FIRST MARINER BANCORP
EX-10.11
<DOCUMENT>
<TYPE>EX-10.11
<SEQUENCE>4
<FILENAME>j0964_ex10d11.htm
<DESCRIPTION>EX-10.11
<TEXT>
<html>

<head>

<title>  </title>

</head>

<body>

<div style="font-family:'Times New Roman';">

<p align="right" style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-align:right;text-autospace:none;"><b><u><font size="2" face="Times New Roman" style="font-size:10.0pt;font-weight:bold;">Exhibit
10.11</font></u></b></p>

<p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></p>

<p align="center" style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-align:center;text-autospace:none;"><b><u><font size="2" face="Times New Roman" style="font-size:10.0pt;font-weight:bold;">LEASE
AGREEMENT</font></u></b></p>

<p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></p>

<p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;text-indent:.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">THIS LEASE AGREEMENT (the
&#147;lease&#148;) is entered into and dated this 1st day of, March, 2003 by and between
Canton Crossing LLC (the &#147;landlord&#148;) and 1<sup>st</sup> Mariner Bank&#160; (the &#147;Tenant&#148;).</font></p>

<p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></p>

<p align="center" style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-align:center;text-autospace:none;"><b><u><font size="2" face="Times New Roman" style="font-size:10.0pt;font-weight:bold;">RECITALS</font></u></b></p>

<p align="center" style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-align:center;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></p>

<p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;text-indent:.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">Landlord agrees to Lease to
Tenant and Tenant agrees to lease from Landlord 2,274 sq. ft of office space,
herein after referred to as &#147;the Premises&#148;, upon the terms and conditions
herein stated.</font></p>

<p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></p>

<p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;text-indent:.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">NOW, therefore, in
consideration of the rents, covenants, and agreements herein contained, the
Landlord and Tenant agree as follows:</font></p>

<p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></p>

<p style="font-size:10.0pt;margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;"><b><font size="2" face="Times New Roman" style="font-size:10.0pt;font-weight:bold;">Section 1.</font></b><b><font size="1" style="font-size:3.0pt;font-weight:bold;">&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160; </font></b><b><u><font style="font-weight:bold;">Premises, term, and Collection Date</font></u></b></p>

<p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></p>

<p style="font-size:10.0pt;margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;text-indent:.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">a.</font><font size="1" style="font-size:3.0pt;">&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160; </font><u>Lease</u>.&#160; Landlord hereby leases to the
Tenant, and the Tenant rents form the Landlord, the space comprising of
approximately Four Thousand Six Hundred Ten (2,274) square feet of office
space, outlined on the plans attached hereto as exhibit A (the &#147;Premises&#148;), on
the property located at 3301 Boston Street, Baltimore, Maryland 21224 (the
&#147;Building&#148;), subject to such rights, easements, covenants, conditions,
restrictions and other interests of record of Landlord and persons other than
Landlord, and to all zoning rules, restrictions and governmental regulations
now in effect by any governmental authority having jurisdiction over the
Premises and Building.</p>

<p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></p>

<p style="font-size:10.0pt;margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;text-indent:.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">b.</font><font size="1" style="font-size:3.0pt;">&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160; </font><u>Initial Term</u>.&#160;
The term of this lease shall commence on March 1, 2003&#160; (the &#147;Commencement Date&#148;) and shall extend
for ten years and eight months (the &#147;Initial Term&#148;) thereafter and end on October
31, 2013.</p>

<p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></p>

<p style="font-size:10.0pt;margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;text-indent:.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">c.</font><font size="1" style="font-size:3.0pt;">&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160; </font><u>Rental Year - Defined</u>.&#160;
The term &#147;Rental Year&#148; shall mean the period of twelve (12) consecutive
months following the Commencement Date, and each subsequent twelve-month period
thereafter.</p>

<p align="center" style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-align:center;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></p>

<p align="center" style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-align:center;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">1</font></p>


<div style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">

<hr size="2" width="100%" noshade color="gray" align="left">

</font></div>

<font size="2" face="Times New Roman" style="font-size:10.0pt;">
<!-- SEQ.=1,FOLIO='1',FILE='C:\C2\nyang\0964_4\t_1552116\j0964_ex10d11.htm',USER='nyang',CD='May 15 11:51 2003' -->
<br clear="all" style="page-break-before:always;">
</font>

<p align="center" style="font-size:10.0pt;margin:0in 0in .0001pt;punctuation-wrap:simple;text-align:center;text-autospace:none;">&nbsp;</p>

<p style="font-size:10.0pt;margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;"><b><font size="2" face="Times New Roman" style="font-size:10.0pt;font-weight:bold;">Section 2.</font></b><b><font size="1" style="font-size:3.0pt;font-weight:bold;">&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160; </font></b><b><u><font style="font-weight:bold;">Rental</font></u></b></p>

<p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></p>

<p style="font-size:10.0pt;margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;text-indent:.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">a.</font><font size="1" style="font-size:3.0pt;">&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160; </font><u>Annual Base Rent</u>.&#160;
Tenant covenants and agrees to pay to Landlord, as rent for the Premises
for the first Rental Year, the sum of Forty Six Thousand Six Hundred Seventeen
Dollars ($46,617.00) payable in equal monthly installments of Three Thousand
Eight Hundred Eighty Four Dollars and 75/100 ($3,884.75).&#160; Thereafter, the annual base Rent shall be
adjusted as provided in paragraph 2.c.</p>

<p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></p>

<p style="font-size:10.0pt;margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;text-indent:.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">b.</font><font size="1" style="font-size:3.0pt;">&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160; </font><u>Payment of Rent</u>.&#160;
All payments of Rent shall be due and paid in advance on the first day
of each month without any setoff or deduction for any reason whatsoever.&#160; Tenant shall deliver all Rent payable and
all statements required thereunder to Landlord at 3301 Boston Street,
Baltimore, Maryland 21224, or any other address, which Landlord may hereafter
designate in writing to Tenant.&#160; Any
payment by Tenant or acceptance by Landlord of a lesser amount than due shall
be treated as a payment on account, and not to be construed to be an accord and
satisfaction or a waiver by Landlord of any sums due hereunder.&#160; Should Tenant fail to pay such rent by the
tenth (10th) day of the month, Tenant shall pay a late payment charge equal to
five percent (5.0%) of the amount due and unpaid.</p>

<p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></p>

<p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;text-indent:.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">c. <u>Annual Increases</u>. The annual lease payment
shall be increased each year after the initial year by CPI.</font></p>

<p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></p>

<p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;text-indent:.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">d. <u>Renewal and Extension</u>.&#160; Tenant shall have the option upon acceptance
by Landlord to renew and extend the term for a time and at a cost mutually
agreeable between Landlord and Tenant, provided that the Tenant, at least
ninety (90) days prior to the expiration of the initial term, gives Landlord written
notice of their intention to exercise such option.&#160; Landlord upon written notice will have thirty (30) days to
acknowledge acceptance of renewal.</font></p>

<p align="center" style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-align:center;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></p>

<p align="center" style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-align:center;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">2</font></p>


<div style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">

<hr size="2" width="100%" noshade color="gray" align="left">

</font></div>

<font size="2" face="Times New Roman" style="font-size:10.0pt;">
<!-- SEQ.=1,FOLIO='2',FILE='C:\C2\nyang\0964_4\t_1552116\j0964_ex10d11.htm',USER='nyang',CD='May 15 11:51 2003' -->
<br clear="all" style="page-break-before:always;">
</font>

<p align="center" style="font-size:10.0pt;margin:0in 0in .0001pt;punctuation-wrap:simple;text-align:center;text-autospace:none;">&nbsp;</p>

<p style="font-size:10.0pt;margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;"><b><font size="2" face="Times New Roman" style="font-size:10.0pt;font-weight:bold;">Section 3.</font></b><b><font size="1" style="font-size:3.0pt;font-weight:bold;">&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160; </font></b><b><u><font style="font-weight:bold;">Utilities and Services</font></u></b></p>

<p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></p>

<p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;text-indent:.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">Tenant will pay for all
water and sewer, gas and electricity, janitorial services, appropriate repairs
and trash removal services to the Premises together with any taxes thereon, if
any such services are not separately metered to Tenant, Tenant shall pay a
reasonable proportion to be determined by Landlord of all charges jointly
metered with other premises.&#160; Landlord
shall under no circumstances be liable to Tenant in damages or otherwise for
any interruption in service of electricity, water, gas, heat, telephone or
air-conditioning caused by the making of any repairs or improvements in the
Building unless cause by Landlord&#146;s negligence.</font></p>

<p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></p>

<p style="font-size:10.0pt;margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;"><b><font size="2" face="Times New Roman" style="font-size:10.0pt;font-weight:bold;">Section 4.</font></b><b><font size="1" style="font-size:3.0pt;font-weight:bold;">&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160; </font>Landlord
Insurance</b></p>

<p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></p>

<p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;text-indent:.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">Landlord shall be
responsible for maintaining adequate insurance on the building known as 3301
Boston Street, Baltimore, Md. 21224.&#160;
The cost of this insurance will be allocated to each tenant on a pro
rata basis.</font></p>

<p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></p>

<p style="font-size:10.0pt;margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;"><b><font size="2" face="Times New Roman" style="font-size:10.0pt;font-weight:bold;">Section 5.</font></b><b><font size="1" style="font-size:3.0pt;font-weight:bold;">&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160; </font></b><b><u><font style="font-weight:bold;">Taxes</font></u></b></p>

<p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></p>

<p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;text-indent:.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">Tenant shall pay prior to
delinquency all taxes assessed against and levied upon trade fixtures,
furnishings, equipment and all other personal property of Lessee contained in
the premises or elsewhere.&#160; When
possible, Tenant shall cause said trade fixtures, furnishings, equipment and
all other personal property to be assessed and billed separately from the real
property of Landlord.</font></p>

<p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></p>

<p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;text-indent:.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">If any of Tenant&#146;s said
personal property shall be assessed with Lessor&#146;s real property, Tenant shall
pay Landlord the taxes attributable to Landlord within 10 days after receipt of
a written statement setting forth the taxes applicable to Lessee&#146;s property.</font></p>

<p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></p>

<p style="font-size:10.0pt;margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;"><b><font size="2" face="Times New Roman" style="font-size:10.0pt;font-weight:bold;">Section 6.</font></b><b><font size="1" style="font-size:3.0pt;font-weight:bold;">&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160; </font></b><b><u><font style="font-weight:bold;">Tenant&#146;s Insurance</font></u></b></p>

<p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></p>

<p style="font-size:10.0pt;margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;text-indent:.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">a.</font><font size="1" style="font-size:3.0pt;">&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160; </font><u>Coverage</u>.&#160; Tenant shall procure and
maintain the following insurance coverage:</p>

<p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></p>

<p style="margin:0in 0in .0001pt .5in;punctuation-wrap:simple;text-autospace:none;text-indent:.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">(i) Liability Insurance,
covering public liability, personal and bodily injury and death.&#160; Such insurance shall provide, in the
aggregate, a minimum coverage of One Million Dollars ($ 1,000,000) combined
single limit per occurrence and</font></p>

<p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></p>

<p style="margin:0in 0in .0001pt .5in;punctuation-wrap:simple;text-autospace:none;text-indent:.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">(ii)
Property damage insurance, written at the cost of replacement, covering the
Premises that Landlord shall have installed, including without limitation, all
contents, fixtures, improvements, floor coverings, wall coverings, furniture,
and other property.</font></p>

<p align="center" style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-align:center;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></p>

<p align="center" style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-align:center;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">3</font></p>


<div style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">

<hr size="2" width="100%" noshade color="gray" align="left">

</font></div>

<font size="2" face="Times New Roman" style="font-size:10.0pt;">
<!-- SEQ.=1,FOLIO='3',FILE='C:\C2\nyang\0964_4\t_1552116\j0964_ex10d11.htm',USER='nyang',CD='May 15 11:51 2003' -->
<br clear="all" style="page-break-before:always;">
</font>

<p align="center" style="font-size:10.0pt;margin:0in 0in .0001pt;punctuation-wrap:simple;text-align:center;text-autospace:none;">&nbsp;</p>

<p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;text-indent:.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">Such policies shall&#160; (i) insure against &#147;all risks&#148; and cover
losses caused by fire and all other casualties, specifically including, but not
limited to, falling objects, earthquakes, and flood, and shall contain a
replacement cost endorsement, (ii) be adjusted upward annually for inflation to
reflect the actual replacement cost of such property, and in any case by any
amount at least equal to the increase in the Consumer Price Index, as defined
in Section 3.&#160; Such insurance shall not
require the payment of a deductible exceeding One Thousand Dollars ($ 1,000.00)</font></p>

<p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></p>

<p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;"><b><font size="2" face="Times New Roman" style="font-size:10.0pt;font-weight:bold;">Section 7.&#160; <u>Default
Clause</u></font></b></p>

<p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></p>

<p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;text-indent:.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">Following any of these
events, Landlord may terminate this lease and enter and take possession of the
premises from Tenant, all without waiving any rights, which it may have at law
hereunder, without further notice or demand (all such notices and demands being
hereby waived).&#160; In addition, at the
option of Landlord, the balance of the rents for the remainder of this Lease as
well as all other charges agreed to be paid by Tenant during such period, will
become due and payable immediately by Tenant to Landlord, in addition to any
and all rents and other charges already due and payable and in arrears.</font></p>

<p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></p>

<p style="font-size:10.0pt;margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;text-indent:.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">a.</font><font size="1" style="font-size:3.0pt;">&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160; </font>That Tenant shall fail to pay rent due
hereunder within ten (10) days of due date.</p>

<p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></p>

<p style="font-size:10.0pt;margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;text-indent:.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">b.</font><font size="1" style="font-size:3.0pt;">&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160; </font>That Tenant shall fail to commence to cure
any other violation of its covenants within fifteen (15) days after written
notice thereof, or, having commenced to cure the same as aforesaid, should fail
to carry the same to conclusion with due diligence.</p>

<p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></p>

<p style="font-size:10.0pt;margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;text-indent:.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">c.</font><font size="1" style="font-size:3.0pt;">&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160; </font>Upon the adjudication of Tenant as a
bankrupt or the appointment of a receiver of its property.</p>

<p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></p>

<p style="font-size:10.0pt;margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;"><b><font size="2" face="Times New Roman" style="font-size:10.0pt;font-weight:bold;">Section 8.</font></b><b><font size="1" style="font-size:3.0pt;font-weight:bold;">&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160; </font></b><b><u><font style="font-weight:bold;">Exhibits and Addenda</font></u></b></p>

<p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></p>

<p style="font-size:10.0pt;margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;text-indent:.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">a.</font><font size="1" style="font-size:3.0pt;">&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160; </font>Exhibit &#147;A&#148;, the floor plan, is part of this
Lease.</p>

<p style="margin:0in 0in .0001pt .5in;punctuation-wrap:simple;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></p>

<p style="font-size:10.0pt;margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;text-indent:.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">b.</font><font size="1" style="font-size:3.0pt;">&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160; </font>Addendum &#147;A&#148;, Inclusions to Lease, is part
of this Lease.</p>

<p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></p>

<p style="font-size:10.0pt;margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;text-indent:.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">c.</font><font size="1" style="font-size:3.0pt;">&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160; </font>Addendum &#147;B&#148;, General Terms of Lease, is
part of this Lease.</p>

<p align="center" style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-align:center;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></p>

<p align="center" style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-align:center;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">4</font></p>


<div style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">

<hr size="2" width="100%" noshade color="gray" align="left">

</font></div>

<font size="2" face="Times New Roman" style="font-size:10.0pt;">
<!-- SEQ.=1,FOLIO='4',FILE='C:\C2\nyang\0964_4\t_1552116\j0964_ex10d11.htm',USER='nyang',CD='May 15 11:51 2003' -->
<br clear="all" style="page-break-before:always;">
</font>

<p align="center" style="font-size:10.0pt;margin:0in 0in .0001pt;punctuation-wrap:simple;text-align:center;text-autospace:none;">&nbsp;</p>

<p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;text-indent:.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">IN WITNESS WHEREOF, the
parties hereto have executed this Lease under their respective seals as of the
day and year first above written.</font></p>

<p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></p>

<p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></p>

<table border="0" cellspacing="0" cellpadding="0" width="100%" style="border-collapse:collapse;width:100.0%;">
 <tr>
  <td width="39%" colspan="2" valign="top" style="padding:0in 0in 0in 0in;width:39.44%;">
  <p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;"><b><font size="2" face="Times New Roman" style="font-size:10.0pt;font-weight:bold;">WITNESS:</font></b></p>
  </td>
  <td width="10%" valign="top" style="padding:0in 0in 0in 0in;width:10.58%;">
  <p style="font-size:1.0pt;margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;">&nbsp;</p>
  </td>
  <td width="49%" colspan="3" valign="top" style="padding:0in 0in 0in 0in;width:49.98%;">
  <p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;"><b><font size="2" face="Times New Roman" style="font-size:10.0pt;font-weight:bold;">LANDLORD:</font></b></p>
  </td>
 </tr>
 <tr>
  <td width="82%" colspan="5" valign="top" style="padding:0in 0in 0in 0in;width:82.36%;">
  <p style="font-size:10.0pt;margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;">&nbsp;</p>
  </td>
  <td width="17%" valign="top" style="padding:0in 0in 0in 0in;width:17.64%;">
  <p style="font-size:10.0pt;margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;">&nbsp;</p>
  </td>
 </tr>
 <tr>
  <td width="39%" colspan="2" valign="top" style="padding:0in 0in 0in 0in;width:39.44%;">
  <p style="font-size:1.0pt;margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;">&nbsp;</p>
  </td>
  <td width="10%" valign="top" style="padding:0in 0in 0in 0in;width:10.58%;">
  <p style="font-size:1.0pt;margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;">&nbsp;</p>
  </td>
  <td width="5%" valign="top" style="padding:0in 0in 0in 0in;width:5.4%;">
  <p style="font-size:1.0pt;margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;">&nbsp;</p>
  </td>
  <td width="26%" valign="top" style="padding:0in 0in 0in 0in;width:26.94%;">
  <p style="margin:0in 0in .0001pt 20.0pt;punctuation-wrap:simple;text-autospace:none;text-indent:-10.0pt;"><b><font size="2" face="Times New Roman" style="font-size:10.0pt;font-weight:bold;">Canton
  Crossing LLC</font></b></p>
  </td>
  <td width="17%" valign="top" style="padding:0in 0in 0in 0in;width:17.64%;">
  <p style="font-size:1.0pt;margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;">&nbsp;</p>
  </td>
 </tr>
 <tr>
  <td width="100%" colspan="6" valign="top" style="padding:0in 0in 0in 0in;width:100.0%;">
  <p style="font-size:10.0pt;margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;">&nbsp;</p>
  </td>
 </tr>
 <tr>
  <td width="100%" colspan="6" valign="top" style="padding:0in 0in 0in 0in;width:100.0%;">
  <p style="font-size:10.0pt;margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;">&nbsp;</p>
  </td>
 </tr>
 <tr>
  <td width="36%" valign="top" style="border:none;border-bottom:solid windowtext .5pt;padding:0in 0in 0in 0in;width:36.52%;">
  <p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;"><b><font size="2" face="Times New Roman" style="font-size:10.0pt;font-weight:bold;">/s/ Ken Jones</font></b></p>
  </td>
  <td width="13%" colspan="2" valign="top" style="padding:0in 0in 0in 0in;width:13.5%;">
  <p style="font-size:1.0pt;margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;">&nbsp;</p>
  </td>
  <td width="5%" valign="top" style="padding:0in 0in 0in 0in;width:5.4%;">
  <p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;"><b><font size="2" face="Times New Roman" style="font-size:10.0pt;font-weight:bold;">By:</font></b></p>
  </td>
  <td width="26%" valign="top" style="border:none;border-bottom:solid windowtext .5pt;padding:0in 0in 0in 0in;width:26.94%;">
  <p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;"><b><font size="2" face="Times New Roman" style="font-size:10.0pt;font-weight:bold;">/s/ Edwin F. Hale, Sr.</font></b></p>
  </td>
  <td width="17%" valign="top" style="padding:0in 0in 0in 0in;width:17.64%;">
  <p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;"><b><font size="2" face="Times New Roman" style="font-size:10.0pt;font-weight:bold;">(SEAL)</font></b></p>
  </td>
 </tr>
 <tr>
  <td width="36%" valign="top" style="border:none;padding:0in 0in 0in 0in;width:36.52%;">
  <p style="font-size:1.0pt;margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;">&nbsp;</p>
  </td>
  <td width="13%" colspan="2" valign="top" style="padding:0in 0in 0in 0in;width:13.5%;">
  <p style="font-size:1.0pt;margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;">&nbsp;</p>
  </td>
  <td width="5%" valign="top" style="padding:0in 0in 0in 0in;width:5.4%;">
  <p style="font-size:1.0pt;margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;">&nbsp;</p>
  </td>
  <td width="26%" valign="top" style="padding:0in 0in 0in 0in;width:26.94%;">
  <p style="margin:0in 0in .0001pt 20.0pt;punctuation-wrap:simple;text-autospace:none;text-indent:-10.0pt;"><b><font size="2" face="Times New Roman" style="font-size:10.0pt;font-weight:bold;">Edwin
  F. Hale, Sr.</font></b></p>
  </td>
  <td width="17%" valign="top" style="padding:0in 0in 0in 0in;width:17.64%;">
  <p style="font-size:1.0pt;margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;">&nbsp;</p>
  </td>
 </tr>
 <tr>
  <td width="100%" colspan="6" valign="top" style="padding:0in 0in 0in 0in;width:100.0%;">
  <p style="font-size:10.0pt;margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;">&nbsp;</p>
  </td>
 </tr>
 <tr>
  <td width="100%" colspan="6" valign="top" style="padding:0in 0in 0in 0in;width:100.0%;">
  <p style="font-size:10.0pt;margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;">&nbsp;</p>
  </td>
 </tr>
 <tr>
  <td width="36%" valign="top" style="padding:0in 0in 0in 0in;width:36.52%;">
  <p style="font-size:1.0pt;margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;">&nbsp;</p>
  </td>
  <td width="13%" colspan="2" valign="top" style="padding:0in 0in 0in 0in;width:13.5%;">
  <p style="font-size:1.0pt;margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;">&nbsp;</p>
  </td>
  <td width="32%" colspan="2" valign="top" style="padding:0in 0in 0in 0in;width:32.34%;">
  <p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;"><b><font size="2" face="Times New Roman" style="font-size:10.0pt;font-weight:bold;">TENANT:</font></b></p>
  </td>
  <td width="17%" valign="top" style="padding:0in 0in 0in 0in;width:17.64%;">
  <p style="font-size:1.0pt;margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;">&nbsp;</p>
  </td>
 </tr>
 <tr>
  <td width="100%" colspan="6" valign="top" style="padding:0in 0in 0in 0in;width:100.0%;">
  <p style="font-size:10.0pt;margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;">&nbsp;</p>
  </td>
 </tr>
 <tr>
  <td width="100%" colspan="6" valign="top" style="padding:0in 0in 0in 0in;width:100.0%;">
  <p style="font-size:10.0pt;margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;">&nbsp;</p>
  </td>
 </tr>
 <tr>
  <td width="36%" valign="top" style="padding:0in 0in 0in 0in;width:36.52%;">
  <p style="font-size:1.0pt;margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;">&nbsp;</p>
  </td>
  <td width="13%" colspan="2" valign="top" style="padding:0in 0in 0in 0in;width:13.5%;">
  <p style="font-size:1.0pt;margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;">&nbsp;</p>
  </td>
  <td width="5%" valign="top" style="padding:0in 0in 0in 0in;width:5.4%;">
  <p style="font-size:1.0pt;margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;">&nbsp;</p>
  </td>
  <td width="26%" valign="top" style="padding:0in 0in 0in 0in;width:26.94%;">
  <p style="margin:0in 0in .0001pt 20.0pt;punctuation-wrap:simple;text-autospace:none;text-indent:-10.0pt;"><b><font size="2" face="Times New Roman" style="font-size:10.0pt;font-weight:bold;">1<sup>st</sup>
  Mariner Bank</font></b></p>
  </td>
  <td width="17%" valign="top" style="padding:0in 0in 0in 0in;width:17.64%;">
  <p style="font-size:1.0pt;margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;">&nbsp;</p>
  </td>
 </tr>
 <tr>
  <td width="100%" colspan="6" valign="top" style="padding:0in 0in 0in 0in;width:100.0%;">
  <p style="font-size:10.0pt;margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;">&nbsp;</p>
  </td>
 </tr>
 <tr>
  <td width="100%" colspan="6" valign="top" style="padding:0in 0in 0in 0in;width:100.0%;">
  <p style="font-size:10.0pt;margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;">&nbsp;</p>
  </td>
 </tr>
 <tr>
  <td width="36%" valign="top" style="border:none;border-bottom:solid windowtext .5pt;padding:0in 0in 0in 0in;width:36.52%;">
  <p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;"><b><font size="2" face="Times New Roman" style="font-size:10.0pt;font-weight:bold;">/s/ Ken Jones</font></b></p>
  </td>
  <td width="13%" colspan="2" valign="top" style="padding:0in 0in 0in 0in;width:13.5%;">
  <p style="font-size:1.0pt;margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;">&nbsp;</p>
  </td>
  <td width="5%" valign="top" style="padding:0in 0in 0in 0in;width:5.4%;">
  <p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;"><b><font size="2" face="Times New Roman" style="font-size:10.0pt;font-weight:bold;">By:</font></b></p>
  </td>
  <td width="26%" valign="top" style="border:none;border-bottom:solid windowtext .5pt;padding:0in 0in 0in 0in;width:26.94%;">
  <p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;"><b><font size="2" face="Times New Roman" style="font-size:10.0pt;font-weight:bold;">/s/ Joe Cicero</font></b></p>
  </td>
  <td width="17%" valign="top" style="padding:0in 0in 0in 0in;width:17.64%;">
  <p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;"><b><font size="2" face="Times New Roman" style="font-size:10.0pt;font-weight:bold;">(SEAL)</font></b></p>
  </td>
 </tr>
 <tr>
  <td width="36%" valign="top" style="border:none;padding:0in 0in 0in 0in;width:36.52%;">
  <p style="font-size:1.0pt;margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;">&nbsp;</p>
  </td>
  <td width="13%" colspan="2" valign="top" style="padding:0in 0in 0in 0in;width:13.5%;">
  <p style="font-size:1.0pt;margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;">&nbsp;</p>
  </td>
  <td width="5%" valign="top" style="padding:0in 0in 0in 0in;width:5.4%;">
  <p style="font-size:1.0pt;margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;">&nbsp;</p>
  </td>
  <td width="26%" valign="top" style="padding:0in 0in 0in 0in;width:26.94%;">
  <p style="margin:0in 0in .0001pt 20.0pt;punctuation-wrap:simple;text-autospace:none;text-indent:-10.0pt;"><b><font size="2" face="Times New Roman" style="font-size:10.0pt;font-weight:bold;">Joe
  Cicero</font></b></p>
  </td>
  <td width="17%" valign="top" style="padding:0in 0in 0in 0in;width:17.64%;">
  <p style="font-size:1.0pt;margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;">&nbsp;</p>
  </td>
 </tr>
 <tr height="0">
  <td width="263" style="border:none;"></td>
  <td width="21" style="border:none;"></td>
  <td width="76" style="border:none;"></td>
  <td width="39" style="border:none;"></td>
  <td width="194" style="border:none;"></td>
  <td width="127" style="border:none;"></td>
 </tr>
</table>

<p align="center" style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-align:center;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></p>

<p align="center" style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-align:center;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">5</font></p>


<div style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">

<hr size="2" width="100%" noshade color="gray" align="left">

</font></div>

<font size="2" face="Times New Roman" style="font-size:10.0pt;">
<!-- SEQ.=1,FOLIO='5',FILE='C:\C2\nyang\0964_4\t_1552116\j0964_ex10d11.htm',USER='nyang',CD='May 15 11:51 2003' -->
<br clear="all" style="page-break-before:always;">
</font>

<p align="center" style="font-size:10.0pt;margin:0in 0in .0001pt;punctuation-wrap:simple;text-align:center;text-autospace:none;">&nbsp;</p>

<p align="center" style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-align:center;text-autospace:none;"><b><font size="2" face="Times New Roman" style="font-size:10.0pt;font-weight:bold;">ADDENDUM
A<br>
Inclusions To the Lease</font></b></p>

<p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></p>

<p style="font-size:10.0pt;margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;"><b><font size="2" face="Times New Roman" style="font-size:10.0pt;font-weight:bold;">Section 1.</font></b><b><font size="1" style="font-size:3.0pt;font-weight:bold;">&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160; </font></b><b><u><font style="font-weight:bold;">Utilities and Services</font></u></b></p>

<p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></p>

<p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;text-indent:.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">During the Term of Lease,
Tenant shall have the non-exclusive use, of the common area restroom
facilities, elevators, stairways, hallways, driveways, footway and parking
areas servicing the Building.&#160; Landlord
shall have the right to establish reasonable rules for the use of common
facilities to accommodate the needs and interests of all persons using such
facilities.</font></p>

<p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;text-indent:.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></p>

<p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;text-indent:.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">Additional charges for
electric, water, janitorial in accordance with 3a will be invoiced
monthly.&#160; The tenants pro rata share of
real estate taxes will be invoiced annually.</font></p>

<p align="center" style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-align:center;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></p>

<p align="center" style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-align:center;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">6</font></p>


<div style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">

<hr size="2" width="100%" noshade color="gray" align="left">

</font></div>

<font size="2" face="Times New Roman" style="font-size:10.0pt;">
<!-- SEQ.=1,FOLIO='6',FILE='C:\C2\nyang\0964_4\t_1552116\j0964_ex10d11.htm',USER='nyang',CD='May 15 11:51 2003' -->
<br clear="all" style="page-break-before:always;">
</font>

<p align="center" style="font-size:10.0pt;margin:0in 0in .0001pt;punctuation-wrap:simple;text-align:center;text-autospace:none;">&nbsp;</p>

<p align="center" style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-align:center;text-autospace:none;"><b><font size="2" face="Times New Roman" style="font-size:10.0pt;font-weight:bold;">Addendum B<br>
General Terms of Lease</font></b></p>

<p align="center" style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-align:center;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></p>

<p style="font-size:10.0pt;margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;"><b><font size="2" face="Times New Roman" style="font-size:10.0pt;font-weight:bold;">Section 1.</font></b><b><font size="1" style="font-size:3.0pt;font-weight:bold;">&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160; </font></b><b><u><font style="font-weight:bold;">Tenant&#146;s Use</font></u></b></p>

<p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></p>

<p style="font-size:10.0pt;margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;text-indent:.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">a.</font><font size="1" style="font-size:3.0pt;">&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160; </font><u>Use of Premises</u>.&#160;
The Premises shall be used and occupied for general office use and no
other purpose.&#160; Tenant shall have access
to the Premises twenty-four hours per day and seven days per week, provided
that Tenant shall comply with Landlord&#146;s standard security systems and
procedures, as in effect from time-to-time.</p>

<p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></p>

<p style="font-size:10.0pt;margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;text-indent:.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">b.</font><font size="1" style="font-size:3.0pt;">&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160; </font><u>No Partnership or Joint Venture</u>. &#160;Nothing contained in this Lease shall be deemed or construed as
making any party the agent, employee, joint venture, partner, or representative
of any other party.</p>

<p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></p>

<p style="font-size:10.0pt;margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;text-indent:.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">c.</font><font size="1" style="font-size:3.0pt;">&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160; </font><u>Quiet Enjoyment</u>.&#160; So
long as the Tenant complies with this Lease, the Tenant shall be entitled to
the quiet and peaceful use and enjoyment of the Premises, and the Landlord
shall defend such rights of the Tenant against the claims the Landlord, subject
to the terms of this Lease.</p>

<p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></p>

<p style="font-size:10.0pt;margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;"><b><font size="2" face="Times New Roman" style="font-size:10.0pt;font-weight:bold;">Section 2.</font></b><b><font size="1" style="font-size:3.0pt;font-weight:bold;">&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160; </font></b><b><u><font style="font-weight:bold;">Assignment and Subletting</font></u></b></p>

<p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></p>

<p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;text-indent:.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">Tenant shall not assign
Lease or sublet the Premises in whole or in part, permit other persons to
occupy said Premise or any part thereof, or grant a license or concession for
all or any part of said Premises except upon the prior written approval of
Landlord&#146;s sole and absolute discretion which should not be unreasonably
withheld.&#160; Any consent by Landlord to an
assignment or subletting of this lease shall not constitute a waiver of the
necessity of such consent as to any subsequent assignment or subletting.</font></p>

<p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></p>

<p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;"><b><font size="2" face="Times New Roman" style="font-size:10.0pt;font-weight:bold;">Section 3.</font></b></p>

<p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></p>

<p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;text-indent:.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">a. <u>Landlord Obligations</u>.&#160; Landlord shall keep and maintain in good
repair all of the structural elements of the Building including all electrical,
plumbing, heating, air-conditioning or other mechanical installations servicing
the Building, all exterior portions of the Premises (inclusive of doors,
windows, and glass) and the routine maintenance of the interior of the Premises
to the same extent that Landlord maintains the other portions of the Building;
provided that any damage thereto shall not have been caused by Tenant, its
agents, servants, licensees, invitees, contractors or employees, in which event
Tenant shall be responsible therefore and shall promptly perform necessary
repairs.</font></p>

<p align="center" style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-align:center;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></p>

<p align="center" style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-align:center;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">7</font></p>


<div style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">

<hr size="2" width="100%" noshade color="gray" align="left">

</font></div>

<font size="2" face="Times New Roman" style="font-size:10.0pt;">
<!-- SEQ.=1,FOLIO='7',FILE='C:\C2\nyang\0964_4\t_1552116\j0964_ex10d11.htm',USER='nyang',CD='May 15 11:51 2003' -->
<br clear="all" style="page-break-before:always;">
</font>

<p align="center" style="font-size:10.0pt;margin:0in 0in .0001pt;punctuation-wrap:simple;text-align:center;text-autospace:none;">&nbsp;</p>

<p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;text-indent:1.0in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">Tenant shall pay for its pro
rata share (including its pro rata share of common area space) of expense
incurred by the landlord as outlined in section 7(f).&#160; Such payment is due within 30 days after invoiced by the
Landlord.</font></p>

<p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></p>

<p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;text-indent:.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">b. <u>Tenant Obligations</u>.&#160; Landlord shall have no liability or
obligation to repair or maintain any equipment, facilities, fixtures,
installations, or other property placed or incorporated in the Premises by
Tenant, all of which shall be at the expiration of the Term in as good
condition as when received except for ordinary wear and tear.</font></p>

<p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></p>

<p style="font-size:10.0pt;margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;"><b><font size="2" face="Times New Roman" style="font-size:10.0pt;font-weight:bold;">Section 4.</font></b><b><font size="1" style="font-size:3.0pt;font-weight:bold;">&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160; </font></b><b><u><font style="font-weight:bold;">Tenant&#146;s Operations, Alterations, Signs, Etc</font></u></b></p>

<p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></p>

<p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;text-indent:.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">a. <u>Tenant&#146;s Operations</u>.&#160; Tenant shall&#160; (1) use, maintain and occupy the Premises in a careful, safe,
clean, proper and lawful manner, (2) conduct its business in a respectable,
first-class manner as not degrade the Building or disturb other tenants; (3)
comply with all laws and ordinances and all rules and regulations of
governmental authorities and all recommendations of the Association of Fire
Underwriters or other similar bodies establishing standards for fire insurance
ratings with respect to the use or occupancy of the Premises by Tenant, and (4)
comply such other standards of operation and requirements as the Building Lease
requires of Landlord.</font></p>

<p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></p>

<p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;text-indent:.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">b. <u>Tenant&#146;s Alterations</u>.&#160; Tenant shall not make any alterations
whatsoever to the Premises without Landlord&#146;s prior written consent.&#160; All alterations made by Tenant, whether or
not approved by or subject to the approval of Landlord, and all
air-conditioning, heating, lighting, electrical, plumbing equipment and
fixtures and all wiring and other apparatus related to air-conditioning,
heating, lighting, electrical and plumbing equipment installed by Tenant at the
Premises (whether or not such equipment and fixtures are affixed to the
Premises as to be removable without destroying the chattels themselves or the
property to which they re affixed and whether or not such equipment and
fixtures are real property or personality) unless Landlord gives notice to
Tenant to remove the same, shall remain upon the Premises at the expiration or
earlier termination of the Term of this lease and shall become the property of
Landlord immediately upon installation thereof.&#160; Landlord may give Tenant written notice to remove any or all of
the aforesaid alterations or fixtures, in which event the Tenant shall remove
such if the alterations and fixtures as may be specified in Landlords notice to
Tenant and Promptly restore the Premises to the same good order and conditions
as they were in at the Commencement Date.&#160;
Tenant shall not cause or suffer any liens, including but limited to
mechanic&#146;s liens, to attach to the Premise or the building in which the
Premises are located.</font></p>

<p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></p>

<p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;text-indent:.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">c. <u>Signs</u>.&#160; Tenant shall not place, suffer to be placed
or maintain any sign, billboard, marquee, awning, decoration, placard,
lettering, advertising matter, or other</font></p>

<p align="center" style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-align:center;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></p>

<p align="center" style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-align:center;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">8</font></p>


<div style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">

<hr size="2" width="100%" noshade color="gray" align="left">

</font></div>

<font size="2" face="Times New Roman" style="font-size:10.0pt;">
<!-- SEQ.=1,FOLIO='8',FILE='C:\C2\nyang\0964_4\t_1552116\j0964_ex10d11.htm',USER='nyang',CD='May 15 11:51 2003' -->
<br clear="all" style="page-break-before:always;">
</font>

<p align="center" style="font-size:10.0pt;margin:0in 0in .0001pt;punctuation-wrap:simple;text-align:center;text-autospace:none;">&nbsp;</p>

<p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">thing of any kind (herein collectively
&#147;Sign&#148;), whether permanent or temporary on the exterior of the Premises or on the
glass of any window or door of the Premises without first obtaining Landlord&#146;s
written approval thereof, said approval not to be reasonably withheld.&#160; Tenant further agrees to maintain any sign
approved by Landlord in good condition and repair at all times.</font></p>

<p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></p>

<p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;text-indent:.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">d. <u>Increase in Insurance</u>.&#160; If anything done, omitted to be done or
suffered to be done by Tenant, or kept, or suffered by cost of fire or other
insurance on the Premises or other property of Landlord in the Building, to be
increased beyond the minimum from time to time applicable to the Premises,
Tenant will pay the amount of such increase within thirty (30) days of the date
of written demand by Landlord.</font></p>

<p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></p>

<p style="font-size:10.0pt;margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;"><b><font size="2" face="Times New Roman" style="font-size:10.0pt;font-weight:bold;">Section 5.</font></b><b><font size="1" style="font-size:3.0pt;font-weight:bold;">&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160; </font></b><b><u><font style="font-weight:bold;">Subordination and Estoppel Certificate</font></u></b></p>

<p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></p>

<p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;text-indent:.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">a. <u>Subordination</u>.&#160; Tenant&#146;s rights under this Lease are and
shall always be subordinate to (i) the terms, conditions, provisions and rights
stated in the Building Lease, (ii) the operation and effect of any mortgage or
deed of trust now or hereafter placed upon the Building or any part thereof by Landlord
or its landlord, or (iii) any renewal, modification, consolidation, replacement
or extension of any such lease, mortgage or deed of trust unless the lessor,
mortgagee or holder of the deed of trust elects in such instrument to have
Tenant&#146;s interest hereunder superior to the interest of the lessor, mortgagee
or holder of such deed of trust.&#160; This
sub-section shall be self-operative and no further instrument or subordination
shall be necessary, but Tenant shall execute promptly any instrument of subordination
that Landlord may request.</font></p>

<p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></p>

<p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;text-indent:.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">b. <u>Estoppel Certificate</u>.
Tenant shall from time to time, upon not less than ten (10) days prior written
request by Landlord, provide, execute, acknowledge, and deliver to Landlord
written acknowledgments and statement s may be required of Landlord under the
Building Lease.</font></p>

<p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></p>

<p style="font-size:10.0pt;margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;"><b><font size="2" face="Times New Roman" style="font-size:10.0pt;font-weight:bold;">Section 6.</font></b><b><font size="1" style="font-size:3.0pt;font-weight:bold;">&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160; </font></b><b><u><font style="font-weight:bold;">Indemnification</font></u></b></p>

<p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></p>

<p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;text-indent:.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">a. Tenant shall indemnify, defend and hold Landlord
harmless from and against any and all claims, actions, damages, liabilities,
property damage arising out of or relating to Tenant&#146;s occupancy or use of the
Premises or any other part of the Building or property or other improvement
thereon.&#160; Such Indemnity shall extend to
acts and omissions by Tenant, its employees, agents, contractors, customers,
guests, and any other visitor whomsoever, and include workers compensation
claims.</font></p>

<p style="margin:0in 0in .0001pt .5in;punctuation-wrap:simple;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></p>

<p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;text-indent:.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">b. Landlord shall indemnify, defend and hold Tenant
harmless from and against any and all claims, actions, damages, liabilities,
and expenses, including reasonable attorney&#146;s fees for, or in connection with,
personal injury, bodily injury, loss of life and/or property damage arising out
of or relating to Landlord&#146;s occupancy or use of the</font></p>

<p align="center" style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-align:center;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></p>

<p align="center" style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-align:center;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">9</font></p>


<div style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">

<hr size="2" width="100%" noshade color="gray" align="left">

</font></div>

<font size="2" face="Times New Roman" style="font-size:10.0pt;">
<!-- SEQ.=1,FOLIO='9',FILE='C:\C2\nyang\0964_4\t_1552116\j0964_ex10d11.htm',USER='nyang',CD='May 15 11:51 2003' -->
<br clear="all" style="page-break-before:always;">
</font>

<p align="center" style="font-size:10.0pt;margin:0in 0in .0001pt;punctuation-wrap:simple;text-align:center;text-autospace:none;">&nbsp;</p>

<p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">Building other than the Premises.&#160;
Such indemnity shall extend to acts and omissions by Landlord, its
employees, agents, contractors, customers, guests, and any other visitor
whomsoever, and include workers compensation claims.</font></p>

<p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></p>

<p style="font-size:10.0pt;margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;text-indent:.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">c.</font><font size="1" style="font-size:3.0pt;">&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160; </font>Neither party shall have any obligation to
indemnify the other for or open account of the illegal acts of any person.</p>

<p style="margin:0in 0in .0001pt .5in;punctuation-wrap:simple;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></p>

<p style="font-size:10.0pt;margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;"><b><font size="2" face="Times New Roman" style="font-size:10.0pt;font-weight:bold;">Section 7.</font></b><b><font size="1" style="font-size:3.0pt;font-weight:bold;">&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160; </font></b><b><u><font style="font-weight:bold;">Tenant&#146;s Insurance</font></u></b></p>

<p style="margin:0in 0in .0001pt .5in;punctuation-wrap:simple;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></p>

<p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;text-indent:.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">a. <u>General</u>.&#160; Tenant shall procure and maintain the
insurance coverage specified in the lease with insurance companies licensed to
do business in Maryland and having a Best rating of at least &#147;A+&#148;.&#160; Tenant shall also procure and maintain all
insurance required by law, for example, workman&#146;s compensation insurance, in
such amounts and in such form as required by the particular law.&#160; All liability and property damage policies
shall contain an endorsement naming Landlord as a named insured and a loss
payee.&#160; Tenant shall procure the
required coverage promptly, and furnish Landlord with a certificate reflecting
the required coverage and endorsement, and proof of payment of the premiums for
such policies.&#160; Tenant shall provide
Landlord promptly with a copy of all policy renewals and premium notices
(within three (3) days of receipt by Tenant thereof) and with proof of payment
of such premiums no later than thirty (30) days prior to the due date for the
payment of such premium.&#160; All such
insurance coverage shall be exclusive of the cost of legal defense and other
attorney&#146;s fees.&#160; Tenant shall ensure
that the insurance policies contain an endorsement requiring the insurance
company to provide Landlord with a thirty (30) day written notice of any change
in the coverage described herein that Tenant or insurance company proposes to
make.&#160; Tenant hereby assigns the
proceeds of such insurance as provided in this Agreement, and authorizes
Landlord to collect such sums and to execute and endorse in Tenant&#146;s name all
proofs of loss, drafts, checks, and other documents necessary to accomplish
such collections.&#160; Any persons or
entities making payments to Landlord under the terms of this paragraph hereby
are indemnified against and relieved absolutely from any obligation regarding
the payment or application of any sums so paid.</font></p>

<p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></p>

<p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;text-indent:.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">b. <u>Supplemental Coverage</u>.&#160; Landlord reserves the right, should one or
more claims be made against such insurance coverage to demand the Tenant
promptly procure additional insurance coverage in such an amount as in
Landlord&#146;s reasonable is necessary and prudent to protect Landlord&#146;s interest
in the Building and under this agreement.&#160;
A demand for additional coverage, in an amount equal to claims that have
been filed and either settled, or are in litigation and with respect to which
Landlord&#146;s counsel has furnished an opinion that the Claimant has a legal cause
of action which may result in the relief sought being granted, shall be deemed
to be reasonable demand.</font></p>

<p align="center" style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-align:center;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></p>

<p align="center" style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-align:center;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">10</font></p>


<div style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">

<hr size="2" width="100%" noshade color="gray" align="left">

</font></div>

<font size="2" face="Times New Roman" style="font-size:10.0pt;">
<!-- SEQ.=1,FOLIO='10',FILE='C:\C2\nyang\0964_4\t_1552116\j0964_ex10d11.htm',USER='nyang',CD='May 15 11:51 2003' -->
<br clear="all" style="page-break-before:always;">
</font>

<p align="center" style="font-size:10.0pt;margin:0in 0in .0001pt;punctuation-wrap:simple;text-align:center;text-autospace:none;">&nbsp;</p>

<p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;text-indent:.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">c. <u>Contractor Insurance</u>.&#160; Tenant shall require any contractor of
Tenant performing work on the Premises to carry and maintain, at no expense to
the Landlord:</font></p>

<p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></p>

<p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;text-indent:1.0in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">(i) comprehensive General Liability Insurance,
including contractor&#146;s liability coverage contractual liability coverage
completed operations coverage broad from property damage endorsement and
contractor&#146;s protective liability coverage to afford protection with limits for
each occurrence of not less than Three Million Dollars ($3,000,000.000) with
respect to personal injury, bodily injury or death, and One Million Dollars
($1,000,000.00) with respect to property damage; and</font></p>

<p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></p>

<p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;text-indent:1.0in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">(ii) worker&#146;s compensation
or similar insurance in form and amounts required by law.</font></p>

<p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></p>

<p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;text-indent:.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">d. <u>Waiver of Subrogation</u>.&#160; Neither party shall be liable to the other
party or to any insurance company (by way of subrogation or otherwise) insuring
the other party for any loss or damage to any building, structure or other tangible
property, or losses under workmen&#146;s compensation laws and benefits, even though
such loss or damage might have been occasioned by negligence of such party, its
agents or employees if any such loss or damage covered by insurance benefiting
the party suffering such damage or loss was required to be covered by insurance
pursuant to this Lease.&#160; However, if, by
reason of the foregoing waiver, either party shall be unable to obtain any such
insurance, such waiver shall be deemed not to have been made by such party, and
provided further that, if either party is unable to obtain any such insurance
without the payment of an additional premium therefore, then, unless the party
claiming the benefit of such additional premium within thirty (30) days after
notice setting forth such requirement and the amount of the additional premium,
such waiver shall be of no force and effect between such party and such
claiming party.</font></p>

<p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></p>

<p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;"><b><font size="2" face="Times New Roman" style="font-size:10.0pt;font-weight:bold;">Section 8 <u>Additional
Rent</u></font></b></p>

<p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></p>

<p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;text-indent:.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">a. <u>Additional Rent</u>.&#160; In addition to Base Rent, Tenant shall pay, as
&#147;Additional Rent&#148; hereunder, (i) Tenant&#146;s Proportionate Share of &#147;Common Area
Costs,&#148; as set forth in Section 8(g) hereof; (ii) Tenant&#146;s Proportionate Share
of premiums for the &#147;Insurance&#148; to be obtained by Landlord for the Property, as
set forth in Section 4 hereof, (iii) Tenant&#146;s Proportionate Share of &#147;Taxes,&#148;
as set forth in Section 9(g) hereof; and (iv) all other sums or charges due or
to become due from Tenant to Landlord hereunder.&#160; Any payment of monies called for herein to be made by Tenant to Landlord
is deemed Additional Rent and shall be collectible as Additional Rent.</font></p>

<p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></p>

<p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;text-indent:.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">b. <u>Common Area Costs</u>.&#160; Tenant agrees to pay as Additional Rent
during each lease year during the Term, Tenant&#146;s Proportionate Share of the
&#147;Common Area Costs,&#148; as hereafter defined.&#160;
For purposes of this Lease, the term &#147;Common Area Costs&#148; shall mean all
costs and expenses incurred by Landlord in operating,</font></p>

<p align="center" style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-align:center;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></p>

<p align="center" style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-align:center;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">11</font></p>


<div style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">

<hr size="2" width="100%" noshade color="gray" align="left">

</font></div>

<font size="2" face="Times New Roman" style="font-size:10.0pt;">
<!-- SEQ.=1,FOLIO='11',FILE='C:\C2\nyang\0964_4\t_1552116\j0964_ex10d11.htm',USER='nyang',CD='May 15 11:51 2003' -->
<br clear="all" style="page-break-before:always;">
</font>

<p align="center" style="font-size:10.0pt;margin:0in 0in .0001pt;punctuation-wrap:simple;text-align:center;text-autospace:none;">&nbsp;</p>

<p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">maintaining, repairing, lighting, signing,
cleaning, painting, stripping, insuring, equipping, staffing, heating and
cooling, securing, and policing of the Common Area, including, without
limitation, all costs and expenses associated with the following items or
services, which may be incurred by Landlord in its sole discretion:&#160; (i) maintaining and replacing any and all
alarm and life safety systems and any fire alarm monitoring or testing service
program or fire suppression system installed within the Premises or otherwise
within the improvements which form a part of the Property, including without
limitation any patrol services; (ii) maintenance of irrigation systems serving
the Property; (iii) insurance, including, without limitation, liability
insurance for personal injury, death and property damage, to the extent not reimbursed
by Tenant under Section 13.2 below; (iv) surcharges levied upon or assessed
against parking spaces or areas, payments toward mass transit or car pooling
facilities or otherwise as required by federal, state or local governmental
authorities; (v) all landscaping, including, but not limited to, lawn
maintenance, new plantings and replacement of existing landscaping; (vi)
repairing, cleaning, sweeping, painting, striping, replacing and repaving of
paving, curbs, walkways, guardrails, bumpers, fences, screens, flagpoles,
bicycle racks, signs and other markers, landscaping, drainage pipes, ducts,
conduits, lighting facilities and all other Common Area site amenities; (vii)
maintenance, repair and replacement of utility systems serving the Property,
including, but not limited to, water, sanitary sewer and storm water lines and
drainage systems (whether on-site or off-site), electrical, gas, telephone and
lighting systems (including bulbs, poles, and fixtures) and other utility
lines, pipes and conduits, and all payments of utility charges in connection
with any of the foregoing systems; (viii) maintenance and repair of all
portions of the buildings in the Property including, but not limited to, walls,
roofs and roof flashings, canopies, skylights, signs, planters, benches, fire
exits, doors and hardware, windows, glass and glazing; (ix) inspection,
maintenance, repair and acquisition costs (including depreciation) of any and
all machinery and equipment used in the operation and maintenance of the Common
Area, including personal property taxes and other charges and taxes incurred in
connection with such equipment; (x) cleaning of any exterior glass; (xi)
removal of snow, ice, trash and debris; (xii) maintenance of and compliance
with federal, state or local governmental ambient air and environmental
standards and other laws and regulations; (xiii) all materials, supplies and
services purchased or hired in connection with the operation of the Common
Area; (xiv) compensation and benefits paid to any and all personnel, including,
without limitation, security and maintenance persons, secretaries, bookkeepers
and any other personnel related to the operation of the Common Area; (xv)
management fees charged for management of the Property; and (xvi) an overhead
administrative cost allowance in the amount of fifteen percent (15%) of the
total Common Area Costs.&#160; Tenant&#146;s
Proportionate Share of Common Area Costs shall be paid by Tenant in monthly
installments in such amounts as are estimated and billed by Landlord to Tenant
as of the Commencement Date and then at the beginning of each calendar year
during the Term, each such installment being due on the first day of each
calendar month.&#160; Any period of less than
a full calendar year occurring due to the timing of the Commencement Date shall
be proportionately</font></p>

<p align="center" style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-align:center;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></p>

<p align="center" style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-align:center;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">12</font></p>


<div style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">

<hr size="2" width="100%" noshade color="gray" align="left">

</font></div>

<font size="2" face="Times New Roman" style="font-size:10.0pt;">
<!-- SEQ.=1,FOLIO='12',FILE='C:\C2\nyang\0964_4\t_1552116\j0964_ex10d11.htm',USER='nyang',CD='May 15 11:51 2003' -->
<br clear="all" style="page-break-before:always;">
</font>

<p align="center" style="font-size:10.0pt;margin:0in 0in .0001pt;punctuation-wrap:simple;text-align:center;text-autospace:none;">&nbsp;</p>

<p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">adjusted to reflect such partial year.&#160; If at any time during such twelve (12) month
period it shall appear that Landlord has underestimated Tenant&#146;s Proportionate
Share of Common Area Costs (whether attributable to a change in Tenant&#146;s
Proportionate Share, an increase in the projected Common Area Costs for such
period, mathematical error or otherwise), Landlord may re-estimate Tenant&#146;s
Proportionate Share of Common Area Costs and may bill Tenant for any deficiency
which may have accrued during such twelve (12) month period and thereafter the
monthly installment payable by Tenant shall also be adjusted.&#160; Within one hundred twenty (120) days after
the end of each such twelve (12) month (or, if applicable, shorter) period,
Landlord shall deliver to Tenant a statement setting forth the actual Common
Area Costs for such period, Tenant&#146;s Proportionate Share thereof, and the total
amount paid by Tenant to Landlord under this Section 6.3 during such
period.&#160; In the event the amounts paid
by Tenant during such period are greater or lesser than Tenant&#146;s Proportionate
Share of the Common Area Costs as set forth on such statement, Tenant shall pay
to Landlord or Landlord shall credit Tenant&#146;s account (or, if such adjustment
occurs at the end of the Term, pay to Tenant), as the case may be, within
thirty (30) days of receipt of such statement, the amount of any excess or
deficiency.&#160; Failure of Landlord to
provide the statement called for hereunder shall not relieve Tenant from its
obligations under this Section 6.3 or elsewhere in this Lease.</font></p>

<p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></p>

<h2 style="margin:0in 0in .0001pt;page-break-after:auto;punctuation-wrap:simple;text-autospace:none;"><b><font size="2" face="Times New Roman" style="font-size:10.0pt;">Section <u>9&#160;
Other</u></font></b></h2>

<p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></p>

<p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;text-indent:.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">a. <u>Limitations</u>. The
Premises may be used only for the purpose or purposes specified in Section
1.1(j) above and for no other purpose or purposes without the prior written
consent of Landlord.&#160; Tenant shall not
at any time leave the Premises vacant, but shall in good faith continuously
throughout the Term conduct and carry on its business in the entire
Premises.&#160; Tenant shall not, without
Landlord&#146;s prior written consent, keep anything within the Premises for any
purpose or use the Premises in a manner which causes an increase in the
insurance premium cost or invalidates any insurance policy carried on the
Premises or other part of the Property.&#160;
Tenant shall pay as Additional Rent, upon demand of Landlord; any such
increased premium cost due to or associated with Tenant&#146;s use or occupation of
the Premises or its storage of certain goods.&#160;
Anything contained herein to the contrary notwithstanding, all property
kept, stored or maintained within the Premises by Tenant shall be at Tenant&#146;s
sole risk.&#160; Tenant shall not (a) permit
any objectionable or unpleasant odors to emanate from the Premises; (b) place
or permit any radio, television, loudspeaker or amplifier on the roof or
outside the Premises or where the same can be seen or heard from outside the
Building or in the Common Area; (c) place an antenna, awning or other
projection on the exterior of the Premises; (d) solicit business or distribute
leaflets or other advertising material in the Common Area; nor (e) take any
other action which in the exclusive judgment of Landlord would constitute a
nuisance or would disturb or endanger other tenants of the Property or
unreasonably interfere with their use of their respective premises.</font></p>

<p align="center" style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-align:center;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></p>

<p align="center" style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-align:center;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">13</font></p>


<div style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">

<hr size="2" width="100%" noshade color="gray" align="left">

</font></div>

<font size="2" face="Times New Roman" style="font-size:10.0pt;">
<!-- SEQ.=1,FOLIO='13',FILE='C:\C2\nyang\0964_4\t_1552116\j0964_ex10d11.htm',USER='nyang',CD='May 15 11:51 2003' -->
<br clear="all" style="page-break-before:always;">
</font>

<p align="center" style="font-size:10.0pt;margin:0in 0in .0001pt;punctuation-wrap:simple;text-align:center;text-autospace:none;">&nbsp;</p>

<p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;text-indent:.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">b. <u>Environmental</u>.
During the Term and any Renewal Term of the Lease, Tenant warrants, represents
and covenants to and with Landlord as follows:&#160;
The Premises will not contain (A) asbestos in any form, (B) urea
formaldehyde foam insulation, (C) transformers or other equipment which contain
dielectric fluid containing polychlorinated biphenyls, or (D) any flammable
explosives, radioactive materials, hazardous materials, hazardous wastes,
hazardous, controlled or toxic substances, or any pollutant or contaminant, or
related materials defined in or controlled pursuant to the Comprehensive
Environmental Response, Compensation and Liability Act of 1980, as amended (42
U.S.C. Sections 9601 et seq.), the Hazardous Materials Transportation Act, as
amended (49 U.S.C. Sections 1801 et seq.), the Resource Conservation and
Recovery Act, as amended (42 U.S.C. Sections 9601 et seq.), the Federal Water
Pollution Control Act (33 U.S.C. Section 1251 et seq.), the Clean Air Act (42
U.S.C. Section 7401 et seq.), and in the regulations adopted and publications
promulgated pursuant thereto, or any other Federal, state or local
environmental law, ordinance, rule or regulation (collectively, &#147;Environmental
Laws&#148;); or which, even if not so regulated, may or could pose a hazard to the
health or safety of the occupants of the Building (the substances described in
(A), (B), (C) or (D) above being hereinafter collectively referred to as &#147;Hazardous
Materials&#148;); (ii) the Premises will never be used by Tenant for any activities
involving, directly or indirectly, the use, generation, treatment,
transportation, storage or disposal of any Hazardous Materials or to refine,
produce, store, handle, transfer, process or transport &#147;Hazardous Substances&#148;,
as such term is defined in any such Environmental Laws. Tenant (A) shall comply
with the Environmental Laws and all other applicable laws, rules and
regulations or orders pertaining to health, the environment or Hazardous
Materials, (B) shall not store, utilize, generate, treat, transport or dispose
of (or permit or acquiesce in the storage, utilization, generation,
transportation, treatment or disposal of) any Hazardous Materials on or from
the Premises, and (C) shall to cause its employees, licensees and invitees to
comply with the representations, warranties and covenants herein
contained.&#160; In the event of any storage,
presence, utilization, generation, transportation, treatment or disposal of
Hazardous Materials in, on or about the Premises, or in the event of any
Hazardous Materials Release (as hereinafter defined) Tenant shall, at the
direction of Landlord or any federal, state, or local authority or other
governmental authority, remove or cause the removal of any such Hazardous
Materials and rectify any such Hazardous Materials Release, and otherwise
comply or cause compliance with the laws, rules, regulations or orders of such
authority, all at the expense of Tenant, including without limitation, the
undertaking an completion of all investigations, studies, sampling and testing
and all remedial, removal and other actions necessary to clean up and remove
all Hazardous Materials, on, from or affecting the Premises.&#160; If Tenant shall fail to proceed with such
removal or otherwise comply with such laws, rules, regulations or orders within
the cure period permitted under the applicable regulation or order, the same
shall constitute a default under Section 19.1 hereof, and Landlord may, but
shall not be obligated to, do whatever is necessary to eliminate such Hazardous
Materials from the Premises or</font></p>

<p align="center" style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-align:center;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></p>

<p align="center" style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-align:center;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">14</font></p>


<div style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">

<hr size="2" width="100%" noshade color="gray" align="left">

</font></div>

<font size="2" face="Times New Roman" style="font-size:10.0pt;">
<!-- SEQ.=1,FOLIO='14',FILE='C:\C2\nyang\0964_4\t_1552116\j0964_ex10d11.htm',USER='nyang',CD='May 15 11:51 2003' -->
<br clear="all" style="page-break-before:always;">
</font>

<p align="center" style="font-size:10.0pt;margin:0in 0in .0001pt;punctuation-wrap:simple;text-align:center;text-autospace:none;">&nbsp;</p>

<p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">otherwise comply with the applicable law,
rule, regulation or order, acting either in its own name or in the name of
Tenant pursuant to this Section, and the cost thereof shall be borne by Tenant
and thereupon become due and payable as additional rent hereunder.&#160; Tenant shall give to Landlord and its agents
and employees access to the Premises for such purposes and hereby specifically
grants to Landlord a license to remove the Hazardous Materials and otherwise
comply with such applicable laws, rules, regulations or orders, acting either
in its own name or in the name of the Tenant pursuant to this Section.&#160; Tenant hereby indemnifies and holds Landlord
and each of its shareholders, subsidiaries, affiliates, officers, directors,
partners, employees, agents and trustees, and any receiver, trustee or other
fiduciary appointed for the Building, harmless from, against, for and in
respect of, any and all damages, losses, settlement payments, obligations,
liabilities, claims, actions or causes of actions, encumbrances, fines,
penalties, and costs and expenses suffered, sustained, incurred or required to
be paid by any such indemnified party (including, without limitation,
reasonable fees and disbursements or attorneys, engineers, laboratories,
contractors and consultants) because of, or arising out of or relating to (A)
Tenant&#146;s violation of any of its representations, warranties and covenants
under this Section 7.5, and (B) any Environmental Liabilities (as herein below
defined) in connection with the Premises For purposes of this indemnification
clause, &#147;Environmental Liabilities&#148; shall include all costs and liabilities with
respect to the future presence, removal, utilization, generation, storage,
transportation, disposal or treatment of any Hazardous Materials or any
release, spill, leak, pumping, pouring, emitting, emptying, discharge,
injection, escaping, leaching, dumping or disposing into the environment (air,
land or water) of any Hazardous Materials (each a &#147;Hazardous Materials
Release&#148;), including without limitation, cleanups, remedial and response
actions, remedial investigations and feasibility studies, permits and licenses
required by, or undertaken in order to comply with the requirements of, any
federal, state or local law, regulation, or agency or court, any damages for
injury to person, property or natural resources, claims of governmental
agencies or third parties for cleanup costs and costs of removal, discharge,
and satisfaction of all liens, encumbrances and restrictions on the Premises
relating to the foregoing.&#160; The
foregoing indemnification and the responsibilities of Tenant under this Section
shall survive the termination or expiration of this Lease.</font></p>

<p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></p>

<p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">Tenant shall promptly notify Landlord in
writing of the occurrence of any Hazardous Materials Release or any pending or
threatened regulatory actions, or any claims made by any governmental authority
or third party, relating to any Hazardous Materials or Hazardous Materials
Release on or from, the Premises and shall promptly furnish Landlord with
copies of any correspondence or legal pleadings or documents in connection
therewith.&#160; Landlord shall have the right,
but shall not be obligated, to notify any governmental authority of any state
of facts, which may come to its attention with respect to any Hazardous
Materials or Hazardous Materials Release on or from the Premises.&#160; Upon expiration of the Term or any Renewal
Term, as applicable, Tenant shall deliver the Premises to Landlord free of any
and all Hazardous Materials and any liens, encumbrances and restrictions
relating to Environmental Liabilities to
the extent</font></p>

<p align="center" style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-align:center;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></p>

<p align="center" style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-align:center;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">15</font></p>


<div style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">

<hr size="2" width="100%" noshade color="gray" align="left">

</font></div>

<font size="2" face="Times New Roman" style="font-size:10.0pt;">
<!-- SEQ.=1,FOLIO='15',FILE='C:\C2\nyang\0964_4\t_1552116\j0964_ex10d11.htm',USER='nyang',CD='May 15 11:51 2003' -->
<br clear="all" style="page-break-before:always;">
</font>

<p align="center" style="font-size:10.0pt;margin:0in 0in .0001pt;punctuation-wrap:simple;text-align:center;text-autospace:none;">&nbsp;</p>

<p style="font-size:10.0pt;margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">Tenant was
responsible therefore under the terms of this Section.&#160; </font>Tenant agrees that Landlord shall have the right to conduct, or to have
conducted by its agents or contractors, such environmental inspections of the
Premises, as Landlord shall reasonably deem necessary or advisable from time to
time.&#160; Without limitation of the
foregoing, in the event of the failure of Tenant to comply with any of the
material requirements of any Environmental Laws, and/or any related
regulations, Landlord shall have the right, at the sole option of Landlord, to
comply with such statutory or regulatory requirements, and/or to cure any such
default at Tenant&#146;s sole expense, and all costs and expenses of such compliance
and/or cure shall be due and payable from Tenant to Landlord upon demand as
additional rent hereunder.&#160; Tenant shall
procure, at its sole expense, all permits and licenses required for its
operations and the transaction of business in the Premises (including without
limitation, to the extent applicable to Tenant&#146;s permitted use, special use
permits, business licenses, health department licenses, and other similar
licenses, permits and approvals), and shall otherwise comply with all
applicable laws, ordinances and governmental regulations, as well as all other
covenants and restrictions of record, affecting the Premises, and the conduct
of business therein by Tenant, including without limitation the Americans with
Disabilities Act, as the same may be amended (&#147;ADA&#148;).</p>

<p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></p>

<p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;text-indent:.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">c. <u>Repair by Tenant</u>.&#160; Maintenance of the air conditioning, hot
water and heating equipment shall be solely the responsibility of Tenant
throughout the entire Term.&#160; Landlord
will invoice tenant monthly for the maintenance contract that will protect the
air conditioning, hot water and heating equipment for tenant.&#160; The service contract will include all
services suggested by the equipment manufacturer within the
operation/maintenance manual and will become effective (and a copy thereof
delivered to Landlord) within thirty (30) days of the date Tenant takes
possession of the Premises.</font></p>

<p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></p>

<p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;text-indent:.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">d. <u>Non-Liability</u>.&#160; Landlord and Landlord&#146;s partners, agents,
employees, officers and directors shall not be liable to Tenant or any other
person or entity whomsoever for any damage to property caused by the Premises
or other portions of the Property becoming out of repair or damaged, or by
defect in or failure of equipment, pipes or wiring, or broken glass, or by the
backing up of drains or by gas, water, steam, electricity or oil leaking,
escaping or flowing into the Premises irrespective of the cause. To the extent
Landlord would otherwise be required by Maryland law or common law to correct
any latent or patent defects in the Premises or in the Building of which they
form a part, any obligation on the part of Landlord to correct such latent or
patent defects in the Premises or in the Building shall not extend beyond one
(1) year from the date the Premises are deemed Ready for Occupancy, whether or
not such defects are discovered within such one (1) year period; provided that
the other terms of this Lease shall in all events govern Landlord&#146;s and
Tenant&#146;s respective responsibilities and monetary obligations in connection
with the construction of initial leasehold improvements to the Premises,
correction of &#147;punch-list&#148; items,</font></p>

<p align="center" style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-align:center;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></p>

<p align="center" style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-align:center;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">16</font></p>


<div style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">

<hr size="2" width="100%" noshade color="gray" align="left">

</font></div>

<font size="2" face="Times New Roman" style="font-size:10.0pt;">
<!-- SEQ.=1,FOLIO='16',FILE='C:\C2\nyang\0964_4\t_1552116\j0964_ex10d11.htm',USER='nyang',CD='May 15 11:51 2003' -->
<br clear="all" style="page-break-before:always;">
</font>

<p align="center" style="font-size:10.0pt;margin:0in 0in .0001pt;punctuation-wrap:simple;text-align:center;text-autospace:none;">&nbsp;</p>

<p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">and any subsequent repairs and maintenance to the Premises and the
Building.&#160; Landlord and Landlord&#146;s
partners, agents, employees, officers and directors shall not be liable to
Tenant or to Tenant&#146;s employees, agents or visitors, or to any person or entity
whomsoever, for injury to person or damage to or loss of property (i) occurring
in, on or about the Premises, regardless of the cause, (ii) occurring within
the Common Area, if caused by the negligence or misconduct of Tenant, its
officers, partners, employees, agents, subtenants, licensees or
concessionaires, (iii) arising out of the use of the Premises by Tenant and the
conduct of its business therein, (iv) arising out of any breach or default by
Tenant in the performance of its obligations hereunder, or (v) occasioned by or
through the acts or omissions of other tenants of the Property or of any other
persons or entities whomsoever, excepting only the negligence or willful
misconduct of duly authorized employees and agents of Landlord to the extent
the same is not covered under insurance Tenant is required to carry pursuant to
Section 13.1, above; and, in any of such events, Tenant hereby agrees to
indemnify Landlord and Landlord&#146;s partners, agents, employees, officers and/or
directors and hold each of them harmless from any and all liability, loss,
damage, claim, action or expense (including, without limitation, all court
costs and attorneys&#146; fees) arising out of such damage or injury due to any of
the causes described above (other than those described in clause (v),
above).&#160; The provisions of this section
shall survive the termination of this Lease with respect to any claims or
liability attributable to acts, omissions, occurrences and/or conditions
existing or occurring prior to such termination.&#160; In no event shall Landlord, or any of Landlord&#146;s partners,
agents, employees, officers and directors, be liable to Tenant or any of its
agents, employees, contractors, officers or directors for any lost profits or
other loss suffered by Tenant, due to any interruption in Tenant&#146;s business
operation from the Premises, whether caused by the acts or omissions of
Landlord, or its agents, employees, contractors, officers and/or directors, or
by any other cause (other than Landlord&#146;s intentional misconduct), it being
acknowledged that Tenant is capable of obtaining business interruption
insurance covering such loss(es) including a waiver of subrogation endorsement.
.&#160; In the event (but solely to the
extent) the limitations on Landlord&#146;s liability set forth in this Lease would
be held to be unenforceable or void under Maryland law in the absence of a
modification holding the Landlord liable to Tenant or to another person for
injury, loss, damage or liability arising from Landlord&#146;s omission, fault,
negligence or other misconduct on or about the Premises, or other areas of the
Building appurtenant thereto or used in connection therewith and not under
Tenant&#146;s exclusive control, then such provision shall be deemed modified as and
to the extent (but solely to the extent) necessary to render such provision
enforceable under applicable Maryland law.&#160;
The foregoing shall not affect the application this Lease to limit the
assets available for execution of any claim against Landlord, or otherwise.</font></p>

<p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></p>

<p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;text-indent:.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">e. <u>Substantial Taking</u>.&#160; If more than twenty percent (20%) of the
floor area of the Premises should be taken for any public or quasi-public use
under any governmental law, ordinance or regulation or by right of eminent
domain or by</font></p>

<p align="center" style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-align:center;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></p>

<p align="center" style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-align:center;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">17</font></p>


<div style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">

<hr size="2" width="100%" noshade color="gray" align="left">

</font></div>

<font size="2" face="Times New Roman" style="font-size:10.0pt;">
<!-- SEQ.=1,FOLIO='17',FILE='C:\C2\nyang\0964_4\t_1552116\j0964_ex10d11.htm',USER='nyang',CD='May 15 11:51 2003' -->
<br clear="all" style="page-break-before:always;">
</font>

<p align="center" style="font-size:10.0pt;margin:0in 0in .0001pt;punctuation-wrap:simple;text-align:center;text-autospace:none;">&nbsp;</p>

<p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">private purchase in lieu thereof, this Lease
shall terminate and the Rent (excluding Rent accruing with respect to the
period prior to the date of such termination) shall be abated during the unexpired
portion of this Lease, effective on the date physical possession is taken by
the condemning authority.&#160; If less than
twenty percent (20%) of the floor area of the Premises should be taken as
aforesaid, this Lease shall not terminate; however, the Base Rent payable
hereunder during the unexpired portion of this Lease shall be reduced in
proportion to the area taken, effective on the date physical possession is
taken by the condemning authority.&#160;
Following such partial taking, Landlord shall make all necessary repairs
or alterations within the scope of Landlord&#146;s Work as described in <u>Exhibit C</u>
necessary to make the Premises an architectural whole.&#160; If any part of the Common Area shall be
taken as aforesaid, this Lease shall not terminate, nor shall the Rent payable
hereunder be reduced; provided, however, either Landlord or Tenant may
terminate this Lease if the area of the Common Area remaining following such
taking plus any additional parking area provided by Landlord in reasonable
proximity to the Property shall be less than fifty percent (50%) of the area of
the Common Area immediately prior to the taking.&#160; Any election to terminate this Lease in accordance with this
provision shall be evidenced by written notice of termination delivered to the
other party within thirty (30) days after the date physical possession is taken
by the condemning authority.&#160; All
compensation awarded for any taking for public purposes, whether permanent or
temporary (or the proceeds of private sale in lieu thereof), of the Premises or
Common Area shall be the property of Landlord, and Tenant hereby assigns its
interest in any such award to Landlord; provided, however, Landlord shall have
no interest in any award made to Tenant for loss of business, relocation
expenses and/or for the taking of Tenant&#146;s fixtures and other personal property
of Tenant if a separate award for such items is made to Tenant and does not
diminish the award payable to Landlord.&#160;
Tenant shall in no event be entitled to any award made for the value of
the unexpired Term of this Lease.</font></p>

<p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></p>

<p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;text-indent:.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">f. <u>Personal Property and
Fixtures</u>. Tenant shall be liable for all taxes levied against personal
property and trade fixtures placed by Tenant in the Premises.&#160; If any such taxes are levied against
Landlord or Landlord&#146;s property and if Landlord elects to pay the same or if
the assessed value of Landlord&#146;s property is increased by inclusion of personal
and trade fixtures placed by Tenant in the Premises and Landlord elects to pay
the taxes based on such increase, Tenant shall pay to Landlord upon demand that
part of such taxes for which Tenant is primarily liable hereunder.</font></p>

<p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></p>

<p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;text-indent:.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">g. <u>Tax Payment</u>.&#160; Tenant agrees to pay its Proportionate Share
of all taxes, assessments and governmental charges of any kind and nature
whatsoever levied or assessed against the Property, any other charges, taxes
and/or impositions now in existence or hereafter imposed by any governmental
authority based upon the privilege of renting the Premises or upon the amount
of rent collected therefore, and any tax, fee, levy, assessment or charge which
is imposed as the result of the transfer of the leasehold interest in the
Premises</font></p>

<p align="center" style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-align:center;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></p>

<p align="center" style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-align:center;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">18</font></p>


<div style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">

<hr size="2" width="100%" noshade color="gray" align="left">

</font></div>

<font size="2" face="Times New Roman" style="font-size:10.0pt;">
<!-- SEQ.=1,FOLIO='18',FILE='C:\C2\nyang\0964_4\t_1552116\j0964_ex10d11.htm',USER='nyang',CD='May 15 11:51 2003' -->
<br clear="all" style="page-break-before:always;">
</font>

<p align="center" style="font-size:10.0pt;margin:0in 0in .0001pt;punctuation-wrap:simple;text-align:center;text-autospace:none;">&nbsp;</p>

<p style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">created by this Lease (all of the foregoing
being hereinafter referred to collectively as &#147;Taxes&#148;).&#160; Taxes shall also be deemed to include any
special taxing district assessment, which is imposed in order to fund public
facilities for the area in which the Property is located.&#160; During each month of the Term, Tenant shall
make a monthly payment to Landlord equal to one-twelfth (1/12) of its
Proportionate Share of the Taxes on the Property which Landlord reasonably
estimates will be due and payable for the tax year as to which such payments
are being made (the &#147;Tax Payments&#148;).&#160;
Tenant acknowledges that, under current practice, Taxes in Baltimore
County, Maryland are assessed (and required to be paid) in advance, so that it
will be required to fund its Proportionate Share of Taxes for the first Lease
Year in advance, and to make estimated monthly Tax Payments pursuant to this
Section during the same Lease Year (such estimated payments being made in
respect of the next tax year&#146;s bill for Taxes).&#160; Tenant authorizes Landlord to use the funds deposited with Landlord
under this Section to pay the Taxes levied or assessed against the
Property.&#160; Each Tax Payment shall be due
and payable at the same time and in the same manner as the time and manner of
the payment of Base Rent as provided herein.&#160;
The initial monthly Tax Payment is based upon Tenant&#146;s Proportionate
Share of the Taxes on the Property for the fiscal tax year in which the
Commencement Date is to occur, as estimated by Landlord in good faith, and the
monthly Tax Payment is subject to increase or decrease as determined by
Landlord to reflect accurately Tenant&#146;s Proportionate Share of the Taxes.&#160; If following Landlord&#146;s receipt of all Tax
bills for any fiscal tax year Landlord determines that Tenant&#146;s total Tax
Payments for such period are less than Tenant&#146;s actual Proportionate Share of
the Taxes on the Property, Tenant shall pay to Landlord the difference upon
demand; if the total Tax Payments of Tenant exceed Tenant&#146;s actual
Proportionate Share of the Taxes on the Property, Landlord shall retain such
excess and credit it to Tenant&#146;s future Tax Payments, except that, upon
expiration of the Lease Term, Landlord will refund such excess to Tenant within
thirty (30) days after the exact amount of such refund can be calculated.</font></p>

<p align="center" style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-align:center;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></p>

<p align="center" style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-align:center;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">19</font></p>


<div style="margin:0in 0in .0001pt;punctuation-wrap:simple;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">

<hr size="2" width="100%" noshade color="gray" align="left">

</font></div>

</div>


<!-- SEQ.=1,FOLIO='19',FILE='C:\C2\nyang\0964_4\t_1552116\j0964_ex10d11.htm',USER='nyang',CD='May 15 11:51 2003' -->
</body>

</html>

</TEXT>
</DOCUMENT>
