Alterations, Fixtures and Personal Property:
     Alterations:  Lessee, from time to time at its expense, may make such
alterations, improvements, repairs and additions to and upon the premises and
install therein such fixtures, equipment, furniture and property as it may
consider advisable for the conduct of its business.  Lessee will not, without
the prior written consent of Lessor, make or suffer to be made any prior
written consent of Lessor, make or suffer to be made any alterations, 
improvements or additions which will affect the structural portions of the
premises.  Lessor agrees that it will not unreasonably withhold consent to 
the making of such alterations, improvements or additions.  Lessee shall not
be obligated to remove, alter or change any alterations, improvements, 
repairs or additions, or to restore the premises to their prior condition, at
the expiration of the Term hereof or prior termination of this Lease.
     Fixtures and Personal Property:  All fixtures, equipment, furniture and
personal property, installed by or at the expense of Lessee shall remain the
property of Lessee.  At any time during or at the expiration of the Term 
hereof or earlier termination of this Lease, Lessee may, but is not obligated
to, remove any or all such fixtures, equipment, furniture and personal 
property installed by or at the expense of Lessee, as it may elect.  Lessee
shall repair any damage caused by such removal.

     Alterations:  Lessee, by occupancy hereunder, accepts the leased premises 
as being in good repair and condition.  Lessee shall maintain leased premises
and every part thereof in good repair and condition, damages by causes beyond
the control of the Lessee, reasonable use, ordinary decay and wear and tear
excepted.

     Alterations:  Lessee, by occupancy hereunder, accepts the leased premises
as being in good repair and condition.  Lessee shall maintain leased premises
and every part thereof in good repair and condition, damages by causes beyond
the control of the Lessee, reasonable use, ordinary decay and wear and tear
excepted.  Lessee shall not make or suffer to be made any alterations,
additions or improvements to or of the leased premises or any part thereof 
without prior written consent of Lessor, which consent the Lessor covenants
and agrees shall not be unreasonably withheld.  In the event Lessor consents
to the proposed alterations, additions, or improvements the same shall be at
Lessee's sole cost and expense, and Lessee shall hold Lessor harmless on 
account of the cost thereof.  If required by Lessor, such alterations shall be
removed by Lessee upon the termination or sooner expiration of the term of 
this Lease and Lessee shall repair damage to the premises caused by such 
removal, all at Lessee's cost and expense.

     Alterations:  The Lessee shall have the right during the term of this
lease subject to the Lessor's prior written approval to make alterations,
attach fixtures and erect additions, structures or signs in or upon the leased
premises, said approval not to be unreasonably delayed or withheld.  Such
fixtures, additions, structures or signs so placed in or upon or attached to
the leased premises under this lease or any prior lease of which this lease is
an extension or renewal shall be and remain the property of the Lessee and may
be removed therefrom by the Lessee prior to the termination or expiration of
this lease or any renewal or extension thereof, or within a reasonable time
thereafter.

     The Lessee may make improvements to the leased premises and alterations
to the buildings situated thereon, provided it has received the written 
consent of the Lessor to do the same, which consent shall not be unreasonably
withheld.  Such alterations and improvements shall remain for the benefit of
the Lessor at the termination of the lease.  It is understood and agreed that
all equipment, machinery and trade fixtures of every kind and description
placed in or upon the leased premises by the Lessee during the term of this
lease or prior to the commencement hereof, shall be and remain personal
property belonging to the Lessee, and at the expiration of the term of this
lease or any renewal hereof, the Lessee shall have the right to remove such
personal property from the leased premises, restoring and repairing at its
expense any damage to the premises caused by the removal of such items of such
personal property.

     Lessee shall, at its expense and with the written consent of the Lessor,
have the right from time to time during the term of this lease, to make such
alterations of the demised premises and to do such decorating and remodeling
thereof as may be reasonably required for the conduct of its business and for
the full beneficial use of the demised premises.  It is expressly understood 
and agreed that any such repairs, alterations, decorating, or remodeling shall,
upon being made, become a part of the demised premises and the property of the
Lessor.
     Lessee covenants that it will indemnify and save the Lessor harmless from
and against all liens, claims, or damages arising by reason of any repairs or
improvements which may be made by the Lessee on said premises.

     Improvements, Additions and Alterations:
     (a) Lessee shall have the right, with the consent of Lessor, which 
consent shall not be unreasonably withheld, at its own expense, from time to
time during the term of this lease, to make such alterations, additions,
changes and improvements, structural or otherwise, in and to the demised
premises as it finds necessary or convenient for its purposes.  At the end of
the term of this lease, Lessee shall have the right to remove any such 
additions, alterations, changes and improvements which are nonstructural if
such removal does not cause damage to the demised premises.  All structural
alterations and additions to premises, when made with Lessor's consent, shall
become the property of Lessor upon termination of this lease.  Lessee shall
not be obligated to remove any such additions or to restore the demised
premises to the condition in which they were at the time of the commencement
of this lease.
     (b) If at any time during the term of this lease or any extension thereof,
Lessee is deprived of possession or the right to possession of the demised
premises or any material portion thereof through no default or neglect of its
own, or should this lease be cancelled and terminated because of a default of
Lessor under this lease, then, in any such event, Lessor shall pay to Lessee 
the full amount expended by Lessee in making alterations, repairs, 
improvements, and additions upon and to the demised premises, less any amounts
which Lessee may previously have recovered from Lessor.

Additions and Fixtures:

a)  Lessee will make no alteration or addition to the Leased Premises without
the prior written consent of Lessor except as follows:
     1.  Installation and operation of vending machines for use by guests and
         employees only on floors leased by Lessee.
     2.  Installation of carpeting.  Said carpeting shall be _____ oz. building
         standard (glued down) at a cost of _________ per sq.yd. installed.
         Lessor shall cause the carpeting to be installed for Lessee's account
         less ________ per sq.yd. of carpeting floor covering allowance.
     3.  Half-ceiling height partitions as shown on Exhibits (          ).
         Lessor agrees to monthly credit the prorated cost of such partitions
         by an amount equal to the monthly cost of renting such a partition
         system satisfactory to both Lessor and Lessee.  Lessee will own and 
         remove partitions upon termination of lease and any extensions
         thereof.
b)  Lessee may remove its trade fixtures, office supplies and movable office
furniture and equipment not attached to the Building provided:  Such removal
is made prior to the termination of the term of this Lease; and Lessee promptly
repairs all damage caused by such removal.  All other property at the Leased
Premises and any alteration or addition to the Leased Premises (including wall-
to-wall carpeting, paneling or other wall covering) and any other article
attached or affixed to the floor, wall or ceiling of the Leased Premises shall
become the property of Lessor and shall remain upon and be surrendered with the
Leased Premises as a part thereof at the termination of this Lease.
c)  Nothing in this lease to the contrary notwithstanding, Lessee shall be
entitled at its sole election to remove all removable decorations, draperies,
light fixtures, removable partitions and other articles and machinery or
equipment at any time caused to be installed in and on the Leased Premises by
and at the cost of Lessee and shall repair any damage caused thereby.

     Alterations:  The Lessee shall not make or suffer to be made any
alterations, additions or improvements to or on the Premises or any part
thereof without the prior written consent of the Lessor in each event and any
alterations, additions or improvements to the Premises except Lessee's
furniture, equipment and trade fixtures shall become the property of the
Lessor at the termination of this lease.  Any such alterations, additions or
improvements shall be made at Lessee's sole cost by a person or persons
approved by the Lessor.

     Alterations:  The Lessor shall, at Lessor's own cost and expense, perform
all work and furnish all materials necessary to prepare the Premises in 
accordance with Exhibit(s).  The Lessee shall not make or suffer to be made
any alterations, additions or improvements to or on the Premises or any part
thereof, without prior written consent of the Lessor in each event; any
alterations, additions, or improvements to the Premises except Lessee's
furniture, equipment and trade fixtures shall become the property of the Lessor
at the surrender of Premises by the Lessee.
     Any alterations, additions, or improvements performed by either the Lessor
or the Lessee shall be accomplished in a workmanlike manner and both shall have
the right to inspect the progress of the work being performed.  The Lessor and
the Lessee shall indemnify and save harmless, each for the other as the case
may be, from any and all claims of a person or persons performing such 
alterations, additions or improvements.

     Lessee may at its expense at any time and from time to time install in
and remove from the leased premises any furniture, furnishings and equipment
which Lessee may deem necessary or appropriate for the conduct by Lessee of its
business in the leased premises.  Lessee may also at its expense, with the
written consent of Lessor, make such alterations in or additions to the leased
premises as Lessee may deem necessary or appropriate for the conduct by Lessee
of its business in the leased premises but all such alterations and additions
shall become a part of the leased premises and Lessee shall not be entitled to
or be required to remove the same at the expiration of this Lease.  Lessor
shall not arbitrarily or unreasonably refuse to give its consent to the making
of any such alterations or additions.

     Alterations:  The Lessor shall, at Lessor's own cost and expense, perform
all work, furnish all materials and obtain all certificates and permits
necessary to prepare the Premises in accordance with Exhibit (     ) attached
hereto and made a part hereof.  The Lessee, at its own expense and without the
approval of the Lessee, may add new improvements and may alter, extend,
improve and add to any of the improvements and buildings now or hereafter on
the Premises provided that such alterations, extensions, improvements and
additions do not adversely affect the structural strength of the Building or
improvements on the Premises or reduce the fair market value thereof below the
value immediately prior thereto and are affected with diligence in a good and
workmanlike manner and in conformity with all then current laws and ordinances
pertaining thereto.
     Material removed from the Premises in performing such work and salvage
therefrom shall belong to the Lessee.  The Lessee, at its option and expense,
may remove and/or retain all additions, buildings or structures hereafter
erected on the Premises by the Lessee, at its own expense, which are 
removable without adversely affecting the character or usability of the
remaining buildings and improvements on the Premises; or at its option, the
Lessee may abandon the same, in whole or in part, to the Lessor at the end or
expiration of the term by vacating the Premises without removing the same.  In
the event of the removal of such improvements or any of them, the Lessee shall
not be required to remove pipes, wires and the like from the walls, ceiling or
floors providing that the Lessee properly cuts, caps and disconnects such pipes
and wires and seals them off, if necessary, in a safe and lawful manner.
     All fixtures, machinery and equipment theretofore and hereafter installed
on the Premises by the Lessee, at its own expense, shall at all time remain
personal property and be removable from time to time by the Lessee provided
that the Lessee restores any physical damage to the Lessor's property resulting
from such removal.  The Lessor may at its option require Lessee to remove, at
Lessee's expense, all such fixtures, machinery and equipment and restore any
physical damage to Lessor's property resulting from such removal at the
expiration of the term.
     Lessee shall indemnify and save harmless the Lessor from all claims,
mechanics' and materialmen's liens, damages and costs resulting from or arising
out of any of the alterations, extensions, improvements, additions or 
restorations to the premises performed by Lessee, its agents or employees.

     Alterations:  Lessee shall not make any alteration, renovation or
improvement to the premises without Lessor's prior written consent, which shall
not be unreasonably withheld.  All alterations, renovations and improvements
made to the premises by either Lessor or Lessee, except office furniture and
equipment installed at Lessee's expense, shall be the property of Lessor and
remain upon and be surrendered with the premises at the expiration of the term
hereof.

     Lessee shall have the right to erect and install such improvements on or
about the premises as it may from time to time deem necessary or expedient for
the conduct of its business, provided that such improvements shall become the
property of Lessor at the end of the term of this lease.  Any increase in taxes
assessed or levied against the demised premises that is caused by or 
attributable to any such improvements made by Lessee on or about the demised
premises, shall be paid by Lessee to the Lessor as soon as the amount thereof
has been ascertained.

     Sublessee shall not make any changes or alterations, sturctural or 
otherwise, to the subleased premises without the prior written consent of the
Sublessor; provided, however, that such consent shall not be unreasonably
withheld.

     Improvements by Lessee:  Lessee shall have the right, with the prior
written consent of Lessor, to make such alterations, additions, or improvements
in or to the leased premises as it shall consider necessary or desirable for 
the conduct of its business, provided that all such work shall be done in a
good and workmanlike manner, that the structural integrity of any building 
shall not be impaired, and that no liens shall attach to the leased premises
by reason thereof.  Upon the termination of this lease such alterations,
additions, or improvements shall, at the option of the Lessee, (1) become the
property of Lessor, or (2) be removed by the Lessee provided that any part of
the leased premises affected by such removal shall be restored to its original
condition, reasonable wear and tear excepted.
     Additions and Fixtures:  a. Lessee shall make no alterations, additions or
repairs to the Lease Premises without the prior written consent of Lessor.
     b. Any approved alteration, addition or improvement to said Lease
Premises will be made by Lessor, but at the cost of Lessee, and shall be
surrendered with the Lease Premises.  Lessee may remove its trade fixtures,
furniture, and equipment not attached to or being a part of the Lease Premises
or Building, provided that Lessee is not in default of any of the terms and
obligations or covenants of this Lease Agreement at the time of such removal.
     c. Lessee shall accomplish all such removals in a good, workmanlike manner
and shall restore the Lease Premises to its original condition, ordinary wear
and tear excepted.

     Alterations.  Lessee shall have the right, at its own expense, to make
such alterations, additions, installations, changes and improvements to Leased
Premises as may be necessary for Lessee's purposes, provided such alterations,
additions, installations, changes and improvements shall not change the
character of the building or the Leased Premises, nor injure the building nor
diminish its value, provided that Lessor's consent in writing must first be
obtained, and provided further, Lessee shall defend and hold Lessor harmless
from any claim, demand, or liability on account thereof.  Lessor's consent
shall not be unreasonably withheld; and Lessee shall, upon the termination of
this Lease or at any time during the continuation hereof, have the right to
remove any alterations, additions, installations, changes and improvements to
Leased Premises made by Lessee whether or not the same become an actual part
thereof, and all fixtures, equipment, furnishings and property installed in or
attached to Leased Premises by and at the expense of Lessee, provided such
removal will not damage Leased Premises or that any damage caused thereby will
be fully repaired by Lessee at its expense prior to surrender of Leased
Premises.  In the event that Lessee fails so to remove any of the said 
additions, improvements or property which Lessee has the right to remove prior
to the termination hereof, Lessee shall be deemed to have abandoned said
property and thereupon the same shall become the property of Lessor.

     Alterations.  Lessor and Lessee agree that Lessee may alter or expand the
Building and construct other improvements on the Leased Premises, however,
Lessee acknowledges that the ____________________________, a municipal
corporation, reserves the right to approve structural additions, improvements
and/or alterations to the Leased Premises.  Lessor represents and warrants that
the installation and removal of personal property and trade fixtures are not
subject to the review by the ________________________________a municipal
corporation.
     Consistent with its responsibilities under Section _____ hereof, Lessor
shall have the right to review any plans and specifications prepared for any
alteration or addition or construction onto the Leased Premises.  Lessee shall
submit such plans and specifications to the Lessor for its approval thirty (30)
days in advance of the commencement of any work on the Leased Premises.  In the
event that the Lessor shall not give notice of any objections during this 
thirty (30) day period, Lessor's approval shall be deemed to have been given.
Lessor shall give notice to Lessee of any reasonable objections to the
contemplated activities of Lessee, and Lessor and Lessee shall cooperate to
resolve any differences.  At the time of the submission of such plans and
specifications, Lessor and Lessee shall mutually agree as to whether the
improvements shall revert to the Lessor upon the termination of the Lease or
may be removed by Lessee at such time.  Further, Lessor and Lessee shall agree
as to what replacement or restoration of the existing Building shall be
required at the termination of the Lease as a result of such improvements.
Once such agreement and approval has been obtained, such alterations and
improvements, insofar as they relate to structure of the Building, shall be
covered by the provisions of Section _____ and Section _____ hereof.  Lessee
agrees to pay reasonable costs incurred by Lessor and/or the corporation, to
have plans so submitted reviewed by their respective consulting engineers.  It
is understood and agreed that this Article _____ confers on _________________
____________ no rights greater than those conferred upon it in the leases and
addenda described in Section ______ hereof.

     ARTICLE       --LESSEE'S ALTERATIONS.  It is understood and agreed that 
Lessee shall have the right at its cost from time to time during its tenancy
hereunder to make any alterations, additions or improvements to its demised
premises and the Lessor hereby consents thereto, provided Lessor shall be
furnished in advance all plans for said alterations, additions or improvements
and shall, within _______ days after receipt of such plans, notify Lessee of
any reasonable objections thereto or of the approval thereof.  All such
construction shall be done in a good and workmanlike manner using first-class
building materials in accordance with the applicable building laws, rules and
regulations of those governmental authorities having jurisdiction thereof.
Lessee may remove all or any part of any wall in order to enlarge its premises.
Lessee shall be under no obligation to restore or remove any such changes at
the expiration hereof, however, all permament improvements so constructed by
Lessee shall belong to the Lessor and shall become part of the demised premises
free of any liens placed thereon by Lessee.

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