking spaces
  will not be reserved and will be used in common with others entitled to use
  spaces in the yards and the garage.

  

 

1.3                              ENUMERATION
OF EXHIBITS

	
  Exhibit A:

  	
   

  	
  Plan showing the Premises.

  
	
  Exhibit B.

  	
   

  	
  Landlord’s Work.

  
	
  Exhibit C:

  	
   

  	
  Building Services

  
	
  Exhibit D:

  	
   

  	
  Commencement Date Agreement

  
	
  Exhibit E:

  	
   

  	
  Form of Letter of Credit in Lieu of Security Deposit

  

 

ARTICLE II

DESCRIPTION OF PREMISES AND APPURTENANT

RIGHTS

2.1                              LOCATION
OF PREMISES

The Landlord hereby leases to Tenant, and Tenant
hereby accepts from Landlord, the premises (the “Premises”) identified on Exhibit A in Landlord’s building (the “Building”) located at
175 Cabot Street and 650 & 660 Suffolk Street in Lowell, MA.  Nothing in Exhibit A shall be treated as a
representation that the Premises or the Building shall be precisely of the
area, dimensions, or shapes as shown, it being the

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intention
of the parties only to show diagrammatically, rather than precisely, on Exhibit A the layout of the Premises and the Building.

2.2                              APPURTENANT
RIGHTS AND RESERVATIONS

Tenant shall have,
as appurtenant to the Premises, rights to use in common with others entitled
thereto the common facilities included in the Building or the land on which the
Building is located (the “Lot”), including common walkways, driveways, lobbies,
hallways, ramps, and stairways.  Such
rights shall always be subject to reasonable rules and regulations from time to
time established by Landlord by suitable notice, and to the right of Landlord
to designate  and to change from time to
time the areas and facilities so to be used, provided that such changes do not
unreasonably interfere with the use of the Premises for the Permitted Use.  Tenant shall abide by the Rules and Regulations
from time to time established by Landlord, it being agreed that such Rules and
Regulations will be established and applied by Landlord in a non-discriminatory
fashion, such that all Rules and Regulations shall be generally applicable to
other tenants of the Building of similar nature to the Tenant named
herein.  Landlord agrees to use
reasonable efforts to insure that any such Rules and Regulations are uniformly
enforced, but Landlord shall not be liable to Tenant for violation of the same
by any other tenant or occupant of the Building, or persons having business
with them.  In the event that there shall
be a conflict between such Rules and Regulations and the provisions of this
Lease, the provisions of this Lease shall control.

Not included in the Premises are the roof or ceiling,
the floor and all perimeter walls of the space identified in Exhibit A, except the inner surfaces thereof and the
perimeter doors and windows.  The
Landlord reserves the right to install, use, maintain, repair and replace in the
Premises (but in such manner as not unreasonably to interfere with Tenant’s use
of the Premises) utility lines, shafts, pipes, and the like, in, over and upon
the Premises, provided that the same are located above the dropped ceiling (or,
if there is no dropped ceiling, then within three (3) feet of the roof deck),
below the floor surfaces or tight against demising walls or columns.  Landlord agrees to repair any damage to the
Premises caused by the installation of any such items.  Such utility lines, shafts, pipes and the
like shall not be deemed part of the Premises under this Lease.  The Landlord also reserves the right to alter
or relocate any common facility, provided that substitutions are at least
equivalent in quality and functional utility to the common facilities as of the
date of this Lease, and to change the lines of the Lot.

Landlord shall cause Tenant’s name to be listed on the
building directory and at the entry way to the Premises of similar type to the
other signage in the Building.

ARTICLE III

TERM OF LEASE; 
CONDITION OF PREMISES

3.1                              TERM
OF LEASE

The term of this Lease
shall be the period specified in Section 1.2 hereof as the “Lease Term”
commencing upon the Term Commencement Date specified in Section 1.2.

Landlord and Tenant shall
execute an agreement substantially in the form of Exhibit D setting forth the
Term Commencement Date.

3.2                              CONDITION
OF PREMISES

Prior to the
delivery of the Premises to Tenant pursuant to Exhibit B,
and based upon mutually acceptable plans, Landlord shall perform at its sole
expense a turn-key build-out of the Premises. 
All work shall be performed in a good and workmanlike manner using
Building Standard materials.  Landlord
agrees to use reasonable efforts to Substantially Complete Landlord’s Work by
May 1, 2007.   Substantially Complete
shall mean that the Premises is available for occupancy and the work is
complete with the exception of minor punch list items.  Landlord shall not be liable to Tenant or any
other party, and Tenant’s obligations shall not be reduced hereunder in the
event that the work is not Substantially Complete by the Term Commencement
Date. In the event of a material delay caused by Tenant, the Rent Commencement
Date shall be accelerated by one day for each day of delay. All other work necessary
to prepare said Premises for occupancy by Tenant shall be performed by Tenant
at its own expense.

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Tenant shall pay
for the cost to install any wire molds or any floor mounted electric / data
outlets.

3.3                              OPTION
TO EXTEND

Provided that Tenant is still occupying the Premises
and is not then in default beyond any applicable cure period pursuant to the
Lease, Tenant may elect to extend the term of the Lease for one (1) five (5)
year period  (the “Extension Term”), by
giving Landlord notice of such election no later than twelve (12) months prior
to the Term Expiration Date.  Any
extension shall be upon the terms, covenants, and conditions contained in this
Lease except that Tenant shall have no further right to extend the Lease Term
and except that the Base Rent for the Extension Term shall be at fair market
rent for comparable space in comparable properties in the greater Lowell area
and not less than the then current Base Rent.

If Landlord and Tenant are unable to agree on the
amount of such fair market rent by the date that is thirty (30) days after the
date of Tenant’s election notice based on rental rates and terms for comparable
space in the greater Lowell area, then Landlord shall promptly specify in
writing the rent (the “Landlord’s Rental Rate”) at which Landlord is willing to
lease the Premises for the Extension Term and Tenant shall promptly specify in
writing the rent (the “Tenant’s Rental Rate”) which Tenant is willing to pay
for the Premises for the Extension Term and the amount of the fair market rent
shall be established by appraisal in the following manner.  The Landlord and Tenant shall each appoint
one appraiser and the two appraisers so appointed shall determine the fair
market rent within thirty (30) days of Tenant’s election notice.  If such appraisers are unable to agree on the
amount of such fair market rent within such thirty- (30) day period, they shall
appoint a third appraiser within ten (10) days of the expiration of such
period, who shall be instructed to select, as between the rents chosen by the
two appraisers, the rent that is closest to the third appraiser’s estimate of
fair market rent.  The fair market rent
shall be the amount so selected by the third appraiser and shall be conclusive
on the Landlord and Tenant.

Each party shall bear the cost of its appraiser, and
the cost of the third appraiser shall be split equally between parties;
provided that if the rental rate as so determined is equal to or greater than
the Landlord’s Rental Rate, then Tenant shall pay the entire cost of all
appraisers and if such rate as so determined is equal to or less than Tenant’s
Rental Rate, then Landlord shall pay the entire cost of all appraisers.

Until such time as the fair market rent is so
determined, Tenant shall continue to pay Base Rent at the rate of $205,530.00
per annum in monthly installments of $17,127.50 with appropriate adjustments
once the fair market rent is determined. 
The third appraiser’s estimate shall be based on the data supplied and
used by the original two appraisers and the findings made by the third
appraiser shall be set forth in writing.

ARTICLE IV

RENT

4.1                              RENT
PAYMENTS

The Base Rent (at the rates specified in Section 1.2
hereof) and the additional rent or other charges payable pursuant to this Lease
(collectively the “Rent”) shall be payable by Tenant to Landlord at the Payment
Address or such other place as Landlord may from time to time designate by
notice to Tenant without any demand whatsoever except as otherwise specifically
provided in this Lease and without any counterclaim, offset or deduction
whatsoever.  Rent shall be made payable
to the order of Managing Agent as agent for Landlord.

(a)                                  Commencing
on the Rent Commencement Date, Base Rent and the monthly installments of Tenant’s
Proportionate Share of the Taxes and Tenant’s Proportionate Share of Operating
Expenses shall be payable in advance on the first day of each and every
calendar month during the term of this Lease. 
If the Rent Commencement Date falls on a day other than the first day of
a calendar month, the first payment which Tenant shall make shall be made on
the Rent Commencement Date and shall be equal to a proportionate part of such
monthly Rent for the partial month from the Rent Commencement Date to the 

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first
day of the succeeding calendar month, and the monthly Rent for such succeeding
calendar month.  As used in this Lease,
the term “lease year” shall mean any twelve (12) month period commencing on the
Rent Commencement Date.

(b)                                 Base
Rent and the monthly installments of Tenant’s Proportionate Share of the Taxes
and Tenant’s Proportionate Share of Operating Expenses for any partial month
shall be paid by Tenant to Landlord at such rate on a pro  rata
basis.  Any other charges payable by
Tenant on a monthly basis, as hereinafter provided, shall likewise be prorated.

(c)                                  Rent
not paid within five (5) days of the date due shall be subject to an
administrative charge of five (5) percent of the current monthly rent.
Thereafter, any past due amount shall bear interest at a rate (the “Lease
Interest Rate”) equal to 1.5% per month.

4.2                              REAL
ESTATE TAX

(a)                                  The
term “Taxes” shall mean all taxes and assessments (including without
limitation, assessments for public improvements or benefits and water and sewer
use charges), and other charges or fees in the nature of taxes for municipal
services which at any time during or in respect of the Lease Term may be
assessed, levied, confirmed or imposed on or in respect of, or be a lien upon,
the Building and the Lot, or any part thereof, or any rent therefrom or any estate,
right, or interest therein, or any occupancy, use, or possession of such
property or any part thereof, and ad valorem taxes for any personal property
used in connection with the Building or Lot. 
Without limiting the foregoing, Taxes shall also include any payments
made by Landlord in lieu of taxes.  The
Landlord agrees that Tenant’s share of any special assessment shall be
determined (whether or not Landlord avails itself of the privilege so to do) as
if Landlord had elected to pay the same in installments over the longest period
of time permitted by applicable law and Tenant shall be responsible only for
those installments (including interest accruing and payable thereon) or parts
of installment that are attributable to periods within the Lease Term.

Should
the Commonwealth of Massachusetts, or any political subdivision thereof, or any
other governmental authority having jurisdiction over the Building, (1) impose
a tax, assessment, charge or fee, which Landlord shall be required to pay, by
way of substitution for or as a supplement to such Taxes, or (2) impose an
income or franchise tax or a tax on rents in substitution for or as a
supplement to a tax levied against the Building or the Lot or any part thereof
and/or the personal property used in connection with the Building or the Lot or
any part thereof, all such taxes, assessments, fees or charges (“Substitute
Taxes”) shall be deemed to constitute Taxes hereunder.  Taxes shall also include, in the year paid,
all fees and costs incurred by Landlord in seeking to obtain a reduction of, or
a limit on the increase in, any Taxes, regardless of whether any reduction or
limitation is obtained.  Except as
hereinabove provided with regard to Substitute Taxes, Taxes shall not include
any inheritance, estate, succession, transfer, gift, franchise, net income or
capital stock tax.

(b)                                 The
Tenant shall pay to Landlord, as additional rent, Tenant’s Proportionate Share
of any increase in the Taxes assessed against the Building and Lot during any
tax year (i.e., July 1 through June 30, as the same may change from time to
time) over the Real Estate Tax Base as defined in Section 1.2 during the Lease
Term.  The Tenant shall pay to Landlord,
together with monthly payments of Base Rent, pro rata monthly
installments on account of the projected Tax increase over the Real Estate Tax
Base for each lease year reasonably calculated by Landlord from time to time by
Landlord with an adjustment made after the close of the tax year, to account
for actual Taxes for such tax year.  After
the end of each tax year, Landlord shall submit to Tenant a reasonably detailed
accounting of Taxes paid, including copies of all assessments, invoices, bills
and other documents evidencing Taxes paid by Landlord, for such lease year, and
Landlord shall certify to the accuracy thereof. 
The initial monthly payments on account of Taxes shall be none per
month.  If the total of such monthly
installments in any lease year is greater than Tenant’s Proportionate Share of
actual Taxes for such tax year, Tenant shall be entitled to a credit against
Tenant’s rental obligations hereunder in the amount of such difference or, if
the Lease Term has expired and Tenant has no outstanding monetary obligations
to Landlord, Landlord shall promptly pay such amount to Tenant. In no event
shall the Landlord credit Tenant’s account for an amount greater than the
amount of Taxes paid in by Tenant during the lease year.  If the total of such monthly installments is
less than such liability for such tax year, Tenant shall pay to Landlord the
amount of such difference within thirty (30) days after Tenant receives
Landlord’s invoice therefor.

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(c)                                  If
any increase in Taxes over the Real Estate Tax Base, with respect to which
Tenant shall have paid Tenant’s Proportionate Share, shall be adjusted to take
into account any abatement or refund, Tenant shall be entitled to a credit
against rental obligations hereunder, in the amount of Tenant’s Proportionate
Share of such abatement or refund less Landlord’s costs or expenses, including
without limitation appraiser’s and attorneys’ fees, of securing such abatement
or refund or, if the Lease Term has expired and Tenant has no outstanding
monetary obligations to Landlord, Landlord shall promptly pay such amount to
Tenant.  The Tenant shall not apply for
any real estate tax abatement without the prior written consent of
Landlord.  In no event shall Landlord
credit Tenant’s account for an amount greater than the amount of Taxes actually
paid in by Tenant during the lease year.

(d)                                 Tenant
shall pay or cause to be paid, prior to delinquency, any and all taxes and
assessments levied upon all trade fixtures, inventories and other personal
property placed in and upon the Premises by Tenant.

4.3                              TENANT’S
SHARE OF OPERATING COSTS

The Tenant shall pay to Landlord, as additional rent,
Tenant’s Proportionate Share of increases in Operating Costs (defined below)
over the Operating Expense Base.  The
Tenant shall pay to Landlord pro  rata monthly installments on
account of the projected increase in Operating Costs over the Operating Expense
Base (as defined in Section 1.2) for each lease year during the Lease Term in
amounts reasonably calculated from time to time by Landlord with an adjustment
made after the close of the lease year, to account for actual Operating Costs
for such lease year.  After the end of
each lease year, Landlord shall submit to Tenant a reasonably detailed
accounting of Operating Costs for such lease year, and Landlord shall certify
to the accuracy thereof.  The initial
monthly payments on account of Operating Costs shall be none per month.  If the total of such monthly installments in
any lease year is greater than Tenant’s Proportionate Share of actual Operating
Costs for such lease year, Tenant shall be entitled to a credit against Tenant’s
monthly installments on account of projected Operating Costs hereunder in the
amount of such difference or, if the Lease Term has expired and Tenant has no
outstanding monetary obligations to Landlord, Landlord shall promptly pay such
amount to Tenant.  In no event shall the
Landlord credit Tenant’s account for an amount greater than the amount of
Operating Costs actually paid in by Tenant during the lease year.  If the total of such monthly installments is
less than such liability for such lease year, Tenant shall pay to Landlord the
amount of such difference, as additional rent, within thirty (30) days after
Tenant receives Landlord’s invoice therefor.

As used in this Lease, the term “Operating Costs”
shall mean all costs and expenses incurred by Landlord in connection with
operation, insuring, repair, equipping, maintenance, management, cleaning and
protection (collectively, “the Operation”) of the Building, the Building
heating, ventilating, electrical, plumbing, and other systems and the Lot
(collectively, “the Property”), including, without limitation, the following:

(1)                                  All
expense incurred by Landlord or its agents which shall be related to employment
of day and night supervisors, janitors, handymen, carpenters, engineers,
firemen, mechanics, electricians, plumbers, guards, cleaners and other
personnel (including amounts incurred for wages, salaries and other
compensation for services, payroll, social security, unemployment and similar
taxes, workmen’s compensation insurance, disability benefits, pensions,
hospitalization, retirement plans and group insurance, uniforms and working
clothes and the cleaning thereof, and expenses imposed on Landlord or its
agents pursuant to any collective bargaining agreement), for services in
connection with the Operation of the Property, and personnel engaged in
supervision of any of the persons mentioned above; provided, however, that the
costs of employing personnel who work less than full-time in connection with
the Operation of the Property shall be equitably adjusted;

(2)                                  The
cost of services, materials and supplies furnished or used in the Operation of
the Property;

(3)                                  The
amounts paid to managing agents and for legal and other professional fees
relating to the Operation of the Property, but excluding such fees paid in
connection with (x) negotiations for or the enforcement of leases; and (y)
seeking abatements of Taxes; provided, however, that management fees shall not
exceed prevailing market rates;

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(4)                                  Insurance
premiums and the positive difference, if any, between the amounts of what the
insurance premiums would be if such insurance were maintained without
deductibles over the actual premiums for such policies;

(5)                                  Costs
for electricity, steam and other utilities required in the Operation of the
Property;

(6)                                  Water
and sewer use charges;

(7)                                  The
costs of snow-plowing and removal, parking fees and parking lot
maintenance,  and landscaping;

(8)                                  Amounts
paid to independent contractors for services, materials and supplies furnished
for the Operation of the Property; and

(9)                                  All
other expenses incurred in connection with the Operation of the Property.

Operating
Costs may be incurred directly or by way of reimbursement, and shall include
taxes applicable thereto.  The following
shall be excluded from Operating Costs:

(1)                                  Salaries
of officers and executives of Landlord not connected with the Operation of the
Property (i.e., above the level of Building Manager) and other costs and
expenses associated with the Operation of the Property, but allocable to other
properties (e.g., where a service is provided at a single cost to both the
Property and another property of Landlord, an equitable allocation shall be
made to exclude the cost fairly attributable to such other property);

(2)                                  Depreciation
of the original construction costs of the Building;

(3)                                  Expenses
relating to tenants’ alterations;

(4)                                  Interest
on indebtedness;

(5)                                  Expenses
for which Landlord, by the terms of this Lease or any other lease, makes a
separate charge;

(6)                                  Real
estate taxes;

(7)                                  The
cost of any electric current or other utilities furnished to the Building
tenants and separately metered or billed;

(8)                                  Leasing
fees or commissions;

(9)                                  Capital
expenses; and

(10)                            other
expenses incurred in the construction of additional leasable area on the
Property.

Provided that
Tenant shall have first paid all of amounts due and payable by Tenant pursuant
to this Article III and upon written notice of Tenant within 60 days of the
receipt of a final certificate (but not more than once with respect to any
operating year), Tenant may cause Landlord’s books and records to be audited
with respect to Operating Costs or Taxes applicable to the Building for such
operating year. The audit shall be performed within 30 days of Landlord’s
receipt of notice by a certified public accountant at Tenant’s sole cost and
expense and at a mutually agreeable time and place where the books and records
are customarily kept by the Landlord (or property manager) in the ordinary
course.  During such time of audit Tenant
shall pay its full share of Operating Costs and Taxes.  If it is determined that there are any
amounts owed Tenant or Landlord as a result of said audit, such amount shall be
reimbursed to the other within 30 days of said audit results.  Tenant shall keep the results of any such
audit confidential and shall not disclose the results of such inspection nor
the content of such books and records with any third party other than Tenant’s
consultants and attorneys.  Failure of
Tenant to provide Landlord with a written request to review such books and
records in a timely manner pursuant to this Article 3 with respect to each
operating year shall be deemed a waiver of Tenant’s rights hereunder with
respect to such operating year.

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ARTICLE V

USE OF PREMISES

5.1                              PERMITTED
USE

Tenant agrees that the Premises shall be used and
occupied by Tenant only for the purposes specified as the Permitted Use thereof
in Section 1.2 of this Lease, and for no other purpose or purposes.

The Tenant shall comply and shall cause its employees,
agents, and invitees to comply with such reasonable rules and regulations as
Landlord shall from time to time establish for the proper regulation of the
Building and the Lot, provided that Landlord gives Tenant reasonable advance
notice thereof and that such additional rules and regulations shall be of
general application to all the tenants in the Building, except where different
circumstances justify different treatment.

5.2                              COMPLIANCE
WITH LAWS

Tenant agrees that no trade or occupation shall be
conducted in the Premises or use made thereof which will be unlawful, improper,
or contrary to any law, ordinance, by-law, code, rule, regulation or order
applicable in the municipality in which the Premises are located or which will
disturb the quiet enjoyment of the other tenants of the Building.  Tenant shall obtain any and all approvals,
permits, licenses, variances and the like from governmental or
quasi-governmental authorities, including without limitation any Architectural
Access Board and Board of Fire Underwriters (collectively, “Approvals”) which
are required for Tenant’s use of the Premises, including, without limitation,
any which may be required for any construction work and installations,
alterations, or additions made by Tenant to, in, on, or about the Premises;
provided, however, that Tenant shall not seek or apply for any Approvals
without first having given Landlord a reasonable opportunity to review any
applications for Approvals and all materials and plans to be submitted in
connection therewith and obtaining Landlord’s written consent, which consent
shall not be unreasonably withheld.  In
any event, Tenant shall be responsible for all costs, expenses, and fees in
connection with obtaining all Approvals. 
Without limiting the general application of the foregoing, Tenant shall
be responsible for compliance of the Premises, including, without limitation,
any alterations it may make to the Premises with the requirements of the
Americans with Disabilities Act (42 U.S.C. Section 12101 et seq.) and the
regulations and Accessibility Guidelines for Buildings and Facilities issued
pursuant thereto, as the same may be amended from time to time (collectively,
the “ADA”).  The Landlord shall be
responsible for the compliance with the requirements of the ADA of (x) the
common areas of the Building and Lot; (y) the access to the Premises from the
common areas and (z) the Premises as delivered to Tenant on the Term
Commencement Date.  Tenant’s inability to
obtain or delay in obtaining any such Approval shall in no event reduce, delay,
or terminate Tenant’s rental, payment, and performance obligations hereunder.
Tenant shall, at its own cost and expense, (i) make all installations, repairs,
alterations, additions, or improvements to the Premises required by any law,
ordinance, by-law, code, rule, regulation or order of any governmental or
quasi-governmental authority; (ii) keep the Premises equipped with all required
safety equipment and appliances; and (iii) comply with all laws, ordinances,
codes, rules, regulations, and orders and the requirements of Landlord’s and
Tenant’s insurers applicable to the Premises, Building and Lot.  Tenant shall not place a load upon any floor
in the Premises exceeding the lesser of (a) the floor load per square foot of
area which such floor was designed to carry as certified by Landlord’s
architect and (b) the floor load per square foot of area which is allowed by
law.  Landlord reserves the right to
prescribe the weight and position of all business machines and mechanical
equipment, including safes, which shall be placed so as to distribute the
weight.  Notwithstanding the foregoing
paragraph, to the best of Landlord’s knowledge, the Building is substantially
in compliance with ADA.

5.3                              INSURANCE
RISKS

Tenant shall not permit any use of the Premises which
will make voidable or, unless Tenant pays the extra insurance premium
attributable thereto as provided below, increase the premiums for any insurance
on the Building or on the contents of said property or which shall be contrary
to any law or regulation from time to time established by the New England Fire
Insurance Rating Association (or any

 8
 

successor
organization) or which shall require any alteration or addition to the
Building.  Tenant shall, within thirty
(30) days after written demand therefor, reimburse Landlord and all other
tenants for the costs of all extra insurance premiums caused by Tenant’s use of
the Premises.  Any such amounts shall be
deemed to be additional rent hereunder.

5.4                              ELECTRICAL
EQUIPMENT

The Tenant shall not, without Landlord’s written consent
in each instance, connect to the electrical distribution system any fixtures,
appliances, or equipment which will operate individually or collectively at a
wattage in excess of the capacity of the electrical system serving the Premises
as the same may be reasonably determined by Landlord and Landlord may audit
Tenant’s use of electric power to determine Tenant’s compliance herewith.  If Landlord, in its sole discretion, permits
such excess usage, Tenant will pay for the cost of such excess power as additional
rent, together with the cost of installing any additional risers, meters, or
other facilities that may be required to furnish or measure such excess power
to the Premises.

5.5                              TENANT’S
OPERATIONAL COVENANTS

(a)                                  Affirmative
Covenants

In regard to the use and occupancy of the Premises,
and except as set forth in Exhibit C, Tenant will at its expense: (1) keep the
inside and outside of all glass in the doors and windows of the Premises
reasonably clean; (2) replace promptly any cracked or broken glass of the
Premises with glass of like kind and quality; (3) maintain the Premises in a
clean, orderly and sanitary condition and free of insects, rodents, vermin and
other pests; (4) keep any garbage, trash, rubbish or other refuse in
vermin-proof containers within the interior of the Premises until removed (and
Tenant shall cause the Premises to be inspected and exterminated on a regular
basis by a reputable, licensed exterminator and shall provide Landlord, on
request, with a copy of Tenant’s contract for such services); (5) keep all
mechanical apparatus free of vibration and loud noise which may be transmitted
beyond the Premises; and (6) comply with and observe all rules and regulations
reasonably established by Landlord from time to time.

(b)                                 Negative
Covenants

In regard to the use and occupancy of the Premises and
common areas, Tenant will not: (7) place or maintain any trash, refuse or other
articles in any vestibule or entry of the Premises, on the sidewalks or
corridors adjacent thereto or elsewhere on the exterior of the Premises so as
to obstruct any corridor, stairway, sidewalk or common area; (8) permit undue
accumulations of or burn garbage, trash, rubbish or other refuse within or
without the Premises; (9) cause or permit objectionable odors to emanate or to
be dispelled from the Premises except by means of an exhaust systems used in
the normal course of Tenant’s business, approved by the Landlord in its
reasonable discretion and maintained in accordance with any applicable laws or
regulations; or (10) commit, or suffer to be committed, any waste upon the
Premises or any public or private nuisance or other act or thing which may
disturb the quiet enjoyment of any other tenant or occupant of the Building, or
use or permit the use of any portion of the Premises for any unlawful purpose;
(11) park trucks or other vehicles in a manner that will block access to the
loading docks serving the Building, except when Tenant is actively using such
loading docks.

5.6                              SIGNS

Except as expressly permitted in this Section 5.6,
Tenant shall not place any signs, placards, or the like on the Building or in
the Premises that will be visible from outside the Premises (including without
limitation both interior and exterior surfaces of windows).

5.7                              HAZARDOUS
MATERIALS

The
Tenant shall not use, handle or store or dispose of any oil, hazardous or toxic
substances, materials or wastes (collectively “Hazardous Materials”) in, under,
on or about the Property or in any Tenant vehicles parked on the Property
except for such storage and use consented to by Landlord in advance which
consent may be withheld in Landlord’s sole and absolute discretion.  Any Hazardous

 9
 

Materials in the
Premises, and all containers therefor, shall be used, kept, stored and disposed
of in conformity with all applicable laws, ordinances, codes, rules,
regulations and orders of governmental authorities.  If the transportation, storage, use or
disposal of Hazardous Materials anywhere on the Property in connection with Tenant’s
use of the Premises results in (1) contamination of the soil or surface or
ground water or (2) loss or damage to person(s) or property, then Tenant agrees
(i) to notify Landlord immediately of any contamination, claim of
contamination, loss or damage, (ii) after consultation with and approval by
Landlord, to clean up all contamination in full compliance with all applicable
statutes, regulations and standards, and (iii) to indemnify, defend and hold
Landlord harmless from and against any claims, suits, causes of action, costs
and fees, including, without limitation, reasonable attorneys’ fees, arising
from or connected with any such contamination, claim of contamination, loss or
damage.  This provision shall survive the
termination of this Lease.  No consent or
approval of Landlord shall in any way be construed as imposing upon Landlord
any liability for the means, methods, or manner of removal, containment or
other compliance with applicable law for and with respect to the
foregoing.  The terms of this Section 5.7
shall apply to any transportation, storage, use or disposal of Hazardous
Materials irrespective of whether Tenant has obtained Landlord’s consent
therefor but nothing in this Lease shall limit or otherwise modify the
requirement of obtaining Landlord’s prior consent as set forth in the first
sentence of this Section 5.7.

Notwithstanding anything set forth in the preceding
paragraph, Landlord acknowledges that Tenant’s business requires the use of
certain Hazardous Materials and Landlord hereby expressly consents to the use
of such Hazardous Materials as are used or may be used in the course of Tenant’s
business during the Lease Term; provided that such use complies with all
applicable laws and regulations and is consistent with industry standards and
practice. Upon reasonable request of Landlord, Tenant shall identify any
materials being stored or otherwise in use on the Premises or Tenant’s vehicles
and shall cooperate fully with Landlord in any investigation thereof.

ARTICLE VI

INSTALLATIONS, ALTERATIONS, AND ADDITIONS

6.1                              INSTALLATIONS,
ALTERATIONS, AND ADDITIONS

Tenant shall not make structural installations,
alterations, or additions to the Premises, but may make nonstructural
installations, alterations or additions provided that Landlord consents thereto
in advance and in writing, which consent shall not be unreasonably withheld,
delayed or conditioned as to work in the existing office space that will not
affect the utility or building service systems or equipment.  In any event, Tenant shall not demolish the
existing office space in the Premises, without the prior written approval of
Landlord, which approval may be withheld in Landlord’s sole and absolute
discretion.  In no event shall Landlord’s
approval of any proposed installations, alterations, or additions to the
Premises, whether in connection with Tenant’s initial leasehold improvements or
otherwise, constitute a representation by Landlord that such work complies with
the requirements of any applicable law or regulation, including without
limitation the requirements of the ADA. 
Any installations, alterations, or additions made by Tenant shall be at
Tenant’s sole cost and expense and shall be done in a good and workmanlike
manner using materials of a quality at least equivalent to that of the existing
improvements and in compliance with the requirements of Section 5.2; and prior
to Tenant’s use of the Premises, after the performance of any such work, Tenant
shall procure certificates of occupancy and any other required
certificates.  Tenant shall not suffer or
permit any mechanics’ or similar liens to be placed upon the Premises for labor
or materials furnished to Tenant or claimed to have been furnished to Tenant in
connection with work of any character performed or claimed to have been
performed at the direction of Tenant, and shall cause any such lien to be
released of record forthwith without cost to Landlord.  Any and all Tenant installations,
alterations, and additions, in or to the Premises, that are intended to become
or do become part of the real estate or fixtures therein (other than trade
fixtures that are readily removable without damage to the Premises) including
but not limited to equipment, appliances, and machinery, shall be fully paid
for and free and clear of any and all chattel mortgages, conditional bills of sale,
security interests, or any liens or encumbrances of any kind or nature.  At all times when any installation,
alteration, or addition by Tenant is in progress, there shall be maintained, at
Tenant’s cost and expense, insurance meeting the requirements of Section 11.3
below and certificates of insurance evidencing such coverage shall be furnished
to Landlord prior to the commencement of any such work.  Any installations, alterations or additions
made by Tenant to the Premises, including, without limitation, all utility
systems, fixtures, machinery, equipment, and appliances installed in connection
therewith, other than movable personal property, shall become the property of

 10
 

Landlord
at the termination or expiration of this Lease, unless Landlord requires, at
the time of Landlord’s approval of such work, Tenant to remove any of the same,
in which event Tenant shall, at its own cost and expense, comply with such
requirement and repair any damage caused by such removal.

ARTICLE VII

ASSIGNMENT AND SUBLETTING

7.1                              PROHIBITION

Notwithstanding any other provision of this Lease,
Tenant shall not, directly or indirectly, assign, mortgage, pledge or otherwise
transfer, voluntarily or involuntarily, this Lease or any interest herein or
sublet  (which term without limitation,
shall include granting of concessions, licenses, and the like) or allow any
other person or entity to occupy the whole or any part of the Premises,
without, in each instance, having first received the express consent of
Landlord, which consent shall not be unreasonably withheld.  Any assignment of this Lease or subletting of
the whole or any part of the Premises (other than as permitted to a subsidiary
or a controlling corporation as set forth below) by Tenant without Landlord’s
express consent shall be invalid, void and of no force or effect.  This prohibition includes, without
limitation, any assignment, subletting, or other transfer which would occur by
operation of law, merger, consolidation, reorganization, acquisition, transfer,
or other change of Tenant’s corporate or proprietary structure, including a
change in the partners of any partnership, and the sale, pledge, or other
transfer of any of the issued or outstanding capital stock of any corporate
Tenant (unless such stock is publicly traded on a recognized security exchange
or over-the-counter market).  Any request
for consent under this Section 7.1 shall set forth, in detail reasonably
satisfactory to Landlord, the identification of the proposed assignee or
sublessee, its financial condition and the terms on which the proposed
assignment or subletting is to be made, including, without limitation, the rent
or any other consideration to be paid in respect thereto and such request shall
be treated as Tenant’s warranty in respect of the information submitted
therewith.

In any case where Landlord shall consent to any
assignment or subletting, Tenant originally named herein shall remain fully
liable for Tenant obligations hereunder, including, without limitation, the
obligation to pay the rent and other amounts provided under this Lease and such
liability shall not be affected in any way by any future amendment,
modification, or extension of this Lease or any further assignment, other
transfer, or subleasing and Tenant hereby irrevocably consents to any and all
such transactions.  Notwithstanding
anything set forth in the previous sentence, in no event shall any amendment,
modification, or extension of the terms of this Lease agreed to by the Landlord
and any assignee or sublessee increasing the obligations of Tenant imposed
under the terms of this Lease be binding on Tenant.  Tenant agrees to pay to Landlord, within
fifteen (15) days of billing therefor, all reasonable legal and other
out-of-pocket expenses incurred by Landlord in connection with any request to
assign or sublet. It shall be a condition of the validity of any permitted
assignment or subletting that the assignee or sublessee agree directly with
Landlord, in form satisfactory to Landlord, to be bound by all Tenant
obligations hereunder, including, without limitation, the obligation to pay all
Rent and other amounts provided for under this Lease and the covenant against
further assignment or other transfer or subletting.

Without limiting Landlord’s discretion to grant or
withhold its consent to any proposed assignment or subletting, if Tenant
requests Landlord’s consent to assign this Lease or sublet all or any portion
of the Premises, Landlord shall have the option, exercisable by notice to
Tenant given within thirty (30) days after Landlord’s receipt of such request,
to terminate this Lease as of the date specified in such notice which shall be
not less than thirty (30) nor more than sixty (60) days after the date of such
notice for the entire Premises, in the case of an assignment or subletting of
the whole, and for the portion of the Premises, in the case of a subletting of
a portion.  In the event of termination
in respect of a portion of the Premises, the portion so eliminated shall be
delivered to Landlord on the date specified in good order and condition in the
manner provided in Section 8.1 at the end of the Lease Term and thereafter, to
the extent necessary in Landlord’s judgment, Landlord, at Landlord’s sole cost
and expense, may have access to and may make modification to the Premises so as
to make such portion a self-contained rental unit with access to common areas,
elevators and the like. Rent and Tenant’s Proportionate Share shall be adjusted
according to the extent of the Premises for which this Lease is
terminated.  Without limitation of the
rights of Landlord hereunder in respect thereto, if there is any assignment of
this Lease by Tenant for consideration or a subletting of the whole of the
Premises by Tenant at a rent which exceeds the rent payable hereunder by
Tenant, or if there is a subletting of a portion of the Premises by Tenant at a
rent in excess of the subleased

 11
 

portion’s
pro  rata share of the Rent payable hereunder by Tenant, then
Tenant shall pay to Landlord, as additional rent, forthwith upon Tenant’s
receipt of the consideration (or the cash equivalent thereof) therefor, in the
case of an assignment, and in the case of a subletting, fifty percent (50%) of
the amount of any such excess rent.  The
provisions of this paragraph shall apply to each and every assignment of this
Lease and each and every subletting of all or a portion of the Premises,
whether to a subsidiary or controlling corporation of Tenant or any other
person, firm or entity, in each case on the terms and conditions set forth
herein.  For the purposes of this Section
7.1, the term “rent” shall mean all rent, additional rent or other payments
and/or consideration payable by one party to another for the use and occupancy
of all or a portion of the Premises.

The requirement of Landlord’s prior consent and
Landlord’s recapture right shall not, however, be applicable to an assignment
of this Lease by Tenant to a subsidiary (for such period of time as at least
50% of the stock of such subsidiary continues to be owned by Tenant, it being
agreed that the subsequent sale or transfer of the stock of such subsidiary
(either individually or in the aggregate) resulting in Tenant owning less than
50% of the stock of such subsidiary shall be treated as if such sale or
transfer were, for all purposes, an assignment of this Lease governed by the
provisions of this Section 7.1) or controlling corporation, provided (and it
shall be a condition of the validity of any such assignment) that such
subsidiary or controlling corporation agree directly with Landlord to be bound
by all of the obligations of Tenant hereunder, including, without limitation,
the obligation to pay the rent and other amounts provided for under this Lease,
the covenant to use the Premises only for the purposes specifically permitted
under this Lease and the covenant against further assignment; but such
assignment shall not relieve Tenant herein named of any of its obligations
hereunder, and Tenant shall remain fully liable therefor.  Further, Landlord’s consent shall not be
required for an assignment of this Lease in connection with a transfer of
substantially all operations of Tenant to another entity by way of merger,
consolidation or sale of substantially all of the stock therein or assets
thereof, provided that at the time of such assignment such entity has a net
worth at least equal to that of Tenant or any guarantor on the date hereof or
on the date of such assignment, whichever is greater.

7.2                              ACCEPTANCE
OF RENT FROM TRANSFEREE

The acceptance by Landlord of the payment of Rent,
additional rent, or other charges following assignment, subletting, or other
transfer prohibited by this Article VII 
shall not be deemed to be a consent by Landlord to any such assignment,
subletting, or other transfer, nor shall the same constitute a waiver of any
right or remedy of Landlord.

ARTICLE VIII

REPAIRS AND MAINTENANCE

8.1                              TENANT
OBLIGATIONS

From and after the date that possession of the
Premises is delivered to Tenant and until the end of the Lease Term, Tenant
shall keep the Premises and every part thereof in good order, condition, and
repair, reasonable wear and tear and damage by casualty, as a result of
condemnation, or as a result of the failure of Landlord to provide services
required to be provided hereunder only excepted; and shall return the Premises
to Landlord at the expiration or earlier termination of the Lease Term in such
condition.

8.2                              LANDLORD
OBLIGATIONS

Except as may be provided in Articles XII and XIII,
Landlord agrees to provide the services described in Exhibit C
and to keep in good order, condition, and repair the structural components and
the roof of the Building, the common utility and Building systems, the common
hallways, entrances, restrooms and elevators, the paved surface of the parking
areas serving the Building and the sprinkler system to the extent the same is
located outside the Premises except that Tenant shall reimburse Landlord, as
additional rent hereunder, for the costs of maintaining, repairing, or
otherwise correcting  any condition
caused by an act, omission, neglect or default under this Lease of Tenant or
any employee, agent, or contractor of Tenant or any other party for whose
conduct Tenant is responsible.  Without
limitation, Landlord shall not be responsible to make any improvements or repairs
other than as expressly provided in this Section 8.2, and Landlord shall not be
liable for any failure to make such repairs unless Tenant has given notice to
Landlord

 12
 

of the
need to make such repairs and Landlord has failed to commence to make such
repairs within a reasonable time thereafter.

ARTICLE IX

SERVICES TO BE FURNISHED BY LANDLORD;

9.1                              LANDLORD’S
SERVICES

The Landlord agrees to cause the parking areas,
driveways, and walkways on the Lot to be kept clear of accumulations of dirt,
litter, rubbish, ice and snow, cause the landscaping on the Lot to be kept in a
neat and attractive condition, keep the parking areas on the Lot lighted as
necessary from the hours of 6:00 p.m. until 8:00 a.m. and perform its
obligations with respect to maintenance and repair set forth in Section 8.2 above.  Upon the request of Tenant from time to time,
Landlord shall use reasonable efforts to provide services at hours other than
the times set forth above and Tenant shall reimburse Landlord as additional
rent for the cost of such services within thirty (30) days after invoice
therefor.  Landlord shall have no
obligation to provide utilities or equipment other than the utilities and
equipment within the Premises as of the Term Commencement Date of this Lease.  Tenant shall not, without first having
obtained Landlord’s prior written consent, which consent shall not be
unreasonably withheld, install or use any additional air-conditioning or
heating equipment in the Premises.  In
the event that Tenant should require additional utilities, appliances, machines
or equipment, the installation, maintenance and costs thereof shall be Tenant’s
sole obligation, provided that any such installation shall require the written
consent of Landlord, which consent Landlord shall not unreasonably withhold.

9.2                              CAUSES
BEYOND CONTROL OF THE LANDLORD

The Landlord shall in no event be liable for failure
to perform any of its obligations under this Lease when prevented from doing so
by causes beyond its reasonable control, including without limitation labor
dispute, breakdown, accident, order or regulation of or by any governmental
authority, or failure of supply, or inability by the exercise of reasonable
diligence to obtain supplies, parts, or employees necessary to furnish services
required under this Lease, or because of war or other emergency, or for any
cause due to any act, neglect, or default of Tenant or Tenant’s servants,
contractors, agents, employees, licensees or any person claiming by, through or
under Tenant, and in no event shall Landlord ever be liable to Tenant for any indirect,
special or consequential damages under the provisions of this Section 9.2 or
any other provision of this Lease.  If
there is an interruption of utility service or other building services to the
Premises due to the negligence or willful misconduct of Landlord or its agents,
employees, or contractors that renders all or any portion of the Premises
untenantable for the Permitted Use hereunder and Tenant actually vacates all or
any portion of the Premises and notifies Landlord thereof, then, commencing on
the third business day after Tenant so vacates the Premises and notifies
Landlord thereof, then, as Tenant’s sole and exclusive remedy therefor, the
Rent shall proportionately abate until such services are restored and Landlord
gives Tenant notice thereof or Tenant reoccupies the Premises (or such vacated
portion), whichever occurs first.

9.3                              SEPARATELY
METERED UTILITIES

Effective on the Term Commencement Date, Tenant shall
pay directly to the utility, as they become due, all bills for electricity, gas,
water and sewer, and other utilities (whether they are used for furnishing heat
or for other purposes) that are furnished to the Premises and now or hereafter
separately metered or billed by the utility to the Premises.  If any utilities used or consumed by Tenant
are not separately metered, Tenant shall pay its allocable share of such
utilities, based on use or pro  rata share of the meter, as
determined by Landlord.

 13
 

ARTICLE X

INDEMNITY

10.1                        THE
TENANT’S INDEMNITY

The Tenant shall indemnify and save harmless Landlord,
the directors, officers, agents, and employees of Landlord, against and from
all claims, expenses, or liabilities of whatever nature (a) arising directly or
indirectly from any default or breach by Tenant or Tenant’s contractors,
licensees, agents, servants, or employees under any of the terms or covenants
of this Lease (including without limitation any violation of Landlord’s Rules
and Regulations and any failure to maintain or repair equipment or
installations to be maintained or repaired by Tenant hereunder) or the failure
of Tenant or such persons to comply with any rule, order, regulation, or lawful
direction now or hereafter in force of any public authority, in each case to
the extent the same are related, directly or indirectly, to the Premises or the
Building, or Tenant’s use thereof; or (b) arising directly or indirectly from
any accident, injury, or damage, however caused, to any person or property, on
or about the Premises; or (c) arising directly or indirectly from any accident,
injury, or damage to any person or property occurring outside the Premises but
within the Building or on the Lot, where such accident, injury, or damage
results, or is claimed to have resulted, from any act, omission, or negligence
on the part of Tenant, or Tenant’s contractors, licensees, agents, servants,
employees, or customers, or anyone claiming by or through Tenant: provided,
however, that in no event shall Tenant be obligated under this clause (c) to
indemnify Landlord, the directors, officers, agents, employees of Landlord, to
the extent such claim, expense, or liability results from any omission, fault,
negligence, or other misconduct of Landlord or the officers, agents, or
employees of Landlord on or about the Premises or the Building.

This indemnity and hold harmless agreement shall
include, without limitation, indemnity against all expenses, reasonable
attorney’s fees and liabilities incurred in connection with any such claim or
proceeding brought thereon and the defense thereof with counsel acceptable to
Landlord.  At the request of Landlord,
Tenant shall defend any such claim or proceeding directly on behalf and for the
benefit of Landlord.

10.2                        THE
TENANT’S RISK

The Tenant agrees to use and occupy the Premises and
to use such other portions of the Building and the Lot as Tenant is herein
given the right to use at Tenant’s sole risk; and Landlord shall have no
responsibility or liability for any  loss
or damage, however caused, to furnishings, fixtures, equipment, or other
personal property of Tenant or of any persons claiming by, through, or under
Tenant.

10.3                        INJURY
CAUSED BY THIRD PARTIES

The Tenant agrees that Landlord shall not be
responsible or liable to Tenant, or to those claiming by, through, or under
Tenant, for any loss or damage resulting to Tenant or those claiming by,
through, or under Tenant, or its or their property, that may be occasioned by
or through the acts or omissions of persons occupying any part of the Building,
or for any loss or damage from the breaking, bursting, crossing, stopping, or
leaking of electric cables and wires, and water, gas, sewer, or steam pipes, or
like matters.

10.4                        SECURITY

Tenant agrees that, in all events, Tenant is
responsible for providing security to the Premises and its own personnel, and
that Landlord shall have no obligation to provide security to the Premises or
the City of Lowell parking garage providing parking to the Premises.  Landlord shall be responsible for providing
security to the common areas of the Building and the Lot.

10.5                        LANDLORD’S
NEGLIGENCE OR MISCONDUCT

Notwithstanding anything to the contrary contained in
this Article X, Landlord shall not be released from liability for any injury,
loss, damages, or liability to the extent arising from the gross

 14
 

negligence
or gross misconduct of Landlord, its servants, employees or agents, acting
within the scope of their authority on or about the Premises.

ARTICLE XI

INSURANCE

11.1                        PUBLIC
LIABILITY INSURANCE

The Tenant agrees to maintain in full force from the
date upon which Tenant first enters the Premises for any reason, throughout the
Lease Term, and thereafter so long as Tenant is in occupancy of any part of the
Premises, a policy of commercial general liability insurance, written on an
occurrence basis and including contractual liability coverage to cover any
liabilities assumed under this Lease, insuring against all claims for injury to
or death of persons or damage to property on or about the Premises or arising
out of the use of the Premises, including products liability, and completed operations
liability.  Each such policy shall
designate Tenant as a named insured and Landlord, its managing agent, if any,
and any mortgagees (as may be set forth in a notice given from time to time by
Landlord) shall be named as additional insureds, as their interests appear.

The minimum limits of liability of such insurance
shall be bodily injury and property damage combined single limit of $3,000,000
per occurrence.  The Landlord shall have
the right from time to time to increase such minimum limits upon notice to
Tenant, provided that any such increase shall provide for coverage in amounts
similar to like coverage being carried on like property in the greater Boston
area.

11.2                        HAZARD
INSURANCE

The Tenant agrees to maintain in full force from the
date upon which Tenant first enters the Premises for any reason, throughout the
Lease Term, and thereafter so long as Tenant is in occupancy of any part of the
Premises, a policy insuring any leasehold improvements paid for by Tenant and
all fixtures, equipment, and other personal property of Tenant against damage
or destruction by fire or other casualty in an amount equal to the full
replacement cost of such property. 
Tenant shall also maintain insurance against such other hazards as may
from time to time reasonably be required by Landlord or the holder of any
mortgage on the Premises, provided that such insurance is customarily carried
in the area in which the Premises are located on property similar to the
Building and that Tenant receives written notice specifying all such additional
insurance as may be required.  At
Landlord’s request, any such policies of insurance shall name any such
mortgagee as loss payee under a standard mortgagee’s clause.

Notwithstanding the foregoing, Tenant shall be
permitted to self-insure its fixtures, equipment and other personal property
from time to time located in, on or about the Premises, and all leasehold
improvements to the Premises constructed or installed by Tenant, provided that
at all times when Tenant so self-insures the same or any portion thereof,
Tenant’s net worth shall be and remain at least Twenty Million and 00/100
Dollars ($20,000,000.00).  During all
periods in which Tenant so self-insures any of the same, the rights and
obligations of Landlord and Tenant shall remain the same as if Tenant shall
have purchased and kept in force thereon insurance from an independent,
institutional insurer of recognized responsibility, and, without limitation,
the provisions of Sections 10.2 and 11.5 of this Lease shall remain in full force
and effect.  The Tenant represents, by so
self-insuring, that Tenant then is financially able to absorb any loss thereto
without significant reduction of available capital or any other material,
adverse effect on Tenant or its business operations, and that Tenant then is of
at least such minimum net worth.

The Landlord shall maintain in full force throughout
the Lease Term a policy of insurance upon the Building and its fixtures and
equipment.

11.3                        CONSTRUCTION
PERIOD INSURANCE

At any time when demolition or construction work is
being performed on or about the Premises or Building by or on behalf of Tenant,
the Tenant shall keep in full force and effect the following insurance
coverage:

 15

(1)                                  builder’s
risk completed value (non-reporting form) in such form and affording such
protections as required by Landlord, naming Landlord and its mortgagees as
additional insureds; and

(2)                                  workers’
compensation or similar insurance in form and amounts required by law.

Tenant shall cause a certificate or certificates of
such insurance to be delivered to Landlord prior to the commencement of any
work in or about the Building or the Premises, in default of which Landlord
shall have the right, but not the obligation, to obtain any or all such
insurance at the expense of Tenant, in addition to any other right or remedy of
Landlord.  The provisions of this §11.3
shall survive the expiration or earlier termination of this Lease.

11.4                           RENTAL
ABATEMENT INSURANCE

The Landlord shall keep and maintain in full force and
effect during the Lease Term rental abatement insurance against abatement or
loss of Rent in case of fire or other casualty, in an amount at least equal to
the amount of the Rent payable by Tenant during the then current lease year as
reasonably determined by Landlord.  All
premiums for such insurance shall be included in Operating Costs for the
purposes of this Lease.

11.5                           WAIVER
OF SUBROGATION

Insofar as and to the extent that the following
provisions may be effective without invalidating or making it impossible to
secure insurance coverage from responsible insurance companies doing business
in The Commonwealth of Massachusetts (even though extra premium may result
therefrom):  Landlord and Tenant mutually
agree that with respect to any loss which is covered by insurance then being
carried by them, the one carrying such insurance and suffering said loss
releases the other of and from any and all claims with respect to such loss;
and they further mutually agree that their insurance companies shall have no
right of subrogation against the other on account thereof.  In the event that an additional premium is
payable by either party as a result of this provision, the other party shall
reimburse the party paying such premium the amount of such extra premium.  If, at the written request of one party, this
release and non-subrogation provision is waived, then the obligation of
reimbursement shall cease for such period of time as such waiver shall be
effective, but nothing contained in this Section shall be deemed to modify or
otherwise affect any releases elsewhere contained in this Lease.

ARTICLE XII

CASUALTY

12.1                           DEFINITION
OF “SUBSTANTIAL DAMAGE” AND “PARTIAL DAMAGE”

The term “substantial damage”, as used herein, shall
refer to damage which is of such a character that in Landlord’s reasonable,
good faith estimate the same cannot, in ordinary course, be expected to be
repaired within 60 calendar days from the time that such repair work would
commence.  Any damage which is not “substantial
damage” is “partial damage”.

12.2                           PARTIAL
DAMAGE TO THE BUILDING

If during the Lease Term there shall be partial damage
to the Building by fire or other casualty and if such damage shall  materially interfere with Tenant’s use of the
Premises as contemplated by this Lease, Landlord shall promptly proceed to
restore the Building to substantially the condition in which it was immediately
prior to the occurrence of such damage.

12.3                           SUBSTANTIAL
DAMAGE TO THE BUILDING

If during the Lease Term there shall be substantial
damage to the Building by fire or other casualty and if such damage shall
materially interfere with Tenant’s use of the Premises as contemplated by this
Lease, Landlord shall promptly restore the Building to the extent reasonably
necessary to enable Tenant’s use of the Premises, unless Landlord, within
ninety (90) days after the occurrence of such damage, shall give notice to
Tenant of Landlord’s election to terminate this Lease.  The Landlord shall have the right to

 16
 

make
such election in the event of substantial damage to the Building whether or not
such damage materially interferes with Tenant’s use of the Premises.  If Landlord shall give such notice, then this
Lease shall terminate as of the date of such notice with the same force and
effect as if such date were the date originally established as the expiration
date hereof.  If Landlord has not
restored the Premises to the extent required under this Section 12.3 within
nine (9) months after the date of such damage or destruction, such nine-month
period to be extended to the extent of any delays of the completion of such
restoration due to matters beyond Landlord’s reasonable control, or if the
Premises shall be substantially damaged during the last nine (9) months of the
Lease Term then, in either such case, Tenant may elect to terminate this Lease
by giving written notice of such election to Landlord within thirty (30) days
after the end of such nine-month period and before the substantial completion
of such restoration.  If Tenant so elects
to terminate this Lease, then this Lease and the term hereof shall cease and
come to an end on the date that is thirty (30) days after the date that
Landlord receives Tenant’s termination notice, unless on or before such date
Landlord has substantially completed such restoration.

12.4                           ABATEMENT
OF RENT

If during the Lease Term the Building shall be damaged
by fire or casualty and if such damage shall materially interfere with Tenant’s
use of the Premises as contemplated by this Lease, a just proportion of the
Base Rent payable by Tenant hereunder shall abate proportionately for the
period in which, by reason of such damage, there is such interference with
Tenant’s use of the Premises, having regard to the extent to which Tenant may
be required to discontinue Tenant’s use of the Premises, but such abatement or
reduction shall end if and when Landlord shall have substantially restored the
Premises or so much thereof as shall have been originally constructed by
Landlord (exclusive of any of Tenant’s fixtures, furnishings, equipment and the
like or work performed therein by Tenant) to substantially the condition in
which the Premises were prior to such damage.

12.5                           MISCELLANEOUS

In no event shall
Landlord have any obligation to make any repairs or perform any restoration
work under this Article  XII if prevented
from doing so by reason of any cause beyond its reasonable control, including,
without limitation, the requirements of any applicable laws, codes, ordinances,
rules, or regulations, the refusal of the holder of a mortgage or ground lease
affecting the premises to make available to Landlord the net insurance proceeds
attributable to such restoration, or the inadequacy of such proceeds to fund
the full cost of such repairs or restoration, but reasonably promptly after
Landlord ascertains the existence of any such cause, it shall either terminate
this Lease or waive such condition to its restoration obligations and proceed
to restore the Premises as otherwise provided herein.  Further, Landlord shall not be obligated in
any event to make any repairs or perform any restoration work to any
alterations, additions, or improvements to the Premises performed by or for the
benefit of Tenant (all of which Tenant shall repair and restore) or to any fixtures
in or portions of the Premises or the Building which were constructed or
installed by or for some party other than Landlord or which are not the
property of Landlord.

ARTICLE XIII

EMINENT DOMAIN

13.1                           RIGHTS
OF TERMINATION FOR TAKING

If the Premises, or such portion thereof as to render
the balance (if reconstructed to the maximum extent practicable in the
circumstances) physically unsuitable for Tenant’s purposes, shall be taken
(including a temporary taking in excess of 180 days) by condemnation or right
of eminent domain or sold in lieu of condemnation, Landlord or Tenant may elect
to terminate this Lease by giving notice to the other of such election not
later than thirty (30) days after Tenant has been deprived of possession.

Further, if so much of the Building (which may include
the Premises) or the Lot shall be so taken, condemned or sold or shall receive
any direct or consequential damage by reason of anything done pursuant to
public or quasi-public authority such that continued operation of the same
would, in Landlord’s opinion, be uneconomical, Landlord may elect to terminate
this Lease by giving notice to Tenant of such election not later than thirty
(30) days after the effective date of such taking.

 17
 

Should any part of the Premises be so taken or
condemned or receive such damage and should this Lease be not terminated in
accordance with the foregoing provisions, Landlord shall promptly after the
determination of Landlord’s award on account thereof, expend so much as may be
necessary of the net amount which may be awarded to Landlord in such
condemnation proceedings in restoring the Premises to an architectural unit
that is reasonably suitable to the uses of Tenant permitted hereunder.  Should the net amount so awarded to Landlord
be insufficient to cover the cost of so 
restoring the Premises, in the reasonable estimate of Landlord, Landlord
may, but shall have no obligation to, supply the amount of such insufficiency
and restore the Premises to such an architectural unit, with all reasonable diligence,
or Landlord may terminate this Lease by giving notice to Tenant within a
reasonable time after Landlord has determined the estimated cost of such
restoration.

13.2                           PAYMENT
OF AWARD

The Landlord shall have and hereby reserves and
excepts, and Tenant hereby grants and assigns to Landlord, all rights to
recover for damages to the Building and the Lot and the leasehold interest
hereby created, and to compensation accrued or hereafter to accrue by reason of
such taking or damage, as aforesaid.  The
Tenant covenants to deliver such further assignments and assurances thereof as
Landlord may from time to time request. 
Nothing contained herein shall be construed to prevent Tenant from
prosecuting in any condemnation proceedings a claim for the value of any of
Tenant’s trade fixtures installed in the Premises by Tenant at Tenant’s expense
and for relocation expenses, provided that such action shall not affect the
amount of compensation otherwise recoverable hereunder by Landlord from the
taking authority.

13.3                           ABATEMENT
OF RENT

In the event of any such taking of the Premises, the
Base Rent or a fair and just proportion thereof, according to the nature and
extent of the damage sustained, shall be suspended or abated, as appropriate
and equitable in the circumstances.

13.4                           MISCELLANEOUS

In no event shall Landlord have any obligation to make
any repairs under this Article XIII if prevented from doing so by reason of any
cause beyond its reasonable control, including, without limitation,
requirements of any applicable laws, codes, ordinances, rules, or regulations
or requirements of any mortgagee. 
Further, Landlord shall not be obligated to make any repairs to any
portions of the Premises or the Building which were constructed or installed by
or for some party other than Landlord or which are not the property of
Landlord.

ARTICLE XIV

DEFAULT

14.1                           TENANT’S
DEFAULT

(a)                                  If
at any time any one or more of the following events (herein referred to as a “Default
of Tenant”) shall occur:

(i)                                     Tenant
shall fail to make payment of rent or any other monetary amount due under this
lease within five (5) days after Landlord has sent to Tenant notice of such
default.

However, if:  (A) Landlord shall have sent to Tenant a
notice of such default, even though the same shall have been cured and this
Lease not terminated; and (B) during the lease year in which said notice of
default has been sent by Landlord to Tenant, Tenant thereafter shall default in
any monetary payment, the same shall be deemed to be a Default of Tenant upon
Landlord giving Tenant written notice thereof, without the five (5) day grace
period set forth above; or

(ii)                                  Tenant
shall fail to perform or observe any other covenant or provision herein
contained on Tenant’s part to be performed or observed and Tenant shall fail to
remedy the same within thirty (30) days after notice to Tenant specifying such
neglect or failure, or, if such failure is of such a nature that Tenant cannot
reasonably remedy the same within such thirty (30) day period, Tenant shall
fail

 18
 

to commence promptly to remedy the same and to
prosecute such remedy to completion with diligence and continuity.

However,
if (A) Landlord shall have sent to Tenant a notice of such default, even though
the same shall have been cured and this Lease not terminated; and (B) during
the lease year in which said notice of default have been sent by Landlord to
Tenant, Tenant thereafter shall default in any non-monetary matter, the same
shall be deemed to be a Default of Tenant upon Landlord giving Tenant written
notice thereof, and Tenant shall have no grace period within which to cure the
same; or

(iii)                               except as otherwise
provided by applicable law, if the estate hereby created shall be taken on
execution or by other process of law, or if Tenant shall be judicially declared
bankrupt or insolvent according to law, or if any assignment shall be made of
the property of Tenant for the benefit of creditors, or if a receiver,
guardian, conservator, trustee in involuntary bankruptcy or other similar
officer shall be appointed to take charge of all or any substantial part of
Tenant’s property by a court of competent jurisdiction, or if a petition shall
be filed for the reorganization of Tenant under any provisions of law now or
hereafter enacted, and such proceeding is not dismissed within sixty (60) days
after it is begun, or if Tenant shall file a petition for such reorganization,
or for arrangements under any provisions of such laws providing a plan for a
debtor to settle, satisfy, or extend the time for the payment of debts; or

(iv)                              Tenant
shall vacate or abandon the Premises,

then,
in any such case, Landlord may, in addition to any remedies otherwise available
to Landlord, immediately or at any time thereafter, and without demand or
notice, enter into and upon the Premises or any part thereof in the name of the
whole and repossess the same as of Landlord’s former estate, and expel Tenant
and those claiming by, through or under it and remove its or their effects
(forcibly if necessary) without being deemed guilty of any manner of trespass,
and without prejudice to any remedies which might otherwise be used for arrears
of rent or preceding breach of covenant and/or Landlord may terminate this
Lease by notice to Tenant and this Lease shall come to an end on the date of
such notice as fully and completely as if such date were on the date herein
originally fixed for the expiration of the term of this Lease (Tenant hereby
waiving any rights of redemption, if any, under M.G.L.A.  c. 186, §11 to extent that such rights may be
lawfully waived), and Tenant will then quit and surrender the Premises to
Landlord, but Tenant shall remain liable as herein provided.  To the extent permitted by law, Tenant hereby
expressly waives any and all rights of redemption granted by or under any
present or future laws in the event of Tenant being evicted or dispossessed, or
in the event of Landlord obtaining possession of the Premises, by reason of the
violation by Tenant of any of the covenants and conditions of this Lease. In
the event of any such termination, entry or re-entry, Landlord shall have the
right to remove and store Tenant’s abandoned property and that of persons
claiming by, through or under Tenant at the sole risk and expense of Tenant
and, if Landlord so elects, (x) to sell such property at public auction or
private sale and apply the net proceeds to the payment of all sums due to
Landlord from Tenant and pay the balance, if any, to Tenant, or (y) to dispose
of such property in any manner in which Landlord shall elect, Tenant hereby
agreeing to the fullest extent permitted by law that it shall have no right,
title or interest in any property remaining in the Premises after such
termination, entry or re-entry.

(b)                                 Tenant
covenants and agrees, notwithstanding any termination of this Lease as aforesaid
or any entry or re-entry by Landlord, whether by summary proceedings,
termination, or otherwise, to pay and be liable for on the days originally
fixed herein for the payment thereof, amounts equal to the several installments
of Rent and other charges reserved as they would become due under the terms of
this Lease if this Lease had not been terminated or if Landlord had not entered
or re-entered, as aforesaid, and whether the Premises be relet or remain
vacant, in whole or in part, or for a period less than the remainder of the
Term, or for the whole thereof; but in the event the Premises be relet by
Landlord, Tenant shall be entitled to a credit in the net amount of rent
received by Landlord in reletting, after deduction of all expenses incurred in
reletting the Premises (including, without limitation, remodeling costs,
brokerage fees, attorneys’ fees and the like), and in collecting the rent in
connection therewith.  In lieu of any
other damages or indemnity and in lieu of full recovery by Landlord of all sums
payable under all the foregoing provisions of this Section 14.1 (b), Landlord
may by written notice to Tenant, at any time after this Lease is terminated
under any of the provisions contained in Section 14.1 or is otherwise
terminated for breach of any obligation of Tenant and before such full
recovery, elect to recover, and Tenant shall thereupon pay, as liquidated
damages, an amount equal to the excess of the present value of Rent during the
Lease Term

 19
 

(excluding any Extension
Term not yet commenced) over the fair market value of the Premises for the same
period.

(c)                                  In
case of any Default of Tenant, re-entry, entry, expiration and dispossession by
summary proceedings or otherwise, Landlord may (i) re-let the Premises or any
part or parts thereof, either in the name of Landlord or otherwise, for a term
or terms which may at Landlord’s option be equal to or less than or exceed the
period which would otherwise have constituted the balance of the Lease Term and
may grant concessions or free rent to the extent that Landlord considers
advisable or necessary to re-let the Premises and (ii) make such alterations,
repairs and decorations in the Premises as Landlord, in its sole judgment,
considers advisable or necessary for the purpose of reletting the Premises; and
no action by Landlord in accordance with the foregoing shall operate or be
construed to release Tenant from liability hereunder as aforesaid.  It is specifically understood and agreed that
Landlord shall be entitled to take into account in connection with any
reletting of the Premises all relevant factors which would be taken into
account by a sophisticated developer in securing a replacement tenant for the
Premises, such as, but not limited to, the first class quality of the Building
and the financial responsibility of any such replacement tenant.  Landlord shall in no event be liable in any
way whatsoever for failure to re-let the Premises, or, in the event that the
Premises are re-let, for failure to collect the rent under such
re-letting.  The Landlord agrees to list
the Premises with a broker in the event of a termination, entry or re-entry
under this ARTICLE XIV, provided that Landlord’s obligation to list the
Premises as provided herein is independent of Tenant’s obligations under this
ARTICLE XIV and shall not be construed to entitle Tenant to set-off against any
amounts payable by Tenant hereunder in the event of a breach or alleged breach
by Landlord of such obligation.  In no
event shall Landlord be obligated to give priority to the re-letting of the
Premises over any other Premises in the Building or any other building owned by
Landlord.

(d)                                 If
there is at any time a guarantor or assignee of this Lease or any interest of
Tenant herein or any sublessee, franchisee, concessionee, or licensee of all or
any portion of the Premises, the happening of any of the events described in
paragraph (a)(iii) of this Section with respect to such guarantor, assignee,
sublessee, franchisee, concessionee, or licensee shall constitute a Default of
Tenant hereunder.

(e)                                  The
specified remedies to which Landlord may resort hereunder are not intended to
be exclusive of any remedies or means of redress to which Landlord may, at any
time, be entitled lawfully and Landlord may invoke any remedy (including the
remedy of specific performance) allowed at law or in equity as if specific
remedies were not herein provided for.

(f)                                    All
costs and expenses incurred by or on behalf of Landlord (including, without
limitation, attorneys’ fees and expenses) in enforcing its rights hereunder or
occasioned by any Default of Tenant shall be paid by Tenant.

Nothing contained in this Lease shall limit or
prejudice the right of Landlord to prove for and obtain in proceedings for
bankruptcy, insolvency, or like proceedings by reason of the termination of
this Lease, an amount equal to the maximum allowed by any statute or rule of
law in effect at the time when, and governing the proceedings in which, the
damages are to be proved, whether or not the amount be greater than, equal to,
or less than the amount of the loss or damages referred to above.

14.2                           LANDLORD’S
DEFAULT

Landlord shall in no event be in default in the
performance of any of Landlord’s obligations hereunder unless and until
Landlord shall have failed to perform such obligations within thirty (30) days,
or such additional time as is reasonably required to correct any such default,
after notice by Tenant to Landlord specifying wherein Landlord has failed to
perform any such obligation.

 20
 

ARTICLE XV

THE LANDLORD’S ACCESS TO PREMISES

15.1                           THE
LANDLORD’S RIGHT OF ACCESS

The Landlord and its agents, contractors, and
employees shall have the right to enter the Premises at all reasonable hours
upon reasonable advance notice, except in exigent circumstances, or any time in
case of emergency, for the purpose of inspecting or of making repairs or
alterations, to the Premises or the Building or additions to the Building, and
Landlord shall also have the right to make access available at all reasonable
hours to prospective or existing mortgagees or purchasers of any part of the
Building.  To assure access by Landlord
to the Premises, Tenant shall provide Landlord with duplicate copies of all
keys used by Tenant in providing access to the Premises.

For a period commencing twelve (12) months prior to
the expiration of the Lease Term, as such Lease Term may be extended as
provided in Section 3.3 hereof, Landlord may have reasonable access to the
Premises at all reasonable hours for the purpose of exhibiting the same to
prospective tenants.

ARTICLE XVI

RIGHTS OF MORTGAGEES

16.1                           SUBORDINATION
AND ATTORNMENT

(a)                                  If
any holder of a mortgage or holder of a ground lease of property which includes
the Premises, executed and recorded subsequent to the date of this Lease, shall
so elect, the interest of Tenant hereunder shall be subordinate to the rights
of such holder, provided that such holder shall agree to recognize in writing
the rights of Tenant under this Lease upon the terms and conditions set forth
herein, and the performance by Tenant of Tenant’s obligations hereunder (but
without any assumption by such holder of Landlord’s obligations under this
Lease); or

(b)                                 If
any holder of a mortgage or holder of a ground lease of property which includes
the Premises executed and recorded prior to the date of this Lease shall so
elect, this Lease, and the rights of Tenant hereunder, shall be superior in
right to the rights of such holder, with the same force and effect as if this
Lease had been executed and delivered, and recorded, or a statutory notice
hereof recorded, prior to the execution, delivery and recording of any such
mortgage.

The election of any such holder as to Subsection (a)
above shall be exercised by notice to Tenant, in the same fashion as notices
under this Lease are given by Landlord to Tenant, and, if such notice is given,
such subordination shall be effective as to all advances then or thereafter
made by such holder under such mortgage or in connection with such ground
lease.  Any election as to Subsection (b)
above shall become effective upon either notice from such holder to Tenant in
the same fashion as notices from Landlord to Tenant are to be given hereunder
or by the recording in the appropriate registry or recorder’s office of an
instrument, in which such holder subordinates its rights under such mortgage or
ground lease to this Lease.

(c)                                  Forthwith
upon the request of Landlord, the holder of any mortgage or deed of trust
affecting the Premises, or the lessor under any ground lease affecting the
Premises, Tenant shall execute and deliver to such party an attornment
agreement providing that Tenant shall attorn to such holder or lessor in the
event of a foreclosure of such mortgage or deed of trust or transfer in lieu
thereof or a termination of such ground lease and incorporating such other terms
and conditions as such party may reasonably require, provided that such
agreement includes an agreement by such other party to recognize the rights of
Tenant under this Lease.  Irrespective of
whether any such attornment agreement has been executed, Tenant shall, in the
event any proceedings are brought for the foreclosure of, or in the event of
exercise of the power of sale under, any mortgage or deed of trust made by
Landlord, its successors or assigns, encumbering the Premises, or any part
thereof, or in the event of termination of any ground lease, if so requested,
attorn to the purchaser or ground lessor upon such foreclosure, sale or
termination or upon any grant of a deed in lieu of foreclosure and recognize
such purchaser or ground lessor as Landlord under this Lease.

 21
 

(d)                                 Tenant
agrees on request of Landlord to execute and deliver from time to time any
instrument that Landlord may reasonably deem necessary to implement the
provisions of this Section 16.1.

16.2                           NOTICE
TO MORTGAGEE AND GROUND LESSOR; OPPORTUNITY TO CURE

After receiving notice from any person, firm, or other
entity (or from Landlord on behalf of any such person, etc.) that it holds a
mortgage which includes the Premises as part of the mortgaged premises, or that
it is the ground lessor under a lease with Landlord as ground lessee, which
includes the Premises as a part of the demised premises, no notice from Tenant
to Landlord shall be effective unless and until a copy of the same is given to
such holder or ground lessor, and the curing of any of Landlord’s defaults by
such holder or ground lessor shall be treated as performance by Landlord.  Accordingly, no act or failure to act on the
part of Landlord which would entitle Tenant under the terms of this Lease, or
by law, to be relieved of Tenant’s obligations hereunder shall have such an
effect unless and until:

(a)                                  Tenant
shall have first given written notice to such holder or ground lessor, if any,
specifying the act or failure to act on the part of Landlord which could or
would give basis to Tenant’s rights; and

(b)                                 such
holder or ground lessor, after receipt of such notice, has failed or refused to
correct or cure the condition complained of within a reasonable time
thereafter, but nothing contained in this Section 16 or elsewhere in this Lease
shall be deemed to impose any obligation on any such holder or ground lessor to
correct or cure any such condition

16.3                           ASSIGNMENT
OF RENTS.

With
reference to any assignment by Landlord of Landlord’s interest in this Lease,
or the rents payable hereunder, conditional in nature or otherwise, which
assignment is made to the holder of a mortgage or ground lease on property
which includes the Premises, Tenant agrees:

(a)          that the execution
thereof by Landlord, and the acceptance thereof by the holder of such mortgage,
or the ground lessor, shall never be treated as an assumption by such holder or
ground lessor of any of the obligations of Landlord hereunder, unless such
holder or ground lessor shall, by notice sent to Tenant, specifically otherwise
elect; and

(b)         that, except as
aforesaid, such holder or ground lessor shall be treated as having assumed
Landlord’s obligations hereunder only upon foreclosure of such holder’s
mortgage and the taking of possession of the Premises, or in the case of a ground
lessor, the assumption of Landlord’s position hereunder by such ground lessor.

ARTICLE XVII

MISCELLANEOUS PROVISIONS

17.1                           CAPTIONS

The captions throughout this Lease are for convenience
or reference only and shall in no way be held or deemed to define, limit,
explain, describe, modify, or add to the interpretation, construction, or
meaning of any provision of this Lease.

17.2                           BIND
AND INURE

Except as herein otherwise expressly provided, the
obligations of this Lease shall run with the land, and this Lease shall be
binding upon and inure to the benefit of the parties hereto and their
respective successors and assigns.  The
reference herein to successors and assigns of Tenant is not intended to
constitute a consent to assignment by Tenant, but has reference only to those
instances in which Landlord may later give consent to a particular assignment
as required by the provisions of Article VII. 
Neither the assignment by Landlord of its interest in this Lease as
security to a lender holding a mortgage on the Building, nor the acceptance
thereof by such lender, nor the exercise by such lender of any of its rights

 22
 

pursuant
to said assignment shall be deemed in any way an assumption by such lender of
any of the obligations of Landlord hereunder unless such lender shall
specifically otherwise elect in writing or unless such lender shall have
completed foreclosure proceedings under said mortgage.  Whenever the Premises are owned by a trustee
or trustees, the obligations of Landlord shall be binding upon Landlord’s trust
estate, but not upon any trustee, beneficiary or shareholder of the trust
individually.

17.3                           NO
WAIVER

The failure of Landlord or of Tenant to seek redress
for violation of, or to insist upon the strict performance of any covenant or
condition of this Lease shall not be deemed to be a waiver of such violation or
to prevent a subsequent act, which would originally have constituted a
violation, from having all the force and effect of an original violation.  The receipt by Landlord of Rent or additional
rent with knowledge of the breach of any covenant of this Lease shall not be
deemed to be a waiver of such breach by Landlord unless such waiver be in
writing signed by Landlord.  No consent
or waiver, express or implied, by Landlord or Tenant to or of any breach of any
agreement or duty shall be construed as a waiver or consent to or of any other
breach of the same or any other agreement or duty.

17.4                           NO
ACCORD AND SATISFACTION

No acceptance by Landlord of a lesser sum than the
minimum and additional rent then due shall be deemed to be other than on
account of the earliest installment of such rent due, nor shall any endorsement
or statement on any check or any letter accompanying any check or payment as
rent be deemed to be an accord and satisfaction, and Landlord may accept such
check or payment without prejudice to Landlord’s right to recover the balance
of such installment or pursue any other remedy in this Lease or at law or in
equity provided.

17.5                           CUMULATIVE
REMEDIES

The specific remedies to which Landlord may resort
under the terms of this Lease are cumulative and not intended to be exclusive
of any other remedies or means of redress to which it may be lawfully entitled
in case of any breach or threatened breach by Tenant of any provisions of this
Lease.  In addition to the other remedies
provided in this Lease, Landlord shall be entitled to the restraint by
injunction of the violation or attempted or threatened violation of any of the
covenants, conditions or provisions of this Lease or to a decree compelling
specific performance of any such covenants, conditions or provisions. Except as
otherwise set forth herein, any obligations of Tenant as set forth herein
(including, without limitation, rental and other monetary obligations, repair
obligations and obligations to indemnify Landlord) shall survive the expiration
or earlier termination of this Lease, and Tenant shall immediately reimburse
Landlord for any expense incurred by Landlord in curing Tenant’s failure to
satisfy any such obligation (notwithstanding the fact that such cure might be
effected by Landlord following the expiration or earlier termination of this
Lease).

17.6                           PARTIAL
INVALIDITY

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

17.7                           LANDLORD’S
RIGHT TO CURE

If Tenant shall at any time default in the performance
of any obligation under this Lease, Landlord shall have the right, but not the
obligation, to enter upon the Premises and/or to perform such obligation,
notwithstanding the fact that no specific provision for such substituted
performance by Landlord is made in this Lease with respect to such
default.  In performing any such
obligations, Landlord may make any payment of money or perform any other
act.  All sums so paid by Landlord
(together with interest at the Lease Interest Rate) and all necessary
incidental costs and expenses in connection with the performance of any such
act by Landlord, shall be deemed to be additional rent under this Lease and
shall be payable to 

 23
 

Landlord
immediately on demand.  Landlord may
exercise the foregoing rights without waiving any other of its rights or
releasing Tenant from any of its obligations under this Lease.

17.8                           ESTOPPEL
CERTIFICATES

Tenant agrees on the Commencement Date of the Lease
Term and from time to time thereafter, upon not less than seven (7) days’ prior
written request by Landlord, to execute, acknowledge and deliver to Landlord a
statement in writing, certifying that this Lease is unmodified and in full
force and effect, that Tenant has no defenses, offsets or counterclaims against
its obligations to pay rent and other charges required under this Lease and to
perform its other covenants under this Lease and that there are no uncured
defaults of Landlord or Tenant under this Lease (or, if there have been any
modifications, that this Lease is in full force and effect, as modified, and
stating the modifications, and, if there are any defenses, offsets,
counterclaims or defaults, setting them forth in reasonable detail), and the
dates to which the Rent and other charges have been paid.  Any such statement delivered pursuant to this
Section 17.8 may be relied upon by any prospective purchaser or mortgagee of
the property which includes the Premises or any prospective assignee of any
such mortgagee.

Landlord agrees on the Commencement Date of the Lease
Term and from time to time thereafter, upon not less than seven (7) days’ prior
written request by Tenant, to execute, acknowledge and deliver to Tenant a
statement in writing, certifying that this Lease is unmodified and in full
force and effect, that Landlord has no claims against Tenant for its
obligations to pay rent and other charges required under this Lease and to
perform its other covenants under this Lease and that there are no uncured
defaults of Landlord or Tenant under this Lease (or, if there have been any
modifications, that this Lease is in full force and effect, as modified, and
stating the modifications, and, if there are any claims or defaults, setting
them forth in reasonable detail), and the dates to which the Rent and other
charges have been paid.  Any such
statement delivered pursuant to this Section 17.8 may be relied upon by any
prospective purchaser, assignee, sublessee or mortgagee of the Tenant or the
Premises subject to the provisions of Article VII.

17.9                           BROKERAGE

Each party hereto warrants and represents that it has
dealt with no real estate broker or agent other than ­Farley White Management
Company (the “Broker”) in connection with this transaction and agrees to
defend, indemnify and save the other party harmless from and against any and
all claims for commissions or fees arising out of this  Lease which, as to the respective parties,
are inconsistent with such party’s warranties and representations.  Landlord shall be responsible for any
commissions or fees owed to the Broker in connection with this transaction.

17.10                     ENTIRE AGREEMENT

All negotiations, considerations, representations, and
understandings between Landlord and Tenant are incorporated herein and this
Lease expressly supersedes any proposals or other written documents relating
hereto.  This Lease may be modified or
altered only by written agreement between Landlord and Tenant, and no act or
omission of any employee or agent of Landlord shall alter, change, or modify
any of the provisions hereof.

17.11                     HOLDOVER

If Tenant remains in the Premises after the
termination of this Lease, by its own terms or for any other reason, such
holding over shall not be deemed to create any tenancy, but Tenant shall be a
tenant at sufferance only, at a daily rate equal to one hundred fifty percent
(150%) of the Rent applicable immediately prior to such termination plus the
then applicable additional rent and other charges under this Lease.  Tenant shall also pay to Landlord all
damages, direct or indirect, sustained by Landlord by reason of any such
holding over.  Otherwise, such holding
over shall be on the terms and conditions set forth in this Lease as far as
applicable.

 24
 

17.12                     COUNTERPARTS

This Lease is executed in any number of counterparts,
each copy of which is identical, and any one of which shall be deemed to be
complete in itself and may be introduced in evidence or used for any purpose
without the production of the other copies.

17.13                     CONSTRUCTION AND GRAMMATICAL USAGE

This Lease shall be governed, construed and
interpreted in accordance with the laws of The Commonwealth of Massachusetts,
and Tenant agrees to submit to the personal jurisdiction of any court (federal
or state) in said Commonwealth for any dispute, claim or proceeding arising out
of or relating to this Lease.  In
construing this Lease, feminine or neuter pronouns shall be substituted for
those masculine in form and vice versa, and plural terms shall be substituted
for singular and singular for plural in any place in which the context so
admits or requires.  If there be more
than one party tenant, the covenants of Tenant shall be the joint and several
obligations of each such party and, if Tenant is a partnership, the covenants
of Tenant shall be the joint and several obligations of each of the partners
and the obligations of the firm.

17.14                     WHEN LEASE BECOMES BINDING

Employees or agents of
Landlord have no authority to make or agree to make a lease or any other
agreement or undertaking in connection herewith.  The submission of this document for
examination and negotiation does not constitute an offer to lease, or a
reservation of, or option for, the Premises, and this document shall become
effective and binding only upon the execution and delivery hereof by both
Landlord and Tenant.

17.15                     SECURITY DEPOSIT

If,
in Section 1.2 hereof, a security deposit is specified, Tenant agrees that the
same will be paid upon execution and delivery of this Lease, and that Landlord
shall hold the same, throughout the term of this Lease, as security for the
performance by Tenant of all obligations on the part of Tenant to be kept and
performed.  Landlord shall have the right
from time to time without prejudice to any other remedy Landlord may have on
account thereof, to apply such deposit, or any part thereof, to cure a default
by Tenant hereunder or Landlord’s damages arising from any default on the part
of Tenant.  If any amount of such deposit
is so applied, Tenant shall pay the amount so applied to Landlord upon demand
therefor.  Tenant not then being in
default, Landlord shall return the deposit, or so much thereof as shall not
have theretofore been applied in accordance with the terms of this Section
17.15 to Tenant on the expiration or earlier termination of the Lease Term and
surrender of possession of the Premises by Tenant to Landlord.  While Landlord holds such deposit, Landlord
shall have no obligation to pay interest on the same and shall have the right
to commingle the same with Landlord’s other funds.  If Landlord conveys Landlord’s interest under
this Lease, the deposit or any part thereof not previously applied may be
turned over by Landlord to Landlord’s grantee, and if so turned over, Tenant
agrees to look solely to such grantee for proper application of the deposit in
accordance with the terms of this Section 17.15 and the return thereof in
accordance herewith.

Neither
a successor landlord, the holder of a mortgage nor the lessor in a ground lease
of property which includes the Premises shall ever be responsible to Tenant for
the return or application of any such deposit, whether or not it succeeds to
the position of Landlord hereunder, unless such deposit shall have been
received in hand by such successor, holder or ground lessor.

In lieu of a cash
security deposit pursuant to this Section, Tenant may elect to deliver to
Landlord concurrent with Tenant’s execution of this Lease, an unconditional,
clean, irrevocable, fully assignable standby letter of credit (the “L-C”) in
the amount of the Security Deposit stated in Section 1.2 which L-C shall be
issued by a commercial bank which is acceptable to Landlord, and which L-C
may be presented for payment in a location acceptable to Landlord.  The L-C shall be substantially in the form
attached hereto as Exhibit E, and otherwise in form and content reasonably
acceptable to Landlord and for a term of not less than one (1) year.  Tenant shall pay all expenses, points and/or
fees associated with obtaining the L-C.

The L-C shall be
held by Landlord as security for the faithful performance by Tenant of all the
terms, covenants, and conditions of this Lease to be kept and performed by
Tenant during the Lease Term.

 25
 

If Tenant defaults with
respect to any provisions of this Lease, including, but not limited to, the
provisions relating to the payment of rent, or if Tenant fails to renew the L-C
at least thirty (30) days before its expiration, Landlord may, but shall not be
required to, draw upon all or any portion of the L-C for payment of any rent or
any other sum in default, or for the payment of any amount that Landlord may
spend or may become obligated to spend by reason of Tenant’s default; or to
compensate Landlord for any other loss, cost or damage that Landlord may suffer
by reason of Tenant’s default.  The use,
application or retention of the L-C, or any portion thereof, by Landlord shall
not prevent Landlord from exercising any other right or remedy provided by this
Lease or by law.  The parties agree that
Landlord shall not first be required to proceed against the L-C and the L-C
shall not operate as a limitation on any recovery to which Landlord may
otherwise be entitled.  Any amount of the
L-C which is drawn upon by Landlord, but is not used or applied by Landlord,
shall be held by Landlord (and need not be segregated in a separate account)
and deemed a security deposit (the “L-C Security Deposit”).  If any portion of the L-C is drawn upon,
Tenant shall, within five (5) business days after written demand therefore,
reinstate the L-C to the amount then required under this Lease, and Tenant’s
failure to do so shall be an Event of Default under this Lease.

Upon Tenant’s reinstatement
of the L-C to the amount required under this Lease, Landlord shall promptly
return to Tenant the amount of Landlord’s draw on the L-C, but only to the
extent Landlord has not used or is not entitled to retain the amount drawn in
accordance with this Section.  If Tenant
shall fully and faithfully perform every provision of this Lease to be
performed by it, the L-C Security Deposit and/or the L-C, or any balance
thereof, shall be returned to Tenant within sixty (60) days following the later
of the expiration of the Term or the vacating of the Premises by Tenant.

Upon
any conveyance by Landlord of its interest under this Lease, the L-C may
be assigned by Landlord to Landlord’s grantee or transferee and the L-C
Security Deposit may be delivered by Landlord’s grantee or transferee.  Upon any such assignment or delivery, Tenant
hereby releases Landlord herein named of and from any and all liability with
respect to the L-C and L-C Security Deposit, its and their
application and return, and Tenant agrees to look solely to such grantee or
transferee.  This provision shall also
apply to subsequent grantees and transferees. 
Tenant shall pay as additional rent any transfer fees charged by the
issuer of the L-C.

17.16                     LANDLORD’S ENFORCEMENT EXPENSES

Unless prohibited by applicable law, the Tenant agrees
to pay to the Landlord the amount of all fees and expenses (including, without
limitation, attorneys’ fees and costs) incurred by the Landlord arising out of
or resulting from any act or omission by the Tenant with respect to this Lease
or the Premises, including without limitation, any breach by the Tenant of its
obligations hereunder, irrespective of whether Landlord resorts to litigation
as a result thereof.

17.17                     NO SURRENDER

The delivery of keys to any employee of Landlord or to
Landlord’s agents or employees shall not operate as a termination of this Lease
or a surrender of the Premises.

17.18                     COVENANT OF QUIET ENJOYMENT

Subject to the terms and provisions of this Lease and
on payment of the Rent, additional rent, and other sums due hereunder and
compliance with all of the terms and provisions of this Lease, Tenant shall
lawfully, peaceably, and quietly have, hold, occupy, and enjoy the Premises
during the term hereof, without hindrance or ejection by Landlord or by any
persons claiming under Landlord; the foregoing covenant of quiet enjoyment is
in lieu of any other covenant, express or implied.

17.19                     NO PERSONAL LIABILITY OF THE
LANDLORD

The Tenant agrees to look solely to Landlord’s then
equity interest in the Building and the Lot at the time owned, or in which
Landlord holds an interest as ground lessee, for recovery of any judgment from
Landlord; it being specifically agreed that neither Landlord (whether Landlord
be an individual, partnership, firm, corporation, trustee, or other fiduciary)
nor any partner, policyholder, officer, shareholder

 26
 

or
director of Landlord, nor any trust of which any person holding Landlord’s
interest is trustee nor any successor in interest to any of the foregoing shall
ever be personally liable for any such judgment, or for the payment of any
monetary obligation to Tenant.  The
covenants of Landlord contained in this Lease shall be binding upon Landlord
and Landlord’s successors only with respect to breaches occurring during Landlord’s
and Landlord’s successors’ respective periods of ownership of Landlord’s
interest hereunder.

17.20                     NOTICES

Whenever, by the terms of this Lease, notice shall or
may be given either to Landlord or to Tenant, such notice shall be in writing
and shall be delivered by hand or sent by registered or certified mail, postage
prepaid or by so-called “express” mail (such as Federal Express or U.S. Postal
Service Express Mail):

If intended for Landlord, addressed to Managing Agent
at the address set forth in Section 1.2 with a copy to Landlord at the address
set forth in Section 1.2 or to such other addresses as may from time to time
hereafter be designated by Landlord by like notice.

If intended for Tenant, addressed to Tenant at the
address set forth on the first page of this Lease with a copy to 21 Erie
Street, Cambridge, MA 02139 or to such other address or addresses as may from
time to time hereafter be designated by Tenant by like notice.

All such notices shall be effective upon delivery,
attempted delivery, or refusal, whichever occurs first, at the address or
addresses of the intended recipient, as set forth above.

IN WITNESS WHEREOF, the
parties hereto have executed this instrument under seal as of the date set
forth in Section 1.2, above.

 

	
  LANDLORD:

  	
   

  	
  FORTUNE WAKEFIELD, LLC

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
  /s/ Roger W.
  Altreuter

  	
   

  
	
   

  	
   

  	
  By: Roger W.
  Altreuter

  
	
   

  	
   

  	
  Its: Manager

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
  TENANT:

  	
   

  	
  METABOLIX, INC.

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
  /s/ James J.
  Barber

  	
   

  
	
   

  	
   

  	
  By:James J.
  Barber

  
	
   

  	
   

  	
  Its: President
  & CEO

  
					

 

 27
 

EXHIBIT “A”

[Plan showing the
Premises]

 28
 

EXHIBIT “B”

[Plan showing
Landlord’s Work]

 29
 

EXHIBIT “C”

BUILDING SERVICES

	
  I.

  	
  CLEANING

  
	
   

  	
  A.

  	
  General

  
	
   

  	
   

  	
  1.

  	
  All cleaning of common areas and public lavatories
  and office space will be performed between 5 PM and 12 Midnight, Monday
  through Friday.

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
  B.

  	
  Daily Operations (5 times per week)

  
	
   

  	
   

  	
  1.

  	
  Lavatories (Common Areas).

  
	
   

  	
   

  	
   

  	
  a.

  	
  Scour, wash and disinfect all toilet seats, basins,
  bowls, urinals and tile          walls
  near urinals, throughout.

  
	
   

  	
   

  	
   

  	
  b.

  	
  Sweep and wash floors with disinfectant.

  
	
   

  	
   

  	
   

  	
  c.

  	
  Wash and polish mirrors, shelves, bright work and
  enameled surfaces.

  
	
   

  	
   

  	
   

  	
  d.

  	
  Hand dust and clean all partitions, dispenser and
  receptacles.

  
	
   

  	
   

  	
   

  	
  e.

  	
  Fill and maintain all toilet tissue holders, soap
  dispensers, towel          dispensers
  and sanitary napkin dispensers.

  
	
   

  	
   

  	
  2.

  	
  Common Areas

  
	
   

  	
   

  	
   

  	
  a.

  	
  Sweep, wet-mop and mop dry all untreated flooring.

  
	
   

  	
   

  	
   

  	
  b.

  	
  All finger marks, scuff marks and surface blemishes
  shall be removed.

  
	
   

  	
   

  	
   

  	
  c.

  	
  Clean all metal surfaces nightly. Untreated metal
  shall be polished.

  
	
   

  	
   

  	
   

  	
  d.

  	
  Clean all cigarette urns and replace sand.

  
	
   

  	
   

  	
   

  	
  e.

  	
  Clean entrance and lobby glass.

  
	
   

  	
   

  	
   

  	
  f.

  	
  Dust all air conditioning louvers, grills, etc.

  
	
   

  	
   

  	
   

  	
  g.

  	
  Dust elevators doors, walls, ceilings and metal
  work. Vacuum door tracks and elevator floors.

  
	
   

  	
   

  	
   

  	
  h.

  	
  Check all stairways; sweep and mop as necessary.

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
  3.

  	
  Tenant’s Office Space

  
	
   

  	
   

  	
   

  	
  a.

  	
  All flooring to be swept nightly and wash flooring
  weekly.

  
	
   

  	
   

  	
   

  	
  b.

  	
  Waxing to be done at Tenant’s expense.

  
	
   

  	
   

  	
   

  	
  c.

  	
  Spot mop all floors for spills, smears and foot
  tracks throughout.

  
	
   

  	
   

  	
   

  	
  d.

  	
  All carpeting and rugs to be vacuumed nightly.

  
	
   

  	
   

  	
   

  	
  e.

  	
  Hand dust weekly and wipe clean all furniture,
  fixtures, etc..

  
	
   

  	
   

  	
   

  	
  f.

  	
  Empty and clean all waste receptacles nightly and
  replace plastic liners as necessary.

  
	
   

  	
   

  	
   

  	
  g.

  	
  Wash clean all water fountains and water coolers.

  
	
   

  	
   

  	
   

  	
  h.

  	
  Dust all floor and other ventilating louvers within
  reach; damp wipe as necessary.

  
	
   

  	
   

  	
   

  	
  i.

  	
  Wipe clean and polish all brass.

  
	
   

  	
   

  	
   

  	
  j.

  	
  Clean all glass furniture tops.

  
	
   

  	
   

  	
   

  	
  k.

  	
  Collect and remove wastepaper, cardboard boxes and
  waste material.

  
	
   

  	
   

  	
   

  	
  l.

  	
  Dust and wash closet and coat room shelving, coat
  racks and flooring.

  
						

 

	
  

  	
  C.

  	
  YEARLY

  
	
   

  	
  1.

  	
  Common Areas

  	
   

  
	
   

  	
   

  	
  a.

  	
  Strip and wax all resilient tile floor areas. Clean
  all carpeting.

  	
   

  
	
   

  	
  2.

  	
  Windows

  	
   

  
	
   

  	
   

  	
  a.

  	
  Clean inside and outside of all windows (to be
  performed during daylight          hours).

  	
   

  

 

II. HEATING, VENTILATING AND AIR
CONDITIONING

 30
 

Heating,
ventilating and air conditioning of the common areas as required to provide
reasonably comfortable temperatures for normal business day occupancy
(excepting holidays); Monday through Friday from 8:00 AM to 6:00 PM and
Saturday from 8:00 AM to 1:00 PM, will be provided through various means.
Landlord agrees to maintain and keep in good working order all heating,
ventilating and air conditioning equipment servicing the premise.

III.                      WATER

Hot water for
public lavatory purposes and cold water for public drinking, lavatory and
toilet purposes.

IV.                      ELEVATORS

Elevators for the
use of all tenants and the general public will provide access to and from all
occupied floors of the buildings. 
Programming of elevators (including, but not limited to, service
elevators) shall be as Landlord from time to time determines best for the Mill
as a whole.

V.                          RELAMPING
OF LIGHT FIXTURES

Tenant is
responsible for lamps, ballasts and starters within the Premises.

VI.                      SECURITY

1.               All parking lots
will be secured with card access only (except visitor sections).

VII.                  SNOWPLOWING

1.               Landlord
will begin plowing of parking lots and walks whenever three inches of snow
accumulates.

2.               Landlord will use
diligent efforts, following overnight storms, to have all lots cleared and open
by 8:00 AM each business day morning.

VIII.              SHUTTLE BUS SERVICE

Landlord shall
provide a shuttle service from 7:30 AM to 9:30 AM and from 4:00 PM to 6:00 PM
to and from the Ayotte Garage.  Landlord
shall not be obligated to provide a shuttle service so long as Landlord can
meet all of the Tenant’s standard parking requirements per this Lease with
parking spaces on lots surrounding the Property.

IX.                     VISITOR
PARKING

Landlord shall
provide fifty (50) visitor parking spaces for the use of all Tenants of the
building and their guests.

 31
 

EXHIBIT “D”

Commencement Date
Agreement

Fortune Wakefield, LLC

c/o Farley White Management
Company, LLC

660 Suffolk Street

Lowell, MA 01854

RE:                             Metabolix,
Inc.

650 Suffolk Street

Lowell, MA 01854

Dear [Name of Contact]:

Reference
is made to that certain Lease, dated as of March             2007,
between Fortune Wakefield, LLC,
as Landlord and Metabolix, Inc.
as Tenant, with respect to Premises in the above-referenced building.  In accordance with Section 4.1 of the Lease,
this is to confirm that the Commencement Date of the Term of the Lease occurred
on               ,
and that the Term of the Lease shall expire on                 .

If
the foregoing is in accordance with your understanding, kindly execute the
enclosed duplicate of this letter, and return the same to us.

	
   

  	
  Very truly yours,

  
	
   

  	
   

  
	
   

  	
   

  
	
   

  	
  Fortune Wakefield,
  LLC

  
	
   

  	
   

  
	
   

  	
   

  
	
   

  	
  By:

  	
   

  
	
   

  	
   

  	
  Name:

  
	
   

  	
   

  	
  Title:

  
	
  Accepted and
  Agreed:

  
	
  Metabolix, Inc.

  
	
  By:

  	
   

  
	
   

  	
  Name:

  
	
   

  	
  Title:

  
	
   

  	
  Date:

  
						

 32
 

EXHIBIT “E”

Form of Letter of
Credit

[left blank in
original]

 33Exhibit 10.20(a)

AMENDMENT TO

MANAGEMENT CHANGE IN CONTROL AGREEMENT

THIS
AMENDMENT is dated the 17th day of April,
2007, by and between EVOLVING SYSTEMS, INC. (“Company”)
and THADDEUS DUPPER  (“Executive”).

WHEREAS, the Board
of Directors of the Company has approved an amendment to the Management Change
in Control Agreement (“Agreement”) to increase the amount of severance
compensation and to modify the definition of the “Severance Period” and “Severance
Compensation” as described in Section 4 of the Agreement.

NOW, THEREFORE, in
consideration of the mutual terms and conditions described herein, the parties
agree as follows:

(1)                                   Section
4 of the Agreement is deleted, the following provision inserted in its place
and stead:

COMPENSATION PAYABLE UPON
QUALIFIED TERMINATION.  Upon
the occurrence of a Qualified Termination, the Company shall pay to Executive
all amounts earned or accrued through the Qualified Termination date,
including, without limitation (a) base salary, (b) a prorated portion of any
earned incentive compensation, (c) compensation for unused paid time off, and
(d) reimbursement for reasonable and necessary expenses incurred by Executive
on behalf of the Company during the period ending on the Qualified Termination
date.  Company shall also pay Executive
an amount equal to two hundred  percent (200%)
of Executive’s annual base salary, plus two hundred percent (200%) of Executive’s
annual incentive compensation target (excluding commission targets), determined
at the time of the Qualified Termination or as of the date of the Change in
Control, or determined on the basis of Executive’s prior calendar year’s
compensation, whichever is greater (“Severance Compensation”).  Severance Compensation shall be payable over
a twenty-four (24) month period (the “Severance Period”)
in bi-weekly equal installments, beginning on the Company’s next applicable
payroll period following the Qualified Termination date.

Executive
shall not be required to mitigate the amount of any payment provided for in
this Agreement by seeking other employment or otherwise, and no such payment
shall be offset or reduced by the amount of any compensation or benefits
provided to Executive in any subsequent employment.

(2)                                  All
reference to the terms “Severance Period” and “Severance Compensation” in the
Agreement shall have the meanings described in Section (1) above.

(3)                                  The
following Section 19 is added to the Agreement:

SECTION 409A. 
The parties acknowledge and agree that the
interpretation of Section 409A and its application to the terms of this
Agreement is uncertain and may be subject to change as additional guidance and
interpretations become available. 
Anything to contrary herein notwithstanding, all benefits or payments
provided by the Company to the Executive that would be deemed to constitute “nonqualified
deferred compensation” within the meaning of Section 409A are intended to
comply with Section 409A.  If, however,
any such benefit or payment is deemed not to 
comply with Section 409A, the 

Company and the Executive agree to renegotiate in good
faith any such benefit or payment (including, without limitation, as to the
timing of any severance payment payable hereof) so that either (a) Section 409A
will not apply or (b) compliance with Section 409A will be achieved; provided,
however, that any resulting renegotiated terms shall provide to the Executive
the after-tax economic equivalent of what otherwise has been provided to the
Executive pursuant to the terms of this Agreement, and provided further, that
any deferral of payments or other benefits shall be only for such time period
as may be required to comply with Section 409A.

All the remaining
terms and conditions of the Agreement shall continue in full force and effect.

 

	
  Evolving Systems, Inc.

  	
   

  
	
   

  	
   

  
	
  By:

  	
   

  	
  /s/ Anita T. Moseley

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  Name:

  	
   

  	
  Anita T. Moseley

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  Title:

  	
   

  	
  Sr. Vice President

  	
   

  
	
   

  	
   

  
	
   

  	
   

  
	
  Executive:
  THADDEUS DUPPER

  	
   

  
	
   

  	
   

  
	
   

  	
   

  
	
   

  	
  /s/ Thaddeus Dupper

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00123-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00123-of-00352.parquet"}]]