Document:

Exhibit 10.2

                                CREDIT AGREEMENT
                           Dated as of March 12, 2001

                                      among

                   First Security Bank, National Association,
              as Owner Trustee under the DTSD Realty Trust 1999-1,
                                as the Borrower,

                               The Several Lenders
                        from Time to Time Parties Hereto,

                                       and

                           FIRST UNION NATIONAL BANK,
                                  as the Agent

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                                TABLE OF CONTENTS

                                                                            Page
                                                                            ----

SECTION 1.  DEFINITIONS.......................................................1
  1.1      Definitions........................................................1

  1.2      Interpretation.....................................................1

SECTION 2.  AMOUNT AND TERMS OF COMMITMENTS...................................1
  2.1      Commitments........................................................1

  2.2      Notes..............................................................2

  2.3      Procedure for Borrowing............................................2

  2.4      Lender Facility Fees...............................................3

  2.5      Termination or Reduction of Commitments............................3

  2.6      Prepayments and Payments...........................................4

  2.7      Conversion and Continuation Options................................5

  2.8      Interest Rates and Payment Dates...................................5

  2.9      Computation of Interest............................................6

  2.10     Pro Rata Treatment and Payments....................................7

  2.11     Notice of Amounts Payable; Mandatory Assignment....................7

SECTION 3.  REPRESENTATIONS AND WARRANTIES....................................8

SECTION 4.  CONDITIONS PRECEDENT..............................................8
  4.1      Conditions to Effectiveness........................................8

  4.2      Conditions to Each Loan............................................9

SECTION 5.  COVENANTS.........................................................9
  5.1      Other Activities...................................................9

  5.2      Ownership of Properties, Indebtedness..............................9

  5.3      Disposition of Assets..............................................9

  5.4      Compliance with Operative Agreements...............................9

  5.5      Further Assurances................................................10

  5.6      Notices...........................................................10

  5.7      Discharge of Liens................................................10

  5.8      Trust Agreement...................................................10

SECTION 6.  EVENTS OF DEFAULT................................................11

SECTION 7.  THE AGENT........................................................13
  7.1      Appointment.......................................................13

  7.2      Delegation of Duties..............................................14

  7.3      Exculpatory Provisions............................................14

  7.4      Reliance by the Agent.............................................14

  7.5      Notice of Default.................................................15

  7.6      Non-Reliance on the Agent and Other Lenders.......................15

  7.7      Indemnification...................................................16

  7.8      The Agent in Its Individual Capacity..............................16

  7.9      Successor Agent...................................................16

  7.10     Actions of the Agent on Behalf of Holders.........................17

  7.11     The Agent's Duty of Care..........................................17

SECTION 8.  MATTERS RELATING TO PAYMENT AND COLLATERAL.......................17
  8.1      Collection and Allocation of Payments and Other Amounts...........17

  8.2      Certain Remedial Matters..........................................17

  8.3      Excepted Payments.................................................18

SECTION 9.  MISCELLANEOUS....................................................18
  9.1      Amendments and Waivers............................................18

  9.2      Notices...........................................................18

  9.3      No Waiver; Cumulative Remedies....................................18

  9.4      Survival of Representations and Warranties........................18

  9.5      Payment of Expenses and Taxes.....................................19

  9.6      Successors and Assigns............................................19

  9.7      Participations....................................................19

  9.8      Assignments.......................................................20

  9.9      The Register; Disclosure; Pledges to Federal Reserve Banks........22

  9.10     Adjustments; Set-off..............................................22

  9.11     Counterparts......................................................23

  9.12     Severability......................................................23

  9.13     Integration.......................................................23

  9.14     GOVERNING LAW.....................................................23

  9.15     SUBMISSION TO JURISDICTION; VENUE; ARBITRATION....................24

  9.16     Acknowledgements..................................................24

  9.17     WAIVERS OF JURY TRIAL.............................................24

  9.18     Nonrecourse.......................................................24

  9.19     USURY SAVINGS PROVISION...........................................25

SCHEDULES

Schedule 2.1      Commitments and Addresses of Lenders

EXHIBITS

Exhibit A-1       Form of Tranche A Note
Exhibit A-2       Form of Tranche B Note
Exhibit B         Form of Assignment and Acceptance

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                                CREDIT AGREEMENT

         THIS CREDIT AGREEMENT, dated as of March 12, 2001 (as amended,
modified, extended, supplemented, restated and/or replaced from time to time,
the "Agreement") is among FIRST SECURITY BANK, NATIONAL ASSOCIATION, as Owner
Trustee under the DTSD Realty Trust 1999-1 (the "Owner Trustee" or the
"Borrower"), the several banks and other financial institutions from time to
time parties to this Agreement (the "Lenders") and FIRST UNION NATIONAL BANK, a
national banking association, as a Lender and as the agent for the Lenders (the
"Agent").

         The parties hereto hereby agree as follows:

                             SECTION 1. DEFINITIONS

         1.1      Definitions.

         For purposes of this Agreement, capitalized terms used in this
Agreement and not otherwise defined herein shall have the meanings assigned to
them in Appendix A to that certain Participation Agreement dated as of March 12,
2001 (as amended, modified, extended, supplemented, restated and/or replaced
from time to time in accordance with the applicable provisions thereof, the
"Participation Agreement") among the various parties thereto from time to time,
as the Lessees and the Construction Agents, the various parties thereto from
time to time, as the Guarantors, the Borrower, the various banks and other
lending institutions which are parties thereto from time to time, as the
Holders, the various banks and other lending institutions which are parties
thereto from time to time, as the Lenders, and First Union National Bank, as
agent for the Lenders and respecting the Security Documents, as the agent for
the Secured Parties. Unless otherwise indicated, references in this Agreement to
articles, sections, paragraphs, clauses, appendices, schedules and exhibits are
to the same contained in this Agreement.

         1.2      Interpretation.

         The rules of usage set forth in Appendix A to the Participation
Agreement shall apply to this Agreement.

                   SECTION 2. AMOUNT AND TERMS OF COMMITMENTS

         2.1      Commitments.

         (a) ______ Subject to the terms and conditions hereof, each of the
Lenders severally agrees to make the portion of the Tranche A Loans and the
Tranche B Loans to the Borrower from time to time during the Commitment Period
in an amount up to such Lender's Commitment as is set forth adjacent to such
Lender's name in Schedule 2.1 hereto for the purpose of enabling the Borrower to
purchase the Properties and to pay Property Acquisition Costs, Property Costs
and Transaction Expenses, provided, that the aggregate principal amount at any
one (1) time outstanding with respect to each of the Tranche A Loans and the
Tranche B Loans shall not exceed the amount of the Tranche A Commitments and the
Tranche B Commitments respectively and; provided, further, that at no time shall
the pro rata share of the principal portion of the Tranche A Loans and Tranche B
Loans of any Lender exceed such Lender's pro rata share of the Tranche A
Commitments and the Tranche B Commitments, respectively. Any prepayments of the
Loans, whether mandatory or at the Borrower's election, shall not be subject to
reborrowing except as set forth in Section 5.2(d) of the Participation
Agreement.

         (b) ______ The Loans may from time to time be (i) Eurodollar Loans,
(ii) ABR Loans, or (iii) a combination thereof, as determined by the Borrower
and notified to the Agent in accordance with Sections 2.3 and 2.7. In the event
the Borrower fails to provide notice pursuant to Section 2.3, the Loan shall be
an ABR Loan. Further, any Loans by the Lenders on a given date in an aggregate
amount less than $100,000 shall be ABR Loans, unless the remaining Available
Commitment for the Lenders in the aggregate is less than $100,000, in which
case, the Borrower may elect a Eurodollar Loan for such remaining amount.

         (c) ______ The Commitment of each Lender to make Tranche A Loans and
Tranche B Loans shall be pro rata.

         2.2      Notes.

         The Loans made by each Lender shall be evidenced by promissory notes of
the Borrower, substantially in the form of Exhibit A-1 in the case of the
Tranche A Loans (each, a "Tranche A Note") or Exhibit A-2 in the case of the
Tranche B Loans (each, a "Tranche B Note," and with the Tranche A Notes, the
"Notes"), with appropriate insertions as to payee and date, payable to the order
of such Lender and in a principal amount up to the Tranche A Commitment or
Tranche B Commitment, as the case may be, of such Lender. Each Lender is hereby
authorized to record the date, Type and amount of each Loan made by such Lender,
each continuation thereof, each conversion of all or a portion thereof to
another Type, and the date and amount of each payment or prepayment of principal
thereof on the schedule annexed to and constituting a part of its Note, and any
such recordation shall constitute prima facie evidence of the accuracy of the
information so recorded, provided, that the failure to make any such recordation
or any error in such recordation shall not affect the Borrower's obligations
hereunder or under such Note. Each Note shall (i) be dated the Initial Closing
Date, (ii) be stated to mature on the Maturity Date and (iii) provide for the
payment of principal in accordance with Section 2.6(d) and the payment of
interest in accordance with Section 2.8.

         2.3      Procedure for Borrowing.

         (a) Subject to the terms and conditions hereof, the Borrower may
borrow under the Commitments during the Commitment Period on any Business Day
that an Advance may be requested pursuant to the terms of Section 5.2 of the
Participation Agreement, provided, that the Borrower shall give the Agent
irrevocable notice (which must be received by the Agent prior to 12:00 Noon,
Charlotte, North Carolina time, at least three (3) Business Days prior to the
requested Borrowing Date specifying (i) the amount to be borrowed (which on any
date shall not be in excess of the then Available Commitments), (ii) the
requested Borrowing Date, (iii) whether the borrowing is to be of Eurodollar
Loans, ABR Loans or a combination thereof, (iv) if the borrowing is to be a
combination of Eurodollar Loans and ABR Loans, the respective amounts of each
Type of Loan and (v) the Interest Period applicable to each Eurodollar Loan.
Pursuant to the terms of the Participation Agreement, the Borrower shall be
deemed to have delivered such notice upon the delivery of a notice by the
applicable Construction Agent or the applicable Lessee containing such required
information. Upon receipt of any such notice from the Borrower (or the
Construction Agent on behalf of the Borrower), the Agent shall promptly notify
each Lender thereof. Each Lender will make the amount of its pro rata share of
each borrowing available to the Agent for the account of the Borrower at the
office of the Agent specified in Section 9.2 prior to 12:00 Noon, Charlotte,
North Carolina time, on the Borrowing Date requested by the Borrower in funds
immediately available to the Agent. Such borrowing will then be made available
to the Borrower by the Agent crediting an account designated, subject to Section
9.1 of the Participation Agreement, by the Borrower on the books of such office
with the aggregate of the amounts made available to the Agent by the Lenders and
in like funds as received by the Agent. No amount of any Loan which is repaid or
prepaid by the Borrower may be reborrowed hereunder, except as set forth in
Section 5.2(d) of the Participation Agreement.

         (b) Interest accruing on each Loan during the Construction
Period with respect to any Property shall, subject to the limitations set forth
in Section 5.1(b) of the Participation Agreement be added to the principal
amount of such Loan on the relevant Scheduled Interest Payment Date. On each
such Scheduled Interest Payment Date, the Loan Property Cost shall be increased
by the amount of interest added to the Loans.

         2.4      Lender Facility Fees.

         Promptly after receipt from the Lessee of the payment of the Lender
Facility Fee payable pursuant to Section 7.4 of the Participation Agreement,
the Agent shall distribute such payments to the Lenders pro rata in accordance
with their respective Commitments.

         2.5      Termination or Reduction of Commitments.

         (a) The Borrower shall have the right, upon not less than three
(3) Business Days' written notice to the Agent, to terminate the Commitments or,
from time to time, to reduce the amount of the Commitments, provided, that (i)
after giving effect to such reduction, the aggregate outstanding principal
amount of the Loans shall not exceed the aggregate Commitments and (ii) such
notice shall be accompanied by a certificate of the Construction Agent stating
that the amount equal to ninety-six percent (96%) of aggregate Budgeted Total
Property Costs as of the date of such reduction does not exceed the aggregate
amount of Available Commitments as of such date after giving effect to such
reduction. Any such reduction (A) shall be in an amount equal to the lesser of
(1) $1,000,000 (or an even multiple thereof) or (2) the remaining Available
Commitments, (B) shall reduce permanently the Commitments then in effect and (C)
shall be pro rata for the Commitments of all Lenders and pro rata between the
Tranche A Loans and the Tranche B Loans.

         (b) The Commitments respecting any particular Property shall
automatically be reduced to zero (0) upon the occurrence of the Rent
Commencement Date respecting such Property. On any date on which the Commitments
shall automatically be reduced to zero (0) pursuant to Section 6, the Borrower
shall prepay all outstanding Loans, together with accrued unpaid interest
thereon and all other amounts owing thereunder.

         2.6      Prepayments and Payments.

         (a) Subject to Sections 11.2(e), 11.3 and 11.4 of the
Participation Agreement, the Borrower may at any time and from time to time
prepay the Loans, in whole or in part, without premium or penalty, upon at least
three (3) Business Days' irrevocable notice to the Agent, specifying the date
and amount of prepayment and whether the prepayment is of Eurodollar Loans, ABR
Loans or a combination thereof, and, if a combination thereof, the amount
allocable to each. Upon receipt of any such notice the Agent shall promptly
notify each Lender thereof. If any such notice is given, the amount specified in
such notice shall be due and payable on the date specified therein. Amounts
prepaid may not be reborrowed, and shall reduce the Commitments and the
Available Commitments, except in each case as set forth in Section 5.2(d) of the
Participation Agreement.

         (b) If on any date the Agent or the Lessor shall receive any
payment in respect of (i) any Casualty, Condemnation or Environmental Violation
pursuant to Sections 15.1(a) or 15.1(g) or Article XVI of the Lease (excluding
any payments in respect thereof which are payable to the Lessee with respect to
the Property to which such payment relates in accordance with the Lease), or
(ii) the Termination Value of any Property in connection with the delivery of a
Termination Notice pursuant to Article XVI of the Lease, or (iii) the
Termination Value of any Property in connection with the exercise of the
Purchase Option under Article XX of the Lease or the exercise of the option of
the Lessor to transfer the Properties to the Lessee respecting such Properties
pursuant to Section 20.3 of the Lease, or (iv) any payment required to be made
or elected to be made by the Construction Agent with respect to the Property to
which such payment relates to the Lessor pursuant to the terms of the Agency
Agreement, then in each case, the Borrower shall pay such amounts to the Agent
and the Agent shall be required to apply and pay such amounts in accordance with
the provisions of Section 8.7(b)(ii) of the Participation Agreement.

         (c) Each prepayment of the Loans pursuant to Section 2.6(a)
shall be allocated to reduce the respective Loan Property Costs of all
Properties pro rata according to the Loan Property Costs of such Properties
immediately before giving effect to such prepayment. Each prepayment of the
Loans pursuant to Section 2.6(b) shall be allocated to reduce the Loan Property
Cost of the Property or Properties subject to the respective Casualty,
Condemnation, Environmental Violation, termination, purchase, transfer or other
circumstance giving rise to such prepayment.

         (d) The outstanding principal balance of the Loans and all other
amounts then due and owing under this Agreement or otherwise with respect to the
Loans shall be due and payable in full on the Maturity Date.

         2.7      Conversion and Continuation Options.

         (a) The Borrower may elect from time to time to convert
Eurodollar Loans to ABR Loans by giving the Agent irrevocable notice of such
election prior to 11:00 a.m., Charlotte, North Carolina time, on the date of
such conversion; provided, that any such conversion of Eurodollar Loans may only
be made on the last day of an Interest Period with respect thereto, and
provided, further, to the extent an Event of Default has occurred and is
continuing on the last day of any such Interest Period, the applicable
Eurodollar Loan shall automatically be converted to an ABR Loan. The Borrower
may elect from time to time to convert ABR Loans to Eurodollar Loans by giving
the Agent at least three (3) Business Days' prior irrevocable notice of such
election. Upon receipt of any such notice, the Agent shall promptly notify each
Lender thereof. All or any part of outstanding Eurodollar Loans or ABR Loans may
be converted as provided herein, provided, that (i) no ABR Loan may be converted
into a Eurodollar Loan after the date that is one (1) month prior to the
Maturity Date or at any time when an Event of Default has occurred and is
continuing and (ii) such notice of conversion regarding any Eurodollar Loan
shall contain an election by the Borrower of an Interest Period for such
Eurodollar Loan to be created by such conversion and such Interest Period shall
be in accordance with the terms of the definition of the term "Interest Period"
including without limitation subparagraphs (A) through (D) thereof.

         (b) Subject to the restrictions set forth in Section 2.3 hereof,
any Eurodollar Loan may be continued as such upon the expiration of the current
Interest Period with respect thereto by the Borrower giving irrevocable notice
to the Agent, in accordance with the applicable notice provision for the
conversion of ABR Loans to Eurodollar Loans set forth herein, of the length of
the next Interest Period to be applicable to such Loans, provided, that no
Eurodollar Loan may be continued as such after the date that is one (1) month
prior to the Maturity Date, provided, further, no Eurodollar Loans may be
continued as such if an Event of Default has occurred and is continuing as of
the last day of the Interest Period for such Eurodollar Loan, and provided,
further, that if the Borrower shall fail to give any required notice as
described above or otherwise herein, or if such continuation is not permitted
pursuant to the proceeding proviso, such Loan shall automatically be converted
to an ABR Loan on the last day of such then expiring Interest Period.

         2.8      Interest Rates and Payment Dates.

         (a) The Loans outstanding hereunder from time to time shall bear
interest at a rate per annum equal to either (i) with respect to a Eurodollar
Loan, the Eurodollar Rate determined for the applicable Interest Period plus the
Applicable Percentage or (ii) with respect to an ABR Loan, the ABR, as selected
by the Borrower at the direction of the Credit Parties in accordance with the
provisions hereof; provided, however, (A) upon delivery by the Agent of the
notice described in Section 2.9(c), the Loans of each of the Lenders shall bear
interest at the ABR from and after the dates and during the periods specified in
Section 2.9(c), (B) upon the delivery by a Lender of the notice described in
Section 11.3(e) of the Participation Agreement, the Loans of such Lender shall
bear interest at the ABR from and after the dates and during the periods
specified in Section 11.3(e) of the Participation Agreement and (C) in such
other circumstances as expressly provided herein, the Loans shall bear interest
at the ABR.

         (b) If all or a portion of (i) the principal amount of any Loan,
(ii) any interest payable thereon or (iii) any other amount payable hereunder
shall not be paid when due (whether at the stated maturity, by acceleration or
otherwise), such overdue amount shall bear interest at a rate per annum which is
the lesser of (x) the ABR plus two percent (2%) and (y) the highest interest
rate permitted by applicable law, in each case from the date of such non-payment
until such amount is paid in full (whether after or before judgment).

         (c) Interest shall be payable in arrears on the applicable
Scheduled Interest Payment Date, provided, that (i) interest accruing pursuant
to paragraph (b) of this Section 2.8 shall be payable from time to time on
demand and (ii) each prepayment of the Loans shall be accompanied by accrued
interest to the date of such prepayment on the amount prepaid.

         2.9      Computation of Interest.

         (a) Whenever it is calculated on the basis of the Prime Lending
Rate, interest shall be calculated on the basis of a year of three hundred
sixty-five (365) days (or three hundred sixty-six (366) days, as the case may
be) for the actual days elapsed; and, otherwise, interest shall be calculated on
the basis of a year of three hundred sixty (360) days for the actual days
elapsed. The Agent shall as soon as practicable notify the Borrower and the
Lenders of each determination of a Eurodollar Rate. Any change in the interest
rate on a Loan resulting from a change in the ABR or the Eurocurrency Reserve
Requirements shall become effective as of the day on which such change becomes
effective. The Agent shall as soon as practicable notify the Borrower and the
Lenders of the effective date and the amount of each such change in interest
rate.

         (b) Each determination of an interest rate by the Agent pursuant
to any provision of this Agreement shall be conclusive and binding on the
Borrower and the Lenders in the absence of manifest error.

         (c) If the Eurodollar Rate (i) cannot be determined by the Agent
in the manner specified in the definition of the term "Eurodollar Rate", or (ii)
the Majority Lenders determine that the Eurodollar Rate no longer fairly
reflects the cost of making and maintaining Eurodollar Loans, the Agent shall
give telecopy or telephonic notice thereof to the Borrower and the Lenders as
soon as practicable thereafter. Until such time as the Eurodollar Rate can be
determined by the Agent in the manner specified in the definition of such term
or the Majority Lenders rescind the above-referenced cost determination, no
further Eurodollar Loans shall be made or shall be continued as such at the end
of the then current Interest Period nor shall the Borrower have the right to
convert ABR Loans to Eurodollar Loans.

         2.10     Pro Rata Treatment and Payments.

         (a) Each borrowing by the Borrower from the Lenders hereunder
and any reduction of the Commitments of the Lenders shall be made pro rata
according to their respective Commitments. Subject to the provisions of Section
8.7 of the Participation Agreement and Section 2.11(b) hereof, each payment
(including without limitation each prepayment) by the Borrower on account of
principal of and interest on the Loans shall be made pro rata according to the
respective outstanding principal amounts on the Loans then held by the Lenders.
All payments (including without limitation prepayments) to be made by the
Borrower hereunder and under the Notes, whether on account of principal,
interest or otherwise, shall be made without setoff or counterclaim and shall be
made prior to 12:00 Noon, Charlotte, North Carolina time, on the due date
thereof to the Agent, for the account of the Lenders, at the Agent's office
specified in Section 9.2, in Dollars and in immediately available funds. The
Agent shall endeavor to distribute such payments to the Lenders promptly within
two (2) days after receipt in like funds as received. If any payment hereunder
becomes due and payable on a day other than a Business Day, such payment shall
be extended to the next succeeding Business Day; provided, however, if such
payment includes an amount of interest calculated with reference to the
Eurodollar Rate and the result of such extension would be to extend such payment
into another calendar month, then such payment shall be made on the immediately
preceding Business Day. In the case of any extension of any payment of principal
pursuant to the preceding two (2) sentences, interest thereon shall be payable
at the then applicable rate during such extension.

         (b) Unless the Agent shall have been notified in writing by any
Lender prior to a borrowing that such Lender will not make its share of such
borrowing available to the Agent, the Agent may assume that such Lender is
making such amount available to the Agent, and the Agent may, in reliance upon
such assumption, make available to the Borrower a corresponding amount. If such
amount is not made available to the Agent by the required time on the Borrowing
Date therefor, such Lender shall pay to the Agent, on demand, such amount with
interest thereon at a rate equal to the daily average Federal Funds Effective
Rate for the period until such Lender makes such amount immediately available to
the Agent. A certificate of the Agent submitted to any Lender with respect to
any amounts owing under this Section 2.10(b) shall be conclusive in the absence
of manifest error. If such Lender's share of such borrowing is not made
available to the Agent by such Lender within three (3) Business Days of such
Borrowing Date, the Agent shall also be entitled to recover such amount with
interest thereon at the rate as set forth above on demand from the Borrower.

         2.11     Notice of Amounts Payable; Mandatory Assignment.

         (a) In the event that any Lender becomes aware that any amounts
are or will be owed to it pursuant to Sections 11.2(e) or 11.3 of the
Participation Agreement or that it is unable to make Eurodollar Loans, then it
shall promptly notify the Borrower, the Lessee and the Agent thereof and, as
soon as possible thereafter, such Lender shall submit to the Borrower (with a
copy to the Agent) a certificate indicating the amount owing to it and the
calculation thereof. The amounts set forth in such certificate shall be prima
facie evidence of the obligations of the Borrower hereunder.

         (b) In the event that any Lender delivers to the Borrower a
certificate in accordance with Section 2.11(a) in connection with amounts
payable pursuant to Sections 11.2(e) or 11.3 of the Participation Agreement or
such Lender is required to make Loans as ABR Loans in accordance with Section
11.3(e) of the Participation Agreement then, subject to Section 9.1 of the
Participation Agreement, the Borrower may, at its own expense (provided, such
amounts shall be reimbursed or paid entirely (as elected by the Borrower) by one
or more of the Credit Parties, as Supplemental Rent) and in the discretion of
the Borrower, (i) require such Lender to transfer or assign, in whole or (with
such Lender's consent) in part, without recourse (in accordance with Section
9.8), all or (with such Lender's consent) part of its interests, rights (except
for rights to be indemnified for actions taken while a party hereunder) and
obligations under this Agreement to a replacement bank or institution if the
Borrower (subject to Section 9.1 of the Participation Agreement), with the full
cooperation of such Lender, can identify a Person who is ready, willing and able
to be such replacement bank or institution with respect thereto and such
replacement bank or institution (which may be another Lender) shall assume such
assigned obligations, or (ii) during such time as no Default or Event of Default
has occurred and is continuing, terminate the Commitment of such Lender and
prepay all outstanding Loans of such Lender; provided, however, that (x) subject
to Section 9.1 of the Participation Agreement, the Borrower or such replacement
bank or institution, as the case may be, shall have paid to such Lender in
immediately available funds the principal of and interest accrued to the date of
such payment on the Loans made by it hereunder and all other amounts owed to it
hereunder (and, if such Lender is also a Holder, all Holder Advances and Holder
Yield accrued and unpaid thereon), (y) any termination of Commitments shall be
subject to the terms of Section 2.5(a) and (z) such assignment or termination of
the Commitment of such Lender and prepayment of Loans does not conflict with any
law, rule or regulation or order of any court or Governmental Authority.

                    SECTION 3. REPRESENTATIONS AND WARRANTIES

         To induce the Agent and the Lenders to enter into this Agreement and to
make the Loans, each of the Trust Company and the Owner Trustee hereby makes and
affirms the representations and warranties set forth in Section 6.1 of the
Participation Agreement to the same extent as if such representations and
warranties were set forth in this Agreement in their entirety.

                         SECTION 4. CONDITIONS PRECEDENT

         4.1      Conditions to Effectiveness.

         The effectiveness of this Agreement is subject to the satisfaction of
all conditions precedent set forth in Section 5.3 of the Participation Agreement
required by said Section to be satisfied on or prior to the Initial Closing
Date.

         4.2      Conditions to Each Loan.

         The agreement of each Lender to make any Loan requested to be made by
it on any date is subject to the satisfaction of all conditions precedent set
forth in Section 5.3 and 5.4 of the Participation Agreement required by said
Sections to be satisfied on or prior to the date of the applicable Loan.

         Each borrowing by the Borrower hereunder shall constitute a
representation and warranty by the Borrower as of the date of such Loan that the
conditions contained in this Section 4.2 have been satisfied.

                              SECTION 5. COVENANTS

         Unless the Agent and each Lender have otherwise given their express
written consent during such period that any Loan or Note remains outstanding and
unpaid or any other amount is owing to any Lender or the Agent hereunder:

         5.1      Other Activities.

         Except as otherwise expressly contemplated by the Trust Agreement, the
Borrower shall not conduct, transact or otherwise engage in, or commit to
transact, conduct or otherwise engage in, any business or operations other than
the entry into, and exercise of rights and performance of obligations in respect
of, the Operative Agreements and other activities incidental or related to the
foregoing.

         5.2      Ownership of Properties, Indebtedness.

         Except as otherwise expressly contemplated by the Trust Agreement, the
Borrower shall not own, lease, manage or otherwise operate any properties or
assets other than in connection with the activities described in Section 5.1, or
incur, create, assume or suffer to exist any Indebtedness or other consensual
liabilities or financial obligations other than as may be incurred, created or
assumed or as may exist in connection with the activities described in Section
5.1 (including without limitation the Loans and other obligations incurred by
the Borrower hereunder).

         5.3      Disposition of Assets.

         The Borrower shall not convey, sell, lease, assign, transfer or
otherwise dispose of any of its property, business or assets, whether now owned
or hereafter acquired, except to the extent expressly contemplated by the
Operative Agreements.

         5.4      Compliance with Operative Agreements.

         The Borrower shall at all times (a) observe and perform all of the
covenants, conditions and obligations required to be performed by it (whether in
its capacity as the Lessor, the Owner Trustee or otherwise) under each Operative
Agreement to which it is a party and (b) observe and perform, or cause to be
observed and performed, all of the covenants, conditions and obligations of the
Lessor under the Lease, even in the event that the Lease is terminated at stated
expiration following a Lease Event of Default or otherwise.

         5.5      Further Assurances.

         At any time and from time to time, upon the written request of the
Agent, and at the expense of the Borrower (provided, such amounts shall be
reimbursed or paid entirely (as elected by the Borrower) by the Lessee, as
Supplemental Rent), the Borrower will promptly and duly execute and deliver such
further instruments and documents and take such further action as the Agent or
the Majority Lenders may reasonably request for the purpose of obtaining or
preserving the full benefits of this Agreement and the other Operative
Agreements and of the rights and powers herein or therein granted.

         5.6      Notices.

         If on any date, a Responsible Officer of the Borrower shall obtain
actual knowledge of the occurrence of a Default or Event of Default, the
Borrower will give written notice thereof to the Agent within five (5) Business
Days after such date.

         5.7      Discharge of Liens.

         Neither the Borrower nor the Trust Company will create or permit to
exist at any time, and will, at its own expense, promptly take such action as
may be necessary duly to discharge, or cause to be discharged, all Lessor Liens
attributable to it, provided, that the Borrower and the Trust Company shall not
be required to discharge any Lessor Lien while the same is being contested in
good faith by appropriate proceedings diligently prosecuted so long as such
proceedings shall not involve any material danger of impairment of any of the
Liens contemplated by the Security Documents or of the sale, forfeiture or loss
of, and shall not materially interfere with the disposition of, any Property or
title thereto or any interest therein or the payment of Rent.

         5.8      Trust Agreement.

         Without prejudice to any right under the Trust Agreement of the Owner
Trustee to resign, the Owner Trustee (a) agrees not to terminate or revoke the
trust created by the Trust Agreement except as permitted by Article VIII of the
Trust Agreement, (b) agrees not to amend, supplement, terminate, revoke or
otherwise modify any provision of the Trust Agreement in any manner which could
reasonably be expected to have an adverse effect on the rights or interests of
the Agent or the Lenders hereunder or under the other Operative Agreements and
(c) agrees to comply with all of the terms of the Trust Agreement.

                          SECTION 6. EVENTS OF DEFAULT

         Upon the occurrence of any of the following specified events (each an
"Event of Default"):

         (a) Except as provided in Section 6(c), the Borrower shall (i)
default in the payment when due of any principal on the Loans or (ii) default in
the payment when due of any interest on the Loans, and such default in such
payment of interest shall continue for three (3) or more Business Days; or

         (b) Except as provided in Sections 6(a) and 6(c), the Borrower
shall default, and such default shall continue for three (3) or more Business
Days, in the payment of any amount owing under any Credit Document; or

         (c) (i) The Borrower shall default in the payment of any amount
due on the Maturity Date owing under any Credit Document or (ii) the Borrower
shall default in the payment when due of any principal or interest on the Loans
payable with regard to any obligation of any Credit Party to pay Termination
Value when due or to pay Basic Rent or Supplemental Rent at such time as any
Termination Value is due; or

         (d) The Borrower shall default in the due performance or
observance by it of any term, covenant or agreement contained in any Credit
Document to which it is a party (other than those referred to in paragraphs (a),
(b) and (c) above), provided, that in the case of any such default under
Sections 5.4, 5.5 or 5.8(c), such default shall have continued unremedied for a
period of at least thirty (30) days after notice to the Borrower by the Agent or
the Majority Lenders, provided, further, if any such default under Sections 5.4,
5.5 or 5.8(c) is not capable of remedy within such thirty (30) day period but
may be remedied with further diligence and if the Borrower in the opinion of the
Majority Lenders has and continues to pursue diligently such remedy, then the
Borrower shall be granted additional time to pursue such remedy but in no event
more than an additional thirty (30) days.

         (e) Any representation, warranty or statement made or deemed
made by the Borrower or the Trust Company herein or in any other Credit Document
or by the Borrower or the Trust Company or any Credit Party in the Participation
Agreement, or in any statement or certificate delivered or required to be
delivered pursuant hereto or thereto, shall prove to be untrue in any material
respect on the date as of which made or deemed made; or

         (f) (i) Any Lease Event of Default shall have occurred and be
continuing, or (ii) the Owner Trustee shall default in the due performance or
observance by it of any term, covenant or agreement contained in the
Participation Agreement or in the Trust Agreement to or for the benefit of the
Agent or a Lender, provided, that in the case of this clause (ii) such default
shall have continued unremedied for a period of at least fifteen (15) days after
notice to the Owner Trustee and Lessee by the Agent or the Majority Lenders,
provided, further, that in the case of this clause (ii), if such default is not
capable of remedy within such fifteen (15) day period but may be remedied with
further diligence and if the Borrower in the opinion of the Majority Lenders has
and continues to pursue diligently such remedy, then the Borrower shall be
granted additional time to pursue such remedy but in no event more than an
additional thirty (30) days; or

         (g) The Borrower shall commence a voluntary case concerning
itself under the Bankruptcy Code or an involuntary case is commenced against the
Borrower and the petition is not controverted within ten (10) days after
commencement of the case or an involuntary case is commenced against the
Borrower and the petition is not dismissed within sixty (60) days after
commencement of the case; or a custodian (as defined in the Bankruptcy Code) is
appointed for, or takes charge of, all or substantially all of the property of
the Borrower; or the Borrower commences any other proceeding under any
reorganization, arrangement, adjustment of debt, relief of debtors, dissolution,
insolvency or liquidation or similar law of any jurisdiction whether now or
hereafter in effect relating to the Borrower, or there is commenced against the
Borrower any such proceeding which remains undismissed for a period of sixty
(60) days; or the Borrower is adjudicated insolvent or bankrupt, or any order of
relief or other order approving any such case or proceeding is entered; or the
Borrower suffers any appointment of any custodian or the like for it or any
substantial part of its property to continue undischarged or unstayed for a
period of sixty (60) days; or the Borrower makes a general assignment for the
benefit of creditors; or any corporate or partnership action is taken by the
Borrower for the purpose of effecting any of the foregoing; or the Borrower is
unable generally to pay its debts as they become due; or

         (h) Any Security Document shall cease to be in full force and
effect, or shall cease to give the Agent the Liens, rights, powers and
privileges purported to be created thereby (including without limitation a first
priority perfected security interest in, and Lien on, all of the Properties), in
favor of the Agent on behalf of the Lenders and the Holders, superior to and
prior to the rights of all third Persons and subject to no other Liens (except
in each case to the extent expressly permitted herein or in any Operative
Agreement) other than any Ground Lease; or

         (i)      The Lease shall cease to be enforceable against any Lessee; or

         (j) One (1) or more judgments or decrees shall be entered
against the Borrower involving a liability of $100,000 or more in the aggregate
for all such judgments and decrees for the Borrower and any such judgments or
decrees shall not have been vacated, discharged or stayed or bonded pending
appeal within sixty (60) days from the entry thereof,

then, and in any such event, (A) if such event is an Event of Default specified
in paragraph (g) above with respect to the Borrower, automatically the
Commitments shall immediately terminate and the Loans hereunder (with accrued
interest thereon) and all other amounts owing under this Agreement and the Notes
shall immediately become due and payable, and (B) if such event is any other
Event of Default, either or both of the following actions may be taken: (i) with
the consent of the Majority Lenders, the Agent may, or upon the request of the
Majority Lenders, the Agent shall, by notice to the Borrower declare the
Commitments to be terminated forthwith, whereupon the Commitments shall
immediately terminate; and (ii) with the consent of the Majority Lenders, the
Agent may, or upon the request of the Majority Lenders, the Agent shall, by
notice to the Borrower, declare the Loans hereunder (with accrued interest
thereon) and all other amounts owing under this Agreement and the Notes to be
due and payable forthwith, whereupon the same shall immediately become due and
payable (any of the foregoing occurrences or actions referred to in clause (A)
or (B) above, an "Acceleration"). Except as expressly provided above in this
Section 6, presentment, demand, protest and all other notices of any kind are
hereby expressly waived.

         Upon the occurrence of any Event of Default and at any time thereafter
so long as any Event of Default shall be continuing, the Agent shall, upon the
written instructions of the Majority Secured Parties, exercise any or all of the
rights and powers and pursue any and all of the remedies available to it
hereunder and (subject to the terms thereof) under the other Credit Documents,
the Lease and the other Operative Agreements and shall have any and all rights
and remedies available under the Uniform Commercial Code or any provision of
law.

         Upon the occurrence of any Event of Default and at any time thereafter
so long as any Event of Default shall be continuing, the Agent may, and upon
request of the Majority Secured Parties shall, proceed to protect and enforce
this Agreement, the Notes, the other Credit Documents and the Lease by suit or
suits or proceedings in equity, at law or in bankruptcy, and whether for the
specific performance of any covenant or agreement herein contained or in
execution or aid of any power herein granted, or for foreclosure hereunder, or
for the appointment of a receiver or receivers for the Property or for the
recovery of judgment for the indebtedness secured thereby or for the enforcement
of any other proper, legal or equitable remedy available under applicable laws.

         The Borrower shall be liable for any and all accrued and unpaid amounts
due hereunder before, after or during the exercise of any of the foregoing
remedies, including without limitation all reasonable legal fees and other
reasonable costs and expenses incurred by the Agent or any Lender by reason of
the occurrence of any Event of Default or the exercise of remedies with respect
thereto.

                              SECTION 7. THE AGENT

         7.1      Appointment.

         Each Lender hereby irrevocably designates and appoints the Agent as the
agent of such Lender under this Agreement and the other Operative Agreements,
and each such Lender irrevocably authorizes the Agent, in such capacity, to
execute the Operative Agreements as agent for and on behalf of such Lender, to
take such action on behalf of such Lender under the provisions of this Agreement
and the other Operative Agreements and to exercise such powers and perform such
duties as are expressly delegated to the Agent by the terms of this Agreement
and other Operative Agreements, together with such other powers as are
reasonably incidental thereto. Without limiting the generality of the foregoing,
each of the Lenders hereby specifically acknowledges the terms and provisions of
the Participation Agreement and directs the Agent to exercise such powers, make
such decisions and otherwise perform such duties as are delegated to the Agent
thereunder without being required to obtain any specific consent with respect
thereto from any Lender, unless the matter under consideration is a Unanimous
Vote Matter or otherwise requires the consent of the Majority Lenders and/or the
Majority Secured Parties. Notwithstanding any provision to the contrary
elsewhere in this Agreement, the Agent shall not have any duties or
responsibilities, except those expressly set forth herein, or any fiduciary
relationship with any Lender, and no implied covenants, functions,
responsibilities, duties, obligations or liabilities shall be read into this
Agreement or any other Operative Agreement or otherwise exist against the Agent.

         7.2      Delegation of Duties.

         The Agent may execute any of its duties under this Agreement and the
other Operative Agreements by or through agents or attorneys-in-fact and shall
be entitled to advice of counsel concerning all matters pertaining to such
duties. The Agent shall not be responsible for the negligence or misconduct of
any agents or attorneys-in-fact selected by it with reasonable care.

         7.3      Exculpatory Provisions.

         Neither the Agent nor any of its officers, directors, employees,
agents, attorneys-in-fact or Affiliates shall be (a) liable for any action
lawfully taken or omitted to be taken by it or such Person under or in
connection with this Agreement or any other Operative Agreement (except for its
or such Person's own gross negligence or willful misconduct) or (b) responsible
in any manner to any of the Lenders for any recitals, statements,
representations or warranties made by the Borrower or any Credit Party or any
officer thereof contained in this Agreement or any other Operative Agreement or
in any certificate, report, statement or other document referred to or provided
for in, or received by the Agent under or in connection with, this Agreement or
any other Operative Agreement or for the value, validity, effectiveness,
genuineness, enforceability or sufficiency of this Agreement or any other
Operative Agreement or for any failure of the Borrower or any Credit Party to
perform its obligations hereunder or thereunder. The Agent shall not be under
any obligation to any Lender to ascertain or to inquire as to the observance or
performance of any of the agreements contained in, or conditions of, this
Agreement or any other Operative Agreement, or to inspect the properties, books
or records of the Borrower or any Credit Party.

         7.4      Reliance by the Agent.

         The Agent shall be entitled to rely, and shall be fully protected in
relying, upon any Note, writing, resolution, notice, consent, certificate,
affidavit, letter, telecopy, telex or teletype message, statement, order or
other document or conversation believed by it to be genuine and correct and to
have been signed, sent or made by the proper Person or Persons and upon advice
and statements of legal counsel (including without limitation counsel to the
Borrower or the Lessee), independent accountants and other experts selected by
the Agent. The Agent may deem and treat the payee of any Note as the owner
thereof for all purposes unless a written notice of assignment, negotiation or
transfer thereof shall have been filed with the Agent. The Agent shall be fully
justified in failing or refusing to take any action under this Agreement or any
other Operative Agreement unless it shall first receive such advice or
concurrence of the Majority Lenders, the Majority Secured Parties or all Secured
Parties, as the case may be, as it deems appropriate or it shall first be
indemnified to its satisfaction by the Lenders against any and all liability and
expense which may be incurred by it by reason of taking or continuing to take
any such action. The Agent shall in all cases be fully protected in acting, or
in refraining from acting, under this Agreement and the other Operative
Agreements in accordance with a request of the Majority Lenders, the Majority
Secured Parties or all Secured Parties, as the case may be, and such and any
action taken or failure to act pursuant thereto shall be binding upon all the
Lenders and all future holders of the Notes (or all Secured Parties, as the case
may be).

         7.5      Notice of Default.

         The Agent shall not be deemed to have knowledge or notice of the
occurrence of any Default or Event of Default hereunder unless the Agent has
received written notice from a Lender or the Borrower referring to this
Agreement, describing such Default or Event of Default and stating that such
notice is a "notice of default". In the event that the Agent receives such a
notice, the Agent shall give notice thereof to the Lenders. The Agent shall take
such action with respect to such Default or Event of Default as shall be
reasonably directed by the Majority Secured Parties; provided, that unless and
until the Agent shall have received such directions, the Agent may (but shall
not be obligated to) take such action, or refrain from taking such action, with
respect to such Default or Event of Default as it shall deem advisable in the
best interests of the Secured Parties; provided, further, the foregoing shall
not limit (a) the rights of the Majority Secured Parties to elect remedies as
set forth in Section 6 and/or (b) the rights of the Majority Secured Parties or
all Secured Parties, as the case may be, as described in the Participation
Agreement (including without limitation Sections 8.2(h) and 8.6 of the
Participation Agreement).

         7.6      Non-Reliance on the Agent and Other Lenders.

         Each Lender expressly acknowledges that neither the Agent nor any of
its officers, directors, employees, agents, attorneys-in-fact or Affiliates has
made any representations or warranties to it and that no act by the Agent
hereinafter taken, including without limitation any review of the affairs of the
Borrower or any Credit Party, shall be deemed to constitute any representation
or warranty by the Agent to any Lender. Each Lender represents to the Agent that
it has, independently and without reliance upon the Agent or any other Lender,
and based on such documents and information as it has deemed appropriate, made
its own appraisal of and investigation into the business, operations, property,
financial and other condition and creditworthiness of the Borrower and the
Credit Parties and made its own decision to make its Loans hereunder and enter
into this Agreement. Each Lender also represents that it will, independently and
without reliance upon the Agent or any other Lender, and based on such documents
and information as it shall deem appropriate at the time, continue to make its
own credit analysis, appraisals and decisions in taking or not taking action
under this Agreement and the other Operative Agreements, and to make such
investigation as it deems necessary to inform itself as to the business,
operations, property, financial and other condition and creditworthiness of the
Borrower and the Credit Parties. Except for notices, reports and other documents
expressly required to be furnished to the Lenders by the Agent hereunder, the
Agent shall not have any duty or responsibility to provide any Lender with any
credit or other information concerning the business, operations, property,
condition (financial or otherwise), prospects or creditworthiness of the
Borrower or Credit Parties which may come into the possession of the Agent or
any of its officers, directors, employees, agents, attorneys-in-fact or
Affiliates.

         7.7      Indemnification.

         The Lenders agree to indemnify the Agent, in its capacity as such (to
the extent not reimbursed by the Borrower and without limiting the obligation of
the Borrower to do so), ratably according to their respective Commitment
Percentages in effect on the date on which indemnification is sought under this
Section 7.7 (or, if indemnification is sought after the date upon which the
Commitments shall have terminated and the Loans shall have been paid in full,
ratably in accordance with their Commitment Percentages immediately prior to
such date), from and against any and all liabilities, obligations, losses,
damages, penalties, actions, judgments, suits, costs, expenses or disbursements
of any kind whatsoever which may at any time (including without limitation at
any time following the payment of the Notes) be imposed on, incurred by or
asserted against any of them in any way relating to or arising out of, the
Commitments, this Agreement, any of the other Operative Agreements or any
documents contemplated by or referred to herein or therein or the transactions
contemplated hereby or thereby or any action taken or omitted by any of them
under or in connection with any of the foregoing; provided, that no Lender shall
be liable for the payment of any portion of such liabilities, obligations,
damages, penalties, actions, judgments, suits, costs, expenses or disbursements
resulting solely from the gross negligence or willful misconduct of the Agent.
The agreements in this Section 7.7 shall survive the payment of the Notes and
all other amounts payable hereunder.

         7.8      The Agent in Its Individual Capacity.

         The Agent and its Affiliates may make loans to, accept deposits from
and generally engage in any kind of business with the Borrower or any Credit
Party as though the Agent were not the Agent hereunder and under the other
Operative Agreements. With respect to its Loans made or renewed by it and any
Note issued to it, the Agent shall have the same rights and powers under this
Agreement and the other Operative Agreements as any Lender and may exercise the
same as though it were not the Agent, and the terms "Lender" and "Lenders" shall
include the Agent in its individual capacity.

         7.9      Successor Agent.

         The Agent may resign at any time as the Agent upon thirty (30) days'
notice to the Lenders, the Borrower and, so long as no Lease Event of Default
shall have occurred and be continuing, the Lessee. If the Agent shall resign as
the Agent under this Agreement, the Majority Lenders shall appoint from among
the Lenders a successor Agent which successor Agent shall be subject to the
approval of the Borrower and, so long as no Lease Event of Default shall have
occurred and be continuing, the Lessee, such approval not to be unreasonably
withheld or delayed. If no successor Agent is appointed prior to the effective
date of the resignation of the resigning Agent, the Agent may appoint, after
consulting with the Lenders and subject to the approval of the Borrower and, so
long as no Lease Event of Default shall have occurred and be continuing, the
Lessee, such approval not to be unreasonably withheld or delayed, a successor
Agent from among the Lenders. If no successor Agent has accepted appointment as
the Agent by the date which is thirty (30) days following a retiring Agent's
notice of resignation, the retiring Agent's notice of resignation shall
nevertheless thereupon become effective and the Lenders shall perform all of the
duties of the Agent until such time, if any, as the Majority Lenders appoint a
successor Agent, as provided for above. Upon the effective date of such
resignation, only such successor Agent shall succeed to all the rights, powers
and duties of the retiring Agent and the term "Agent" shall mean such successor
agent and the retiring Agent's rights, powers and duties in such capacity shall
be terminated. After any retiring Agent resigns hereunder as the Agent, the
provisions of this Article VII and Section 9.5 shall inure to their respective
benefit as to any actions taken or omitted to be taken by it while it was the
Agent under this Agreement.

         7.10     Actions of the Agent on Behalf of Holders.

         The parties hereto specifically acknowledge and consent to the Agent's
acting on behalf of the Holders as provided in the Participation Agreement, and,
in any such case, the Lenders acknowledge that the Holders shall be entitled to
vote as "Secured Parties" hereunder to the extent required or permitted by the
Operative Agreements (including without limitation Sections 8.2(h) and 8.6 of
the Participation Agreement).

         7.11     The Agent's Duty of Care.

         Other than the exercise of reasonable care to assure the safe custody
of the Collateral while being held by the Agent hereunder or under any other
Operative Agreement, the Agent shall have no duty or liability to preserve
rights pertaining thereto, it being understood and agreed that the Credit
Parties shall be responsible for preservation of all rights in the Collateral,
and the Agent shall be relieved of all responsibility for the Collateral upon
surrendering it or tendering the surrender of it to any of the Credit Parties.
The Agent shall be deemed to have exercised reasonable care in the custody and
preservation of the Collateral in its possession if the Collateral is accorded
treatment substantially equal to that which the Agent accords its own property,
which shall be no less than the treatment employed by a reasonable and prudent
agent in the industry, it being understood that the Agent shall not have
responsibility for taking any necessary steps to preserve rights against any
parties with respect to any of the Collateral.

              SECTION 8. MATTERS RELATING TO PAYMENT AND COLLATERAL

         8.1      Collection and Allocation of Payments and Other Amounts.

         The Credit Parties, the Agent, the Lenders, the Holders and the
Borrower have agreed pursuant to the terms of Section 8.7 of the Participation
Agreement to a procedure for the allocation and distribution of certain payments
and distributions, including without limitation the proceeds of Collateral.

         8.2      Certain Remedial Matters.

         Notwithstanding any other provision of this Agreement or any other
Credit Document:

         (a) the Borrower shall at all times retain to the exclusion of
all other parties, all rights to Excepted Payments payable to it and to demand,
collect or commence an action at law to obtain such payments and to enforce any
judgment with respect thereto; and

         (b) the Borrower and each Holder shall at all times retain the
right, but not to the exclusion of the Agent, (i) to retain all rights with
respect to insurance that Article XIV of the Lease specifically confers upon the
"Lessor", (ii) to provide such insurance as any Credit Party shall have failed
to maintain or as the Borrower or any Holder may desire, and (iii) to enforce
compliance by each Lessee with the provisions of Articles VIII, IX, X, XI, XIV
and XVII of the Lease.

         8.3      Excepted Payments.

         Notwithstanding any other provision of this Agreement or the Security
Documents, any Excepted Payment received at any time by the Agent shall be
distributed promptly to the Person entitled to receive such Excepted Payment.

                            SECTION 9. MISCELLANEOUS

         9.1      Amendments and Waivers.

         None of the terms or provisions of this Agreement may be terminated,
amended, supplemented, waived or modified except in accordance with the terms of
Section 12.4 of the Participation Agreement.

         9.2      Notices.

         All notices required or permitted to be given under this Agreement
shall be given in accordance with Section 12.2 of the Participation Agreement.

         9.3      No Waiver; Cumulative Remedies.

         No failure to exercise and no delay in exercising, on the part of the
Agent or any Lender, any right, remedy, power or privilege hereunder or under
the other Credit Documents shall operate as a waiver thereof; nor shall any
single or partial exercise of any right, remedy, power or privilege hereunder
preclude any other or future exercise thereof or the exercise of any other
right, remedy, power or privilege. The rights, remedies, powers and privileges
herein provided are cumulative and not exclusive of any rights, remedies, powers
and privileges provided by law.

         9.4      Survival of Representations and Warranties.

         All representations and warranties made by the Borrower under the
Operative Agreements shall survive the execution and delivery of this Agreement
and the Notes and the making of the Loans hereunder.

         9.5      Payment of Expenses and Taxes.

         The Borrower agrees to (with funds provided by the Credit Parties as
Supplemental Rent): (a) pay all reasonable out-of-pocket costs and expenses of
(i) the Agent whether or not the transactions herein contemplated are
consummated, in connection with the negotiation, preparation, execution and
delivery of the Operative Agreements and the documents and instruments referred
to therein (including without limitation the reasonable fees and disbursements
of Moore & Van Allen, PLLC) and any amendment, waiver or consent relating
thereto (including without limitation the reasonable fees and disbursements of
counsel to the Agent) and (ii) the Agent and each of the Lenders in connection
with the enforcement of the Operative Agreements and the documents and
instruments referred to therein (including without limitation the reasonable
fees and disbursements of counsel for the Agent and for each of the Lenders) and
(b) pay and hold each of the Lenders harmless from and against any and all
present and future stamp and other similar taxes with respect to the foregoing
matters and save each of the Lenders harmless from and against any and all
liabilities with respect to or resulting from any delay or omission (other than
to the extent attributable to such Lender) to pay such taxes.

         9.6      Successors and Assigns.

         This Agreement shall be binding upon and inure to the benefit of the
Borrower, the Lenders, the Agent, all future holders of the Notes and their
respective successors and assigns, except that the Borrower may not assign or
transfer any of its rights or obligations under this Agreement except in
accordance with Section 10.1 of the Participation Agreement and the other
applicable provisions of the Operative Agreements.

         9.7      Participations.

         Subject to and in accordance with Section 10.1 of the Participation
Agreement, any Lender may, in the ordinary course of its business and in
accordance with applicable law, at any time sell to one (1) or more banks,
financial institutions or other entities (each, a "Participant") participating
interests in any Loan owing to such Lender, any Note held by such Lender, any
Commitment of such Lender or any other interest or obligation of such Lender
hereunder and under the other Operative Agreements; provided, that any such sale
of a participating interest shall be in a principal amount of at least
$2,000,000 or such lesser amount constituting such Lender's entire interest in
this Agreement and the Notes. In the event of any such sale by a Lender of a
participating interest to a Participant, such Lender's obligations under this
Agreement to the other parties to this Agreement shall remain unchanged, such
Lender shall remain solely responsible for the performance thereof, such Lender
shall remain the holder of any such Note for all purposes under this Agreement
and the Notes, and the Borrower and the Agent shall continue to deal solely and
directly with such Lender in connection with such Lender's rights and
obligations under this Agreement and the Notes. In no event shall any
Participant have any right to approve any amendment or waiver of any provision
of this Agreement or any other Operative Agreement, or any consent to any
departure by the Borrower or any other Person therefrom. The Borrower agrees
that, while an Event of Default shall have occurred and be continuing, if
amounts outstanding under this Agreement and the Notes are due or unpaid, or
shall have become due and payable upon the occurrence of an Event of Default,
each Participant shall, to the maximum extent permitted by applicable law, be
deemed to have the right of setoff in respect of its participating interests in
amounts owing directly to it as a Lender under this Agreement or any Note,
provided, that in purchasing such participating interest, such Participant shall
be deemed to have agreed to share with the Lenders the proceeds thereof as
provided in Section 9.10(a) as fully as if it were a Lender hereunder. The
Borrower also agrees that each Participant shall be entitled to the benefits of
Sections 11.2(e), 11.3 and 11.4 of the Participation Agreement with respect to
its participation in the Commitments and the Loans outstanding from time to time
as if it was a Lender; provided, that such Participant shall have complied with
the requirements of said Sections and provided, further, that no Participant
shall be entitled to receive any greater amount pursuant to any such Section
than the transferor Lender would have been entitled to receive in respect of the
amount of the participation transferred by such transferor Lender to such
Participant had no such transfer occurred.

         9.8      Assignments.

         (a) Subject to and in accordance with Section 10.1 of the
Participation Agreement, any Lender may, in the ordinary course of its business
and in accordance with applicable law, at any time and from time to time assign
to any Lender or any affiliate of any Lender or to an additional bank, financial
institution or other entity that is either organized under the laws of the
United States or any state thereof or is a foreign bank that operates a branch
office in the United States (each, a "Purchasing Lender"), all or any part of
its rights and obligations under this Agreement and the other Operative
Agreements pursuant to an Assignment and Acceptance, substantially in the form
of Exhibit B, executed by such Purchasing Lender, such assigning Lender (and, in
the case of a Purchasing Lender that is not a Lender or an affiliate thereof,
subject to Section 9.1 of the Participation Agreement, by the Borrower (so long
as no Event of Default shall have occurred and then be continuing) and the
Agent) and delivered to the Agent for its acceptance and recording in the
Register; provided, that no such assignment to a Purchasing Lender (other than
any Lender or any affiliate thereof) shall be in an aggregate principal amount
less than $5,000,000 (other than in the case of an assignment of all of a
Lender's interests under this Agreement and the Notes). Upon such execution,
delivery, acceptance and recording, from and after the effective date determined
pursuant to such Assignment and Acceptance, (x) the Purchasing Lender thereunder
shall be a party hereto and, to the extent provided in such Assignment and
Acceptance, have the rights and obligations of a Lender hereunder with a
Commitment as set forth therein, and (y) the assigning Lender thereunder shall,
to the extent provided in such Assignment and Acceptance, be released from its
obligations under this Agreement (and, in the case of an Assignment and
Acceptance covering all of the remaining portion of an assigning Lender's rights
and obligations under this Agreement, such assigning Lender shall cease to be a
party hereto). Notwithstanding anything to the contrary in this Agreement, the
consent of the Borrower shall not be required, and, unless requested by the
relevant Purchasing Lender and/or assigning Lender, new Notes shall not be
required to be executed and delivered by the Borrower, for any assignment which
occurs at any time when any of the events described in Section 6(g) shall have
occurred and be continuing.

         (b) Upon its receipt of an Assignment and Acceptance executed by
an assigning Lender and a Purchasing Lender (and, in the case of a Purchasing
Lender that is not a Lender or an affiliate thereof, by the Borrower and the
Agent) together with payment to the Agent of a registration and processing fee
of $2,500 (which shall not be payable by the Borrower or any Credit Party,
except as otherwise provided in connection with an assignment requested in
accordance with Section 2.11(b)), the Agent shall (i) promptly accept such
Assignment and Acceptance and (ii) promptly after the effective date determined
pursuant thereto, record the information contained therein in the Register and
give notice of such acceptance and recordation to the Lenders and the Borrower.
On or prior to such effective date, the Borrower, at its own expense, shall
execute and deliver to the Agent new Notes (in exchange for the Notes of the
assigning Lender), each in an amount equal to the Commitment assumed or Loans
purchased by the relevant Purchasing Lender pursuant to such Assignment and
Acceptance, and, if the assigning Lender has retained a Commitment or any Loan
hereunder, new Notes to the order of the assigning Lender, each in an amount
equal to the Commitment or Loans retained by it hereunder. Such new Notes shall
be dated the effective date of the applicable Assignment and Acceptance and
shall otherwise be in the form of the Notes replaced thereby.

         (c) Each Purchasing  Lender (other than any Lender  organized and
existing under the laws of the U.S. or any political subdivision in or of the
U.S.), by executing and delivering an Assignment and Acceptance,

                  (i)......agrees to execute and deliver to the Agent, as
promptly as practicable, four (4) signed copies (two (2) for the Agent and two
(2) for delivery by the Agent to the Borrower) of Form 1001 or Form 4224 (or any
successor form or comparable form) (it being understood that if the applicable
form is not so delivered, payments under or in respect of this Agreement may be
subject to withholding and deduction);

                  (ii).....represents and warrants to the Borrower and the Agent
that the form so delivered is true and accurate and that, as of the effective
date of the applicable Assignment and Acceptance, each of such Purchasing
Lender's lending offices is entitled to receive payments of principal and
interest under or in respect of this Agreement without withholding or deduction
for or on account of any taxes imposed by the U.S. Federal government;

                  (iii)....agrees to annually hereafter deliver to each of the
Borrower and the Agent not later than December 31 of the year preceding the year
to which it will apply, two (2) further properly completed signed copies of Form
1001 or Form 4224 (or any successor form or comparable form), as appropriate,
unless an event has occurred which renders the relevant form inapplicable (it
being understood that if the applicable form is not so delivered, payments under
or in respect of this Agreement may be subject to withholding and deduction);

                  (iv).....agrees to promptly notify the Borrower and the Agent
in writing if it ceases to be entitled to receive payments of principal and
interest under or in respect of this Agreement without withholding or deduction
for or on account of any taxes imposed by the U.S. or any political subdivision
in or of the U.S. (it being understood that payments under or in respect of this
Agreement may be subject to withholding and deduction in such event);

                  (v)......acknowledges that in the event it ceases to be exempt
from withholding and/or deduction of such taxes, the Agent may withhold and/or
deduct the applicable amount from any payments to which such assignee Lender
would otherwise be entitled, without any liability to such assignee Lender
therefor; and

                  (vi).....agrees to indemnify the Borrower and the Agent from
and against any and all liabilities, obligations, losses, damages, penalties,
actions, judgments, suits, costs or expenses that result from such assignee
Lender's breach of any such representation, warranty or agreement.

         (d) Any Lender party to this Agreement may, from time to time
and without the consent of the Borrower or any other Person, pledge or assign
for security purposes any portion of its Loans or any other interests in this
Agreement and the other Credit Documents to any Federal Reserve Bank.

         9.9      The Register; Disclosure; Pledges to Federal Reserve Banks.

         (a) The Agent shall maintain for the benefit of the Lenders at
its address referred to in Section 9.2 a copy of each Assignment and Acceptance
delivered to it and a register (the "Register") for the recordation of the names
and addresses of the Lenders, the Commitments of the Lenders, and the principal
amount of the Loans owing to each Lender from time to time. The entries in the
Register shall be conclusive, in the absence of clearly demonstrable error, and
the Borrower, the Agent and the Lenders may treat each Person whose name is
recorded in the Register as the owner of the Loan recorded therein for all
purposes of this Agreement. The Register shall be available for inspection by
the Borrower or any Lender at any reasonable time and from time to time upon
reasonable notice.

         (b) Nothing herein shall prohibit any Lender from pledging or
assigning any Note to any Federal Reserve Bank in accordance with applicable
law.

         9.10     Adjustments; Set-off.

         (a) Except as otherwise expressly provided in Section 8.1
hereof and Section 8.7 of the Participation Agreement where, and to the extent,
one (1) Lender is entitled to payments prior to other Lenders, if any Lender (a
"Benefitted Lender") shall at any time receive any payment of all or part of its
Loans, or interest thereon, or receive any collateral in respect thereof
(whether voluntarily or involuntarily, by set-off, pursuant to events or
proceedings of the nature referred to in Section 6(g), or otherwise), in a
greater proportion than any such payment to or collateral received by any other
Lender, if any, in respect of such other Lender's Loans, or interest thereon,
such Benefitted Lender shall purchase for cash from the other Lenders a
participating interest in such portion of each such other Lender's Loan, or
shall provide such other Lenders with the benefits of any such collateral, or
the proceeds thereof, as shall be necessary to cause such Benefitted Lender to
share the excess payment or benefits of such collateral or proceeds ratably with
each of the Lenders; provided, however, that if all or any portion of such
excess payment or benefits is thereafter recovered from such Benefitted Lender,
such purchase shall be rescinded, and the purchase price and benefits returned,
to the event of such recovery, but without interest.

         (b) In addition to any rights now or hereafter granted under
applicable law or otherwise, and not by way of limitation of any such rights,
upon the occurrence of an Event of Default, the Agent and each Lender are hereby
authorized at any time or from time to time, without presentment, demand,
protest or other notice of any kind to the Borrower or to any other Person, any
such notice being hereby expressly waived, to set off and to appropriate and
apply any and all deposits (general or special) and any other Indebtedness at
any time held or owing by the Agent or such Lender (including without limitation
by branches and agencies of the Agent or such Lender wherever located) to or for
the credit or the account of the Borrower against and on account of the
obligations and liabilities of the Borrower to the Agent or such Lender under
this Agreement or under any of the other Operative Agreements, including without
limitation all interests in obligations of the Borrower purchased by any such
Lender pursuant to Section 9.10(a), and all other claims of any nature or
description arising out of or connected with this Agreement or any other
Operative Agreement, irrespective or whether or not the Agent or such Lender
shall have made any demand and although said obligations, liabilities or claims,
or any of them, shall be contingent or unmatured.

         9.11     Counterparts.

         This Agreement may be executed by one (1) or more of the parties to
this Agreement on any number of separate counterparts (including without
limitation by telecopy), and all of said counterparts taken together shall be
deemed to constitute one (1) and the same instrument. A set of the copies of
this Agreement signed by all the parties shall be lodged with the Borrower and
the Agent.

         9.12     Severability.

         Any provision of this Agreement which is prohibited or unenforceable in
any jurisdiction shall, as to such jurisdiction, be ineffective to the extent of
such prohibition or unenforceability without invalidating the remaining
provisions hereof, and any such prohibition or unenforceability in any
jurisdiction shall not invalidate or render unenforceable such provision in any
other jurisdiction.

         9.13     Integration.

         This Agreement and the other Credit Documents represent the agreement
of the Borrower, the Agent, and the Lenders with respect to the subject matter
hereof and thereof, and there are no promises, undertakings, representations or
warranties by the Agent or any Lender relative to subject matter hereof not
expressly set forth or referred to herein or in the other Credit Documents.

         9.14     GOVERNING LAW.

         THIS AGREEMENT AND THE NOTES AND THE RIGHTS AND OBLIGATIONS OF THE
PARTIES UNDER THIS AGREEMENT AND THE NOTES SHALL BE GOVERNED BY, AND CONSTRUED,
INTERPRETED AND ENFORCED IN ACCORDANCE WITH, THE INTERNAL LAWS OF THE STATE OF
NORTH CAROLINA (WITHOUT GIVING EFFECT TO THE PRINCIPLES THEREOF RELATING TO
CONFLICTS OF LAW), EXCEPT TO THE EXTENT THE LAWS OF THE STATE WHERE A PARTICULAR
PROPERTY IS LOCATED ARE REQUIRED TO APPLY.

         9.15     SUBMISSION TO JURISDICTION; VENUE; ARBITRATION.

         THE PROVISIONS OF THE PARTICIPATION AGREEMENT RELATING TO SUBMISSION TO
JURISDICTION, VENUE AND ARBITRATION ARE HEREBY INCORPORATED BY REFERENCE HEREIN,
MUTATIS MUTANDIS.

         9.16     Acknowledgements.

         The Borrower hereby acknowledges that:

         (a) neither the Agent nor any Lender has any fiduciary
relationship with or duty to the Borrower arising out of or in connection with
this Agreement or any of the other Credit Documents, and the relationship
between the Agent and the Lenders, on one (1) hand, and the Borrower, on the
other hand, in connection herewith or therewith is solely that of debtor and
creditor; and

         (b) no joint venture is created hereby or by the other Credit
Documents or otherwise exists by virtue of the transactions contemplated hereby
among the Lenders or among the Borrower and the Lenders.

         9.17     WAIVERS OF JURY TRIAL.

         THE BORROWER, THE AGENT AND THE LENDERS HEREBY IRREVOCABLY AND
UNCONDITIONALLY WAIVE, TO THE FULLEST EXTENT ALLOWED BY APPLICABLE LAW, TRIAL BY
JURY IN ANY LEGAL ACTION OR PROCEEDING RELATING TO THIS AGREEMENT OR ANY OTHER
CREDIT DOCUMENT AND FOR ANY COUNTERCLAIM THEREIN.

         9.18     Nonrecourse.

         In addition to and not in limitation of Section 12.9 of the
Participation Agreement, anything to the contrary contained in this Agreement or
in any other Operative Agreement notwithstanding, no Exculpated Person shall be
personally liable in any respect for any liability or obligation hereunder or
under any other Operative Agreement including without limitation the payment of
the principal of, or interest on, the Notes, or for monetary damages for the
breach of performance of any of the covenants contained in this Agreement, the
Notes or any of the other Operative Agreements. The Agent and the Lenders agree
that, in the event any of them pursues any remedies available to them under this
Agreement, the Notes or any other Operative Agreement, neither the Agent nor the
Lenders shall have any recourse against the Borrower, nor any other Exculpated
Person, for any deficiency, loss or claim for monetary damages or otherwise
resulting therefrom and recourse shall be had solely and exclusively against the
Trust Estate and the Credit Parties; but nothing contained herein shall be taken
to prevent recourse against or the enforcement of remedies against the Trust
Estate in respect of any and all liabilities, obligations and undertakings
contained in this Agreement, the Notes or any other Operative Agreement. The
Agent and the Lenders further agree that the Borrower shall not be responsible
for the payment of any amounts owing hereunder (excluding principal and interest
(other than Overdue Interest) in respect of the Loans) (such non-excluded
amounts, "Supplemental Amounts") except to the extent that payments of
Supplemental Rent designated by any Lessee for application to such Supplemental
Amounts shall have been paid by such Lessee pursuant to the Lease (it being
understood that the failure by any Lessee for any reason to pay any Supplemental
Rent in respect of such Supplemental Amounts shall nevertheless be deemed to
constitute a default by the Borrower for the purposes of Section 6).
Notwithstanding the foregoing provisions of this Section 9.18, nothing in this
Agreement or any other Operative Agreement shall (a) constitute a waiver,
release or discharge of any obligation evidenced or secured by this Agreement or
any other Credit Document, (b) limit the right of the Agent or any Lender to
name the Borrower as a party defendant in any action or suit for judicial
foreclosure and sale under any Security Document, or (c) affect in any way the
validity or enforceability of any guaranty (whether of payment and/or
performance) given to the Lessor, the Agent or the Lenders, or of any indemnity
agreement given by the Borrower, in connection with the Loans made hereunder.

         9.19     USURY SAVINGS PROVISION.

         IT IS THE INTENT OF THE PARTIES HERETO TO CONFORM TO AND CONTRACT IN
STRICT COMPLIANCE WITH APPLICABLE USURY LAW FROM TIME TO TIME IN EFFECT AND THAT
N.C. GEN. STAT. ss. 24-9 SHALL APPLY WITH RESPECT TO THIS AGREEMENT. TO THE
EXTENT N.C. GEN. STAT. ss. 24-9 IS HEREAFTER DEEMED NOT TO APPLY BY A COURT OF
COMPETENT JURISDICTION AND ANY PAYMENTS HEREUNDER ARE HEREINAFTER CHARACTERIZED
BY ANY COURT OF COMPETENT JURISDICTION AS THE REPAYMENT OF PRINCIPAL AND
INTEREST THEREON, THE FOLLOWING PROVISIONS OF THIS SECTION 9.19 SHALL APPLY. ANY
SUCH PAYMENTS SO CHARACTERIZED AS INTEREST MAY BE REFERRED TO HEREIN AS
"INTEREST." ALL AGREEMENTS AMONG THE PARTIES HERETO ARE HEREBY LIMITED BY THE
PROVISIONS OF THIS PARAGRAPH WHICH SHALL OVERRIDE AND CONTROL ALL SUCH
AGREEMENTS, WHETHER NOW EXISTING OR HEREAFTER ARISING AND WHETHER WRITTEN OR
ORAL. IN NO WAY, NOR IN ANY EVENT OR CONTINGENCY (INCLUDING WITHOUT LIMITATION
PREPAYMENT OR ACCELERATION OF THE MATURITY OF ANY OBLIGATION), SHALL ANY
INTEREST TAKEN, RESERVED, CONTRACTED FOR, CHARGED, OR RECEIVED UNDER THIS
AGREEMENT OR OTHERWISE, EXCEED THE MAXIMUM NONUSURIOUS AMOUNT PERMISSIBLE UNDER
APPLICABLE LAW. IF, FROM ANY POSSIBLE CONSTRUCTION OF ANY OF THE OPERATIVE
AGREEMENTS OR ANY OTHER DOCUMENT OR AGREEMENT, INTEREST WOULD OTHERWISE BE
PAYABLE IN EXCESS OF THE MAXIMUM NONUSURIOUS AMOUNT, ANY SUCH CONSTRUCTION SHALL
BE SUBJECT TO THE PROVISIONS OF THIS PARAGRAPH AND SUCH AMOUNTS UNDER SUCH
DOCUMENTS OR AGREEMENTS SHALL BE AUTOMATICALLY REDUCED TO THE MAXIMUM
NONUSURIOUS AMOUNT PERMITTED UNDER APPLICABLE LAW, WITHOUT THE NECESSITY OF
EXECUTION OF ANY AMENDMENT OR NEW DOCUMENT OR AGREEMENT. IF THE AGENT OR ANY
LENDER SHALL EVER RECEIVE ANYTHING OF VALUE WHICH IS CHARACTERIZED AS INTEREST
WITH RESPECT TO THE OBLIGATIONS OWED HEREUNDER OR UNDER APPLICABLE LAW AND WHICH
WOULD, APART FROM THIS PROVISION, BE IN EXCESS OF THE MAXIMUM LAWFUL AMOUNT, AN
AMOUNT EQUAL TO THE AMOUNT WHICH WOULD HAVE BEEN EXCESSIVE INTEREST SHALL,
WITHOUT PENALTY, BE APPLIED TO THE REDUCTION OF THE COMPONENT OF PAYMENTS DEEMED
TO BE PRINCIPAL AND NOT TO THE PAYMENT OF INTEREST, OR REFUNDED TO THE BORROWER
OR ANY OTHER PAYOR THEREOF, IF AND TO THE EXTENT SUCH AMOUNT WHICH WOULD HAVE
BEEN EXCESSIVE EXCEEDS THE COMPONENT OF PAYMENTS DEEMED TO BE PRINCIPAL. THE
RIGHT TO DEMAND PAYMENT OF ANY AMOUNTS EVIDENCED BY ANY OF THE OPERATIVE
AGREEMENTS DOES NOT INCLUDE THE RIGHT TO RECEIVE ANY INTEREST WHICH HAS NOT
OTHERWISE ACCRUED ON THE DATE OF SUCH DEMAND, AND NEITHER THE AGENT NOR ANY
LENDER INTENDS TO CHARGE OR RECEIVE ANY UNEARNED INTEREST IN THE EVENT OF SUCH
DEMAND. ALL INTEREST PAID OR AGREED TO BE PAID TO THE AGENT OR ANY LENDER SHALL,
TO THE EXTENT PERMITTED BY APPLICABLE LAW, BE AMORTIZED, PRORATED, ALLOCATED,
AND SPREAD THROUGHOUT THE FULL STATED TERM (INCLUDING WITHOUT LIMITATION ANY
RENEWAL OR EXTENSION) OF THIS AGREEMENT SO THAT THE AMOUNT OF INTEREST ON
ACCOUNT OF SUCH PAYMENTS DOES NOT EXCEED THE MAXIMUM NONUSURIOUS AMOUNT
PERMITTED BY APPLICABLE LAW.

                            [signature pages follow]

<PAGE>

                            DTSD Realty Trust 1999-1

         IN WITNESS WHEREOF, the parties hereto have caused this Agreement to be
duly executed and delivered by their proper and duly authorized officers as of
the day and year first above written.

                         FIRST SECURITY BANK,
                         NATIONAL ASSOCIATION, as
                         Owner Trustee under the
                         DTSD Realty Trust 1999-1

                         By: /s/ Val T. Orton
                            --------------------------------------------------
                         Name: Val T. Orton
                              ------------------------------------------------
                         Title: Vice President
                               -----------------------------------------------

                           [signature pages continue]

<PAGE>

                         FIRST UNION NATIONAL BANK, as the Agent and a Lender

                         By: /s/ Evander S. Jones, Jr.
                            --------------------------------------------------
                         Name: Evander S. Jones, Jr.
                              ------------------------------------------------
                         Title: Vice President
                               -----------------------------------------------

                           [signature pages continue]

<PAGE>

                         FLEET NATIONAL BANK, as a Lender

                         By: /s/ Judith C. E. Kelly
                             -------------------------------------------------
                         Name: Judith C. E. Kelly
                               -----------------------------------------------
                         Title: Director
                                ----------------------------------------------

                           [signature pages continue]

<PAGE>

                         NATIONAL CITY BANK, as a Lender

                         By: /s/ Brian T. Strayton
                             -------------------------------------------------
                         Name: Brian T. Strayton
                               -----------------------------------------------
                         Title: Vice President
                                ----------------------------------------------

                           [signature pages continue]

<PAGE>

                         BANK OF AMERICA, N.A., as a Lender

                         By: /s/ Timothy H. Spanos
                             -------------------------------------------------
                         Name: Timothy H. Spanos
                               -----------------------------------------------
                         Title: Managing Director
                                ----------------------------------------------

                           [signature pages continue]

<PAGE>

                         FIRSTAR BANK, N.A., as a Lender

                          By: /s/ Amanda Smith
                              -------------------------------------------------
                          Name: Amanda Smith
                                -----------------------------------------------
                         Title:  Banking Officer
                                 ----------------------------------------------

                           [signature pages continue]

<PAGE>

                         SUNTRUST BANK, as a Lender

                         By: /s/ Vernon M. Towler
                             -------------------------------------------------
                         Name: Vernon M. Towler
                               -----------------------------------------------
                         Title: Vice President
                                ----------------------------------------------

                              [signature pages end]

<PAGE>
<TABLE>
<CAPTION>

                                  Schedule 2.1

                                                     Tranche A Commitment               Tranche B Commitment
                                                   Amount          Percentage         Amount          Percentage
                                                   ------          ----------         ------          ----------

<S>                                            <C>                  <C>            <C>                 <C>
First Union National Bank                      $28,700,145.35       20.9566%       $4,495,203.49       20.9566%
c/o First Union Securities, Inc.
301 South College Street, TW-6
Charlotte, North Carolina 28288-0166
Attention:        Tim Ritch
Telephone:        704-383-0819
Telecopy:         704-383-8108

Fleet National Bank                            $29,858,824.88       21.8023%       $4,676,598.84       21.8023%
100 Federal Street
MA DE 10008F
Boston, MA 02110
Attention:         Judith Kelly
Telephone:        617-434-5280
Telecopy:          617-434-6685

National City Bank                             $14,929,142.44       10.9012%       $2,338,299.42       10.9012%
155 East Broad Street
Columbus, OH 43251-0034
Attention:         Brian T. Strayton
Telephone:        614-463-8386
Telecopy:           614-463-8572

Bank of America, N.A.                          $20,635,392.44       15.0678%       $3,232,049.42       15.0678%
100 North Tryon Street
Charlotte, NC 28255
Attention:        Timothy H. Spanos
Telephone:        704-386-4507
Telecopy:         704-388-8268

Firstar Bank, N.A.                             $14,265,625.00       10.4167%       $2,234,375.00       10.4167%
One Firstar Plaza
St. Louis, MO 63101
Attention:   Amanda Smith
Telephone:        314-418-3638
Telecopy:         314-418-1963

SunTrust Bank                                  $28,561,409.88       20.8554%       $4,473,473.84       20.8554%
                                               --------------       -------        -------------       -------
Commercial Division
500 Main Street
Norfolk, VA 23510-2205
Attention:        Vernon M. Towler
Telephone:        757-624-5514
Telecopy:         757-624-5457

TOTAL                                           $136,950,000          100%          $21,450,000          100%
                                                ============          ===           ===========          ===

</TABLE>

<PAGE>

                                   Exhibit A-1

                                 TRANCHE A NOTE

                           (DTSD Realty Trust 1999-1)

                                                            [___________, 200__]

         FOR VALUE RECEIVED, the undersigned, FIRST SECURITY BANK, NATIONAL
ASSOCIATION, not in its individual capacity, but solely as the Owner Trustee
under the DTSD Realty Trust 1999-1 (the "Borrower"), hereby unconditionally
promises to pay to the order of [Lender] (the "Lender"), at the office of First
Union National Bank, located at c/o First Union Securities, Inc., TW-6, 301
South College Street, Charlotte, North Carolina 28288-0166 or at such other
address as may be specified by First Union National Bank, in lawful money of the
United States of America and in immediately available funds, on the Maturity
Date, the aggregate unpaid principal amount of all Tranche A Loans made by the
Lender to the Borrower pursuant to Section 2.1 of the Credit Agreement (as
defined below). The Borrower agrees to pay interest in like money at such office
on the unpaid principal amount hereof from time to time outstanding at the rates
and on the dates specified in Section 2.8 of such Credit Agreement.

         The holder of this Note is authorized to endorse on the schedules
annexed hereto and made a part hereof or on a continuation thereof which shall
be attached hereto and made a part hereof the date, Type and amount of each
Tranche A Loan made pursuant to the Credit Agreement and the date and amount of
each payment or prepayment of principal thereof, each continuation thereof and
each conversion of all or a portion thereof to another Type. Each such
endorsement shall constitute prima facie evidence of the accuracy of the
information endorsed. The failure to make any such endorsement or any error in
such endorsement shall not affect the obligations of the Borrower in respect of
such Loan.

         This Note (a) is one (1) of the Notes referred to in the Credit
Agreement dated as of March 12, 2001 (as amended, supplemented or otherwise
modified from time to time, the "Credit Agreement"), among the Borrower, the
Lender, the other banks and financial institutions from time to time parties
thereto and First Union National Bank, as the Agent, (b) is subject to the
provisions of the Credit Agreement (including without limitation Section 9.18
thereof) and (c) is subject to optional and mandatory prepayment in whole or in
part as provided in the Credit Agreement. Reference is hereby made to the Credit
Documents for a description of the properties and assets in which a security
interest has been granted, the nature and extent of the security and the
guarantees, the terms and conditions upon which the security interests and each
guarantee were granted and the rights of the holder of this Note in respect
thereof.

         Upon the occurrence of any one (1) or more of the Events of Default,
all amounts then remaining unpaid on this Note shall become, or may be declared
to be, immediately due and payable, all as provided in the Credit Agreement.

         All parties now and hereafter liable with respect to this Note, whether
maker, principal, surety, guarantor, endorser or otherwise, hereby waive
presentment, demand, protest and all other notices of any kind.

         Unless otherwise defined herein, terms defined in the Credit Agreement
and used herein shall have the meanings given to them in the Credit Agreement.

         THIS NOTE SHALL BE GOVERNED BY, AND CONSTRUED, INTERPRETED AND ENFORCED
IN ACCORDANCE WITH, THE INTERNAL LAWS OF THE STATE OF NORTH CAROLINA (WITHOUT
GIVING EFFECT TO THE PRINCIPLES THEREOF RELATING TO CONFLICTS OF LAW), EXCEPT TO
THE EXTENT THE LAWS OF THE STATE WHERE A PARTICULAR PROPERTY IS LOCATED ARE
REQUIRED TO APPLY.

         [The remainder of this page has been left blank intentionally.]

<PAGE>

         IN WITNESS WHEREOF, the undersigned authorized officer of the Borrower
has executed this Note as of the date first set forth above.

                         FIRST SECURITY BANK,
                         NATIONAL ASSOCIATION, as
                         Owner Trustee under the
                         DTSD Realty Trust 1999-1

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

<PAGE>

                                      A2-3
                                   Exhibit A-2

                                 TRANCHE B NOTE

                           (DTSD Realty Trust 1999-1)

                               [_________, 200__]

         FOR VALUE RECEIVED, the undersigned, FIRST SECURITY BANK, NATIONAL
ASSOCIATION, not in its individual capacity, but solely as the Owner Trustee
under the DTSD Realty Trust 1999-1 (the "Borrower"), hereby unconditionally
promises to pay to the order of [Lender] (the "Lender") at the office of First
Union National Bank located at c/o First Union Securities, Inc., TW-6, 301 South
College Street, Charlotte, North Carolina 28288-0166 or at such other address as
may be specified by First Union National Bank, in lawful money of the United
States of America and in immediately available funds, on the Maturity Date, the
aggregate unpaid principal amount of all Tranche B Loans made by the Lender to
the Borrower pursuant to Section 2.1 of the Credit Agreement (as defined below).
The Borrower agrees to pay interest in like money at such office on the unpaid
principal amount hereof from time to time outstanding at the rates and on the
dates specified in Section 2.8 of such Credit Agreement.

         The holder of this Note is authorized to endorse on the schedules
annexed hereto and made a part hereof or on a continuation thereof which shall
be attached hereto and made a part hereof the date, Type and amount of each
Tranche B Loan made pursuant to the Credit Agreement and the date and amount of
each payment or prepayment of principal thereof, each continuation thereof and
each conversion of all or a portion thereof to another Type. Each such
endorsement shall constitute prima facie evidence of the accuracy of the
information endorsed. The failure to make any such endorsement or any error in
such endorsement shall not affect the obligations of the Borrower in respect of
such Loan.

         This Note (a) is one (1) of the Notes referred to in the Credit
Agreement dated as of March 12, 2001 (as amended, supplemented or otherwise
modified from time to time, the "Credit Agreement"), among the Borrower, the
Lender, the other banks and financial institutions from time to time parties
thereto and First Union National Bank, as the Agent, (b) is subject to the
provisions of the Credit Agreement (including without limitation Section 9.18
thereof) and (c) is subject to optional and mandatory prepayment in whole or in
part as provided in the Credit Agreement. Reference is hereby made to the Credit
Documents for a description of the properties and assets in which a security
interest has been granted, the nature and extent of the security and the
guarantees, the terms and conditions upon which the security interests and each
guarantee were granted and the rights of the holder of this Note in respect
thereof.

         Upon the occurrence of any one (1) or more of the Events of Default,
all amounts then remaining unpaid on this Note shall become, or may be declared
to be, immediately due and payable, all as provided in the Credit Agreement.

         All parties now and hereafter liable with respect to this Note, whether
maker, principal, surety, guarantor, endorser or otherwise, hereby waive
presentment, demand, protest and all other notices of any kind.

         Unless otherwise defined herein, terms defined in the Credit Agreement
and used herein shall have the meanings given to them in the Credit Agreement.

         THIS NOTE SHALL BE GOVERNED BY, AND CONSTRUED, INTERPRETED AND ENFORCED
IN ACCORDANCE WITH, THE INTERNAL LAWS OF THE STATE OF NORTH CAROLINA (WITHOUT
GIVING EFFECT TO THE PRINCIPLES THEREOF RELATING TO CONFLICTS OF LAW), EXCEPT TO
THE EXTENT THE LAWS OF THE STATE WHERE A PARTICULAR PROPERTY IS LOCATED ARE
REQUIRED TO APPLY.

         [The remainder of this page has been left blank intentionally.]

<PAGE>

         IN WITNESS WHEREOF, the undersigned authorized officer of the Borrower
has executed this Note as of the date first set forth above.

                         FIRST SECURITY BANK,
                         NATIONAL ASSOCIATION, as
                         Owner Trustee under the
                         DTSD Realty Trust 1999-1

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

<PAGE>

                                       B-5
                                    Exhibit B

                            ASSIGNMENT AND ACCEPTANCE

         THIS ASSIGNMENT AND ACCEPTANCE dated as of ____________, 200__ (as
amended, modified, supplemented, restated and/or replaced from time to time, the
"Assignment and Acceptance") is between [____________________] (the "Assignor")
and [_______________] (the "Assignee").

         Reference is made to the Credit Agreement, dated as of March 12, 2001
(as amended, supplemented or otherwise modified from time to time, the "Credit
Agreement"), among FIRST SECURITY BANK, NATIONAL ASSOCIATION, not in its
individual capacity, but solely as the Owner Trustee under the DTSD Realty Trust
1999-1 (the "Owner Trustee" or the "Borrower"), the Lenders named therein and
FIRST UNION NATIONAL BANK, as the Agent. Unless otherwise defined herein, terms
defined in the Credit Agreement (or pursuant to Section 1 of the Credit
Agreement, defined in other agreements) and used herein shall have the meanings
given to them in or pursuant to the Credit Agreement.

         The Assignor and the Assignee agree as follows:

         1. The Assignor hereby irrevocably sells and assigns to the
Assignee without recourse to the Assignor, and the Assignee hereby irrevocably
purchases and assumes from the Assignor without recourse to the Assignor, as of
the Effective Date (as defined below), a [___%] interest (the "Assigned
Interest") in and to the Assignor's rights and obligations under the Credit
Agreement with respect to the credit facility contained in the Credit Agreement
as are set forth on Schedule 1 hereto (the "Assigned Facility"), in a principal
amount for the Assigned Facility as set forth on Schedule 1.

         2. The Assignor (a) makes no representation or warranty and
assumes no responsibility with respect to any statements, warranties or
representations made in or in connection with the Credit Agreement or any other
Operative Agreement or the execution, legality, validity, enforceability,
genuineness, sufficiency or value of the Credit Agreement, any other Operative
Agreement or any other instrument or document furnished pursuant thereto, other
than that it has not created any adverse claim upon the interest being assigned
by it hereunder and that such interest is free and clear of any such adverse
claim; (b) makes no representation or warranty and assumes no responsibility
with respect to the financial condition of the Borrower, or any other obligor or
the performance or observance by the Borrower, or any other obligor of any of
their respective obligations under the Credit Agreement or any other Operative
Agreement or any other instrument or document furnished pursuant hereto or
thereto; and (c) attaches the Note held by it evidencing the Assigned Facility
and requests that the Agent exchange such Note for a new Note payable to the
Assignee and (if the Assignor has retained any interest in the Assigned
Facility) a new Note payable to the Assignor in the respective amounts which
reflect the assignment being made hereby (and after giving effect to any other
assignments which have become effective on the Effective Date).

         3. The Assignee (a) represents and warrants that it is legally
authorized to enter into this Assignment and Acceptance; (b) confirms that it
has received copies of the Operative Agreements, and such other documents and
information as it has deemed appropriate to make its own credit analysis and
decision to enter into this Assignment and Acceptance; (c) agrees that it will,
independently and without reliance upon the Assignor, the Agent or any other
Lender and based on such documents and information as it shall deem appropriate
at the time, continue to make its own credit decisions in taking or not taking
action under the Credit Agreement, the other Operative Agreements or any other
instrument or document furnished pursuant hereto or thereto; (d) appoints and
authorizes the Agent to take such action as agent on its behalf and to exercise
such powers and discretion under the Credit Agreement, the other Operative
Agreements or any other instrument or document furnished pursuant hereto or
thereto as are delegated to the Agent by the terms thereof, together with such
powers as are incidental thereto; and (e) agrees that it will be bound by the
provisions of the Credit Agreement and the other Operative Agreements to which
Assignee is a party and will perform in accordance herewith all the obligations
which by the terms of the Credit Agreement and the other Operative Agreements to
which Assignee is a party are required to be performed by it as a Lender
including without limitation, if it is organized under the laws of a
jurisdiction outside the U.S., its obligation pursuant to Section 11.2(e) of the
Participation Agreement.

         4. The effective date of this Assignment and Acceptance shall
be [________, 200__] (the "Effective Date"). Following the execution of this
Assignment and Acceptance, it will be delivered to the Agent for acceptance by
it and recording by the Agent pursuant to Section 9.9 of the Credit Agreement,
effective as of the Effective Date (which shall not, unless otherwise agreed to
by the Agent, be earlier than five (5) Business Days after the date of such
acceptance and recording by the Agent).

         5. Upon such acceptance and recording, from and after the
Effective Date, the Agent shall make all payments in respect of the Assigned
Interest (including without limitation payments of principal, interest, fees and
other amounts) to the Assignee whether such amounts have accrued prior to the
Effective Date or accrue subsequent to the Effective Date. The Assignor and the
Assignee shall make all appropriate adjustments in payments by the Agent for
periods prior to the Effective Date or with respect to the making of this
assignment directly between themselves.

         6. From and after the Effective Date, (a) the Assignee shall be
a party to the Credit Agreement and, to the extent provided in this Assignment
and Acceptance, have the rights and obligations of a Lender thereunder and under
the other Operative Agreements and shall be bound by the provisions thereof and
(b) the Assignor shall, to the extent provided in this Assignment and
Acceptance, relinquish its rights and be released from its obligations under the
Credit Agreement and the other Operative Agreements.

         7. This Assignment and Acceptance shall be governed by, and
construed, INTERPRETED AND ENFORCED in accordance with the INTERNAL LAWS OF THE
STATE OF NORTH CAROLINA (WITHOUT GIVING EFFECT TO THE PRINCIPLES THEREOF
RELATING TO CONFLICTS OF LAW), EXCEPT TO THE EXTENT THE LAWS OF THE STATE WHERE
A PARTICULAR PROPERTY IS LOCATED ARE REQUIRED TO APPLY.

         [The remainder of this page has been left blank intentionally.]

<PAGE>

         IN WITNESS WHEREOF, the parties hereto have caused this Assignment and
Acceptance to be executed as of the date first above written by their respective
duly authorized officers on Schedule 1 hereto.

                         [Name of Assignor]

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

                         [Name of Assignee]

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

<PAGE>

                                   SCHEDULE 1

                          TO ASSIGNMENT AND ACCEPTANCE
                        RELATING TO THE CREDIT AGREEMENT,
                           DATED AS OF MARCH 12, 2001,

                                      AMONG

                    FIRST SECURITY BANK, NATIONAL ASSOCIATION
                                AS OWNER TRUSTEE,

                            THE LENDERS NAMED THEREIN

                                       AND

                     FIRST UNION NATIONAL BANK, AS THE AGENT
                 FOR THE LENDERS (IN SUCH CAPACITY, THE "AGENT")

Name of Assignor:
                  --------------------------------------------

Name of Assignee:
                  --------------------------------------------

Effective Date of Assignment:
                              -----------------------

Credit Principal             Commitment Amount
Facility Assigned                Assigned                  Percentage Assigned
-----------------            -----------------             -------------------

 .......                         $                                      %
 .......                         $                                      %

         [Name of Assignor]

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

         [Name of Assignee]

         By:
             ----------------------------------------------------------
         Name:
               --------------------------------------------------------
         Title:
                -------------------------------------------------------Exhibit 10.3

--------------------------------------------------------------------------------

                                 LEASE AGREEMENT

                           Dated as of March 12, 2001

                                     between

                   FIRST SECURITY BANK, NATIONAL ASSOCIATION,
              as Owner Trustee under the DTSD Realty Trust 1999-1,
                                    as Lessor

                                       and

   Respecting each particular Property, the Lessee referenced on the signature
     pages hereto which has executed a Lease Supplement with respect to such
      Property or such other Credit Party designated as Lessee in any Lease
                       Supplement respecting such Property
--------------------------------------------------------------------------------

This Lease Agreement is subject to a security interest in favor of First Union
National Bank, as the agent for the Lenders and respecting the Security
Documents, as the agent for the Secured Parties (the "Agent") under a Security
Agreement dated as of March 12, 2001 between First Security Bank, National
Association, as Owner Trustee under the DTSD Realty Trust 1999-1 and the Agent,
as amended, modified, extended, supplemented, restated and/or replaced from time
to time in accordance with the applicable provisions thereof. This Lease
Agreement has been executed in several counterparts. To the extent, if any, that
this Lease Agreement constitutes chattel paper (as such term is defined in the
Uniform Commercial Code as in effect in any applicable jurisdiction), no
security interest in this Lease Agreement may be created through the transfer or
possession of any counterpart other than the original counterpart containing the
receipt therefor executed by the Agent on the signature page hereof.

                                TABLE OF CONTENTS

ARTICLE I......................................................................1
  1.1      Definitions.........................................................1
   1.2      Interpretation.....................................................2

ARTICLE II.....................................................................2
  2.1      Property............................................................2
  2.2      Lease Term..........................................................2
  2.3      Title...............................................................2
  2.4      Lease Supplements...................................................3

ARTICLE III....................................................................3
  3.1      Rent................................................................3
  3.2      Payment of Basic Rent...............................................3
  3.3      Supplemental Rent...................................................3
  3.4      Performance on a Non-Business Day...................................4
  3.5      Rent Payment Provisions.............................................4

ARTICLE IV.....................................................................5
  4.1      Taxes; Utility Charges..............................................5

ARTICLE V......................................................................5
  5.1      Quiet Enjoyment.....................................................5

ARTICLE VI.....................................................................6
  6.1      Net Lease...........................................................6
  6.2      No Termination or Abatement.........................................6

ARTICLE VII....................................................................7

ARTICLE VIII...................................................................8
  8.1      Condition of the Properties.........................................8
  8.2      Possession and Use of the Properties................................9
  8.3      Integrated Properties..............................................10

ARTICLE IX....................................................................10
  9.1      Compliance With Legal Requirements, Insurance Requirements
           and Manufacturer's Specifications and Standards....................10

ARTICLE X.....................................................................11
  10.1     Maintenance and Repair; Return.....................................11
  10.2     Environmental Inspection...........................................12

ARTICLE XI....................................................................13
  11.1     Modifications......................................................13

ARTICLE XII...................................................................13
  12.1     Warranty of Title..................................................13

ARTICLE XIII..................................................................14
  13.1     Permitted Contests Other Than in Respect of Indemnities............14
  13.2     Impositions, Utility Charges, Other Matters;
           Compliance with Legal Requirements.................................15

ARTICLE XIV...................................................................15
  14.1     Public Liability and Workers' Compensation Insurance...............15
  14.2     Permanent Hazard and Other Insurance...............................16
  14.3     Coverage...........................................................17

ARTICLE XV....................................................................18
  15.1     Casualty and Condemnation..........................................18
  15.2     Environmental Matters..............................................20
  15.3     Notice of Environmental Matters....................................21

ARTICLE XVI...................................................................21
  16.1     Termination Upon Certain Events....................................21
  16.2     Procedures.........................................................22

ARTICLE XVII..................................................................22
  17.1     Lease Events of Default............................................22
  17.2     Surrender of Possession............................................26
  17.3     Reletting..........................................................26
  17.4     Damages............................................................26
  17.5     Power of Sale......................................................27
  17.6     Final Liquidated Damages...........................................27
  17.7     Environmental Costs................................................28
  17.8     Waiver of Certain Rights...........................................28
  17.9     Assignment of Rights Under Contracts...............................28
  17.10    Remedies Cumulative................................................29

ARTICLE XVIII.................................................................29
  18.1     Lessor's Right to Cure Lessees' Lease Defaults.....................29

ARTICLE XIX...................................................................29
  19.1     Provisions Relating to Any Lessee's Exercise of its
           Purchase Option....................................................29
  19.2     No Purchase or Termination With Respect to Less
           than All of a Property.............................................29

ARTICLE XX....................................................................30
  20.1     Purchase Option or Sale Option-General Provisions..................30
  20.2     Lessee Purchase Option.............................................30
  20.3     Third Party Sale Option............................................31

ARTICLE XXI...................................................................32
  21.1     [Intentionally Omitted]............................................32

ARTICLE XXII..................................................................32
  22.1     Sale Procedure.....................................................32
  22.2     Application of Proceeds of Sale....................................35
  22.3     Indemnity for Excessive Wear.......................................35
  22.4     Appraisal Procedure................................................35

ARTICLE XXIII.................................................................36
  23.1     Holding Over.......................................................36

ARTICLE XXIV..................................................................36
  24.1     Risk of Loss.......................................................36

ARTICLE XXV...................................................................37
  25.1     Assignment.........................................................37
  25.2     Subleases..........................................................37

ARTICLE XXVI..................................................................38
  26.1     No Waiver..........................................................38

ARTICLE XXVII.................................................................38
  27.1     Acceptance of Surrender............................................38
  27.2     No Merger of Title.................................................38

ARTICLE XXVIII................................................................38
  28.1     Incorporation of Covenants.........................................38

ARTICLE XXIX..................................................................39
  29.1     Notices............................................................39

ARTICLE XXX...................................................................40
  30.1     Miscellaneous......................................................40
  30.2     Amendments and Modifications.......................................40
  30.3     Successors and Assigns.............................................40
  30.4     Headings and Table of Contents.....................................40
  30.5     Counterparts.......................................................40
  30.6     GOVERNING LAW......................................................40
  30.7     Calculation of Rent................................................40
  30.8     Memoranda of Lease and Lease Supplements...........................41
  30.9     Allocations between the Lenders and the Holders....................41
  30.10    Limitations on Recourse............................................41
  30.11    WAIVERS OF JURY TRIAL..............................................41
  30.12    Exercise of Lessor Rights..........................................42
  30.13    SUBMISSION TO JURISDICTION; VENUE; ARBITRATION.....................42
  30.14    USURY SAVINGS PROVISION............................................42

EXHIBITS

EXHIBIT A           -      Lease Supplement No. ____
EXHIBIT B           -      Memorandum of Lease and Lease Supplement No. ____

<PAGE>

                                 LEASE AGREEMENT

         THIS LEASE AGREEMENT dated as of March 12, 2001 (as amended, modified,
extended, supplemented, restated and/or replaced from time to time, this
"Lease") is between FIRST SECURITY BANK, NATIONAL ASSOCIATION, a national
banking association, having its principal office at 79 South Main Street, MAC:
U1254-031, Salt Lake City, Utah 84111, as Owner Trustee under the DTSD Realty
Trust 1999-1, as lessor (the "Lessor"), and respecting each particular Property
subject to this Lease as of the date hereof, the Credit Party referenced on the
signature pages hereto which has executed a Lease Supplement with respect to
such Property and respecting any other Property which becomes subject to this
Lease after the date hereof, each other Credit Party designated as a Lessee in
any Lease Supplement respecting any such Property, as lessee (each such entity
with respect to each such Property may be referred to herein as the "Lessee").

                              W I T N E S S E T H:

         A. WHEREAS, subject to the terms and conditions of the
Participation Agreement and the Agency Agreement, Lessor will (i) purchase or
ground lease various parcels of real property, some of which will (or may) have
existing Improvements thereon, from one (1) or more third parties designated by
the applicable Lessee and (ii) fund the acquisition, installation, testing, use,
development, construction, operation, maintenance, repair, refurbishment and
restoration of each Property by the applicable Construction Agent; and

         B. WHEREAS, the Term shall commence with respect to each
Property upon the Property Closing Date with respect thereto; provided, Basic
Rent with respect thereto shall not be payable until the applicable Rent
Commencement Date; and

         C. WHEREAS,  Lessor desires to lease to each applicable  Lessee,  and
each applicable Lessee desires to lease from Lessor, each Property for which
such Lessee has executed a Lease Supplement;

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

                                    ARTICLE I

         1.1      Definitions.

                  For purposes of this Lease, capitalized terms used in this
Lease and not otherwise defined herein shall have the meanings assigned to them
in Appendix A to that certain Participation Agreement dated as of March 12, 2001
(as amended, modified, extended, supplemented, restated and/or replaced from
time to time in accordance with the applicable provisions thereof, the
"Participation Agreement") among Lessees, the various parties thereto from time
to time, as the Guarantors, Lessor, the various banks and other lending
institutions which are parties thereto from time to time, as the Holders, the
various banks and other lending institutions which are parties thereto from time
to time, as the Lenders, and First Union National Bank, as agent for the Lenders
and respecting the Security Documents, as the agent for the Secured Parties.
Unless otherwise indicated, references in this Lease to articles, sections,
paragraphs, clauses, appendices, schedules and exhibits are to the same
contained in this Lease.

         1.2      Interpretation.

                  The rules of usage set forth in Appendix A to the
Participation  Agreement  shall apply to this Lease.

                                   ARTICLE II

         2.1      Property.

                  Subject to the terms and conditions hereinafter set forth and
contained in the respective Lease Supplement relating to each Property, Lessor
hereby leases to each applicable Lessee and such Lessee hereby leases from
Lessor, each Property with respect to which such Lessee has executed a Lease
Supplement.

         2.2      Lease Term.

                  The term of this Lease with respect to each Property (the
"Term") shall begin upon the earlier to occur of (a) the Completion Date for
such Property and (b) the date any Agency Agreement Event of Default shall occur
(in each case the "Commencement Date") and shall end on the fifth annual
anniversary of the Initial Closing Date, unless the Term is earlier terminated;
provided, this Lease shall be in full force and effect from and after the date
hereof, notwithstanding that the Term for any particular Property shall not
commence until the Commencement Date for such Property. Notwithstanding the
foregoing, no Lessee shall be obligated to pay Basic Rent until the Rent
Commencement Date with respect to such Property.

         2.3      Title.

                  Each Property is leased to the Lessee that has executed a
Lease Supplement with respect to such Property without any representation or
warranty, express or implied, by Lessor and subject to the rights of parties in
possession (if any), the existing state of title (including without limitation
the Permitted Liens) and all applicable Legal Requirements. No Lessee shall in
any event have any recourse against Lessor for any defect in Lessor's title to
any Property or any interest of such Lessee therein other than for Lessor Liens.

         2.4      Lease Supplements.

                  On or prior to the Property Closing Date for each Property,
each applicable Lessee and Lessor shall each execute and deliver a Lease
Supplement for the Property to be leased effective as of the Commencement Date
for such Property in substantially the form of Exhibit A hereto.

                                   ARTICLE III

         3.1      Rent.

                  (a) Each applicable Lessee shall pay Basic Rent in
         arrears on each Payment Date, and on any date on which this Lease shall
         terminate with respect to each Property with respect to which such
         Lessee has executed a Lease Supplement during the Term; provided,
         however, no Lessee shall have any obligation to pay Basic Rent with
         respect to such Property until the Rent Commencement Date with respect
         to such Property (notwithstanding that Basic Rent for such Property
         shall accrue from and including the Scheduled Interest Payment Date
         immediately preceding such Rent Commencement Date).

                  (b) Basic Rent shall be due and payable in lawful money
         of the United States and shall be paid by wire transfer of immediately
         available funds on the due date therefor (or within the applicable
         grace period) to such account or accounts at such bank or banks as
         Lessor shall from time to time direct.

                  (c) The inability or failure of any Lessee to take
         possession of all or any portion of any Property with respect to which
         such Lessee has executed a Lease Supplement when delivered by Lessor,
         whether or not attributable to any act or omission of Lessor, such
         Lessee in its capacity as Construction Agent or as Lessee or any other
         Person or for any other reason whatsoever, shall not delay or otherwise
         affect such Lessee's obligation to pay Rent for such Property in
         accordance with the terms of this Lease.

                  (d) Each applicable Lessee shall make all payments of
         Rent allocable to such Lessee prior to 12:00 Noon, Charlotte, North
         Carolina time, on the applicable date for payment of such amount.

         3.2      Payment of Basic Rent.

                  Basic Rent shall be paid absolutely net to Lessor or its
designee, so that this Lease shall yield to Lessor the full amount thereof,
without setoff, deduction or reduction.

         3.3      Supplemental Rent.

                  Each applicable Lessee shall pay to the Agent (on behalf of
the Person entitled thereto) any and all Supplemental Rent when and as the same
shall become due and payable, and if such Lessee fails to pay any Supplemental
Rent within three (3) days after the same is due, Lessor shall have all rights,
powers and remedies provided for herein or by law or equity or otherwise in the
case of nonpayment of Basic Rent. All such payments of Supplemental Rent shall
be in the full amount thereof, without setoff, deduction or reduction. Each
applicable Lessee shall pay to the appropriate Person, as Supplemental Rent due
and owing to such Person, among other things, on demand, (a) any and all payment
obligations (except for amounts payable as Basic Rent) owing from time to time
under the Operative Agreements by any Person to the Agent, any Lender, any
Holder or any other Person, (b) interest at the applicable Overdue Rate on any
installment of Basic Rent not paid when due (subject to the applicable grace
period) for the period for which the same shall be overdue and on any payment of
Supplemental Rent not paid when due or demanded by the appropriate Person
(subject to any applicable grace period) for the period from the due date or the
date of any such demand, as the case may be, until the same shall be paid and
(c) amounts referenced as Supplemental Rent obligations pursuant to Section 8.3
of the Participation Agreement. It shall be an additional Supplemental Rent
obligation of each applicable Lessee to pay to the appropriate Person all rent
and other amounts when such become due and owing from time to time under each
Ground Lease with respect to each Property subject to a Ground Lease and for
which such Lessee has executed a Lease Supplement and without the necessity of
any notice from Lessor with regard thereto. The expiration or other termination
of any Lessee's obligations to pay Basic Rent hereunder shall not limit or
modify the obligations of such Lessee with respect to Supplemental Rent. Unless
expressly provided otherwise in this Lease, in the event of any failure on the
part of any Lessee to pay and discharge any Supplemental Rent as and when due,
such Lessee shall also promptly pay and discharge any fine, penalty, interest or
cost which may be assessed or added for nonpayment or late payment of such
Supplemental Rent, all of which shall also constitute Supplemental Rent.

         3.4      Performance on a Non-Business Day.

                  If any Basic Rent is required hereunder on a day that is not a
Business Day, then such Basic Rent shall be due on the corresponding Scheduled
Interest Payment Date or, to the extent such Basic Rent is not due on a
Scheduled Interest Payment Date, then on the next succeeding Business Day. If
any Supplemental Rent is required hereunder on a day that is not a Business Day,
then such Supplemental Rent shall be due on the next succeeding Business Day.

         3.5      Rent Payment Provisions.

                  Each applicable Lessee shall make payment of all Basic Rent
and Supplemental Rent when due (subject to the applicable grace periods)
regardless of whether any of the Operative Agreements pursuant to which same is
calculated and is owing shall have been rejected, avoided or disavowed in any
bankruptcy or insolvency proceeding involving any of the parties to any of the
Operative Agreements. Such provisions of such Operative Agreements and their
related definitions are incorporated herein by reference and shall survive any
termination, amendment or rejection of any such Operative Agreements.

                                   ARTICLE IV

         4.1      Taxes; Utility Charges.

                  From and after the Commencement Date for any Property, each
applicable Lessee shall pay or cause to be paid all Impositions with respect to
each Property with respect to which such Lessee has executed a Lease Supplement
and/or the use, occupancy, operation, repair, access, maintenance or operation
thereof and all charges for electricity, power, gas, oil, water, telephone,
sanitary sewer service and all other rents, utilities and operating expenses of
any kind or type used in or on any Property with respect to which such Lessee
has executed a Lease Supplement and related real property during the Term. Prior
to the Commencement Date for any Property, Lessor (at the direction of the
Agent) shall make the payments referenced in the foregoing sentence (but only to
the extent amounts are available therefor with respect to the Available
Commitments and the Available Holder Commitments or the Lenders and Holders
increase the amounts of Available Commitments and Available Holder Commitments,
respectively, to fund such costs). Upon Lessor's request, each applicable Lessee
shall provide from time to time Lessor with evidence of all such payments
referenced in the foregoing sentence. Each applicable Lessee shall be entitled
to receive any credit or refund with respect to any Imposition or utility charge
paid by such Lessee. Unless an Event of Default shall have occurred and be
continuing, the amount of any credit or refund received by Lessor on account of
any Imposition or utility charge paid by any Lessee, net of the costs and
expenses incurred by Lessor in obtaining such credit or refund, shall be
promptly paid over to such Lessee. All charges for Impositions or utilities
imposed with respect to any Property for a period during which this Lease
expires or terminates shall be adjusted and prorated on a daily basis between
Lessor and such Lessee, and each party shall pay or reimburse the other for such
party's pro rata share thereof.

                                    ARTICLE V

         5.1      Quiet Enjoyment.

                  Subject to the rights of Lessor contained in Sections 17.2,
17.3 and 20.3 and the other terms of this Lease and the other Operative
Agreements and so long as no Event of Default shall have occurred and be
continuing, each applicable Lessee shall peaceably and quietly have, hold and
enjoy each Property with respect to which such Lessee has executed a Lease
Supplement for the applicable Term, free of any claim or other action by Lessor
or anyone rightfully claiming by, through or under Lessor (other than such
Lessee) with respect to any matters arising from and after the applicable
Commencement Date.

                                   ARTICLE VI

         6.1      Net Lease.

                  This Lease shall constitute a net lease, and the obligations
of each applicable Lessee hereunder are absolute and unconditional. Each
applicable Lessee shall pay all operating expenses arising out of the use,
operation and/or occupancy of each Property with respect to which such Lessee
has executed a Lease Supplement. Any present or future law to the contrary
notwithstanding, this Lease shall not terminate, nor shall any Lessee be
entitled to any abatement, suspension, deferment, reduction, setoff,
counterclaim, or defense with respect to the Rent, nor shall the obligations of
any Lessee hereunder be affected (except as expressly herein permitted and by
performance of the obligations in connection therewith) for any reason
whatsoever, including without limitation by reason of: (a) any damage to or
destruction of any Property or any part thereof; (b) any taking of any Property
or any part thereof or interest therein by Condemnation or otherwise; (c) any
prohibition, limitation, restriction or prevention of any Lessee's use,
occupancy or enjoyment of any Property or any part thereof, or any interference
with such use, occupancy or enjoyment by any Person or for any other reason; (d)
any title defect, Lien or any matter affecting title to any Property; (e) any
eviction by paramount title or otherwise; (f) any default by Lessor hereunder;
(g) any action for bankruptcy, insolvency, reorganization, liquidation,
dissolution or other proceeding relating to or affecting the Agent, any Lender,
Lessor, Lessee, any Holder or any Governmental Authority; (h) the impossibility
or illegality of performance by Lessor, any Lessee or all of them; (i) any
action of any Governmental Authority or any other Person; (j) any Lessee's
acquisition of ownership of all or part of any Property; (k) breach of any
warranty or representation with respect to any Property or any Operative
Agreement; (l) any defect in the condition, quality or fitness for use of any
Property or any part thereof; or (m) any other cause or circumstance whether
similar or dissimilar to the foregoing and whether or not any Lessee shall have
notice or knowledge of any of the foregoing. The parties intend that the
obligations of each applicable Lessee hereunder shall be covenants, agreements
and obligations that are separate and independent from any obligations of Lessor
hereunder and shall continue unaffected unless such covenants, agreements and
obligations shall have been modified or terminated in accordance with an express
provision of this Lease. Lessor and each Lessee acknowledge and agree that the
provisions of this Section 6.1 have been specifically reviewed and subject to
negotiation.

         6.2      No Termination or Abatement.

                  Each applicable Lessee shall remain obligated under this Lease
in accordance with its terms and shall not take any action to terminate, rescind
or avoid this Lease, notwithstanding any action for bankruptcy, insolvency,
reorganization, liquidation, dissolution, or other proceeding affecting
any Person or any Governmental Authority, or any action with respect to this
Lease or any Operative Agreement which may be taken by any trustee, receiver or
liquidator of any Person or any Governmental Authority or by any court with
respect to any Person, or any Governmental Authority. Each Lessee hereby waives
all right (a) to terminate or surrender this Lease (except as permitted under
the terms of the Operative Agreements) or (b) to avail itself of any abatement,
suspension, deferment, reduction, setoff, counterclaim or defense with respect
to any Rent. Each Lessee shall remain obligated under this Lease in accordance
with its terms and each Lessee hereby waives any and all rights now or hereafter
conferred by statute or otherwise to modify or to avoid strict compliance with
its obligations under this Lease. Notwithstanding any such statute or otherwise,
each Lessee shall be bound by all of the terms and conditions contained in this
Lease.

                                   ARTICLE VII

         7.1      Ownership of the Properties.

                  (a) Lessor and each Lessee intend that (i) for
         financial accounting purposes with respect to each Lessee (A) this
         Lease will be treated as an "operating lease" pursuant to Statement of
         Financial Accounting Standards No. 13, as amended, (B) Lessor will be
         treated as the owner and lessor of each Property and (C) the Lessee
         that has executed a Lease Supplement respecting a particular Property
         will be treated as the lessee of such Property, but (ii) for federal
         and all state and local income tax purposes and bankruptcy purposes (A)
         this Lease will be treated as a financing arrangement and (B) the
         Lessee that has executed a Lease Supplement respecting a particular
         Property will be treated as the owner of such Property and will be
         entitled to all tax benefits ordinarily available to owners of property
         similar to such Property for such tax purposes. Notwithstanding the
         foregoing, neither party hereto has made, or shall be deemed to have
         made, any representation or warranty as to the availability of any of
         the foregoing treatments under applicable accounting rules, tax,
         bankruptcy, regulatory, commercial or real estate law or under any
         other set of rules. The applicable Lessee shall claim the cost recovery
         deductions associated with each Property, and Lessor shall not, to the
         extent not prohibited by Law, take on its tax return a position
         inconsistent with such Lessee's claim of such deductions.

                  (b) In order to secure the obligations of any Lessee
         now existing or hereafter arising under any and all Operative
         Agreements, each Lessee hereby conveys, grants, assigns, transfers,
         hypothecates, mortgages and sets over to Lessor, for the benefit of all
         Financing Parties, a first priority security interest (but subject to
         the security interest in the assets granted by such Lessee in favor of
         the Agent in accordance with the Security Documents) in and lien on all
         right, title and interest of such Lessee (now owned or hereafter
         acquired) in and to all Properties, to the extent such is personal
         property and irrevocably grants and conveys a lien, deed of trust, deed
         to secure debt and mortgage, as appropriate, on all right, title and
         interest of such Lessee (now owned or hereafter acquired) in and to all
         Properties to the extent such is real property. Lessor and each Lessee
         further intend and agree that, for the purpose of securing the
         obligations of any Lessee and/or any Construction Agent now existing or
         hereafter arising under the Operative Agreements, (i) the Lease and
         each Lease Supplement shall be a security agreement and financing
         statement respecting each of the Properties and all proceeds (including
         without limitation insurance proceeds thereof) to the extent such is
         personal property and an irrevocable grant and conveyance of a lien,
         deed of trust, deed to secure debt and mortgage, as appropriate, on
         each of the Properties and all proceeds (including without limitation
         insurance proceeds thereof) to the extent such is real property; (ii)
         the acquisition of title (or to the extent applicable, a leasehold
         interest pursuant to a Ground Lease) in each Property referenced in
         Article II constitutes a grant by each Lessee to Lessor of a security
         interest, lien, deed of trust, deed to secure debt and mortgage, as
         appropriate, in all of such Lessee's right, title and interest in and
         to each Property and all proceeds (including without limitation
         insurance proceeds thereof) of the conversion, voluntary or
         involuntary, of the foregoing into cash, investments, securities or
         other property, whether in the form of cash, investments, securities or
         other property, and an assignment of all rents, profits and income
         produced by each Property; and (iii) notifications to Persons holding
         such property, and acknowledgments, receipts or confirmations from
         financial intermediaries, bankers or agents (as applicable) of any
         Lessee shall be deemed to have been given for the purpose of perfecting
         such lien, security interest, mortgage lien, grant of deed to secure
         debt and deed of trust under applicable law. Each Lessee shall promptly
         take such actions as Lessor may reasonably request (including without
         limitation the filing of Uniform Commercial Code Financing Statements,
         Uniform Commercial Code Fixture Filings and memoranda (or short forms)
         of this Lease and the various Lease Supplements) to ensure that the
         lien, security interest, mortgage lien, grant of deed to secure debt
         and deed of trust in each Property and the other items referenced above
         will be deemed to be a perfected lien, security interest, mortgage
         lien, grant of deed to secure debt and deed of trust of first priority
         under applicable law and will be maintained as such throughout the
         Term.

                                  ARTICLE VIII

         8.1      Condition of the Properties.

                  EACH APPLICABLE LESSEE ACKNOWLEDGES AND AGREES THAT IT IS
LEASING EACH PROPERTY WITH RESPECT TO WHICH SUCH LESSEE HAS EXECUTED A LEASE
SUPPLEMENT "AS-IS WHERE-IS" WITHOUT REPRESENTATION, WARRANTY OR COVENANT
(EXPRESS OR IMPLIED) BY LESSOR (EXCEPT THAT LESSOR SHALL KEEP EACH SUCH PROPERTY
FREE AND CLEAR OF LESSOR LIENS) AND IN EACH CASE SUBJECT TO (A) THE EXISTING
STATE OF TITLE, (B) THE RIGHTS OF ANY PARTIES IN POSSESSION THEREOF (IF ANY),
(C) ANY STATE OF FACTS REGARDING ITS PHYSICAL CONDITION OR WHICH AN ACCURATE
SURVEY MIGHT SHOW, (D) ALL APPLICABLE LEGAL REQUIREMENTS AND (E) VIOLATIONS OF
LEGAL REQUIREMENTS WHICH MAY EXIST ON THE DATE HEREOF AND/OR THE DATE OF THE
APPLICABLE LEASE SUPPLEMENT. NEITHER LESSOR NOR THE AGENT NOR ANY LENDER NOR ANY
HOLDER HAS MADE OR SHALL BE DEEMED TO HAVE MADE ANY REPRESENTATION, WARRANTY OR
COVENANT (EXPRESS OR IMPLIED) (EXCEPT THAT LESSOR SHALL KEEP EACH PROPERTY FREE
AND CLEAR OF LESSOR LIENS) OR SHALL BE DEEMED TO HAVE ANY LIABILITY WHATSOEVER
AS TO THE TITLE, VALUE, HABITABILITY, USE, CONDITION, DESIGN, OPERATION,
MERCHANTABILITY OR FITNESS FOR USE OF ANY PROPERTY (OR ANY PART THEREOF), OR ANY
OTHER REPRESENTATION, WARRANTY OR COVENANT WHATSOEVER, EXPRESS OR IMPLIED, WITH
RESPECT TO ANY PROPERTY (OR ANY PART THEREOF), AND NEITHER LESSOR NOR THE AGENT
NOR ANY LENDER NOR ANY HOLDER SHALL BE LIABLE FOR ANY LATENT, HIDDEN, OR PATENT
DEFECT THEREON OR THE FAILURE OF ANY PROPERTY, OR ANY PART THEREOF, TO COMPLY
WITH ANY LEGAL REQUIREMENT. EACH APPLICABLE LESSEE HAS OR PRIOR TO THE
COMMENCEMENT DATE WILL HAVE BEEN AFFORDED FULL OPPORTUNITY TO INSPECT EACH
PROPERTY WITH RESPECT TO WHICH SUCH LESSEE HAS EXECUTED A LEASE SUPPLEMENT AND
THE IMPROVEMENTS THEREON (IF ANY), IS OR WILL BE (INSOFAR AS LESSOR, THE AGENT,
EACH LENDER AND EACH HOLDER ARE CONCERNED) SATISFIED WITH THE RESULTS OF ITS
INSPECTIONS AND IS ENTERING INTO THIS LEASE SOLELY ON THE BASIS OF THE RESULTS
OF ITS OWN INSPECTIONS, AND ALL RISKS INCIDENT TO THE MATTERS DESCRIBED IN THE
PRECEDING SENTENCE, AS BETWEEN LESSOR, THE AGENT, THE LENDERS AND THE HOLDERS,
ON THE ONE (1) HAND, AND SUCH LESSEE, ON THE OTHER HAND, ARE TO BE BORNE BY SUCH
LESSEE.

         8.2      Possession and Use of the Properties.

                  (a) At all times during the Term with respect to each
         Property, such Property shall be a Permitted Facility and shall be used
         by the applicable Lessee in the ordinary course of its business. Each
         applicable Lessee shall pay, or cause to be paid, all charges and costs
         required in connection with the use of each Property with respect to
         which such Lessee has executed a Lease Supplement as contemplated by
         this Lease. No Lessee shall commit or permit any waste of the
         Properties or any part thereof.

                  (b) The address of the applicable Lessee stated on the
         signature page in each applicable Lease Supplement is the principal
         place of business and chief executive office of such Lessee (as such
         terms are used in Section 9-103(3) of the Uniform Commercial Code of
         any applicable jurisdiction), and such Lessee will provide Lessor with
         prior written notice of any change of location of its principal place
         of business or chief executive office. Regarding a particular Property,
         each Lease Supplement correctly identifies the initial location of the
         related Equipment (if any) and Improvements (if any) and contains an
         accurate legal description for the related parcel of Land or a copy of
         the Ground Lease (if any). The Equipment and Improvements respecting
         each particular Property will be located only at the location
         identified in the applicable Lease Supplement.

                  (c) No Lessee will attach or incorporate any item of
         Equipment to or in any other item of equipment or personal property or
         to or in any real property in a manner that could give rise to the
         assertion of any Lien on such item of Equipment by reason of such
         attachment or the assertion of a claim that such item of Equipment has
         become a fixture and is subject to a Lien in favor of a third party
         that is prior to the Liens thereon created by the Operative Agreements.

                  (d) On the Property Closing Date for each Property,
         Lessor and the applicable Lessee shall execute a Lease Supplement in
         regard to such Property which shall contain an Equipment Schedule that
         has a general description of the Equipment which shall comprise the
         Property, an Improvement Schedule that has a general description of the
         Improvements which shall comprise the Property and a legal description
         of the Land to be leased hereunder (or in the case of any Property
         subject to a Ground Lease to be subleased hereunder) as of the
         Commencement Date for such Property. Each Property subject to a Ground
         Lease shall be deemed to be ground subleased from Lessor to the
         applicable Lessee as of the Commencement Date for such Property, and
         such ground sublease shall be in effect until this Lease is terminated
         or expires, in each case in accordance with the terms and provisions
         hereof. Such Lessee shall satisfy and perform all obligations imposed
         on Lessor under each Ground Lease. Simultaneously with the execution
         and delivery of each Lease Supplement, such Equipment, Improvements,
         Land, ground subleasehold interest, all additional Equipment and all
         additional Improvements which are financed under the Operative
         Agreements after the Commencement Date and the remainder of such
         Property shall be deemed to have been accepted by such Lessee for all
         purposes of this Lease and to be subject to this Lease.

                  (e) At all times from the Property Closing Date for
         each Property and thereafter during the Term with respect to such
         Property with respect to which a particular Lessee has executed a Lease
         Supplement, such Lessee will comply with all obligations under and (to
         the extent no Event of Default exists and provided that such exercise
         will not impair the value, utility or remaining useful life of such
         Property) shall be permitted to exercise all rights and remedies under,
         all operation and easement agreements and related or similar agreements
         applicable to such Property.

         8.3      Integrated Properties.

                  On the Rent Commencement Date for each Property with respect
to which a particular Lessee has executed a Lease Supplement, such Lessee shall,
at its sole cost and expense, cause such Property and the applicable property
subject to a Ground Lease to constitute (and for the duration of the Term shall
continue to constitute) all of the equipment, facilities, rights, other personal
property and other real property necessary or appropriate to operate, utilize,
maintain and control a Permitted Facility in a commercially reasonable manner.

                                   ARTICLE IX

         9.1      Compliance With Legal Requirements, Insurance Requirements and
                  Manufacturer's Specifications and Standards.

                  Subject to the terms of Article XIII relating to permitted
contests, each applicable Lessee, at its sole cost and expense, shall (a) comply
with all applicable Legal Requirements (including without limitation all
Environmental Laws) and all Insurance Requirements relating to each Property
with respect to which such Lessee has executed a Lease Supplement, (b) procure,
maintain and comply with all licenses, permits, orders, approvals, consents and
other authorizations required for the acquisition, installation,
testing, use, development, construction, operation, maintenance, repair,
refurbishment and restoration of each Property with respect to which such Lessee
has executed a Lease Supplement, and (c) comply with all manufacturer's
specifications and standards, including without limitation the acquisition,
installation, testing, use, development, construction, operation,
maintenance, repair, refurbishment and restoration of each Property with respect
to which such Lessee has executed a Lease Supplement, whether or not compliance
therewith shall require structural or extraordinary changes in any Property or
interfere with the use and enjoyment of any Property unless the failure to
procure, maintain and comply with such items identified in subparagraphs (b) and
(c), individually or in the aggregate, shall not and could not reasonably be
expected to have a Material Adverse Effect. At the expense of the applicable
Lessee, Lessor agrees to take such actions as may be reasonably requested by any
Lessee in connection with the compliance by such Lessee of its obligations under
this Section 9.1.

                                    ARTICLE X

         10.1     Maintenance and Repair; Return.

                  (a) Each Lessee, at its sole cost and expense, shall
         maintain each Property with respect to which such Lessee has executed a
         Lease Supplement in good condition, repair and working order (ordinary
         wear and tear excepted) and in the repair and condition as when
         originally delivered to such Lessee and make all necessary repairs
         thereto and replacements thereof, of every kind and nature whatsoever,
         whether interior or exterior, ordinary or extraordinary, structural or
         nonstructural or foreseen or unforeseen, in each case as required by
         Section 9.1 and on a basis consistent with the operation and
         maintenance of properties or equipment comparable in type and function
         to each such Property, such that each such Property is capable of being
         immediately utilized by a third party and in compliance with standard
         industry practice subject, however, to the provisions of Article XV
         with respect to Casualty and Condemnation.

                  (b) No Lessee shall use or locate any component of any
         Property outside of the Approved State therefor. No Lessee shall move
         or relocate any component of any Property beyond the boundaries of the
         Land (comprising part of such Property) described in the applicable
         Lease Supplement, except for the temporary removal of Equipment and
         other personal property for repair or replacement.

                  (c) If any component of any Property becomes worn out,
         lost, destroyed, damaged beyond repair or otherwise permanently
         rendered unfit for use, the applicable Lessee, at its own expense, will
         within a reasonable time replace such component with a replacement
         component which is free and clear of all Liens (other than Permitted
         Liens) and has a value, utility and useful life at least equal to the
         component replaced (assuming the component replaced had been maintained
         and repaired in accordance with the requirements of this Lease). All
         such replacement components which are added to any Property shall
         immediately become the property of (and title thereto shall vest in)
         Lessor and shall be deemed incorporated in such Property and subject to
         the terms of this Lease as if originally leased hereunder.

                  (d) Upon reasonable advance notice, Lessor and its
         agents shall have the right to inspect each Property and all
         maintenance records with respect thereto at any reasonable time during
         normal business hours but shall not, in the absence of an Event of
         Default, materially disrupt the business of any Lessee.

                  (e) The Lessees shall cause to be delivered to Lessor
         (at Lessees' sole expense) one (1) or more additional Appraisals (or
         reappraisals of Property) as Lessor may request if any one (1) of
         Lessor, the Agent, the Trust Company, any Lender or any Holder is
         required pursuant to any applicable Legal Requirement to obtain such
         Appraisals (or reappraisals) and upon the occurrence of any Event of
         Default.

                  (f) Lessor shall under no circumstances be required to
         build any improvements or install any equipment on any Property, make
         any repairs, replacements, alterations or renewals of any nature or
         description to any Property, make any expenditure whatsoever in
         connection with this Lease or maintain any Property in any way. Lessor
         shall not be required to maintain, repair or rebuild all or any part of
         any Property, and each Lessee waives the right to (i) require Lessor to
         maintain, repair, or rebuild all or any part of any Property, or (ii)
         make repairs at the expense of Lessor pursuant to any Legal
         Requirement, Insurance Requirement, contract, agreement, covenant,
         condition or restriction at any time in effect.

                  (g) Each applicable Lessee shall, upon the expiration
         or earlier termination of this Lease with respect to a Property with
         respect to which such Lessee has executed a Lease Supplement, if such
         Lessee shall not have exercised its Purchase Option with respect to
         such Property and purchased such Property, surrender such Property (i)
         to Lessor pursuant to the exercise of the applicable remedies upon the
         occurrence of a Lease Event of Default or (ii) pursuant to the second
         paragraph of Section 22.1(a) hereof, to Lessor or the third party
         purchaser, as the case may be, subject to such Lessee's obligations
         under this Lease (including without limitation the obligations of such
         Lessee at the time of such surrender under Sections 9.1, 10.1(a)
         through (f), 10.2, 11.1, 12.1, 22.1 and 23.1).

         10.2     Environmental Inspection.

                  If any applicable Lessee has not given notice of exercise of
its Purchase Option on the Expiration Date pursuant to Section 20.1 or for
whatever reason such Lessee does not purchase a Property with respect to which
such Lessee has executed a Lease Supplement in accordance with the terms of this
Lease, then not more than one hundred eighty (180) days nor less than sixty (60)
days prior to the Expiration Date, such Lessee at its expense shall cause to be
delivered to Lessor a Phase I environmental site assessment with regard to such
Property recently prepared (no more than thirty (30) days prior to the date of
delivery) by an independent recognized professional reasonably acceptable to
Lessor, and in form, scope and content reasonably satisfactory to Lessor.

                                   ARTICLE XI

         11.1     Modifications.

                  (a) Each applicable Lessee at its sole cost and
         expense, at any time and from time to time without the consent of
         Lessor may make modifications, alterations, renovations, improvements
         and additions to any Property with respect to which such Lessee has
         executed a Lease Supplement or any part thereof and substitutions and
         replacements therefor (collectively, "Modifications"), and each
         applicable Lessee shall make any and all Modifications required to be
         made pursuant to all Legal Requirements, Insurance Requirements and
         manufacturer's specifications and standards; provided, that:
         (i) no Modification shall materially impair the value, utility or
         useful life of any Property from that which existed immediately prior
         to such Modification; (ii) each Modification shall be done
         expeditiously and in a good and workmanlike manner; (iii) no
         Modification shall adversely affect the structural integrity of any
         Property; (iv) to the extent required by Section 14.2(a), Lessee shall
         maintain builders' risk insurance at all times when a Modification is
         in progress; (v) subject to the terms of Article XIII relating to
         permitted contests, each applicable Lessee shall pay all costs and
         expenses and discharge any Liens arising with respect to any
         Modification; (vi) each Modification shall comply with the requirements
         of this Lease (including without limitation Sections 8.2 and 10.1); and
         (vii) no Improvement shall be demolished or otherwise rendered unfit
         for use unless the applicable Lessee shall finance the proposed
         replacement Modification outside of this lease facility; provided,
         further, no Lessee shall make any Modification (unless required by any
         Legal Requirement) to the extent any such Modification, individually or
         in the aggregate, shall or could reasonably be expected to have a
         Material Adverse Effect. All Modifications shall immediately and
         without further action upon their incorporation into the applicable
         Property (1) become property of Lessor, (2) be subject to this Lease
         and (3) be titled in the name of Lessor. No Lessee shall remove or
         attempt to remove any Modification from any Property. The Lessee that
         has executed a Lease Supplement with respect to a particular Property,
         at its own cost and expense, will pay for the repairs of any damage to
         such Property caused by the removal or attempted removal of any
         Modification.

                  (b) The construction process provided for in the Agency
         Agreement is acknowledged by Lessor to be consistent with and in
         compliance with the terms and provisions of this Article XI.

                                   ARTICLE XII

         12.1     Warranty of Title.

                  (a) Each applicable Lessee hereby acknowledges and
         shall cause title in each Property with respect to which such Lessee
         has executed a Lease Supplement (including without limitation all
         Equipment, all Improvements, all replacement components to each such
         Property and all Modifications) immediately and without further action
         to vest in and become the property of Lessor and to be subject to the
         terms of this Lease (provided, respecting each Property subject to a
         Ground Lease, Lessor's interest therein is acknowledged to be a
         leasehold interest pursuant to such Ground Lease) from and after the
         date hereof or such date of incorporation into any Property. Each
         applicable Lessee agrees that, subject to the terms of Article XIII
         relating to permitted contests, such Lessee shall not directly or
         indirectly create or allow to remain, and shall promptly discharge at
         its sole cost and expense, any Lien, defect, attachment, levy, title
         retention agreement or claim upon any Property with respect to which
         such Lessee has executed a Lease Supplement, any component thereof or
         any Modifications or any Lien, attachment, levy or claim with respect
         to the Rent or with respect to any amounts held by Lessor, the Agent,
         any Lender or any Holder pursuant to any Operative Agreement, other
         than Permitted Liens. Each applicable Lessee shall promptly notify
         Lessor in the event such Lessee receives actual knowledge that a Lien
         other than a Permitted Lien has occurred with respect to a Property
         with respect to which such Lessee has executed a Lease Supplement, the
         Rent or any other such amounts, and each applicable Lessee represents
         and warrants to, and covenants with, Lessor that the Liens in favor of
         Lessor and/or the Agent created by the Operative Agreements are (and
         until the Financing Parties under the Operative Agreements have been
         paid in full shall remain), except to the extent expressly provided in
         Section 8.10 of the Participation Agreement, first priority perfected
         Liens subject only to Permitted Liens. At all times subsequent to the
         Property Closing Date respecting a Property, each applicable Lessee
         shall (i) cause a valid, perfected, first priority Lien on each
         Property with respect to which such Lessee has executed a Lease
         Supplement to be in place in favor of the Agent (for the benefit of the
         Secured Parties) and (ii) file, or cause to be filed, all necessary
         documents under the applicable real property law and Article 9 of the
         Uniform Commercial Code to perfect such title and Liens.

                  (b) Nothing contained in this Lease shall be construed
         as constituting the consent or request of Lessor, expressed or implied,
         to or for the performance by any contractor, mechanic, laborer,
         materialman, supplier or vendor of any labor or services or for the
         furnishing of any materials for any construction, alteration, addition,
         repair or demolition of or to any Property or any part thereof. NOTICE
         IS HEREBY GIVEN THAT LESSOR IS NOT AND SHALL NOT BE LIABLE FOR ANY
         LABOR, SERVICES OR MATERIALS FURNISHED OR TO BE FURNISHED TO LESSEE, OR
         TO ANYONE HOLDING A PROPERTY OR ANY PART THEREOF THROUGH OR UNDER ANY
         LESSEE, AND THAT NO MECHANIC'S OR OTHER LIENS FOR ANY SUCH LABOR,
         SERVICES OR MATERIALS SHALL ATTACH TO OR AFFECT THE INTEREST OF LESSOR
         IN AND TO ANY PROPERTY.

                                  ARTICLE XIII

         13.1     Permitted Contests Other Than in Respect of Indemnities.

                  Except to the extent otherwise provided for in Section 11 of
the Participation Agreement, each applicable Lessee, on its own or on Lessor's
behalf but at Lessee's sole cost and expense, may contest, by appropriate
administrative or judicial proceedings conducted in good faith and with due
diligence, the amount, validity or application, in whole or in part, of any
Legal Requirement, Imposition or utility charge payable pursuant to Section 4.1
or any Lien, attachment, levy, encumbrance or encroachment, and Lessor agrees
not to pay, settle or otherwise compromise any such item, provided, that (a) the
commencement and continuation of such proceedings shall suspend the collection
of any such contested amount from, and suspend the enforcement thereof against,
each Property with respect to which such Lessee has executed a Lease Supplement,
Lessor, each Holder, the Agent and each Lender; (b) there shall not be imposed a
Lien (other than Permitted Liens) on any such Property and no part of any such
Property nor any Rent would be in any danger of being sold, forfeited, lost or
deferred; (c) at no time during the permitted contest shall there be a risk of
the imposition of criminal liability or material civil liability on Lessor, any
Holder, the Agent or any Lender for failure to comply therewith; and (d) in the
event that, at any time, there shall be a material risk of extending the
application of such item beyond the end of the Term, then such Lessee shall
deliver to Lessor an Officer's Certificate certifying as to the matters set
forth in clauses (a), (b) and (c) of this Section 13.1. Lessor, at such Lessee's
sole cost and expense, shall execute and deliver to such Lessee such
authorizations and other documents as may reasonably be required in connection
with any such contest and, if reasonably requested by such Lessee, shall join as
a party therein at such Lessee's sole cost and expense.

         13.2     Impositions, Utility Charges, Other Matters; Compliance with
                  Legal Requirements.

                  Except with respect to Impositions, Legal Requirements,
utility charges and such other matters referenced in Section 13.1 which are the
subject of ongoing proceedings contesting the same in a manner consistent with
the requirements of Section 13.1, each Lessee shall cause (a) all Impositions,
utility charges and such other matters to be timely paid, settled or
compromised, as appropriate, with respect to each Property with respect to which
such Lessee has executed a Lease Supplement and (b) each Property with respect
to which such Lessee has executed a Lease Supplement to comply with all
applicable Legal Requirements.

                                   ARTICLE XIV

         14.1     Public Liability and Workers' Compensation Insurance.

                  During the Term for each Property with respect to which such
Lessee has executed a Lease Supplement, such Lessee shall procure and carry, at
such Lessee's sole cost and expense, commercial general liability and umbrella
liability insurance for claims for injuries or death sustained by persons or
damage to property while on such Property or respecting the Equipment with
respect to such Property and such other public liability coverages as are then
customarily carried by similarly situated companies conducting business similar
to that conducted by such Lessee. Prior to the Commencement Date for any
Property, the Lessee that has executed a Lease Supplement respecting such
Property shall procure and carry all such insurance referenced in the
immediately preceding sentence, but Lessor (at the direction of the Agent) shall
pay the costs and expenses incurred respecting the insurance referenced in the
foregoing sentence (but only to the extent amounts are available therefor with
respect to the Available Commitments and the Available Holder Commitments or the
Lenders and Holders increase the amounts of Available Commitments and Available
Holder Commitments, respectively, to fund such costs and expenses). Such
insurance shall be on terms and in amounts that are no less favorable than
insurance maintained by such Lessee with respect to similar properties and
equipment that it owns and are then carried by similarly situated companies
conducting business similar to that conducted by such Lessee, and in no event
shall have a minimum combined single limit per occurrence coverage (i) for
commercial general liability of less than $1,000,000 and (ii) for umbrella
liability of $2,000,000. The policies shall name such Lessee as the insured and
shall be endorsed to name Lessor, the Holders, the Agent and the Lenders as
additional insureds. The policies shall also specifically provide that such
policies shall be considered primary insurance which shall apply to any loss or
claim before any contribution by any insurance which Lessor, any Holder, the
Agent or any Lender may have in force. In the operation of each Property with
respect to which such Lessee has executed a Lease Supplement, such Lessee shall
comply with applicable workers' compensation laws and protect Lessor, each
Holder, the Agent and each Lender against any liability under such laws.

         14.2     Permanent Hazard and Other Insurance.

                  (a) During the Term for each Property with respect to
         which a particular Lessee has executed a Lease Supplement, such Lessee
         shall keep such Property insured against all risk of physical loss or
         damage by fire and other risks and shall maintain builders' risk
         insurance during construction of any Improvements or Modifications in
         each case (i) in amounts no less than the Property Cost of such
         Property from time to time and (ii) on terms that (A) are no less
         favorable than insurance covering other similar properties owned by
         such Lessee and (B) are then carried by similarly situated companies
         conducting business similar to that conducted by such Lessee. The
         policies shall name such Lessee as the insured and shall be endorsed to
         name Lessor and the Agent (on behalf of the Secured Parties) as a named
         additional insured and loss payee; provided, so long as no Event of
         Default exists, any loss payable under the insurance policies required
         by this Section for losses up to $1,000,000 will be paid to Lessee.
         Prior to the Commencement Date for any Property, the Lessee that has
         executed a Lease Supplement with respect to such Property shall procure
         and carry all such insurance referenced in this Section 14.2(a), but
         Lessor (at the direction of the Agent) shall pay the costs and expenses
         incurred respecting the insurance referenced in this Section 14.2(a)
         (but only to the extent amounts are available therefor with respect to
         the Available Commitments and the Available Holder Commitments or the
         Lenders and Holders increase the amounts of Available Commitments and
         Available Holder Commitments, respectively, to fund such costs and
         expenses).

                  (b) If, during the Term with respect to a Property the
         area in which such Property is located is designated a "flood-prone"
         area pursuant to the Flood Disaster Protection Act of 1973, or any
         amendments or supplements thereto or is in a zone designated A or V,
         then the applicable Lessee that has executed a Lease Supplement with
         respect to such Property shall comply with the National Flood Insurance
         Program as set forth in the Flood Disaster Protection Act of 1973. In
         addition, such Lessee will fully comply with the requirements of the
         National Flood Insurance Act of 1968 and the Flood Disaster Protection
         Act of 1973, as each may be amended from time to time, and with any
         other Legal Requirement, concerning flood insurance to the extent that
         it applies to any such Property. During the Term, each applicable
         Lessee shall, in the operation and use of each such Property, maintain
         workers' compensation insurance consistent with that carried by
         similarly situated companies conducting business similar to that
         conducted by such Lessee and containing minimum liability limits of no
         less than $100,000. In the operation of each Property with respect to
         which a particular Lessee has executed a Lease Supplement, such Lessee
         shall comply with workers' compensation laws applicable to such Lessee,
         and protect Lessor, each Holder, the Agent and each Lender against any
         liability under such laws. Prior to the Commencement Date for any
         Property, the Lessee that has executed a Lease Supplement with respect
         to such Property shall procure and carry all such insurance referenced
         in this Section 14.2(b), but Lessor (at the direction of the Agent)
         shall pay the costs and expenses incurred respecting the insurance
         referenced in this Section 14.2(b) (but only to the extent amounts are
         available therefor with respect to the Available Commitments and the
         Available Holder Commitments or the Lenders and Holders increase the
         amounts of Available Commitments and Available Holder Commitments,
         respectively, to fund such costs and expenses).

         14.3     Coverage.

                  (a) As of the date of this Lease and annually
         thereafter during the Term, each Lessee shall furnish the Agent (on
         behalf of Lessor and the other beneficiaries of such insurance
         coverage) with certificates prepared by the insurers or insurance
         broker of each such Lessee showing the insurance required under
         Sections 14.1 and 14.2 to be in effect, naming (to the extent of their
         respective interests) Lessor, the Holders, the Agent and the Lenders as
         additional insureds and loss payees and evidencing the other
         requirements of this Article XIV. All such insurance shall be at the
         cost and expense of each Lessee with respect to such Properties for
         which such Lessee has executed a Lease Supplement and provided by
         nationally recognized, financially sound insurance companies having an
         A+ or better rating by A.M. Best's Key Rating Guide. Each applicable
         Lessee shall cause such certificates to include a provision for thirty
         (30) days' advance written notice by the insurer to the Agent (on
         behalf of Lessor and the other beneficiaries of such insurance
         coverage) in the event of cancellation or material alteration of such
         insurance. If an Event of Default has occurred and is continuing and
         the Agent (on behalf of Lessor and the other beneficiaries of such
         insurance coverage) so requests, each applicable Lessee shall deliver
         to the Agent (on behalf of Lessor and the other beneficiaries of such
         insurance coverage) copies of all insurance policies required by
         Sections 14.1 and 14.2.

                  (b) Each applicable Lessee agrees that the insurance
         policy or policies required by Sections 14.1, 14.2(a) and 14.2(b) shall
         include an appropriate clause pursuant to which any such policy shall
         provide that it will not be invalidated should such Lessee or any
         Contractor, as the case may be, waive, at any time, any or all rights
         of recovery against any party for losses covered by such policy or due
         to any breach of warranty, fraud, action, inaction or misrepresentation
         by such Lessee or any Person acting on behalf of such Lessee. Each
         applicable Lessee hereby waives any and all such rights against Lessor,
         the Holders, the Agent and the Lenders to the extent of payments made
         to any such Person under any such policy.

                  (c) Neither Lessor nor Lessee shall carry separate
         insurance concurrent in kind or form or contributing in the event of
         loss with any insurance required under this Article XIV, except that
         Lessor may carry separate liability insurance at Lessor's sole cost so
         long as (i) each Lessee's insurance is designated as primary and in no
         event excess or contributory to any insurance Lessor may have in force
         which would apply to a loss covered under any Lessee's policy and (ii)
         each such insurance policy will not cause any Lessee's insurance
         required under this Article XIV to be subject to a coinsurance
         exception of any kind.

                  (d) Each Lessee shall pay as they become due all
         premiums for the insurance required by Section 14.1 and Section 14.2
         regarding each Property with respect to which such Lessee has executed
         a Lease Supplement, shall renew or replace each policy prior to the
         expiration date thereof or otherwise maintain the coverage required by
         such Sections without any lapse in coverage.

                                   ARTICLE XV

         15.1     Casualty and Condemnation.

                  (a) Subject to the provisions of the Agency Agreement
         and this Article XV and Article XVI (in the event any applicable Lessee
         delivers, or is obligated to deliver or is deemed to have delivered, a
         Termination Notice), and prior to the occurrence and continuation of a
         Default or an Event of Default, such Lessee shall be entitled to
         receive (and Lessor hereby irrevocably assigns to such Lessee all of
         Lessor's right, title and interest in) any condemnation proceeds,
         award, compensation or insurance proceeds under Sections 14.2(a) or
         14.2(b) hereof to which such Lessee or Lessor may become entitled by
         reason of their respective interests in a Property with respect to
         which such Lessee and the Lessor have executed a Lease Supplement (i)
         if all or a portion of such Property is damaged or destroyed in whole
         or in part by a Casualty or (ii) if the use, access, occupancy,
         easement rights or title to such Property or any part thereof is the
         subject of a Condemnation; provided, however, if a Default or an Event
         of Default shall have occurred and be continuing or if such award,
         compensation or insurance proceeds shall exceed $1,000,000, then such
         award, compensation or insurance proceeds shall be paid directly to
         Lessor or, if received by such Lessee, shall be held in trust for
         Lessor, and shall be paid over by such Lessee to Lessor and held in
         accordance with the terms of this paragraph (a). All amounts held by
         Lessor hereunder on account of any award, compensation or insurance
         proceeds either paid directly to Lessor or turned over to Lessor shall
         be deposited in a interest-bearing account and shall be held as
         security for the performance of all Lessees' obligations hereunder and
         under the other Operative Agreements and when all such obligations of
         all Lessees with respect to such matters (and all other obligations of
         all Lessees which should have been satisfied pursuant to the Operative
         Agreements as of such date) have been satisfied, all amounts so held by
         Lessor (including interest earned on such amounts) shall be paid over
         to the applicable Lessee.

                  (b) Each applicable Lessee may appear in any proceeding
         or action to negotiate, prosecute, adjust or appeal any claim for any
         award, compensation or insurance payment on account of any such
         Casualty or Condemnation and shall pay all expenses thereof. At such
         Lessee's reasonable request, and at such Lessee's sole cost and
         expense, Lessor and the Agent shall participate in any such proceeding,
         action, negotiation, prosecution or adjustment. Lessor and each Lessee
         agree that this Lease shall control the rights of Lessor and such
         Lessee in and to any such award, compensation or insurance payment.

                  (c) If any Lessee shall receive notice of a Casualty or
         a Condemnation of a Property or any interest therein where damage to
         the affected Property is estimated to equal or exceed fifty percent
         (50%) of the Property Cost of such Property, such Lessee shall give
         notice thereof to Lessor promptly after such Lessee's receipt of such
         notice. In the event such a Casualty or Condemnation occurs (regardless
         of whether the applicable Lessee gives notice thereof), then such
         Lessee shall be deemed to have delivered a Termination Notice to Lessor
         and the provisions of Sections 16.1 and 16.2 shall apply.

                  (d) In the event of a Casualty or a Condemnation
         (regardless of whether notice thereof must be given pursuant to
         paragraph (c)), this Lease shall terminate with respect to the
         applicable Property with respect to which any particular Lessee has
         executed a Lease Supplement in accordance with Section 16.1 if such
         Lessee, within thirty (30) days after such occurrence, delivers to
         Lessor a notice to such effect.

                  (e) If pursuant to this Section 15.1 this Lease shall
         continue in full force and effect following a Casualty or Condemnation
         with respect to the affected Property, the Lessee that has executed a
         Lease Supplement with respect thereto shall, at its sole cost and
         expense (subject to reimbursement in accordance with Section 15.1(a))
         promptly and diligently repair any damage to the applicable Property
         caused by such Casualty or Condemnation in conformity with the
         requirements of Sections 10.1 and 11.1, using the as-built Plans and
         Specifications or manufacturer's specifications for the applicable
         Improvements, Equipment or other components of the applicable Property
         (as modified to give effect to any subsequent Modifications, any
         Condemnation affecting the applicable Property and all applicable Legal
         Requirements), so as to restore the applicable Property to the same or
         a greater remaining economic value, useful life, utility, condition,
         operation and function as existed immediately prior to such Casualty or
         Condemnation (assuming all maintenance and repair standards have been
         satisfied). In such event, title to the applicable Property shall
         remain with Lessor.

                  (f)      In no event shall a Casualty or  Condemnation  affect
         any  Lessee's  obligations  to pay Rent pursuant to Article III.

                  (g) Notwithstanding anything to the contrary set forth
         in Section 15.1(a) or Section 15.1(e), if during the Term with respect
         to a Property a Casualty occurs with respect to such Property or the
         Lessee that has executed a Lease Supplement with respect thereto
         receives notice of a Condemnation with respect to such Property, and
         following such Casualty or Condemnation, the applicable Property cannot
         reasonably be restored, repaired or replaced on or before the day one
         hundred eighty (180) days prior to the Expiration Date or the date nine
         (9) months after the occurrence of such Casualty or Condemnation (if
         such Casualty or Condemnation occurs during the Term) to the same or a
         greater remaining economic value, useful life, utility, condition,
         operation and function as existed immediately prior to such Casualty or
         Condemnation (assuming all maintenance and repair standards have been
         satisfied) or on or before such day such Property is not in fact so
         restored, repaired or replaced, then such Lessee shall be required to
         exercise its Purchase Option for such Property on the next Payment Date
         (notwithstanding the limits on such exercise contained in Section 20.2)
         and pay Lessor the Termination Value for such Property; provided, if
         any Default or Event of Default has occurred and is continuing, such
         Lessee shall also promptly (and in any event within three (3) Business
         Days) pay Lessor any award, compensation or insurance proceeds received
         on account of any Casualty or Condemnation with respect to any
         Property; provided, further, that if no Default or Event of Default has
         occurred and is continuing, any Excess Proceeds shall be paid to such
         Lessee. If a Default or an Event of Default has occurred and is
         continuing and any Loans, Holder Advances or other amounts are owing
         with respect thereto, then any Excess Proceeds (to the extent of any
         such Loans, Holder Advances or other amounts owing with respect
         thereto) shall be paid to Lessor, held as security for the performance
         of all Lessees' obligations hereunder and under the other Operative
         Agreements and applied to such obligations upon the exercise of
         remedies in connection with the occurrence of an Event of Default, with
         the remainder of such Excess Proceeds in excess of such Loans, Holder
         Advances and other amounts owing with respect thereto being distributed
         to the applicable Lessee.

         15.2     Environmental Matters.

                  Promptly upon any applicable Lessee's actual knowledge of the
presence of Hazardous Substances in any portion of any Property with respect to
which such Lessee has executed a Lease Supplement in concentrations and
conditions that constitute an Environmental Violation and which, in the
reasonable opinion of such Lessee, the cost to undertake any legally required
response, clean up, remedial or other action will or might result in a cost to
such Lessee of more than $50,000, such Lessee shall notify Lessor in writing of
such condition. In the event of any Environmental Violation (regardless of
whether notice thereof must be given), such Lessee shall, not later than thirty
(30) days after such Lessee has actual knowledge of such Environmental
Violation, either deliver to Lessor a Termination Notice with respect to the
applicable Property or Properties pursuant to Section 16.1, if applicable, or,
at such Lessee's sole cost and expense, promptly and diligently undertake and
diligently complete any response, clean up, remedial or other action (including
without limitation the pursuit by such Lessee of appropriate action against any
off-site or third party source for contamination) necessary to remove, cleanup
or remediate the Environmental Violation in accordance with all Environmental
Laws. Any such undertaking shall be timely completed in accordance with prudent
industry standards. If such Lessee does not deliver a Termination Notice with
respect to such Property pursuant to Section 16.1, Lessee shall, upon completion
of remedial action by such Lessee, cause to be prepared by a reputable
environmental consultant acceptable to Lessor and the Agent a report describing
the Environmental Violation and the actions taken by such Lessee (or its agents)
in response to such Environmental Violation, and a statement by the consultant
that the Environmental Violation has been remedied in full compliance with
applicable Environmental Law. Not less than sixty (60) days and not more than
one hundred eighty (180) days prior to any time that such Lessee elects to cease
operations with respect to any Property or to remarket any Property pursuant to
Section 20.1 hereof or any other provision of any Operative Agreement, such
Lessee at its expense shall cause to be delivered to Lessor a Phase I
environmental site assessment respecting such Property recently prepared (no
more than thirty (30) days prior to the date of delivery) by an independent
recognized professional acceptable to Lessor in its reasonable discretion and in
form, scope and content satisfactory to Lessor in its reasonable discretion.
Notwithstanding any other provision of any Operative Agreement, if such Lessee
fails to comply with the foregoing obligation regarding the Phase I
environmental site assessment, such Lessee shall be obligated to purchase such
Property for its Termination Value and shall not be permitted to exercise (and
Lessor shall have no obligation to honor any such exercise) any rights under any
Operative Agreement regarding a sale of such Property to a Person other than
such Lessee or any Affiliate of such Lessee.

         15.3     Notice of Environmental Matters.

                  Promptly, but in any event within five (5) Business Days from
the date any applicable Lessee has actual knowledge thereof, such Lessee shall
provide to Lessor written notice of any pending or threatened claim, action or
proceeding involving any Environmental Law or any Release on or in connection
with any Property with respect to which such Lessee has executed a Lease
Supplement. All such notices shall describe in reasonable detail the nature of
the claim, action or proceeding and such Lessee's proposed response thereto. In
addition, such Lessee shall provide to Lessor, within five (5) Business Days of
receipt, copies of all material written communications with any Governmental
Authority relating to any Environmental Law in connection with any Property with
respect to which such Lessee has executed a Lease Supplement. The applicable
Lessee shall also promptly provide such detailed reports of any such material
environmental claims as may reasonably be requested by Lessor or the Agent.
Actual knowledge of any Lessee shall be deemed actual knowledge of an officer of
such Lessee at the level of Vice President or above.

                                   ARTICLE XVI

         16.1     Termination Upon Certain Events.

                  If any Lessee has delivered, or is deemed to have delivered,
written notice of a termination of this Lease with respect to any Property with
respect to which such Lessee has executed a Lease Supplement to Lessor in the
form described in Section 16.2(a) (a "Termination Notice") pursuant to the
provisions of this Lease, then following the applicable Casualty, Condemnation
or Environmental Violation, this Lease shall terminate with respect to the
affected Property on the applicable Termination Date.

         16.2     Procedures.

                  (a) A Termination Notice shall contain: (i) notice of
         termination of this Lease with respect to the affected Property on a
         Payment Date not more than sixty (60) days after Lessor's receipt of
         such Termination Notice (the "Termination Date"); and (ii) a binding
         and irrevocable agreement of the applicable Lessee to pay the
         Termination Value for the applicable Property and purchase such
         Property on such Termination Date.

                  (b) On each Termination Date, the applicable Lessee
         shall pay to Lessor the Termination Value for the applicable Property,
         and Lessor shall convey such Property or the remaining portion thereof,
         if any, to such Lessee (or such Lessee's designee), all in accordance
         with Section 20.2.

                                  ARTICLE XVII

         17.1     Lease Events of Default.

                  If any one (1) or more of the following events (each a "Lease
Event of Default") shall occur:

                  (a) Any Lessee shall fail to make payment of (i) any
         Basic Rent regarding any Property with respect to which such Lessee has
         executed a Lease Supplement (except as set forth in clause (ii)) within
         three (3) Business Days after the same has become due and payable or
         (ii) any Termination Value payable by such Lessee, on the date any such
         payment is due and payable, or any payment of Basic Rent or
         Supplemental Rent payable by such Lessee due on the due date of any
         such payment of Termination Value, or any amount payable by such Lessee
         due on the Expiration Date;

                  (b) Any Lessee shall fail to make payment of any
         Supplemental Rent payable by such Lessee (other than Supplemental Rent
         referred to in Section 17.1(a)(ii)) or any other Credit Party shall
         fail to make any payment payable by such Credit Party of any amount
         under any Operative Agreement which has become due and payable within
         three (3) Business Days after receipt of notice that such payment is
         due;

                  (c)      [Reserved];

                  (d) (i) Any Credit Party shall fail to perform, comply
         with or observe any term, covenant or agreement applicable to it
         contained in Sections 5.4(a), 5.7(a) or 5.9 of the Lessee Credit
         Agreement or in Article VI of the Lessee Credit Agreement (each of
         which is incorporated herein by reference pursuant to Section 28.1), or
         (ii) any Lessee shall fail to observe or perform any term, covenant,
         obligation or condition of such Lessee under this Lease (including
         without limitation the Incorporated Covenants) or any other Operative
         Agreement to which such Lessee is a party other than those set forth in
         Sections 17.1(a), (b), (c) or (d)(i) hereof, or any other Credit Party
         shall fail to observe or perform any term, covenant, obligation or
         condition of such Credit Party under any Operative Agreement other than
         those set forth in Section 17.1(b) or (d)(i) hereof and in the event
         such breach or failure to comply is capable of cure, is not cured
         within thirty (30) days (or with respect to the Incorporated Covenants,
         the grace period, if any, applicable thereto) of its occurrence, or
         (iii) any representation or warranty made or deemed made by any Lessee
         or any other Credit Party set forth in this Lease (including without
         limitation the Incorporated Representations and Warranties) or in any
         other Operative Agreement or in any document entered into in connection
         herewith or therewith or in any document, certificate or financial or
         other statement delivered in connection herewith or therewith shall be
         incorrect, false or misleading in any respect on or as of the date made
         or deemed made;

                  (e)      An Agency Agreement Event of Default shall have
         occurred and be continuing;

                  (f) DTS or any of its Subsidiaries shall (i) default in
         any payment of principal of or interest on any Indebtedness (other than
         Indebtedness arising under the ELLF Facility) in a principal amount
         outstanding of at least $500,000 in the aggregate for DTS and any of
         its Subsidiaries beyond the period of grace (not to exceed 30 days), if
         any, provided in the instrument or agreement under which such
         Indebtedness was created; or (ii) default in the observance or
         performance of any other agreement or condition relating to any
         Indebtedness in a principal amount outstanding of at least $500,000 in
         the aggregate for DTS and its Subsidiaries or contained in any
         instrument or agreement evidencing, securing or relating thereto, or
         any other event shall occur or condition exist, the effect of which
         default or other event or condition is to cause, or to permit the
         holder or holders of such Indebtedness or beneficiary or beneficiaries
         of such Indebtedness (or a trustee or agent on behalf of such holder or
         holders or beneficiary or beneficiaries) to cause, with the giving of
         notice if required, such Indebtedness to become due prior to its stated
         maturity;

                  (g) (i) DTS or any of its Subsidiaries shall commence
         any case, proceeding or other action (A) under any existing or future
         law of any jurisdiction, domestic or foreign, relating to bankruptcy,
         insolvency, reorganization or relief of debtors, seeking to have an
         order for relief entered with respect to it, or seeking to adjudicate
         it a bankrupt or insolvent, or seeking reorganization, arrangement,
         adjustment, winding-up, liquidation, dissolution, composition or other
         relief with respect to it or its debts, or (B) seeking appointment of a
         receiver, trustee, custodian, conservator or other similar official for
         it or for all or any substantial part of its assets, or DTS or any
         Subsidiary shall make a general assignment for the benefit of its
         creditors; or (ii) there shall be commenced against DTS or any
         Subsidiary any case, proceeding or other action of a nature referred to
         in clause (i) above which (A) results in the entry of an order for
         relief or any such adjudication or appointment or (B) remains
         undismissed, undischarged or unbonded for a period of 60 days; or (iii)
         there shall be commenced against DTS or any Subsidiary any case,
         proceeding or other action seeking issuance of a warrant of attachment,
         execution, distraint or similar process against all or any substantial
         part of its assets which results in the entry of an order for any such
         relief which shall not have been vacated, discharged, or stayed or
         bonded pending appeal within 60 days from the entry thereof; or (iv)
         DTS or any Subsidiary shall take any action in furtherance of, or
         indicating its consent to, approval of, or acquiescence in, any of the
         acts set forth in clause (i), (ii), or (iii) above; or (v) DTS or any
         Subsidiary shall generally not, or shall be unable to, or shall admit
         in writing its inability to, pay its debts as they become due;

                  (h)      [Reserved];

                  (i)      [Reserved];

                  (j) The entering of any order in any proceedings
         against any Credit Party or any Subsidiary of any Credit Party
         decreeing the dissolution, divestiture or split-up of any Credit Party
         or any Subsidiary of any Credit Party, and such order remains in effect
         for more than sixty (60) days;

                  (k) Any report, certificate, financial statement or
         other instrument delivered to Lessor by or on behalf of any Credit
         Party pursuant to the terms of this Lease or any other Operative
         Agreement is false or misleading in any respect when made or delivered;

                  (l) Any Lessee Credit Agreement Event of Default (other
         than a Lessee Credit Agreement Event of Default under Section 7.1(i) of
         the Lessee Credit Agreement or under Section 7.1(c) of the Lessee
         Credit Agreement to the extent such Lessee Credit Agreement Event of
         Default under Section 7.1(c) arises as a result of a breach of the
         covenants set forth in Section 5.4(a) of the Lessee Credit Agreement or
         Section 6.4 of the Lessee Credit Agreement) shall have occurred and be
         continuing and shall not have been waived;

                  (m) One or more judgments or decrees shall be entered
         against DTS or any of its Subsidiaries involving in the aggregate a
         liability (to the extent not paid when due or covered by insurance) of
         $2,000,000 or more and all such judgments or decrees shall not have
         been paid and satisfied, vacated, discharged, stayed or bonded pending
         appeal within 30 days from the entry thereof;

                  (n) (i) Any Person shall engage in any "prohibited
         transaction" (as defined in Section 406 of ERISA or Section 4975 of the
         Code) involving any Plan, (ii) any "accumulated funding deficiency" (as
         defined in Section 302 of ERISA), whether or not waived, shall exist
         with respect to any Plan or any Lien in favor of the PBGC or a Plan
         (other than a Permitted Lien) shall arise on the assets of DTS, any of
         its Subsidiaries or any Commonly Controlled Entity, (iii) a Reportable
         Event shall occur with respect to, or proceedings shall commence to
         have a trustee appointed, or a trustee shall be appointed, to
         administer or to terminate, any Single Employer Plan, which Reportable
         Event or commencement of proceedings or appointment of a trustee is, in
         the reasonable opinion of the Majority Secured Parties, likely to
         result in the termination of such Plan for purposes of Title IV of
         ERISA, (iv) any Single Employer Plan shall terminate for purposes of
         Title IV of ERISA, (v) DTS, any of its Subsidiaries or any Commonly
         Controlled Entity shall, or in the reasonable opinion of the Majority
         Secured Parties is likely to, incur any liability in connection with a
         withdrawal from, or the Insolvency or Reorganization of, any
         Multiemployer Plan or (vi) any other similar event or condition shall
         occur or exist with respect to a Plan; and in each case in clauses (i)
         through (vi) above, such event or condition, together with all other
         such events or conditions, if any, could have a Material Adverse
         Effect;

                  (o) A Change of Control shall occur and (y) a majority
         of the Board of Directors of DTS has duly authorized and approved such
         Change of Control or (z) prior to such Change of Control, a Poison Pill
         was not enacted to prevent the same;

                  (p) Any Operative Agreement shall cease to be in full force
         and effect;

                  (q) Except as to any Credit Party which is released in
         connection with the Operative Agreements, the guaranty given by any
         Guarantor under the Participation Agreement or any provision thereof
         shall cease to be in full force and effect, or any Guarantor or any
         Person acting by or on behalf of such Guarantor shall deny or disaffirm
         such Guarantor's obligations under such guaranty, or any Guarantor
         shall default in the due performance or observance of any term,
         covenant or agreement on its part to be performed or observed pursuant
         to any guaranty; or

                  (r) A reasonable basis shall exist for the assertion
         against DTS or any of its Subsidiaries, or any predecessor in
         interest of DTS or any of its Subsidiaries, of (or there shall have
         been asserted against DTS or any of its Subsidiaries) an Environmental
         Claim that, in the judgment of the Majority Secured Parties, is
         reasonably likely to be determined adversely to DTS or any of its
         Subsidiaries, and the amount thereof (either individually or in the
         aggregate) is reasonably likely to have a Material Adverse Effect
         (insofar as such amount is payable by DTS or any of its Subsidiaries
         but after deducting any portion thereof that is reasonably expected to
         be paid by other creditworthy Persons jointly and severally liable
         therefor); then, in any such event, Lessor may, in addition to the
         other rights and remedies provided for in this Article XVII and in
         Section 18.1, terminate this Lease by giving each Lessee five (5) days
         notice of such termination (provided, notwithstanding the foregoing,
         this Lease shall be deemed to be automatically terminated without the
         giving of notice upon the occurrence of a Lease Event of Default under
         Sections 17.1(g)), and this Lease shall terminate, and all rights
         of each Lessee under this Lease shall cease. Each Lessee shall, to the
         fullest extent permitted by law, pay as Supplemental Rent all costs and
         expenses incurred by or on behalf of Lessor or any other Financing
         Party, including without limitation reasonable fees and expenses of
         counsel, as a result of any Lease Event of Default hereunder.

         A POWER OF SALE HAS BEEN GRANTED IN THIS LEASE. A POWER OF SALE MAY
ALLOW LESSOR TO TAKE THE PROPERTIES AND SELL THE PROPERTIES WITHOUT GOING TO
COURT IN A FORECLOSURE ACTION UPON THE OCCURRENCE OF A LEASE EVENT OF DEFAULT.

         17.2     Surrender of Possession.

                  If a Lease Event of Default shall have occurred and be
continuing, and whether or not this Lease shall have been terminated pursuant to
Section 17.1, each Lessee shall, upon thirty (30) days' written notice,
surrender to Lessor possession of each Property with respect to which such
Lessee has executed a Lease Supplement. Lessor may enter upon and repossess the
Properties by such means as are available at law or in equity, and may remove
each applicable Lessee and all other Persons and any and all personal property
and each Lessee's equipment and personalty and severable Modifications from the
Properties. Lessor shall have no liability by reason of any such entry,
repossession or removal performed in accordance with applicable law. Upon the
written demand of Lessor, each Lessee shall return each Property with respect to
which such Lessee has executed a Lease Supplement promptly to Lessor, in the
manner and condition required by, and otherwise in accordance with the
provisions of, Section 22.1(c) hereof.

         17.3     Reletting.

                  If a Lease Event of Default shall have occurred and be
continuing, and whether or not this Lease shall have been terminated pursuant to
Section 17.1, Lessor may, but shall be under no obligation to, relet any or all
of the Properties, for the account of each applicable Lessee or otherwise, for
such term or terms (which may be greater or less than the period which would
otherwise have constituted the balance of the Term) and on such conditions
(which may include concessions or free rent) and for such purposes as Lessor may
determine, and Lessor may collect, receive and retain the rents resulting from
such reletting. Lessor shall not be liable to any Lessee for any failure to
relet any Property or for any failure to collect any rent due upon such
reletting.

         17.4     Damages.

                  Neither (a) the termination of this Lease as to all or any of
the Properties pursuant to Section 17.1; (b) the repossession of all or any of
the Properties; nor (c) the failure of Lessor to relet all or any of the
Properties, the reletting of all or any portion thereof, nor the failure of
Lessor to collect or receive any rentals due upon any such reletting, shall
relieve any Lessee of its liabilities and obligations hereunder, all of which
shall survive any such termination, repossession or reletting. If any Lease
Event of Default shall have occurred and be continuing and notwithstanding any
termination of this Lease pursuant to Section 17.1, each Lessee shall forthwith
pay to Lessor all Rent and other sums due and payable hereunder by such Lessee
to and including without limitation the date of such termination. Thereafter, on
the days on which the Basic Rent or Supplemental Rent, as applicable, are
payable under this Lease or would have been payable under this Lease if the same
had not been terminated pursuant to Section 17.1 and until the end of the Term
hereof or what would have been the Term in the absence of such termination, each
applicable Lessee shall pay Lessor, as current liquidated damages (it being
agreed that it would be impossible accurately to determine actual damages) an
amount equal to the Basic Rent and Supplemental Rent that are payable by such
Lessee under this Lease or would have been payable by such Lessee hereunder if
this Lease had not been terminated pursuant to Section 17.1, less the net
proceeds, if any, which are actually received by Lessor with respect to the
period in question of any reletting of any Property with respect to which such
Lessee has executed a Lease Supplement or any portion thereof; provided, that
such Lessee's obligation to make payments of Basic Rent and Supplemental Rent
under this Section 17.4 shall continue only so long as Lessor shall not have
received the amounts specified in Section 17.6. In calculating the amount of
such net proceeds from reletting, there shall be deducted all of Lessor's, any
Holder's, the Agent's and any Lender's reasonable expenses in connection
therewith, including without limitation repossession costs, brokerage or sales
commissions, fees and expenses for counsel and any necessary repair or
alteration costs and expenses incurred in preparation for such reletting. To the
extent Lessor receives any damages pursuant to this Section 17.4, such amounts
shall be regarded as amounts paid on account of Rent. Each Lessee specifically
acknowledges and agrees that its obligations under this Section 17.4 shall be
absolute and unconditional under any and all circumstances and shall be paid
and/or performed, as the case may be, without notice or demand and without any
abatement, reduction, diminution, setoff, defense, counterclaim or recoupment
whatsoever.

         17.5     Power of Sale.

                  Without limiting any other remedies set forth in this Lease,
Lessor and each Lessee agree that each Lessee has granted, pursuant to Section
7.1(b) hereof and each Lease Supplement, a Lien against each Property with
respect to which such Lessee has executed a Lease Supplement WITH POWER OF SALE,
and that, upon the occurrence and during the continuance of any Lease Event of
Default, Lessor shall have the power and authority, to the extent provided by
law, after prior notice and lapse of such time as may be required by law, to
foreclose its interest (or cause such interest to be foreclosed) in all or any
part of the Properties.

         17.6     Final Liquidated Damages.

                  If a Lease Event of Default shall have occurred and be
continuing, whether or not this Lease shall have been terminated pursuant to
Section 17.1 and whether or not Lessor shall have collected any current
liquidated damages pursuant to Section 17.4, Lessor shall have the right to
recover, by demand to each Lessee as to each Property for which such Lessee has
executed a Lease Supplement and at Lessor's election, and each Lessee shall pay
to Lessor, as and for final liquidated damages, but exclusive of the indemnities
payable under Section 11 of the Participation Agreement (which, if requested,
shall be paid concurrently), and in lieu of all current liquidated damages
beyond the date of such demand (it being agreed that it would be impossible
accurately to determine actual damages) the Termination Value with respect to
each Property for which such Lessee has executed a Lease Supplement. Upon
payment of the amount specified pursuant to the first sentence of this Section
17.6, each applicable Lessee shall be entitled to receive from Lessor, either at
such Lessee's request or upon Lessor's election, in either case at such Lessee's
cost, an assignment of Lessor's entire right, title and interest in and to the
applicable Properties, Improvements, Fixtures, Modifications, Equipment and all
components thereof, in each case in recordable form and otherwise in conformity
with local custom and free and clear of the Lien of this Lease (including
without limitation the release of any memoranda of Lease and/or the Lease
Supplement recorded in connection therewith) and any Lessor Liens. The
applicable Properties shall be conveyed to such Lessee "AS-IS, WHERE-IS" and in
their then present physical condition. If any statute or rule of law shall limit
the amount of such final liquidated damages to less than the amount agreed upon,
Lessor shall be entitled to the maximum amount allowable under such statute or
rule of law; provided, however, no Lessee shall be entitled to receive an
assignment of Lessor's interest in the Properties, the Improvements, Fixtures,
Modifications, Equipment or the components thereof unless each Lessee shall have
paid in full the Termination Value with respect to each Property for which such
Lessee has executed a Lease Supplement. Each Lessee specifically acknowledges
and agrees that its obligations under this Section 17.6 shall be absolute and
unconditional under any and all circumstances and shall be paid and/or
performed, as the case may be, without notice or demand and without any
abatement, reduction, diminution, setoff, defense, counterclaim or recoupment
whatsoever.

         17.7     Environmental Costs.

                  If a Lease Event of Default shall have occurred and be
continuing, and whether or not this Lease shall have been terminated pursuant to
Section 17.1, each Lessee shall pay directly to any third party (or at Lessor's
election, reimburse Lessor) for the cost of any environmental testing and/or
remediation work undertaken respecting any Property with respect to which such
Lessee has executed a Lease Supplement, as such testing or work is deemed
appropriate in the reasonable judgment of Lessor, and shall indemnify and hold
harmless Lessor and each other Indemnified Person therefrom. Each Lessee shall
pay all amounts referenced in the immediately preceding sentence within ten (10)
days of any request by Lessor for such payment. The provisions of this Section
17.7 shall not limit the obligations of any Lessee under any Operative Agreement
regarding indemnification obligations, environmental testing, remediation and/or
work.

         17.8     Waiver of Certain Rights.

                  If this Lease shall be terminated pursuant to Section 17.1,
each Lessee waives, to the fullest extent permitted by Law, (a) any right of
redemption, re-entry or possession; (b) the benefit of any laws now or hereafter
in force exempting property from liability for rent or for debt; and (c) any
other rights which might otherwise limit or modify any of Lessor's rights or
remedies under this Article XVII.

         17.9     Assignment of Rights Under Contracts.

                  If a Lease Event of Default shall have occurred and be
continuing, and whether or not this Lease shall have been terminated pursuant to
Section 17.1, each Lessee shall upon Lessor's demand immediately assign,
transfer and set over to Lessor all of such Lessee's right, title and interest
in and to each agreement executed by such Lessee in connection with the
acquisition, installation, testing, use, development, construction,
operation, maintenance, repair, refurbishment and restoration of each Property
with respect to which such Lessee has executed a Lease Supplement (including
without limitation all right, title and interest of such Lessee with respect to
all warranty, performance, service and indemnity provisions), as and to the
extent that the same relate to the acquisition, installation, testing, use,
development, construction, operation, maintenance, repair, refurbishment and
restoration of each Property with respect to which such Lessee has executed a
Lease Supplement.

         17.10    Remedies Cumulative.

                  The remedies herein provided shall be cumulative and in
addition to (and not in limitation of) any other remedies available at law,
equity or otherwise, including without limitation any mortgage foreclosure
remedies.

                                  ARTICLE XVIII

         18.1     Lessor's Right to Cure Lessees' Lease Defaults.

                  Lessor, without waiving or releasing any obligation or Lease
Event of Default, may (but shall be under no obligation to) remedy any Lease
Event of Default for the account and at the sole cost and expense of each
applicable Lessee, including without limitation the failure by any Lessee to
maintain the insurance required by Article XIV, and may, to the fullest extent
permitted by law, and notwithstanding any right of quiet enjoyment in favor of
any Lessee, enter upon any Property, and take all such action thereon as may be
necessary or appropriate therefor. No such entry shall be deemed an eviction of
any Lessee. All out-of-pocket costs and expenses so incurred (including without
limitation fees and expenses of counsel), together with interest thereon at the
Overdue Rate from the date on which such sums or expenses are paid by Lessor,
shall be paid by the applicable Lessee to Lessor on demand.

                                   ARTICLE XIX

         19.1     Provisions Relating to Any Lessee's Exercise of its Purchase
                  Option.

                  Subject to Section 19.2, in connection with any termination of
this Lease with respect to any Property pursuant to the terms of Section 16.2,
or in connection with any Lessee's exercise of its Purchase Option, upon the
date on which this Lease is to terminate with respect to any Property, and upon
tender by any Lessee of the amounts set forth in Sections 16.2(b) or 20.2, as
applicable, Lessor shall execute and deliver to such Lessee (or to such Lessee's
designee) at such Lessee's cost and expense an assignment (by deed or other
appropriate instrument) of Lessor's entire interest in such Property, in each
case in recordable form and otherwise in conformity with local custom and free
and clear of any Lessor Liens attributable to Lessor but without any other
warranties (of title or otherwise) from Lessor. Such Property shall be conveyed
to such Lessee "AS-IS, "WHERE-IS" and in then present physical condition.

         19.2     No Purchase or Termination With Respect to Less than All of a
                  Property.

                  No Lessee shall be entitled to exercise its Purchase Option or
the Sale Option separately with respect to a portion of any Property consisting
of Land, Equipment, Improvements and/or any interest pursuant to a Ground Lease
but shall be required to exercise its Purchase Option or the Sale Option with
respect to an entire Property.

                                   ARTICLE XX

         20.1     Purchase Option or Sale Option-General Provisions.

                  Not less than one hundred eighty (180) days (or respecting the
Purchase Option only, not less than sixty (60) days) and no more than two
hundred forty (240) days prior to the Expiration Date or, respecting the
Purchase Option only, any Payment Date (such Expiration Date or, respecting the
Purchase Option only, any such Payment Date being hereinafter referred to as the
"Election Date"), the applicable Lessee respecting one or more Properties may
give Lessor irrevocable written notice (the "Election Notice") that such Lessee
is electing to exercise either (a) the option to purchase one or more Properties
on the applicable Election Date (the "Purchase Option") or (b) with respect to
an Election Notice given in connection with the Expiration Date only, the option
to remarket one or more of such Properties to a Person other than Lessee or any
Affiliate of Lessee and cause a sale of such Properties to occur on the
applicable Election Date pursuant to the terms of Section 22.1 (the "Sale
Option"). If the applicable Lessee does not give an Election Notice indicating
the Purchase Option or the Sale Option at least one hundred eighty (180) days
and not more than two hundred forty (240) days prior to the Expiration Date,
then the applicable Lessee shall be deemed to have elected for the Purchase
Option to apply with respect to all Properties for which the Lessee has executed
a Lease Supplement on the Expiration Date. If the applicable Lessee shall elect
(or be deemed to have elected) to exercise the Purchase Option for one or more
Properties then the applicable Lessee shall pay to Lessor on the date on which
such purchase is scheduled to occur an amount equal to the Termination Value for
the affected Property or Properties (which the parties do not intend to be a
"bargain" purchase price) and, upon receipt of such amounts and satisfaction of
such obligations, Lessor shall transfer to the applicable Lessee all of Lessor's
right, title and interest in and to such Property or Properties in accordance
with Section 20.2.

         20.2     Lessee Purchase Option.

                  Provided, no Default or Event of Default shall have occurred
and be continuing (other than those that will be cured by the payment of the
Termination Value for one or more of the Properties) and provided, that the
Election Notice has been appropriately given specifying the Purchase Option, the
applicable Lessee shall purchase the Property or Properties identified (or
deemed to be identified) in the applicable Election Notice on the applicable
Election Date at a price equal to the Termination Value for such Property or
Properties (which the parties do not intend to be a "bargain" purchase price).

                  Subject to Section 19.2, in connection with any termination of
this Lease with respect to any Property pursuant to the terms of Section 16.2,
or in connection with a particular Lessee's exercise of its Purchase Option,
upon the date on which this Lease is to terminate with respect to one or more
Properties, and upon tender by Lessee of the amounts set forth in Section
16.2(b) or this Section 20.2, as applicable, Lessor shall execute, acknowledge
(where required) and deliver to such Lessee, at such Lessee's cost and expense,
each of the following: (a) a termination or assignment (as requested by the
applicable Lessee) of each applicable Ground Lease and special or limited
warranty Deeds conveying each affected Property (to the extent it is real
property not subject to a Ground Lease) to the applicable Lessee free and clear
of the Lien of this Lease, the Lien of the Credit Documents and any Lessor
Liens; (b) a Bill of Sale conveying each affected Property (to the extent it is
personal property) to the applicable Lessee free and clear of the Lien of this
Lease, the Lien of the Credit Documents and any Lessor Liens; (c) any real
estate tax affidavit or other document required by law to be executed and filed
in order to record the applicable Deed and/or the applicable Ground Lease
termination; and (d) FIRPTA affidavits. All of the foregoing documentation must
be in form and substance reasonably satisfactory to Lessor. The applicable
Property shall be conveyed to the applicable Lessee "AS-IS, WHERE-IS" and in
then present physical condition.

                  If any Property is the subject of remediation efforts
respecting Hazardous Substances at the applicable Election Date which could
materially and adversely impact the Fair Market Sales Value of such Property
(with materiality determined in Lessor's discretion), then the applicable Lessee
shall be obligated to purchase each such Property pursuant to Section 20.2.

                  On the applicable Election Date on which a particular Lessee
has elected to exercise its Purchase Option, such Lessee shall pay (or cause to
be paid) to Lessor, the Bank and all other parties, as appropriate, the sum of
all costs and expenses incurred by any such party in connection with the
election by such Lessee to exercise its Purchase Option and all Rent and all
other amounts then due and payable or accrued under this Lease and/or any other
Operative Agreement.

         20.3     Third Party Sale Option.

                  (a) Provided, that (i) no Default or Event of Default
shall have occurred and be continuing and (ii) the Election Notice has been
appropriately given specifying the Sale Option, the applicable Lessee shall
undertake to cause a sale of the applicable Property or Properties on the
applicable Election Date (all as specified in the Election Notice), in
accordance with the provisions of Section 22.1 hereof. Such Election Date on
which a sale is required may be hereafter referred to as the "Sale Date".

                  (b) In the event a particular Lessee exercises the Sale
Option then, as soon as practicable and in all events not less than sixty (60)
days prior to the Sale Date, such Lessee at its expense shall cause to be
delivered to Lessor a Phase I environmental site assessment for each such
Property recently prepared (no more than thirty (30) days old prior to the Sale
Date) by an independent recognized professional reasonably acceptable to Lessor
and in form, scope and content reasonably satisfactory to Lessor. In the event
that Lessor shall not have received such environmental site assessment by the
date sixty (60) days prior to the Sale Date or in the event that such
environmental assessment shall reveal the existence of any material violation of
Environmental Laws, other material Environmental Violation or potential material
Environmental Violation (with materiality determined in each case by Lessor in
its reasonable discretion), then such Lessee on the Sale Date shall pay to
Lessor an amount equal to the Termination Value for the applicable Property or
Properties and any and all other amounts due and owing hereunder. Upon receipt
of such payment and all other amounts due under the Operative Agreements, Lessor
shall transfer to such Lessee all of Lessor's right, title and interest in and
to all the Properties in accordance with Section 19.1.

         20.4     Appointment  of Dollar Tree as Agent for the Lessees with
                  Respect to the Purchase  Option or the Sale Option.

                  Each Lessee hereby appoints Dollar Tree to act as its agent,
and Dollar Tree hereby accepts such appointment, for the purpose of providing
the Election Notice pursuant to Section 20.1 on behalf of each of the Lessees.

                                   ARTICLE XXI

         21.1     [Intentionally Omitted].

                                  ARTICLE XXII

         22.1     Sale Procedure.

                  (a) During the Marketing Period, the Lessee that
         has executed a Lease Supplement respecting one or more Properties for
         which the Sale Option has been elected, on behalf of Lessor, shall
         obtain bids for the cash purchase of such Property or Properties in
         connection with a sale to one (1) or more third party purchasers to be
         consummated on the Sale Date for the highest price available, shall
         notify Lessor promptly of the name and address of each prospective
         purchaser and the cash price which each prospective purchaser shall
         have offered to pay for each such Property and shall provide Lessor
         with such additional information about the bids and the bid
         solicitation procedure as Lessor may reasonably request from time to
         time. All such prospective purchasers must be Persons other than the
         applicable Lessee or any Affiliate of the applicable Lessee.

                  Lessor may reject any and all bids and may solicit and obtain
         bids by giving Lessee written notice to that effect; provided, however,
         that notwithstanding the foregoing, Lessor may not reject the bids for
         any Property submitted by the applicable Lessee if such bids, in the
         aggregate, are greater than or equal to the sum of the Limited Recourse
         Amount for such Property plus Closing Costs related to the sale of such
         Property, and represent bona fide offers from one (1) or more third
         party purchasers. If the highest price which a prospective purchaser or
         the prospective purchasers shall have offered to pay for a Property on
         the Sale Date is less than the sum of the Limited Recourse Amount for
         such Property plus Closing Costs related to the sale of such Property
         or if such bids do not represent bona fide offers from one (1) or more
         third parties or if there are no bids or if such Property is otherwise
         not sold on the Sale Date, Lessor may elect to retain such Property by
         giving the applicable Lessee prior written notice of Lessor's election
         to retain the same, and promptly upon receipt of such notice, the
         applicable Lessee shall surrender, or cause to be surrendered, each of
         the Properties specified in such notice in accordance with the terms
         and conditions of Section 10.1. Upon acceptance of any bid, Lessor
         agrees, at the applicable Lessee's request, to execute a contract of
         sale with respect to such sale, so long as the same is consistent with
         the terms of this Article 22 and provides by its terms that it is
         nonrecourse to Lessor.

                  Unless Lessor shall have elected to retain one or more of the
         Properties pursuant to the provisions of the preceding paragraph, the
         applicable Lessee shall arrange for Lessor to sell each other Property
         for which the Sale Option has been elected and a bid has been accepted
         free and clear of the Lien of this Lease and any Lessor Liens
         attributable to Lessor, without recourse or warranty (of title or
         otherwise), for cash on the Sale Date to the purchaser or purchasers
         offering the highest cash sales price, as identified by the applicable
         Lessee or Lessor, as the case may be; provided, however, solely as to
         Lessor or the Trust Company, in its individual capacity, any Lessor
         Lien shall not constitute a Lessor Lien so long as Lessor or the Trust
         Company, in its individual capacity, is diligently and in good faith
         contesting, at the cost and expense of Lessor or the Trust Company, in
         its individual capacity, such Lessor Lien by appropriate proceedings in
         which event the applicable Sale Date, all without penalty or cost to
         the applicable Lessee, shall be delayed for the period of such contest.
         To effect such transfer and assignment, Lessor shall execute,
         acknowledge (where required) and deliver to the appropriate purchaser
         each of the following: (a) special or limited warranty Deeds conveying
         each such Property (to the extent it is real property titled to Lessor)
         and an assignment of the Ground Lease conveying the leasehold interest
         of Lessor in each such Property (to the extent it is real property and
         subject to a Ground Lease) to the appropriate purchaser free and clear
         of the Lien of this Lease, the Lien of the Credit Documents and any
         Lessor Liens; (b) a Bill of Sale conveying each such Property (to the
         extent it is personal property) titled to Lessor to the appropriate
         purchaser free and clear of the Lien of this Lease, the Lien of the
         Credit Documents and any Lessor Liens; (c) any real estate tax
         affidavit or other document required by law to be executed and filed in
         order to record each Deed and/or each Ground Lease assignment; and (d)
         FIRPTA affidavits, as appropriate. All of the foregoing
         documentation must be in form and substance reasonably satisfactory to
         Lessor. The applicable Lessee shall surrender the Properties so sold or
         subject to such documents to each purchaser in the condition specified
         in Section 10.1, or in such other condition as may be agreed between
         the applicable Lessee and such purchaser. The applicable Lessee shall
         not take or fail to take any action which would have the effect of
         unreasonably discouraging bona fide third party bids for any Property.
         In the event any Property for which the Sale Option has been elected
         has not been sold by the Expiration Date, each applicable Lessee shall
         continue to use its best efforts to market all remaining unsold
         Properties.

                  (b) If any Property is sold on a Sale Date to a third
         party purchaser in accordance with the terms of Section 22.1(a) and the
         purchase price paid for such Property is less than the Property Cost
         for such Property (hereinafter such difference shall be referred to as
         the "Deficiency Balance"), then the Lessee that has executed a Lease
         Supplement with respect to such Property hereby
         unconditionally promises to pay to Lessor on the Sale Date the lesser
         of (i) the Deficiency Balance, or (ii) the Maximum Residual Guarantee
         Amount for such Property. On a Sale Date if Lessor receives any amount
         in excess of the Termination Value for such Property from a third party
         purchaser, then Lessor shall pay to the applicable Lessee any such
         excess amounts. If one or more of the Properties are retained by Lessor
         pursuant to an affirmative election made by Lessor pursuant to the
         provisions of Section 22.1(a) or if any Property for which the Sale
         Option has been elected is not sold on or prior to the Expiration Date,
         then the Lessee that has executed a Lease Supplement with respect to
         such Property hereby unconditionally promises to pay to Lessor on the
         Sale Date an amount equal to the Maximum Residual Guarantee Amount for
         each such Property so retained, together with any and all Rent and all
         other amounts then due and owing by such Lessee to the Financing
         Parties pursuant to the Operative Agreements. Each Lessee shall also
         pay to the Bank, on the Expiration Date, such Lessee's pro rata share
         of the Remarketing Fee (based on the ratio of the Property Cost
         allocable to such retained Properties for which such Lessee has
         executed a Lease Supplement to the aggregate Property Cost for all
         Properties so retained). The failure to pay the Deficiency Balance or
         the Maximum Residual Guarantee Amount, the Remarketing Fee or any such
         other amounts referenced in this Section 22.1(b) shall constitute a
         Lease Event of Default.

                  Upon the sale to a third party purchaser (which is not a
         Subsidiary or Affiliate of any Credit Party) of any Property, provided
         that the Deficiency Balance or Maximum Residual Guarantee Amount, the
         Remarketing Fee and all such other amounts referenced in this Section
         22.1(b) have been paid, the proceeds from the sale of such Property
         will be applied in accordance with Section 22.2.

                  (c) In the event that any Property is either sold to
         one (1) or more third party purchasers on the Sale Date or retained by
         Lessor in connection with an affirmative election made by Lessor
         pursuant to the provisions of Section 22.1(a), then in either case on
         the applicable Sale Date the applicable Lessee shall provide Lessor or
         such third party purchaser (unless otherwise agreed by such third party
         purchaser) with (i) all permits, certificates of occupancy,
         governmental licenses and authorizations necessary to use, operate,
         repair, access and maintain each such Property for the purpose it is
         being used by the applicable Lessee, and (ii) such manuals, permits,
         easements, licenses, intellectual property, know-how, rights-of-way and
         other rights and privileges in the nature of an easement as are
         reasonably necessary or desirable in connection with the use,
         operation, repair, access to or maintenance of each such Property for
         its intended purpose or otherwise as Lessor or such third party
         purchaser(s) shall reasonably request (and a royalty-free license or
         similar agreement to effectuate the foregoing on terms reasonably
         agreeable to Lessor or such third party purchaser(s), as applicable).
         All assignments, licenses, easements, agreements and other deliveries
         required by clauses (i) and (ii) of this paragraph (c) shall be in form
         reasonably satisfactory to Lessor or such third party purchaser(s), as
         applicable, and shall be fully assignable (including without limitation
         both primary assignments and assignments given in the nature of
         security) without payment of any fee, cost or other charge. The
         applicable Lessee shall also execute any documentation requested by
         Lessor or such third party purchaser(s), as applicable, evidencing the
         continuation or assignment of each Ground Lease.

                  (d) Notwithstanding the foregoing provisions of this
         Section 22.1 and the rights of each Lessee to remarket the Property or
         Properties with respect to which such Lessee has executed a Lease
         Supplement, Lessor and each other Financing Party at all times shall be
         permitted, but shall be under no duty, to market the Properties and
         solicit bids therefor.

         22.2     Application of Proceeds of Sale.

                  Lessor shall apply the proceeds of sale of each Property sold
in the following order of priority:

                  (a) FIRST,  to pay or to reimburse  Lessor (and/or the
         Agent or any other  Financing  Party, as the case may be) for the
         payment of Closing Costs;

                  (b) SECOND, so long as the Credit Agreement is in
         effect and any Loans or Holder Advances or any amount is owing to the
         Financing Parties under any Operative Agreement, to the Agent to be
         allocated in accordance with Section 8.7 of the Participation
         Agreement; and

                  (c) THIRD, to the applicable Lessee.

         22.3     Indemnity for Excessive Wear.

                  If the proceeds of the sale described in Section 22.1 with
respect to the Properties shall be less than the Limited Recourse Amount with
respect to the Properties, and at the time of such sale it shall have been
reasonably determined (pursuant to the Appraisal Procedure) that the Fair Market
Sales Value of the Properties shall have been impaired by greater than expected
wear and tear during the term of the Lease, each applicable Lessee shall pay to
Lessor within ten (10) days after receipt of Lessor's written statement (i) the
amount of such excess wear and tear determined by the Appraisal Procedure or
(ii) the amount of the Sale Proceeds Shortfall, whichever amount is less.

         22.4     Appraisal Procedure.

                  For determining the Fair Market Sales Value of the Properties
or any other amount which may, pursuant to any provision of any Operative
Agreement, be determined by an appraisal procedure, Lessor and each applicable
Lessee shall use the following procedure (the "Appraisal Procedure"). Lessor and
each applicable Lessee shall endeavor to reach a mutual agreement as to such
amount for a period of ten (10) days from commencement of the Appraisal
Procedure under the applicable section of the Lease, and if they cannot agree
within ten (10) days, then two (2) qualified appraisers, one (1) chosen by such
Lessee and one (1) chosen by Lessor, shall mutually agree thereupon, but if
either party shall fail to choose an appraiser within twenty (20) days after
notice from the other party of the selection of its appraiser, then the
appraisal by such appointed appraiser shall be binding on such Lessee and
Lessor. If the two (2) appraisers cannot agree within twenty (20) days after
both shall have been appointed, then a third appraiser shall be selected by the
two (2) appraisers or, failing agreement as to such third appraiser within
thirty (30) days after both shall have been appointed, by the American
Arbitration Association. The decisions of the three (3) appraisers shall be
given within twenty (20) days of the appointment of the third appraiser and the
decision of the appraiser most different from the average of the other two (2)
shall be discarded and such average shall be binding on Lessor and such Lessee;
provided, that if the highest appraisal and the lowest appraisal are equidistant
from the third appraisal, the third appraisal shall be binding on Lessor and
such Lessee. The fees and expenses of the appraiser appointed by such Lessee
shall be paid by such Lessee; the fees and expenses of the appraiser appointed
by Lessor shall be paid by Lessor (such fees and expenses not being indemnified
pursuant to Section 11 of the Participation Agreement); and the fees and
expenses of the third appraiser shall be divided equally between such Lessee and
Lessor (such fees and expenses not being indemnified pursuant to Section 11 of
the Participation Agreement).

                                  ARTICLE XXIII

         23.1     Holding Over.

                  If any Lessee shall for any reason remain in possession of a
Property after the expiration or earlier termination of this Lease as to such
Property (unless such Property is conveyed to such Lessee), such possession
shall be as a tenancy at sufferance during which time such Lessee shall continue
to pay Supplemental Rent that would be payable by such Lessee hereunder were the
Lease then in full force and effect with respect to such Property and such
Lessee shall continue to pay Basic Rent allocable to such Lessee at the lesser
of the highest lawful rate and one hundred ten percent (110%) of the last
payment of Basic Rent due with respect to such Property prior to such expiration
or earlier termination of this Lease. Such Basic Rent shall be payable from time
to time upon demand by Lessor and such additional amount of Basic Rent shall be
applied by Lessor ratably to the Lenders and the Holders based on their relative
amounts of the then outstanding aggregate Property Cost for all Properties.
During any period of tenancy at sufferance, such Lessee shall, subject to the
second preceding sentence, be obligated to perform and observe all of the terms,
covenants and conditions of this Lease, but shall have no rights hereunder other
than the right, to the extent given by law to tenants at sufferance, to continue
their occupancy and use of such Property. Nothing contained in this Article
XXIII shall constitute the consent, express or implied, of Lessor to the holding
over of any Lessee after the expiration or earlier termination of this Lease as
to any Property (unless such Property is conveyed to such Lessee) and nothing
contained herein shall be read or construed as preventing Lessor from
maintaining a suit for possession of such Property or exercising any other
remedy available to Lessor at law or in equity.

                                  ARTICLE XXIV

         24.1     Risk of Loss.

                  During the Term, unless any applicable Lessee shall not be in
actual possession of any Property in question solely by reason of Lessor's
exercise of its remedies of dispossession under Article XVII, the risk of loss
or decrease in the enjoyment and beneficial use of such Property as a result of
the damage or destruction thereof by fire, the elements, casualties, thefts,
riots, wars or otherwise is assumed by such Lessee, and Lessor shall in no event
be answerable or accountable therefor.

                                   ARTICLE XXV

         25.1     Assignment.

                  (a) No Lessee may assign this Lease or any of its
         rights or obligations hereunder or with respect to any Property with
         respect to which such Lessee has executed a Lease Supplement in whole
         or in part to any Person without the prior written consent of the
         Agent, the Lenders, the Holders and Lessor (except for any assignment
         arising by operation of law as a result of a merger of such Lessee
         permitted without consent under Section 6.4 of the Lessee Credit
         Agreement).

                  (b) No assignment by any Lessee (referenced in this
         Section 25.1 or otherwise) or other relinquishment of possession to any
         Property with respect to which such Lessee has executed a Lease
         Supplement shall in any way discharge or diminish any of the
         obligations of such Lessee to Lessor hereunder and such Lessee shall
         remain directly and primarily liable under the Operative Agreements as
         to any rights or obligations assigned by such Lessee or regarding any
         such Property in which rights or obligations have been assigned or
         otherwise transferred.

         25.2     Subleases.

                  (a) Promptly, but in any event within five (5) Business
         Days, following the execution and delivery of any sublease permitted by
         this Article XXV, Lessee shall notify Lessor of the execution of such
         sublease. As of the date of each Lease Supplement, each Lessee that has
         executed a Lease Supplement shall lease the respective Property
         described in such Lease Supplement from Lessor, and any existing tenant
         respecting such Property shall automatically be deemed to be a
         subtenant of the applicable Lessee with respect to such Property and
         not a tenant of Lessor.

                  (b) Without the prior written consent of the Agent, any
         Lender, any Holder or Lessor, (i) the Stockton Sublease shall be
         permitted, and (ii) subject to the other provisions of this Section
         25.2, any Lessee may sublet any Property or portion thereof to any
         wholly-owned Subsidiary of such Lessee or DTS; provided, however, no
         such sublease otherwise permitted under this Section 25.2(b)(ii) shall
         be permitted with respect to the Property located in Stockton,
         California and more particularly described in Lease Supplement No. 1
         while the Stockton Sublease is in effect. Except as referenced in the
         immediately preceding sentence, no other subleases shall be permitted
         unless consented to in writing by Lessor. Except with respect to the
         Stockton Sublease, all subleasing shall be done on market terms and
         shall in no way diminish the fair market value or useful life of any
         applicable Property.

                  (c) No sublease (referenced in this Section 25.2 or
         otherwise) or other relinquishment of possession to any Property shall
         in any way discharge or diminish any of any Lessee's obligations to
         Lessor hereunder and each Lessee shall remain directly and primarily
         liable under this Lease as to each Property with respect to which such
         Lessee has executed a Lease Supplement, or portion thereof, so sublet.
         The term of any such sublease shall not extend beyond the Term. Each
         sublease shall be expressly subject and subordinate to this Lease.

                                  ARTICLE XXVI

         26.1     No Waiver.

                  No failure by Lessor or any Lessee to insist upon the strict
performance of any term hereof or to exercise any right, power or remedy upon a
default hereunder, and no acceptance of full or partial payment of Rent during
the continuance of any such default, shall constitute a waiver of any such
default or of any such term. To the fullest extent permitted by law, no waiver
of any default shall affect or alter this Lease, and this Lease shall continue
in full force and effect with respect to any other then existing or subsequent
default.

                                  ARTICLE XXVII

         27.1     Acceptance of Surrender.

                  No surrender to Lessor of this Lease or of all or any portion
of any Property or of any part of any thereof or of any interest therein shall
be valid or effective unless agreed to and accepted in writing by Lessor and no
act by Lessor or the Agent or any representative or agent of Lessor or the
Agent, other than a written acceptance, shall constitute an acceptance of any
such surrender.

         27.2     No Merger of Title.

                  There shall be no merger of this Lease or of the leasehold
estate created hereby by reason of the fact that the same Person may acquire,
own or hold, directly or indirectly, in whole or in part, (a) this Lease or the
leasehold estate created hereby or any interest in this Lease or such leasehold
estate, (b) any right, title or interest in any Property, (c) any Notes, or (d)
a beneficial interest in Lessor.

                                 ARTICLE XXVIII

         28.1     Incorporation of Covenants.

                  Reference is made to the Lessee Credit Agreement and the
representations and warranties of the Credit Parties contained in Article III of
the Lessee Credit Agreement (hereinafter referred to as the "Incorporated
Representations and Warranties") and the covenants contained in Articles V and
VI of the Lessee Credit Agreement, exclusive of the covenants set forth in
Sections 5.4(a) and 6.4 of the Lessee Credit Agreement (hereinafter referred to
as the "Incorporated Covenants"). Lessee agrees with Lessor that the
Incorporated Representations and Warranties and the Incorporated Covenants (and
all other relevant provisions of the Lessee Credit Agreement related thereto,
including without limitation the defined terms contained in Section 1.1 thereof
which are used in the Incorporated Representations and Warranties and the
Incorporated Covenants, hereinafter referred to as the "Additional Incorporated
Terms") are hereby incorporated by reference into this Lease to the same extent
and with the same effect as if set forth fully herein and shall inure to the
benefit of Lessor, without giving effect to any waiver, amendment, modification
or replacement of the Lessee Credit Agreement or any term or provision of the
Incorporated Representations and Warranties or the Incorporated Covenants
occurring subsequent to the date of this Lease, except to the extent otherwise
specifically provided in the following provisions of this paragraph. In the
event a waiver is granted under the Lessee Credit Agreement or an amendment or
modification is executed with respect to the Lessee Credit Agreement, and such
waiver, amendment and/or modification affects the Incorporated
Representations and Warranties, the Incorporated Covenants or the Additional
Incorporated Terms, then such waiver, amendment or modification shall be
effective with respect to the Incorporated Representations and Warranties, the
Incorporated Covenants and the Additional Incorporated Terms as incorporated by
reference into this Lease only if consented to in writing by the Agent (acting
upon the direction of the Majority Secured Parties). In the event of any
replacement of the Lessee Credit Agreement with a similar credit facility (the
"New Facility") the representations and warranties, covenants and additional
terms contained in the New Facility which correspond to the representations and
warranties, covenants contained in Article III and Articles V and VI, exclusive
of the covenants set forth in Sections 5.4(a) and 6.4 of the Lessee Credit
Agreement, respectively, and such additional terms (each of the foregoing
contained in the Lessee Credit Agreement) shall become the Incorporated
Representations and Warranties, the Incorporated Covenants and the Additional
Incorporated Terms only if consented to in writing by the Agent (acting upon the
direction of the Majority Secured Parties) and, if such consent is not granted
or if the Lessee Credit Agreement is terminated and not replaced, then the
representations and warranties and covenants contained in Article III and
Articles V and VI, exclusive of the covenants set forth in Sections 5.4(a) and
6.4 of the Lessee Credit Agreement, respectively, and such additional terms
(each of the foregoing contained in the Lessee Credit Agreement (together with
any modifications or amendments approved in accordance with this paragraph))
shall continue to be the Incorporated Representations and Warranties, the
Incorporated Covenants and the Additional Incorporated Terms hereunder.

                                  ARTICLE XXIX

         29.1     Notices.

                  All notices required or permitted to be given under this Lease
shall be in writing and delivered as provided in the Participation Agreement.

                                   ARTICLE XXX

         30.1     Miscellaneous.

                  Anything contained in this Lease to the contrary
notwithstanding, all claims against and liabilities of any Lessee or Lessor
arising from events commencing prior to the expiration or earlier termination of
this Lease shall survive such expiration or earlier termination. If any
provision of this Lease shall be held to be unenforceable in any jurisdiction,
such unenforceability shall not affect the enforceability of any other provision
of this Lease and such jurisdiction or of such provision or of any other
provision hereof in any other jurisdiction.

         30.2     Amendments and Modifications.

                  Neither this Lease nor any Lease Supplement may be amended,
waived, discharged or terminated except in accordance with the provisions of
Section 12.4 of the Participation Agreement.

         30.3     Successors and Assigns.

                  All the terms and provisions of this Lease shall inure to the
benefit of the parties hereto and their respective successors and permitted
assigns.

         30.4     Headings and Table of Contents.

                  The headings and table of contents in this Lease are for
convenience of reference only and shall not limit or otherwise affect the
meaning hereof.

         30.5     Counterparts.

                  This Lease may be executed in any number of counterparts, each
of which shall be an original, but all of which shall together constitute one
(1) and the same instrument.

         30.6     GOVERNING LAW.

                  THIS LEASE SHALL BE GOVERNED BY AND CONSTRUED, INTERPRETED AND
ENFORCED IN ACCORDANCE WITH THE INTERNAL LAWS OF THE STATE OF NORTH CAROLINA
(WITHOUT GIVING EFFECT TO THE PRINCIPLES THEREOF RELATING TO CONFLICTS OF LAW),
EXCEPT TO THE EXTENT THE LAWS OF THE STATE WHERE A PARTICULAR PROPERTY IS
LOCATED ARE REQUIRED TO APPLY.

         30.7     Calculation of Rent.

                  All calculation of Rent payable hereunder shall be computed
based on the actual number of days elapsed over a year of three hundred sixty
(360) days or, to the extent such Rent is based on the Prime Lending Rate, three
hundred sixty-five (365) (or three hundred sixty-six (366), as applicable) days.

         30.8     Memoranda of Lease and Lease Supplements.

                  This Lease shall not be recorded; provided, Lessor and each
applicable Lessee shall, subject to Section 8.10 of the Participation Agreement,
promptly record (a) a memorandum of this Lease and the applicable Lease
Supplement (in substantially the form of Exhibit B attached hereto) or a short
form lease (in form and substance reasonably satisfactory to Lessor) regarding
each Property with respect to which such Lessee has executed a Lease Supplement
promptly after the acquisition thereof in the local filing office with respect
thereto, in all cases at such Lessee's cost and expense, and as required under
applicable law to sufficiently evidence this Lease and any such Lease Supplement
in the applicable real estate filing records.

         30.9     Allocations between the Lenders and the Holders.

                  Notwithstanding any other term or provision of this Lease to
the contrary, the allocations of the proceeds of the Properties and any and all
other Rent and other amounts received hereunder shall be subject to the
inter-creditor provisions between the Lenders and the Holders contained in the
Operative Agreements (or as otherwise agreed among the Lenders and the Holders
from time to time).

         30.10    Limitations on Recourse.

                  Notwithstanding anything contained in this Lease to the
contrary, each Lessee agrees to look solely to Lessor's estate and interest in
the Properties (and in no circumstance to the Agent, the Lenders, the Holders or
otherwise to Lessor) for the collection of any judgment requiring the payment of
money by Lessor in the event of liability by Lessor, and no other property or
assets of Lessor or any shareholder, owner or partner (direct or indirect) in or
of Lessor, or any director, officer, employee, beneficiary, Affiliate of any of
the foregoing shall be subject to levy, execution or other enforcement procedure
for the satisfaction of the remedies of any Lessee under or with respect to this
Lease, the relationship of Lessor and any Lessee hereunder or any Lessee's use
of the Properties or any other liability of Lessor to any Lessee. Nothing in
this Section shall be interpreted so as to limit the terms of Sections 6.1 or
6.2 or the provisions of Section 12.9 of the Participation Agreement.

         30.11    WAIVERS OF JURY TRIAL.

                  EACH OF THE PARTIES HERETO IRREVOCABLY AND UNCONDITIONALLY, TO
         THE FULLEST EXTENT ALLOWED BY APPLICABLE LAW, WAIVE TRIAL BY JURY IN
         ANY LEGAL ACTION OR PROCEEDING RELATING TO THIS LEASE AND FOR ANY
         COUNTERCLAIM THEREIN.

         30.12    Exercise of Lessor Rights.

                  Each Lessee hereby acknowledges and agrees that the rights and
powers of Lessor under this Lease have been assigned to the Agent pursuant to
the terms of the Security Agreement and the other Operative Agreements. Lessor
and each Lessee hereby acknowledge and agree that (a) the Agent shall, in its
discretion, direct and/or act on behalf of Lessor pursuant to the provisions of
Sections 8.2(h) and 8.6 of the Participation Agreement, (b) all notices to be
given to Lessor shall be given to the Agent and (c) all notices to be given by
Lessor may be given by the Agent, at its election.

         30.13    SUBMISSION TO JURISDICTION; VENUE; ARBITRATION.

                  THE PROVISIONS OF THE PARTICIPATION AGREEMENT RELATING TO
SUBMISSION TO JURISDICTION, VENUE AND ARBITRATION ARE HEREBY INCORPORATED BY
REFERENCE HEREIN, MUTATIS MUTANDIS.

         30.14    USURY SAVINGS PROVISION.

                  IT IS THE INTENT OF THE PARTIES HERETO TO CONFORM TO AND
CONTRACT IN STRICT COMPLIANCE WITH APPLICABLE USURY LAW FROM TIME TO TIME IN
EFFECT. TO THE EXTENT ANY RENT OR PAYMENTS HEREUNDER ARE HEREINAFTER
CHARACTERIZED BY ANY COURT OF COMPETENT JURISDICTION AS THE REPAYMENT OF
PRINCIPAL AND INTEREST THEREON, THIS SECTION 30.14 SHALL APPLY. ANY SUCH RENT OR
PAYMENTS SO CHARACTERIZED AS INTEREST MAY BE REFERRED TO HEREIN AS "INTEREST."
ALL AGREEMENTS AMONG THE PARTIES HERETO ARE HEREBY LIMITED BY THE PROVISIONS OF
THIS PARAGRAPH WHICH SHALL OVERRIDE AND CONTROL ALL SUCH AGREEMENTS, WHETHER NOW
EXISTING OR HEREAFTER ARISING AND WHETHER WRITTEN OR ORAL. IN NO WAY, NOR IN ANY
EVENT OR CONTINGENCY (INCLUDING WITHOUT LIMITATION PREPAYMENT OR ACCELERATION OF
THE MATURITY OF ANY OBLIGATION), SHALL ANY INTEREST TAKEN, RESERVED, CONTRACTED
FOR, CHARGED, OR RECEIVED UNDER THIS LEASE OR OTHERWISE, EXCEED THE MAXIMUM
NONUSURIOUS AMOUNT PERMISSIBLE UNDER APPLICABLE LAW. IF, FROM ANY POSSIBLE
CONSTRUCTION OF ANY OF THE OPERATIVE AGREEMENTS OR ANY OTHER DOCUMENT OR
AGREEMENT, INTEREST WOULD OTHERWISE BE PAYABLE IN EXCESS OF THE MAXIMUM
NONUSURIOUS AMOUNT, ANY SUCH CONSTRUCTION SHALL BE SUBJECT TO THE PROVISIONS OF
THIS PARAGRAPH AND SUCH AMOUNTS UNDER SUCH DOCUMENTS OR AGREEMENTS SHALL BE
AUTOMATICALLY REDUCED TO THE MAXIMUM NONUSURIOUS AMOUNT PERMITTED UNDER
APPLICABLE LAW, WITHOUT THE NECESSITY OF EXECUTION OF ANY AMENDMENT OR NEW
DOCUMENT OR AGREEMENT. IF LESSOR SHALL EVER RECEIVE ANYTHING OF VALUE WHICH IS
CHARACTERIZED AS INTEREST WITH RESPECT TO THE OBLIGATIONS OWED HEREUNDER OR
UNDER APPLICABLE LAW AND WHICH WOULD, APART FROM THIS PROVISION, BE IN EXCESS OF
THE MAXIMUM LAWFUL AMOUNT, AN AMOUNT EQUAL TO THE AMOUNT WHICH WOULD HAVE BEEN
EXCESSIVE INTEREST SHALL, WITHOUT PENALTY, BE APPLIED TO THE REDUCTION OF THE
COMPONENT OF PAYMENTS DEEMED TO BE PRINCIPAL AND NOT TO THE PAYMENT OF INTEREST,
OR REFUNDED TO THE APPLICABLE LESSEE OR ANY OTHER PAYOR THEREOF, IF AND TO THE
EXTENT SUCH AMOUNT WHICH WOULD HAVE BEEN EXCESSIVE EXCEEDS THE COMPONENT OF
PAYMENTS DEEMED TO BE PRINCIPAL. THE RIGHT TO DEMAND PAYMENT OF ANY AMOUNTS
EVIDENCED BY ANY OF THE OPERATIVE AGREEMENTS DOES NOT INCLUDE THE RIGHT TO
RECEIVE ANY INTEREST WHICH HAS NOT OTHERWISE ACCRUED ON THE DATE OF SUCH DEMAND,
AND LESSOR DOES NOT INTEND TO CHARGE OR RECEIVE ANY UNEARNED INTEREST IN THE
EVENT OF SUCH DEMAND. ALL INTEREST PAID OR AGREED TO BE PAID TO LESSOR SHALL, TO
THE EXTENT PERMITTED BY APPLICABLE LAW, BE AMORTIZED, PRORATED, ALLOCATED, AND
SPREAD THROUGHOUT THE FULL STATED TERM (INCLUDING WITHOUT LIMITATION ANY RENEWAL
OR EXTENSION) OF THIS LEASE SO THAT THE AMOUNT OF INTEREST ON ACCOUNT OF SUCH
PAYMENTS DOES NOT EXCEED THE MAXIMUM NONUSURIOUS AMOUNT PERMITTED BY APPLICABLE
LAW.

                            [signature pages follow]

<PAGE>

                            DTSD Realty Trust 1999-1

         IN WITNESS WHEREOF, the parties have caused this Lease to be duly
executed and delivered as of the date first above written.

                  FIRST SECURITY BANK,
                  NATIONAL ASSOCIATION, as
                  Owner Trustee under the
                  DTSD Realty Trust 1999-1,
                  as Lessor

                  By: /s/ Val T. Orton
                     -----------------------------------------------------------
                  Name: Val T. Orton
                       ---------------------------------------------------------
                  Title: Vice President
                        --------------------------------------------------------

                           [signature pages continue]

                  DOLLAR TREE DISTRIBUTION, INC., as a Lessee

                  By: /s/ Frederick C. Coble
                     -----------------------------------------------------------
                  Name: Frederick C. Coble
                       ---------------------------------------------------------
                  Title: Senior Vice President
                        --------------------------------------------------------

                           [signature pages continue]

<PAGE>

                  DT KEYSTONE DISTRIBUTION, R.L.L.L.P., as a Lessee, by
                  DT Keystone Management, Inc., its general partner

                  By: /s/ Frederick C. Coble
                     -----------------------------------------------------------
                  Name: Frederick C. Coble
                       ---------------------------------------------------------
                  Title: Senior Vice President
                        --------------------------------------------------------

                           [signature pages continue]

<PAGE>

Receipt of this original
counterpart of the foregoing
Lease is hereby acknowledged
as the date hereof

                  FIRST UNION NATIONAL BANK, as the Agent

                  By: /s/ Evander S. Jones, Jr.
                      ------------------------------------------------
                  Name:  Evander S. Jones, Jr.
                        ----------------------------------------------
                  Title: Vice President
                         ---------------------------------------------

                              [signature pages end]

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