REAL PROPERTY DEED OF LEASE AGREEMENT

SITE: Charles Carroll Middle School6130 Lamont DriveNew Carrollton, MD 20784

THIS REAL PROPERTY DEED OF LEASE AGREEMENT (this "Lease"), made andentered into this __ day of ,2014, by and between the BOARD OF EDUCATIONOF PRINCE GEORGE’S COUNTY, a body corporate and politic, wifll an address of 13300 OldMarlboro Pike, Room 13, Upper Marlboro, Maryland 20772, herein referred to as "Lessor," andMILESTONE TOWER LIMITED PARTNERSHIP -III, a Delaware limited partnership, with anaddress of 12110 Sunset Hills Road, Suite 100, Reston, VA 20190, herein refen’ed to as"Lessee," recites and provides as follows:

RECITALS

1. Lessor is the owner of the parcel of improved real estate located in PrinceGeorge’s County, Maryland known as Prince George’s County District 20, Tax Map 0043, Grid00E2, Parcel 0002 (Account No. 2176816) and described in Exhibit A attached hereto andincm-porated herein by reference (the "Site"). The Site is presently operated by Lessor as apublic middle school.

2. Lessee intends to construct a free-standing monopole satisfying the requirementsof this Lease and all applicable laws (the "Monooole"), and to lease from Lessor land on whichLessee intends to construct an equipment compound having the size and location shown onExhibit A, attached hereto and made a part hereof, for the installation of equipment operated byLessee or the Can%rs (as defined belo~v) on the Site (the "Corn op_p._o~d’). Lessee intends to leasespace on tbe Monopole and in the Compound to telecommunications or other wirelesscommuuications providers (the ~’Can’iers’~ and each individuatly~ a ~’Carrier~) in compliance withthe terms hereof. Such Can’iers may install antennas on the Monopole and construct equipmentplatforms (each, an "Equipment Platform") to support their communications equipment withinthe Compound (the Monopole and the Compound shall collectively be referred to herein as the"Base Station").

3. The parties now desire to set forth the terms pursuant to which Lessor shall leasea portion of the Site to Lessee for the purposes just described.

DEED OF LEASE

NOW, THEREFORE, for and in consideration of the mutual agreements set forth belowand other good and valuable consideration, the receipt and sufficiency of which are herebyacknowledged, the parties agree as follows.

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1. LEASE OF LEASED PREMISES:

a. Subject to and in accordance with the provisions of this Lease, Lessor herebyleases to Lessee and Lessee hereby leases from Lessor that ground space within the Site in thesize and location as shown, described and designated on Exhibit A attached hereto as the "LeaseArea" (the "Lease Area"), which, together with the Appurtenant Easements (defined in Section2), shall be referred to collectively as the "~eased Premises."

b. Except for those portions of the Leased Premises that are fenced with thepelanission of Lessor (which portions shall generally be the area immediately surrounding theCompound) and the actual space occupied by the Monopole (the "Exclusive Leased Premises"),the Leased Premises shall be demised to Lessee on a non-exclusive basis. Lessor and itsinvitees, permittees, agents, contractors and students expressly reserve the right to have, andshall have, free and full use of the Non-Exclusive Leased Premises, including, without limitation,the right of pedestrian and vehicular ingress and egress over and through the Non-ExclusiveLeased Premises in accordance with the terms hereof. Lessor shall also have free and full accessto the Monopole (at Lessor’s risk) for the purpose of maintaining, repairing and replacing anylights on the Monopole, to the extent it is required to do so. Without the prior written consent ofLessor, Lessee shall not alter, relocate or modify the lights on the Monopole.

c. Lessee acknowledges that with the exception of the air space over the landactually occupied by the Monopole, the Leased Premises shall include the air rights over the landonly to a height which is the lesser of ten (10) feet above the ground elevation or the bottom ofthe bleachers or other structure that is situated above the Leased Premises. Lessor and Lesseeacknowledge that the exact location of the Leased Premises is, as of the date of the executionhereof, the parties current intent with respect thereto, however the final location ~nay be subjectto modification (in both parties’ sole and absolute discretion) based upon the Lessee’sgovernmental approval process. Lessee and Lessor therefore each covenant and agree, subject toeach party’s approval as required in the inmaediately preceding sentence, to execute anaddendum hereto at such time as the final location of the Leased Premises is determined in theevent that such location differs from that as set forth on Exhibit A. Lessee has inspected theLeased Premises and accepts the same "AS IS" and in its present condition without anyrepresentation or wan’anty of Lessor except any that may be expressly set forth in this Lease. Ifthe Compound or any other component of the Base Station is to be constructed under thebleachers in the stadium at the Site, Lessor’s use and operation of the stadium shall continue andLessee’s rights under this Lease are subject to Lessor’s continuing use and operation of thestadium. If Lessee is replacing an existing light standard, Lessee shall construct the Monopolesuch that the Monopole can support the equipment currently on the Lessor’s lighting fixture (theMonopole shall replace Lessor’s existing light standard), as well as the equipment to be added tothe Monopole by Lessee and/or the Can~iers.

d. Not~vithstanding the foregoing, Lessee acknowledges and agrees that it is solelyresponsible for performing all necessary due diligence regarding the Site and the LeasedPremises, including confirming by way of a title report and examination that Lessor holds legaltitle to the Site and that no matters affecting title to the Site prohibit, impair or require third partyconsent to the leasing of the Leased Premises to Lessee, the construction of the improvementscontemplated hereunder or any other matter relating or pertaining to this Lease (the "Due

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Diligence Matters"). In no event shall Lessor have any responsibility for or liability with respectto the Due Diligence Matters, all of which such liabilities are hereby waived by Lessee. Lesseeagrees to strictly comply, at its sole cost and expense, with all recorded documents, instrumentsand agreements affecting title to the Site, and indemnify and hold hmanless Lessor against anycost, expense, claim, demand, obligation, cause of action or liability with respect to any violationthereof by Lessee or its agents or sublessees.

e. Until the termination or expiration hereof, title to the Monopole and the portionsof the Base Station owned by Lessee shall remain with Lessee. After the termination orexpiration of this Lease, title to the Monopole and/or those portions of the Base Station ownedby Lessee that Lessor has required to remain on the Leased Premises shall, at the option ofLessor, vest in Lessor, and Lessee agrees to promptly execute such further assurances thereof asshall be requested by Lessor.

2. EASEMENTS SERVING LEASED PREMISES:

a. Lessor hereby grants to Lessee the easements described below in this Section 2(such easements collectively, the "Appurtenant Easements") as easements appurtenant to theleasehold granted to Lessee in this Lease. With the exception of Lessee’s grant of use of theAppurtenant Easements to Carrie~ and utility providers (including, but not limited to, VerizonMaryland, LLC and Potomac Electric Power Company, a District of Columbia and Virginiaco~poration and/or Baltimore Gas and Electric), the Appurtenant Easements may not be assignedor otherwise transferred in whole or in part separately from the leasehold granted under thisLease, and any such attempted assignment or transfer shall be void.

i. Lessor grants Lessee a nonexclusive, temporary construction easement ofvarying dimensions over, on, and thi’ough adjoining and adjacent portions of the Site, as shownon Exhibit B (Temporary Construction Easement) and identified as the "Tempormy ConstructionEasement", for construction and installation of the Base Station upon the Leased Premises. Suchtemporary ~o~ru~i.o~ ~semq~t ~!! terminate uppn the ~ompl~tion ~( ~s~ee~ ~on~mcf!ondescribed in Section 7 provided that such te~zn shall be extended for such period of time asLessee may be prevented from constructing the Base Station by reason of force majeure, andmay be extended for such further period as Lessor in its discretion may agree.

ii. Lessee shall be permitted the non-exclusive use of a variable width fight-of-way, the description of which is shown on Exhibit B (Utilit7 Easement) hereof and describedas the "Utility Easement," or such other fight-of-way of similar dimensions as Lessor maydesignate dofing the term of this Lease, to construct, erect, install, operate and maintainunderground communication cables from the Leased Premises, over, across and through thatportion of the Site designated on Exhibit B (Utility Easement).

iii. Lessor hereby agrees to grant to the local utility aud telephone companies,on ternas acceptable to Lessor in its reasonable discretion, the non-exclusive easements andfights-of-way up to ten feet (10’) in width to construct, maintain, operate and repaircommunication and electric power lines, conduits and systems over those portions of the Sitedesignated on Exhibit B (Utility Easetnent) hereof and described as the "Utility Easement," orsuch other right-of-way of similar dimensions as Lessor may designate during the term of this

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Lease, and the right-of-way of Lessee provided for in Subsection 2 a(ii) during the term of thisLease for purposes of installation and provision of telephone and electric service to the BaseStation.

iv. Lessor hereby grants Lessee a non-exclusive easement and variable widthfight-of-way for ingress to and egress from the Leased Premises by Lessee and the Cata’iers, forvehicular traffic for constructing, installing, maintaining, operating and repairing the BaseStation, over that portion of the Site designated on Exhibit B (Access Easement) hereof anddescribed as the "Access Easement", or such other right-of-way of similar width as may bedesignated by Lessor to provide such access to the Leased Premises and the Base Station. In theevent that Lessee damages any grassed area with its service and/or construction vehicular traffic,the Lessee will promptly re-sod the disturbed areas.

b. Lessor shall have the right to relocate any of the Appurtenant Easements(provided that there shall be no termination thereof, and no interruption of service or access as aresult thereof other than such short term interruption as is necessary to effectuate the physicalrelocation, provided that Lessor and Lessee shall attempt to ensure that the replacementAppurtenant Easement is in place prior to such relocation such that any such intemaption shall beas minimal as reasonably practicable). If such relocation occurs after the installation of utilitiesor facilities therein, such relocation shall be at Lessor’s expense.

c. With the exception of the temporary construction easement provided for inSection 2 a(i), which may expire sooner as provided in such section, and any utility easements tothird-party utility or power companies, which shall expire in accordance ~vith their terms, theterm of all Appurtenant Easements shall automatically expire upon termination of this Leasewithout the need for further act of any party. No~,vithstanding the foregoing, if requested byLessor, Lessee shall execute and deliver to Lessor, in reco~table form, such documents as Lessormay request to evidence of record the tetanination of all Appurtenant Easements as just provided.

3. USE OF LEASED PREMISES:

a. Lessee shall use the Leased Premises solely for construction, operation andleasing of the Base Station as provided herein, and shall use the Appurtenant Easements solelyfor the applicable purposes described in Section 2. Lessor makes no representation or warranty~vhether such use is permitted by any laws or regulations applicable to the Leased Premises, andLessee is solely responsible for determining whether such use is permitted, and for securing allnecessat3~ licenses, permits and approvals therefor.

b. Not~vithstanding any other provision of this Lease, Lessee acknowledges theabsolute primacy of the Lessor’s use of the Site as a public middle school, and that Lessee’srights under this Lease (and, accordingly, any Can’ier rights under a Carrier Sublease (as definedbelow)) are subject and subordinate to Lessor’s use and operation of the Site. Accordingly, inexercising their rights under this Lease, Lessee shall avoid any adverse construction, operationalor other such impact on the Site or Lessor’s use and operation thereof, whether such impactsarise from work or activities being performed or undertaken on or off of the Site (utility outagesarising from off-site utility relocation, for example), and, notwithstanding any other provision ofthis Lease, Lessee will cause such entry, work or activities to be perfmrned or undertaken at such

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times, and to occur in such manner, as Lessor may require, in its reasonable discretion, to avoidany adverse impacts to the Site or Lessor’s use thereof. Further, Lessee agrees that it will causeeach Carrier to comply with the provisions of tltis Section 3. Pursuant to the provisions ofSection 8b, Lessee shall be responsible for repairing all damage to the Base Station, the LeasedPremises or tire Site caused by Lessee or any of Lessee’s employees, contractors or agents. Incase of emergencies tlu’eatening life or safety or any component of the Base Station, Lessee mayenter the Leased Premises without prior notice to Lessor, provided Lessee notifies Lessor of suchentry, and the nature of the work performed or undertaken as a result of such emergency, as soonas pructicable after Lessee’s entry. Notwithstanding the foregoing, Lessee shall have the right tomake customary and routine inspections of the Leased Premises upon one (1) business day priornotice, provided that (i) such ent~3, is only for the purpose of inspecting the Leased Premises,conducting routine maintenance and repairs (provided such maintenance and/or repairs do notrequire alteration of the structural elements to the Base Station or the Monopole or the additionor substitution of any electrical cabinet or equipment shelter) and (ii) the worker or workers whomake such inspections check-in with the appropriate personnel at the Site prior to accessing theLeased Premises and, in all cases, follow all procedures required by Site personnel.

e. Fingerprint Background Check: Lessee’s employees, contractors or agents areresponsible for securing all necessa~3, fingerprint background checks for any employee,contractor, or agent who will work under this Agreement. In accordance with AdministrativeProcedure 4215, employees, contractors or agents working in a capacity where uncontrolledaccess is anticipated, such as those working with students in an unsupervised capacity on schoolgrounds, off of school property, or after school, are required to be fingerprinted and complete afull background cheek before perfma’ning duties. Fiugerprint background checks must beconducted through BOE-PGC Fingerprint Office.

4. TERM:

a. The term hereof shall be for an initial texan of five (5) years, with up to five (5) 5-year extension terms, commeneing on the date of the final execution and deliver3, hereof (the"Commencement Date"). The term hereof shall be automatically extended as of the expirationof the then cun’ent term unless Lessee provides thirty (30) days advance writteu notice of itsintent not to so renew the term hereof. Notwithstanding tire foregoing, if the Monopole is notconstructed within twelve (12) months after the date Lessee’s obtains all required governmentalapprovals and permits, and one (1) Carrier Sublease executed and paying full rent, this Leasemay be te~xninated by Lessor with thirty (30) days written notice to Lessee. Further, in the eventthat at any time after the initial construction of the Monopole on the Site, the Monopole remainsvacant (i.e., with no Carrier Sublease applicable thereto) or no Carrier is paying rent therefor fora period in excess of twelve (12) consecutive months, this Lease may be terminated by Lessorwith thirty (30) days written notice to Lessee. In addition, Lessee or Lessor may tetrninnte thisLease with sixty (60) days prior notice to the other Party if (i) Lessee is unable to obtain ormaintain in force all necessary governmental approvals, (ii) a material change in govenunentregulations makes it impractical, impossible, unlawful or uneconomic for Lessee to continue tooperate the Facilities under this Lease, (iii) interference by or to Lessee’s operation cannot,despite good faith negotiations bet~veen Lessee and Lessor in accordance with the terms hereof,be resolved, or (iv) the Site or the Facilities are destroyed or damaged or taken in whole or inpart (by condenmation or other~vise) sufficient in Lessee’s reasonable judgment, adversely to

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affect Lessee’s use of the Site. If this Lease is rene~ved, then all covenants, conditions and termswill remain the same.

b. At the end of the term of this Lease, whether by the passage of time or theexercise by any party of any right of termination, Lessee shall sun’ender the Leased Premises toLessor in the condition specified in this Section 4b. Within sixty (60) days after the end of theterm of this Lease, Lessor shall notify Lessee of its election to (i) have Lessee dismantle andremove the Base Station, or any component thereof, including, but not limited to, any or all ofLessee’s facilities from the Leased Premises and the Site or (ii) have the Monopole and/or BaseStation (other than those portions of the Base Station owned by the Carriers) remain on theLeased Premises. If Lessor fails to make such an election within the sixty (60) day period,Lessee shall inform Lessor in writing, and Lessor shall have an additional thirty (30) days tomake the election. If Lessor fails to make an election, it shall be deemed to have elected option(i). If Lessor elects or is deemed to elect option (i), Lessee shall promptly (and in any eventwithin ninety (90) days) remove the designated facilities from the Site, at Lessee’s sole cost andexpense; provided, however, that Lessee shall, with Lessor’s approval, be entitled to leave inplace underground cables which Lessor determines do not and will not present a health or safetyrisk, and any other improvements which are two (2) feet or more below grade. If Lessor electsoption (ii), title to the facilities designated by Lessor shall immediately vest in Lessm; withoutthe necessity of further action by Lessor or Lessee. NoP, vithstanding the foregoing, if sorequested by Lessor, Lessee shall execute such further assurances thereof as shall be requestedby Lessor. Further, nothing herein contained shall be deemed to prohibit or restrict any Carrierfrom removing its equipment to the extent permitted to do so under any Can’ier Sublease.

c. Subject to Section 4b, the Base Station, including the Monopole, and otherequipment, shall during the term of this Lease be deemed the personal property of Lessee and/orthe Carriers, as applicable.

5. RENT & ACCESS FEE:

a. Beginning on the Commencement Date, and thereafter on the tenth day of eachcalendar month during the term and any extension term of this Lease, Lessee shall pay to theLessor, in legal tender of the United States of America without demand, setoff or deductionwhatsoever, as monthly rent for the Leased Premises, an amount equal to forty percent (40%) ofthe Gross Revenues (as defined below) derived from the use, leasing or occupancy of any portionof the Monopole or Base Station for the preceding calendar ~nonth. The term "Gross Revenues"shall mean all revenue actually collected by Lessee from Carriers with respect to the Site (otherthan any reimbursetnent being made to Lessee by a Carrier in connection with construction ofthe Base Station, connection to any utilities, or reimbursement for any site access fee providedthat such reimbursement is not in lieu of or in substitution of any rent thereunder), less any realestate ad valorem taxes (which telan specifically excludes personal property taxes and taxes onincome derived from the Base Station) payable for such period (or the pro rata share thereofapplicable to such period) by Lessee on the Leased Premises or the Base Station. All rentalpayments shall be made by check payable to Lessor at the

__, Attention:from time to time provide.

., or such other address as the Lessor may

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b. In addition to the rent described in the preceding paragraph, any otber amountspayable under this Lease to Lessor, however denominated, shall be deemed additional rent, andLessor shall have all rights and remedies in respect of payment and collection thereof as areapplicable to rent. Any amounts payable hereunder by Lessee that are not paid when due shallbear interest at the rate often percent (10%) per annum.

c. Lessee shall pay Lessor the Site Fee described in that certain TelecommunicationsLeasing Master Agreement dated February 7, 2011 (the "Master Lease"), which is equal toTwenty-Five Thousand and No/100 Dollars ($25,000.00). One-half(I/2) of the Site Fee shall bepaid to Lessor within five (5) days after the final building permit is obtained by Milestone andthe other one-half (1/2) of the Site Fee shall be paid to Lessor on the date Lessee beginsconstruction on or in the Leased Premises pursuant to Section 7. In the event Lessee fails toti~nely pay the Site Fee (or a portion thereof), Lessee shall, in addition to owing Lessor suchamount, pay to Lessor interest on the amount thereof from the date due through the date ofpayment of such amount to Lessm; in an amount equal to the Prime Rate of interest as publishedfi’om time to time by The Wall Street Journal plus four percent (4%).

6. REAL ESTATE TAXES, UTILITIES, MAINTENANCE:

a. Lessee shall be solely responsible for all costs and expenses relating to theconnection, disconnection, consumption and use of any utilities and/or services in connectionwith Lessee’s construction, installation, operation and maintenance of the Base Station on theLeased Premises including, without limitation, any electric consumption by its equipment, andLessee agrees to pay all costs for service and installation of an electric meter directly to the localutility company.

b. Lessee shall be responsible for the declaration and payment of any applicabletaxes or assessments against the Base Station or other equipment owned or used by Lessee orallocable (on a pro rata basis) to the Leased Premises, including but not limited to any sales andproperty ta~s, ~s \v~!! ~ ~ny taxes based ~ tl~ ren~ payable hereunder, ~ncluding gro~s receiptstaxes. During the term, Lessee shall be responsible for the timely payment of all taxes leviedupon the leasehold improvements on the Leased Premises.

c. Lessee shall at all times during the term of this Lease, at its o~vn expense,maintain the Base Station and the Leased Premises in proper operating condition and maintainstone in reasonably good and attractive condition, and will repair any damage except that causedby Lessor, its agents or servants. Lessee shall keep the Leased Premise and the Base Station freeof debris at all times. Lessee agrees that it will inspect the Leased Premises and the Base Stationno less frequently than once every three months.

d. Lessee shall maintain the Leased Premises at all times in compliance withLessor’s rules and regulations and all governmental roles, regulations and statutes including,without limitation, those relating to the ligbting and painting of the Base Station, andrequirements of the Federal Communications Commission (the "FCC"), the Federal AviationAdministration (the "FAA"), and other federal, state or local government authorities havingjurisdiction over the Base Station.

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e. Lessee shall be solely responsible, at its sole cost and expense, for keeping theMonopole at all times in reasonably good order, condition and repair, and in compliance with allapplicable laws, ordinances and rules. Lessee shall cause the Monopole to be regularly inspectedand preventative maintenance to be performed in accordance with the standalxls of the industry,but in no event less frequently than once every ttu’ee (3) years. Lessee shall provide Lessor witha written report setting forth in reasonable detail the condition of the Monopole, any issues notedduring the inspection and any preventative maintenance undertaken. In no event shall Lessor berequired to maintain or repair the Monopole, or pay or reimburse Lessee for any costs associatedthere~vith.

f. If applicable, Lessor shall be responsible for the maintenance and repair of anylighting fixtures installed by Lessor (or by Lessee on behalf of Lessor) on the Monopole.

7. CONSTRUCTION BY LESSEE:

a. Lessee shall use good faith and commercially reasonable efforts to obtain allnecessary approvals, including, without limitation, those reqnired by the FAA and the FCC, forconstruction and operation of the Base Station. After obtaining the necessary permits andapprovals therefor, Lessee, at its sole cost and expense, shall perform or cause to be perfo~anedall of the following work:

i. If applicable, replacing the existing light standard with a Monopole with aheight up to one hundred fourteen feet (114’) above ground level. Lessee will remove thediscarded light standm’d from the Site and deliver it where directed by Lessor. Lessee shallrehang on the Monopole all equipment installed on the light standard, at the same height or suchother height as Lessor and Lessee shall mutually agree.

ii. Installing the utility and equipment compound with the dimensions shownand described on Exhibit A attached hereto.

iii~ At the r~quE~f 6f LE~g6r at the E6mmefiEemen~ 6f the iE~rn of thig Lease;installing a chain link or wood fence or natural screening on each side and on top of theCompound or any other portion of the Base Station.

iv. Subject to Lessor’s approval thereof as provided in Section 7d hereof,performing or causing to be performed all other improvements and work associated with thework described above that may lawfully be required by Prince George’s Connty or any othergovernmental body or official having jurisdiction, as part of or in connection with the workdescribed above.

b. Lessee’s agreement to perform or cause to be performed at its expense all of thework described above, all at Lessee’s cost and expense, shall be construed broadly to provide forall costs and liabilities of such work, whether or not such costs are anticipated and withont regardto Lessee’s present estimates for the cost of same, so that all of such work is fully and properlyperfoaaned and paid for by Lessee, and upon completion of same the Site, as altered by suchwork, is as fully functional and suitable for continued use by Lessor as it was prior to the start ofLessee’s work. Accordingly, the phrase "all work" shall include, without limitation, all of thefollowing work, and Lessee’s promise to pay for such work shall include, without limitation, all

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of the costs and liabilities associated with the following all labor and materials; design work;legal and professional fees of Lessee’s consultants; permit drawings aud materials; coustructioncosts; construction equipment and materials; utilities extension or relocation; provision ofprotective fencing and other safety measures; maintenance; removal of construction relateddebris from the Site; liability, property and workers’ compensation insurance premiums; bondfees; development and construction permits; inspections and approvals; re-sodding of alldisturbed areas not covered with impervious surface; replacement or relocation of landscaping;re-paving or re-striping of any damaged or disturbed paved areas whether for traffic control,parking or other~vise; relocation, replacement or provision of ne\v safety and traffic/directionalsignage; connection of new sidewalks, drives, parking areas and other facilities to Lessor’sexisting facilities; and the repair and restoration of any item, place or thing required as a result ofany damage to the Site caused in the prosecution of the work contemplated by this Lease.

c. Lessee shall cause construction of the Base Station (other than components whichmay be constructed by any future Carrier) to be commenced as soon as practicable after receiptof all necessary permits and approvals and to be completed within a reasonable time thereafter,not to exceed one (1) year fi’om the Commencement Date, excepting periods of delay caused byforce majeure. Once its work on the Base Station is initiated, Lessee shall diligently andcontinuously prosecute such work to final completion (including obtaining all requiredinspections and approvals) in a timely manner in accordance with a schedule to be agreed uponin advance by Lessor and Lessee (the "Initial Construction Schedule"). Such schedule shall limitconstruction activities to such days and times as Lessor may require to avoid any material andadverse impacts on the use and operation of the Site. Lessee shall keep Lessor fully apprised ofany events that might impact the Initial Constt’uction Schedule. If Lessee fails to perform itswork in accordance with the Initial Construction Schedule approved by Lessor, including anyLessor-approved revisions thereto, and if such failure threatens the safe, proper and timelyconduct of school classes or other operations or uses of the Site, then Lessor shall have the fightto take all measures as it may deem necessary to avoid or abate any interference with such safe,proper and timely conduct of such classes or other operations or uses. Such measures mayinelude~ wifl~out limitation~ engaging additional const~-uction personnel~ stopping anyconstruction activities occurring on the Site, removing interfering constructiou equipment,materials or facilities, and providing alteruate or additional drives, sidewalks, parking areas orother facilities. All such measures shall be at the sole cost, expense and liability of Lessee, andany costs expended by Lessor in connection therewith inehtding, without limitation, reasonableattorneys’ fees, shall be reimbursed by Lessee to Lessor promptly after demand. Lessor shallgive Lessee prior notice before comnaencing any such measures and to coordinate with Lessee indetelanining the measures that may be necessary. Lessee shall permit Lessor’s designatedinspector full access to all of Lessee’s construction areas and shall provide such inspector accessto all construction plans, drawings and other information reasonably requested.

d. The Base Station, and each component thereof constructed by Lessee, shall beconstructed by Lessee in a good and workmanlike manner and in accordance with the plans,drawings and specifications prepared and provided by Lessee for Lessor’s prior review andwritten approval, which approval shall not be um’easonably withheld, conditioned or delayed.Construction and installation of the Base Station by Lessee shall be in co~npliance with allapplicable rules and regulations including, without limitation, the customary specifications andrequirements of Lessor and those of the Occupational Safety and Health Administration

("OSHA"), the FCC, the FAA, and regulations of any governmental agency (town, county, stateor federal) including, but not limited to the applicable requirements of the local planning andzoning and building, electrical, communications and safety codes of Prince George’s County,Maryland. Lessee, at its sole cost and expense, shall secure all necessary permits and approvalsrequired to permit the construction and operation of the Base Station. Lessor agrees to cooperatereasonably with Lessee in any necessary applications or submissions required to permitconstruction and operation of Lessee’s Base Station as described herein, provided that Lessorshall be reimbursed for all expenses incurred in providing such cooperation within thirty (30)days of incurring the expenses, and provided further that obtaining Lessee’s permits andapprovals shall not result in the imposition of any material restrictions or limitations or adverseimpacts on the Site or Lessor’s use, operation improvement or redevelopment thereof. All ofLessee’s work and facilities shall be installed fi’ee of mechanics’, materialmen’s and other liens,and claims of any person. Lessee agrees to defend, with counsel approved by Lessor, and toindemnify and save Lessor hmanless, from all loss, cost, damage or expense including, withoutlimitation, reasonable attorneys’ fees, occasioned by or arising in any connection with the workcontemplated by this Lease, and shall bond off or discharge any such liens or other claims withinthirty (30) days after written notice from Lessor.

e. Prior to commencing any activities on the Site pursuant to this Lease, Lessee shallprovide Lessor with evidence satisfactory to Lessor that Lessee and its contractors and agentswho will be working on the Site are covered by insurance as required by Section 14 hereof.

f. Lessee shall, upon Lessor’s request, fence and buffer the Base Station and/or theLeased Premises or any portion thereof. In addition, in the event the Base Station is to beconstructed near any existing structure or structures on the Site, Lessee shall, prior tocommencing any such construction, provide Lessor, at its request, with a report prepared by anindependent third-party professional engineer confirming the structural integrity of the existingstructure or structures following the construction of the Base Station.

g, Lessee shall restore in compliance xvith the Federal Americans with DisabilitiesAct (and any state or local law counterpart or implementation thereof) any of Lessor’s facilitiesphysically altered by Lessee’s work.

h. Lessee shall not make fiarther additions or improvements to the Base Station orthe Leased Premises without first obtaining Lessor’s written consent, ~vhich consent shall not bewithheld, conditioned or delayed unreasonably. The foregoing is not intended and shall not beconstrued however to prohibit or limit Lessee’s ability to lease or license space on the Monopoleand within the Base Station to Carriers for their use, subject to the applicable provisions ofSection 18 hereof.

8. OPERATION OF BASE STATION:

a. Lessee and the Carriers shall operate the Base Station in strict compliance with allapplicable statutes, codes, roles, regulations, standards and requirements of all federal, state andlocal governmental boards, authorities and agencies including, without limitation, OSHA(including, without limitation, OSHA regulations pertaining to RF radiation), the FCC and theFAA, as well as such reasonable roles and regulations which Lessor may publish for the site

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from time to time. Lessee has the responsibility of carrying out the terms of its FCC license inall respects, including, without limitation, those relating to supporting structures, lightingrequirements and notification to FAA. Lessee, prior to constructing the Base Station, shall have,and shall deliver to Lessor, copies of all required permits, licenses and consents to construct andoperate the Base Station. In the event that the operation of the Base Station violates any of theterms or conditions of this Lease, Lessee agrees to suspend operation of the Base Station withintwenty-four (24) hours after notice of such violation and not to resume operation of the BaseStation until such operation is in strict compliance with all of the requirements of this Lease.Lessee shall be responsible for ensuring that each Can’ier complies with the tel~ns of this .Section

b. Other than with respect to entries established pursuant to the Initial ConstructionSchedule, and prior to any entry upon the Leased Premises, Lessee shall provide not less thantwo (2) business days prior notice to Lessor which notice shall specify the type of work or otheractivities that are to be performed or undertaken on the Leased Premises or which may impactthe Site. Lessee further agrees and covenants that the Base Station, transmission lines andappurtenances thereto, and the construction, installation, maintenance, operation and removalthereof, will in no way damage Lessor’s property or materially interfere with the use of the Siteby Lessor, its successors and assigns. Not~vithstanding the foregoing, Lessee agrees (i) to repairany damage caused to the Site or the Leased Premises, including, but not limited to, any damageto utility lines, drains, waterways, pipes, grass fields or paved surfaces by sach installation,construction, maintenance, operation or removal to the condition the Site or the Leased Premiseswas in immediately prior to such damage, (ii) that any repair work undertaken on the Site or theLeased Premises shall be completed as soon as possible after the occun’ence of such damage, (iii)that if Lessee’s activities on the Site or the Leased Premises result in the need to restore orreplace any grass areas, such areas shall be sodded, rather than seeded, and (iv) that it shall beresponsible for the full and timely payment of any costs incurred in connection with the repairsdescribed in clauses (i) thi’ough (iii) of this sentence.

c. Lessee may terminate this Lease with sixty (60) days prior notice to Lessor if(i) Lessee is unable to obtain or maintain in force all necessa~2¢ governmental approvals for theconstruction and/or use of the Base Station and!or Monopole, (ii) a material change ingovernment regulations makes it impractical or uneconomic for Lessee to continue to operateunder the Lease, (iii) interference by or to Lessee’s operation cannot, despite good faithnegotiations between Lessee and Lessor in acco~zlance with the texans hereof, be resolved, or (iv)the Site or the Monopote or Base Station is/are destroyed or damaged or taken in whole or in part(by condenmation or other~vise) sufficient in Lessee’s reasonable judgment, adversely to affectLessee’s use of the Site. If, after the execution of this Lease, Lessee is unable to operate theBase Station due to the action of the F.C.C. or by reason of any law, physical calamity,governmental prohibition or other reasons beyond Lessee’s control, this Lease may beterminated by Lessee by giving Lessor thirty (30) days’ prior notice of termination, subject toLessee’s restoration obligations under Section 4b hereof.

9. PERMITS AND SITE SPECIFICATIONS:

It is uoderstood and agreed by the parties that Lessee’s ability to nse the Leased Premisesis contingent upon its obtaining after execution of this Lease, all of the certificates, permits and

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other approvals that may be required by federal, state or local authorities for Lessee’s use of theLeased Premises as set forth in this Lease. Lessee shall use all reasonable efforts promptly toobtain such certificates, permits and approvals, at Lessee’s sole expense. Lessor will cooperatereasonably with Lessee at Lessee’s sole cost and expense, in its effort to obtain such approvals.In the event any such applications should be finally rejected or any certificate, permit, license orapproval issued to Lessee is canceled, expires or lapses, or is otherwise withdrawn or terminatedby governmental authority, or soil boring tests are found to be unsatisfactory so that Lessee willbe unable to use the Leased Premises for the purposes set forth herein, either Lessee or Lessorshall have the right to terminate this Lease by giving the other party thirty (30) days’ priornotification of termination within sixty (60) days after the date of the event which is the basis oftermination. Upon such termination, the parties shall have no further obligations for charges andliabilities ~vhich accrue after the effective date of termination, including the payment of monies,to each other except as othe~nvise provided herein, but Lessee shall be liable to restore the LeasedPremises in accordance with Section 4b.

10. INDEMNIFICATION:

Lessee shall defend, with counsel acceptable to Lessor, and indemnify and hold harmless,Lessor from all losses, costs, claims, canses of actions, demands and liabilities arising from(a) any breach by Lessee of any covenant of this Lease; (b) any misrepresentation by Lesseecontained in this Lease and/or any breach of any wan’anty contained in this Lease; and (c) anyoccurrence, of any kind or nature’, arising from (i) Lessee’s or any Can’ier’s construction,installation, maintenance, repair, operation, replacement or removal of the Base Station or anyother equipment, or any other activities of Lessee or any Can’ier on the Site or the LeasedPremises of any kind or nature, (ii) the condition of the Base Station or the Leased Premises and(iii) any personal inju~3,, death, or accident in any way related to Lessee’s or any Carrier’s use,operation or maintenance of the Leased Premises, the Site, the Base Station, or any equipment orantennas contained therein or on the Monopole or the Leased Premises. Such indemnificationshall include the actual, reasonable aud documented cost of investigation, all expenses oflitigation~ and the cost of appeals, including, without limitation, attomeys~ fees and court costs,and shall be applicable to Lessee’s and each Carrier’s activities on the Site and the LeasedPremises whether prior to the Commencement Date or after the termination of this Lease. Inaddition to the Lessor, Lessor’s board members, staff, officers, agents, servants, employees,volunteers, business invitees, customers, students, family members and guests shall bebeneficiaries of Lessee’s indemnification. Lessee’s indemnification shall not be applicable to theextent of any gross negligence or willful misconduct of Lessor.

11. FEASIBILITY:

Prior to the Commencement Date of this Lease, Lessee shall have access to the LeasedPremises with no less than 2 business days prior notice to Lessor and at such times as Lessoragrees for the purposes of undertaking necessary tests, studies, and inspections relating toLessee’s proposed nse of the Leased Premises. In fue event such tests studies, and inspectionsindicate that Lessee is unable to utilize the Leased Premises for the purpose stated herein, thenLessee may te~xainate this Lease by giving Lessor ten (10) days’ prior notice of te~anination, inwhich case Lessee shall restore to Lessor’s reasonable satisfaction the Leased Premises and any

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other portions of the Site that have been damaged, modified or altered by or on behalf of Lesseeto their original condition.

12. INTERFERENCE:

Lessee agrees to install (and shall cause each Carriers to install) equipment of a type andfrequency which will not cause fi’equency interference with other forms of radio frequencyconununications existing on Lessor’s property as of the date of this Lease or as may be inexistence in the future (so long as reasonably prevalent). All such equipment shall fully complywith all FCC, FAA, OSHA and other governmental (whether federal, state, or county) rules andregulations. In the event Lessee’s or any Carrier’s equipment causes such interference, Lesseeagrees it will take all steps necessary, or shall cause all such steps to be made, to correct andeliminate the interference consistent with all government rules and regulations upon receipt ofwritten notification of the interference. Lessee shall be obligated, and shall cause each Carrier,to con’ect the problem of interference within forty-eight (48) hours of receipt of written noticefrom Lessor. If the interference is not corrected within such forty-eight (48) hour period, Lessorshall have the right, or shall have the right to cause Lessee, to disconnect or terminate power toany interfering equipment or tu~aa such equipment off (other than for short tests to detetanine thenature of the interference, provided that Lessor reasonably approves of such tests in advance).Thereafter, such interfering Carrier may attempt to correct such interference, which may includereactivating the equipment or restoring power thereto, provided that Lessor reasonably approvesof such reactivation or restoration in advance, for a period of one hundred and twenty (120) days.If such interference cannot be cured within such one hundred and t~venty (120) day period,Lessor shall have the right, or shall have the fight to cause Lessee to, immediately remove theinterfering equipment from the Monopole. Not\vithstanding the forgoing, and to the extent anyLessor approved test requires the facilitation or cooperation of Lessor, Lessor agrees, subject tothe other provisions hereof, to act reasonably with such facilitation or cooperation.

13. DEFAULT:

a. Each of the following shall be an event of default by Lessee under this Lease:

i. If the rent or any installment thereof shall remain unpaid after it becomesdue and payable, and is not paid within ten (10) days after Lessor gives written notice ofnon-payment (not~vithstanding the foregoing, however, if Lessee fails to pay rent when duethree (3) times during any twelve-month period after the first year of the Lease term, then Lesseeshall not be entitled to any notice or cure period);

ii. If Lessee or its assigns shall fail or neglect to keep and perfo~xn any one ofthe terms of this Lease and such failure or neglect continues for more thau thirty (30) days (orsuch longer period as may be reasonable, provided Lessee is attempting a cure with all duediligence, not to exceed one hundred P, venty (120)days plus any period of where cure isprevented by force ntajeure) after Lessor gives written notice specifying the default;

iii. If Lessee abandons the Leased Premises for t\velve (12) consecutivemonths any time after the Monopole is constructed; and

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iv. If Lessee files a petition in bankruptcy or insolvency or for reorganizationor arrangement under the bankruptcy laws of the United States or under any insolvency act ofany state, or is dissolved or makes an assignment for the benefit of creditors, or if involuntaryproceedings under any bankruptcy laws or insolvency act or for the dissolution of Lessee areinstitnted against Lessee, or a receiver or trustee is appointed for all or substantially all ofLessee’s property, and the proceeding is not dismissed or the receivership or trusteeship is notvacated within sixty (60) days after institution or appointment.

b. In the case of any event of default, Lessor shall have the fight to terminate thisLease upon thirty (30) days notice and shall have any additional fights and remedies that may beavailable at law or in equity.

c. The foregoing not~vithstanding, in the event of any such default by Lesseehereunder, such shall not provide Lessor the fight to attach, utilize, distrain upon or otherwisetake possession of any equipment located on the Monopole or within a Base Station owned byany Carrier, and such shall at all times be free from any claim by Lessor hereunder.

14. INSURANCE REQUIREMENTS:

a. All property of the Lessee, its employees, agents, business invitees, licensees,customers, clients, guests or trespassers, including, without limitation, the Can’iers, in and on theLeased Premises shall be and remain at the sole risk of such party, and Lessor shall not be liableto them for any damage to, or loss of such personal property arising from any act of God or anypersons, nor from any other reason, nor shall the Lessor be liable for the interruption or loss toLessee’s business arising from any of the above described acts or causes. The Lessor shall notbe liable for any personal injury to the Lessee, its employees, agents, business invitees, licensees,customers, clients, students, family members, guests or trespassers, including, without limitation,the Can’iers, arising from the use, occupancy and condition of the Leased Premises.

b~ Pp~;!pg ~ t~, L~S~$~ wi!! opintain ~ P~!!~Y ~( SP!P!~r~!~! g~ra! !i~!!itYinsurance insuring the Lessor and Lessee against liability arising out of the use, operation ormaintenance of the Leased Premises and the installation, repair, maintenance, operation,replacement and removal of the Base Station. The insurance will be maintained for personalinjury and property damage liability, adequate to protect Lessor against liability for injury ordeath of any person in co~mection with the use, operation and condition of the Leased Premises,and to insure the perfo~anance of Lessee’s indemnity set forth in Section 10, in an amount notless than TWO MILLION DOLLARS ($2,000,000.00) per occurrence/aggregate. During theterm, Lessee shall also maintain workers’ compensation and employers’ liability insurance, andsuch other insurance relating to the installation, repair, maintenance, operation, replacement andremoval of the Base Station, and the ownership, use, occupancy or maintenance of the LeasedPremises as Lessor may reasonably require. The limits of the insurance will not limit theliability of Lessee. If the Lessee fails to maintain the required insurance the Lessor may, butdoes not have to, maintain the insurance at Lessee’s expense. The policy shall expressly providethat it is not subject to invalidation of the Lessor’s interest by reason of any act or omission onthe part of Lessee.

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e. Insurance carried by Lessee will be with companies acceptable to the Lessor. TheLessee will deliver to the Lessor certificate evidencing the existence and amounts of theinsurance. No policy shall be cancelable or subject to reduction of coverage or othermodification except after sixty (60) days prior written notice to the Lessor. Lessee shall, at leastsixty (60) days prior to the expiration of the policies, furnish Lessor with renewals or "binders"for the policies, or Lessor may order the required insurance and charge the cost to Lessee.

d. Lessee will not knowingly do anything or permit anything to be done or anyhazardous condition to exist ("Increased Risk") which shall invalidate or cause the cancellationof the insurance policies cmxied by Lessor or Lessee. If Lessee does or permits any IncreasedRisk which directly causes an increase in the cost of insurance policies, then Lessee shallreimburse Lessor for additional premiums directly attributable to any act, omission or operationof Lessee causing the increase in the premiums. Payment of additional premiums will not excuseLessee from termination or removing the Increased Risk unless Lessor agrees in writing. Absentagreement, Lessee shall promptly terminate or remove the Increased Risk.

e. The Lessor shall be named as an "additional insured" on Lessee’s liability policiesand it shall be stated on the Insurance Certificate that this coverage "is primary to all othercoverage the Lessor may possess."

f. Notxvithstanding any provisions herein to the contrary, Lessee waives all fights torecover against Lessor for any loss or damage arising from any cause covered by any insurancerequired to be carried by Lessee pursuant to this Section 14, or any other insurance actuallycarried by Lessee. Lessee will request its insurers to issue appropriate waiver of subrogationrights endorsements to all policies of insurance carried in connection with the Leased Premises.

g. If an "ACCORD" Insurance Certificate form is used by the Lessee’s insuranceagent, the words, "endeavor to" and "...but failure to mail such notice shall impose no obligationor liability of any kind upon the company" in the "Cancellation" paragraph of the form shall bedeleted or crossed out,

h. All insurance required by this Section 14 shall be ~vritten by insurers, in suchforms, and shall contain such terms, as Lessor may reasonably require.

15. HAZARDOUS MATEIOALS:

a. Neither Lessee nor any Carrier shall cause or permit any hazax~tous or toxicwastes, substances or materials (collectively, "Hazardous Materials") to be used, generated,stored or disposed of on, under or about, or transported to or fi’om, the Leased Premises(collectively "Hazardous Materials Activities") without first receiving Lessor’s written consent,which may be withheld for any reason whatsoever and which may be revoked at any time, andthen only in compliance (which shall be at Lessee’s sole cost and expense) with all applicablelegal requirements and using all necessary and appropriate precautions. Lessee shall indemnify,defend with counsel acceptable to Lessor and hold Lessor harmless from and against any claims,damages, costs and liabilities, including court costs and legal fees, arising out of Lessee’s orCarrier’s Hazardous Materials Activities on, under or about the Leased Premises, regardless ofwhether or not Lessor has approved Lessee’s Hazardous Materials Activities. For the purposes

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of this Lease, Hazardous Materials shall include but not be limited to oil, radioactive materials,PCBs, and substances defined as "hazardous substances" or "toxic substances" in theComprehensive Enviromnental Response, Compensation and Liability Act of 1980, as amended,42 U.S.C. Sec. 9601 et se__q~.; Hazardous Materials Transportation Act, 49 U.S.C. See. 1801 etse~.; and Resources Conservation and Recovery Act, 42 U.S.C. See. 6901 et se__q~., and thosesubstances defined as "hazardous wastes" in the regulations adopted and publicationspromulgated pursuant to said laws. Subject to the foregoing provisions of this Section, Lesseeshall, prior to the Commencement Date, submit to Lessor for Lessor’s review and approval, a listof Hazardous Materials Activities, including types and quantities, which list to the extentapproved by Lessor shall be attached hereto as Exhibit C. Prior to conducting any otherHazardous Materials Activities, Lessor shall update such list as necessary for continuedaccuracy. Lessor shall also provide Lessee with a copy of any Hazardous Materials inventorystatement required by any applicable legal requirements. IfLessee’s activities violate or create arisk of violation of any legal requirements shall cease such activities immediately upon noticefrom Lessor. Lessor, Lessor’s representatives and employees may enter the Leased Premises atany time during the term to inspect Lessee’s compliance herewith, and may disclose anyviolation of legal requirements to any governmental agency with jurisdiction. The provisions ofthis Section 15 shall survive termination or expiration of the term of this Lease.

b. Lessor acknowledges that Lessee’s equipment cabinets shall contain batteries forback-up power and that, provided Lessee’s use of same is in compliance with this provision, thepresence of such batteries does not violate this provision if such batteries comply with all la;vs,regulations and ordinances relating to Hazardous Materials.

c. Lessee will immediately notify Lessor and provide copies upon receipt of allwritten complaints, claims, citations, demands, inquiries, reports, or notices relating to thecondition of the Leased Premises or compliance with enviromnental laws. Lessee shall promptlycure and have dismissed with prejudice any of those actions and proceedings to the satisfactionof Lessor. Lessee will keep the Leased Premises fi’ee of any lien imposed pursuant to anyenvironmental laws,

d. Lessor shall have the right at all reasonable times and from time to time toconduct environmental audits of the Leased Premises, and Lessee shall cooperate in the conductof those audits. The audits may be conducted by Lessor or a consultant of Lessor’s choosing,and if any Hazardous Materials generated, stored, transported or released by Lessee are detectedor if a violation of any of the representations or covenants in this Section 15 is discovered, thefees and expenses of such consultant will be borne by Lessee.

e. If Lessee fails to comply with any of the foregoing representations and covenants,Lessor may cause the removal (or other cleanup acceptable to Lessor) of any HazardousMaterials fi’om the Leased Premises. The costs of removing Hazardous Materials and any othercleanup (including transportation and storage costs) shall be reimbursed by Lessee promptly afterLessor’s demand and will be additional rent under this Lease. Lessee will give Lessor access tothe Leased Premises to remove or otherwise clean up any Hazardous Materials. Lessor,however, has no affirmative obligation to remove or otherwise clean-up any HazardousMaterials, and this Lease will not be construed as creating any such obligation.

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f. Notnvithstanding the foregoing, Lessor represents and walxants that to the best ofits knowledge and belief there are no Hazardous Materials on, in or under the Site. Lessorcovenants not to bring onto the Site any Hazardous Materials.

16. NO PARTNERSHIP:

Nothing contained in this Lease shall be deemed or construed to create a partnership orjoint venture of or between Lessor and Lessee, or to create any other relationship between theparties hereto other than that of lessor and lessee.

17. NOTICES:

All notices, payments, demands and requests hereunder shall be in writing and shall bedeemed to have been properly given when mailed by the United States Postal Service by FirstClass, Registered or Certified Mail, postage prepaid, or by nationally recognized overnightcourier, and addressed to the Lessor as follows:

Board of Education of Prince George’sCounty13300 Old Marlboro Pike, Room 13Upper Marlboro, MD 20772Attn: Director, Department ofMaintenance

with a copy, which will not constitutenotice to:

General Counsel14201 School Lane, Room 201FUpper Marlboro, MD 20772

and to Lessee as follows:

Milestone Communications12110 Sunset Hills Road, Suite 100Reston, VA 20190Attn: Leonard Forkas, Jr.

with a copy, which will not constitutenotice to:

Cooley LLP11951 Freedom DriveReston, Virginia 20190

or to such other addresses as either of the parties may designate from time to time by givingwritten notice as herein required.

18. ASSIGNMENT OR SUBLETTING; FINANCING:

a. Lessee may assign this Lease, upon providing notice to Lessor, to anycorporation, partnership or other entity \vhich (i) is controlled by, controlling or under commoncontrol with Lessee; (ii) shall merge or consolidate with or into Lessee; (iii) shall succeed to allor substantially all the assets, property and business of Lessee; (iv) in which Milestone TowerLimited Partnership - III and Milestone Communications Management III, Inc. or a whollyowned affiliate of Milestone Tower Limited Partnership - III and Milestone CommunicationsManagement III, Inc. is at all times the general partner; or (v) has an adjusted net worth(detetxnined in accordance with generally accepted accounting principles consistently applied) ofat least $100,000,000; provided that the proposed assignment is to no more than two (2) separatecompanies, and upon the Lessor being provided with documentation verifying such net worth ofthe assigned entity. In the event of such an assignment or sublease, Lessee shall provide to

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Lessor at least sixty (60) days before the proposed transfer (a) the name and address of theassignee; (b) a document executed by the assignee by which it acknowledges the assignment andassumption of all of Lessee’s obligations hereunder; and (c) such other information regarding theproposed assignee as shall be requested by Lessor. Lessee may also, without Lessor’s consent,sublease or license portions of space on the Monopole and within the Base Station to Can’iers inaccordance with and subject to the terms and conditions of Section 18c hereof. No suchassignment shall relieve Lessee of liability hereunder, and Lessee and such assignee shall eachbe fully and primarily liable for the obligations of the "Lessee" hereunder.

b. Lessee may, without Lessor’s prior consent, sublease or license space on theMonopole or within the Compound to Carriers under and subject to the texans of this Section 18.Specifically, Lessee shall be entitled to sublease or license space on the Monopole or in theCompound without Lessor’s prior approval provided that (a) the Carrier Sublease shall be in aform utilized by Lessee in the ordinary course of Lessee’s business, but with a rider attachedthereto in the fo~an of Exhibit D attached hereto ("Can’ier Sublease Rider") which may not bealtered, modified, revised, amended or otherwise changed without Lessor’s prior writtenapproval which may be withheld in Lessor’s sole discretion, (b) the sublessee is an ApprovedCarrier (as defined below), (c) no event of default exists hereunder, (d) the texan of the CarrierSublease does not exceed the term of this Lease, (e) Lessee furnishes Lessor and its counsel witha copy of such sublease within thirty (30) days after execution thereof, and (f) Lessee submits anengineering report to Lessor definitively showing that the Monopole is capable of supporting theproposed Ca~a’ier. Othel"wise, any lease, sublease, license or other occupancy agreement withrespect to any Site shall be in fo~ approved by Lessor, which approval may be given orwithheld in Board’s sole and absolute discretion. As used herein, the te~’m "Approved Cata’ier"shall mean a telecommunications service p~vider licensed by the F.C.C. and any othergovernmental agencies for which approval is needed to conduct such company’s business.

c. The termination of this Lease shall automatically terminate all Carrier Subleases;provided, however, that Lessor agrees that, provided that Lessee has complied with theprovisions of" Section 18 hereof, upon a te~anination hereof as a result of Lessee~s defaulthereunder, and the failure by any Mortgagee (as defined in Exhibit E attached hereto) to eithersucceed to Lessee’s interest hereunder or to enter into a new lease with Lessor in accordancewith the terms of such Exhibit E, Lessor shall provide such Carrier the opportunity to continuesuch Carrier’s occupancy of the Monopole for the unexpired term of the Can’ier Sublease(including any renewals) at the same rental rate contained in its Ca~a’ier Sublease under terms andconditions required by Lessor in its sole and absolute discretion including, but not limited to, that(i) Ca~a’ier is not in default under the Carrier Sublease; (ii) upon request by Lessor, Can’ier willprovide to Lessor a certified t~’ue and correct copy of the Carrier Sublease; (iii) there have beenno modifications, amendments or assignments of the Carrier Sublease; (iv) Can’ier agrees, inwriting, that Lessor shall not be liable for any act or omission of Lessee under the CarrierSublease; (v) Can’ier executes within thirty days of receipt from Lessor, Lessor’s then standardfo~an of license or lease agreement; (vi) upon execution of such license or lease agreement,Carrier posts with Lessor a security deposit in the amount of t~vo (2) months’ rent under theCan’ier Sublease and (vii) Lessor obtains ownership of the Monopole.

d. Lessee shall cause the Cma’iers to comply with, and not violate, the terms andconditions of this Lease. Lessee shall enforce all of the terms and provisions of any Can’ier

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subleases, licenses or other similar documents (each, a "Carrier Subleases"). Without limitingthe generality of the foregoing, Lessee shall exercise any or all of its rights and remedies underthe Carrier Subleases immediately if requested to do so by Lessor. Lessee shall, at its sole costand expense, perform all obligations of the landlord under the Can’ier Subleases. Lessor shallhave no liability whatsoever under the Crawler Subleases.

e. Lessee shall have the right to finance the Monopole and Base Station on the termsand conditions as are set forth on .Exhibit E attached hereto.

19. ACCESS AND INSPECTIONS:

Except where deemed to interfere with Lessor’s use and operation of the site as a publicschool, Lessee shall have full access to the Leased Premises and the Base Station for operating,repairing, removing, installing and other~vise working with conmaunications equipment ownedby Lessee or any third party permitted to use the Base Station pursuant to this Lease. In addition,Lessee shall allow Lessor, upon prior notification to Lessee, or without notice in the event of anyemergency, to enter the Leased Premises or any part thereof at any reasonable time and in amanner so as not to interfere more than reasonably necessary with Lessee’s use of the BaseStation, for the purpose of inspecting the Leased Premises. Lessee shall at all times provide theLessor copies of all keys needed to unlock all of the gates and locks to the fences to theCompound or in the Leased Premises.

20. QUIET ENJOYMENT:

Lessee shall be entitled to use and occupy the Leased Premises during the term hereof forthe purposes herein permitted and subject to the terms and conditions herein contained, withoutmolestation or interference by Lessor.

21, DAMAGE AND DESTRUCTION:

If the LEased Premig~ of the Bas6 Stati6n hre damaged hi’ d~gtroyed by re~6~ offire or any other cause, or if damage to the Leased Premises or the Base Station causes damageto portions of the Site or other property of Lessor, Lessee will immediately notify Lessor andwill promptly repair or rebuild the Base Station, incidental improvements, and other damage toLessor’s prope~y to its condition immediately prior to such damage, at Lessee’s expense.

b. Monthly rent and additional rent will not abate pending the repairs or rebuildingexcept to the extent to which Lessor receives a net sum as proceeds of any rental insurance, orcontinues to receive income from Carrier Subleases.

c. If at any time the Leased Premises or Base Station are so damaged by fire orotherwise that the cost of restoration exceeds fifty percent (50%) of the replacement value of theBase Station immediately prior to the damage, Lessee may, within thirty (30) days after suchdamage, give notice of its election to terminate this Lease and, subject to the further provisionsof this Section 22, this Lease will cease on the tenth (10th) day after the delivery of that notice.Monthly rent will be apportioned and paid to the time of te~anination. If this Lease is soterminated, Lessee will have no obligation to repair or rebuild. Notwithstauding the foregoing, ifLessee elects to terminate this Lease, Lessee shall be required to comply with the provisions of

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_Section 4b with respect removing and dismantling each component of the Base Station andreturning the Leased Premises to the condition stated in such section.

22. CONDEMNATION:

If all or any part of the Leased Premises is taken by eminent domain or sale in lieuthereof, and if said taking or sale renders the Leased Premises unusable for its intended purposehereunder, then, at Lessor’s or Lessee’s option, this Lease may be te~aninated upon sixty (60)days prior written notice to the other party and there will be no further payment of rents exceptthat which may have been due and payable at the time of said taking or sale. In the event of apartial taking or sale aud Lessee, subject to mutual agreement with Lessor, wishes to maintain itsoperation, Lessee may continue to use and occupy the Compound and Leased Premises under theterms and conditions hereunder, provided Lessor’s and Lessee’s obligations under this Lease arenot othe~vise altered, and provided Lessee, at its sole cost, restores so much of the Base Stationand Leased Premises as remains to a condition substantially suitable for the purposes for which itwas used immediately before the taking. Upon the completion of restoration, Lessor shall payLessee the lesser of the net award made to Lessor on accouut of the taking (after deducting fromthe total award attorneys’, appraisers’, and other costs incurred in connection with obtaining theaward), or Lessee’s actual out-of-pocket cost of restoring the Leased Premises, and Lessor shallkeep the balance of the net award. In connection with any taking subject to this Section, Lesseemay prosecute its own claim, by separate proceedings against the condemning authority fordamages legally due to it (such as the loss of fixtures which Lessee was entitled to remove andmoving expenses) only so long as Lessee’s award does not diminish or other~vise adverselyaffect Lessor’s award.

23. SALE OF SITE:

Any sale by Lessor of all or part of the Leased Premises to a purchaser other than Lesseeshall be under and subject to this Lease and Lessee’s right hereunder. Lessor shall be releasedfrom its ob!igati~n~ uud~r ~!~i~ L~a~e onc~ it transfers ~he security d~p~it (~f any) ~o ~hepurchaser in the event of a sale and the assignee assumes Lessor’s obligations hereunder(including the recognition of Lessee’s rights hereunder).

24. GOVERNING LAW:

The execution, perfo~znance and enforcement of this Lease shall be governed by the lawsof Maryland ~vithout application of conflicts o f law principles.

25. MISCELLANEOUS:

This Lease plus the Exhibits hereto contain the entire agreement bet\veen the parties andmay not be amended, altered or otherwise changed except by a subsequent writing signed by theparties to this Lease. The invalidation of any one of the terms or provisions of this Lease byjudgment or court order shall in no way affect any of fl~e other tetans of this Lease which shallremain in full force and effect. Lessor and Lessee agree to execute any additional documentsnecessary to furfller implement the purposes and intent of this Lease. Time is of the essence withrespect to each provision of this Lease.

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26. BINDING EFFECT:

This Lease shall bind and inure to the benefit of the parties hereto and their respectivesuccessors and pe~vaitted assigns.

27. LESSOR’S RIGHT TO PERFORM:

If Lessee fails to perfo~xn any obligations under this Lease, Lessor shall be entitled, butshall not be obligated, to perform any or all of such obligations and any cost of performing sameshall be payable by Lessee to Lessor upon written demand as additional rent hereunder. Anyamounts so incurred by Lessor and not repaid by Lessee within ten days after demand shall bearinterest at a rate of ten percent (10%) per annum.

28. HOLDING OVER:

If Lessee remains in possession of the Leased Premises after the end of this Lease, Lesseewill occupy the Leased Premises as a lessee from month to month, subject to all conditions,provisions, and obligations of this Lease in effect on the last day of the term.

29. ESTOPPEL CERTIFICATES:

Within no more than two weeks after written request by either party, the other willexecute, acknowledge, and deliver a certificate stating:

a. that the Lease is unmodified and in full force and effect, or, if this Lease ismodified, the way in which it is modified accompanied by a copy of the modification agreement;

b. the date to ~vhich rental and other sums payable under this Lease have been paid;

c. that no notice has been received of any default which has not been cured, or, if thedefault has not been cured, what sucli party intends to do in order to effect the cure, and when itwill do so;

d. (if from Lessee) that Lessee has accepted and occupied the Leased Premises;

e. (if from Lessee) that Lessee has no claim or offset against Lessor, or, if it does,stating the date of the assignment and assignee (if known to Lessee); and

f. other matters as may be reasonably requested.

Any certificate may be relied npon by any prospective purchaser, lender or other person with abona fide interest in the Leased Premises.

30. NO WAIVER:

No waiver of any condition or agreement in this Lease by either Lessor or Lessee willimply or constitute a further waiver by such party of the same or any other condition oragreement. No act or thing done by Lessor during the term of this Lease will be deemed anacceptance of SUla’ender of the Leased Premises, and no agreement to accept the surrender will be

21

valid unless in writing signed by Lessor. The delivery of Lessee’s keys to Lessor will notconstitute a termination of this Lease unless Lessor has entered into a written agreement to thateffect. No payment by Lessee, or receipt from Lessor, of a lesser amount than the rent or othercharges stipulated in this Lease will be deemed to be anything other than a payment on accountof the earliest stipulated rent. No endorsement or statement on any check or any letteraccompanying any check or payment as rent will be deemed an accord and satisfaction. Lessorwill accept the clieck for payment without prejudice to Lessor’s fight to recover the balance ofthe rent or to pursue any other remedy available to Lessor.

31. AUTHORITY:

Each of the persons executing this Lease on behalf of Lessee walxants to Lessor thatLessee is a duly organized and existing limited partnership under Delaware law, that Lessee isauthorized to do business in tlie State of Maryland, that Lessee has full right and authority toenter into this Lease, and that each and every person signing on behalf of Lessee is authorized todo so. Upon Lessor’s request, Lessee will provide evidence satisfactory to Lessor confirmingthese representations.

Lessor and the person executing and delivering this Lease on Lessor’s behalf eachrepresents and wan’ants to Lessee that such person is duly authorized to so act and has the powerand authority to enter into tiffs Lease; and that all action required to authorize Lessor and suchperson to cuter into this Lease has been duly taken.

32. LIMITED LIABILITY:

Lessee’s sole recourse against Lessor, and any successor to the interest of Lessor in theLeased Premises, is to the interest of Lessor, and any successor, in the Leased Premises. Lesseewill not have any right to satisfy any judgment which it may have against Lessor, or anysuccessor, fi’om any other assets of Lessor, or any successor, or fi’om any of Lessor’s boardme~er~, staff, offic~gs, agent~ ~erva~ts~ employe~ vo!unt~ers~ business inv!te~ ~u~tomer~ orguests. In no event shall Lessor be liable for consequential or punitive damages, economiclosses or losses derived from future expected revenues. The provisions of this Section 32 are notintended to limit Lessee’s right to seek injunctive relief or specific performance.

33. RECORDATION:

Lessee may record, at Lessee’s expense, a memorandum or short form hereof in the fu~anattached hereto as Exhibit _F; provided, however, that prior to Lessor’s execution thereof, Lesseeshall execute and deliver to Lessor two (2) original releases thereof, which Lessor shall beentitled to record when. this Lease expires or is te~aninated.

34. CONFLICTS:

In the event of any conflict bet~veen the terms and provisions of this Lease and the MasterLease, this Lease shall control.

[Signatures contained on following page.]

- 22 -

IN WITNESS WHEREOF, the parties hereto executed this Lease in ~.vo parts on thedates indicated.

LESSOR:

BOARD OF EDUCATION OF PRINCEGEORGE’S COUNTY, a body corporation

By:Its:Date:

[Signatures continue on following page.]

-23 -

LESSEE:

MILESTONE TOWER LIMITED PARTNERSHIP -III, a Delaware limited partnership

By:

Leonard Forkas, Jr., PresidentDate: ~

MILESTONE COMMUNICATIONSMANAGEMENT III, INC., a Delaware

- 24 -

EXHIBITS A and B

Description of Site, Description of Leased Premises, Tower Profile and Easements

[attached]

EXHIBIT AMILESTONE LP tit - CARROLL MS

SHEET 1 OF 5

~SITE PLAN

SUBMITTALS

Milestone ACARROLL MS B 04/09/14

TOTALLY COHHITTED, COMMUNICATIONS 6130 LAMONT DRIVE12110 SUNSET HILLS ROAD, SUIIE 100 HYATTSVILLE, MD 20784

RES ~rON, \tA 20190 PRINCE GEORGE’S COUNTY~fEL (703) 620-2555FAX. (703) 620 $889

EXHIBIT AMILESTONE LP III - CARROLL MS

SHEET 2 OF 5

\ ///,"/// /

@ ~_~ PREMISES

SUBMITTALS

TOTALLY COHHITTED.~MilestoneCOMMUNICATIONS

CARROLL MS6130 LAMONT DRIVE

HYATTSVILLE, MD 20784PRINCE GEORGE’S COUNTY

A 04/08/14B 04/09/I 4

EXHIBIT AMILESTONE LP [11 - CARROLL MS

SHEET 3 OF 5

SUBMITTALS

CARROLL MSA 04/08/14B

TOTALLY COIVliVllTTl~D. 6130 LAMONT DRIVEHYATTSVILLE, MD 20784

PRINCE GEORGE’S COUNTYIEL (703) 620-2555FAX {703) 620-S%9

EXHIBIT AMILESTONE LP 111 - CARROLLMS

SHEET 4 OF 5

PROPOSED 4’

~,--- ~-T4-~"~

~) ELEVATION

SUBMITTALS

Milestone A 04108/14CARROLL MS B

TOTALLY COHHITTED, COMMUNICATIONS 6130 LAMONT DRIVEHYATTSVILLE, MD 20784

PRINCE GEORGE’S COUNTY

EXHIBIT AMILESTONE LP Ill - CARROLL MS

SHEET 5 OF 5

LEGAL DESCRIPTION

ALL THAT TRACT OR PARCEL OF LAND LYING AND BEING INTHE TOWN OF HYAT[SVILLE, MARYLAND, BEING MOREPARTICULARLY DESCRIBED AS FOLLOWS:

TO FIND THE POINT OF BEGINNING, COMMENCE AT A POINTON THE WESTERN SIDE OF LAMONT DRIVE, SAID POINTHAVING A MARYLAND STATE PLANE COORDINATE VALUE OFN=-473458.45, E=1346186.76; THENCE LEAVING SAID POINTAND RUNNING N76"20’OO"W, 80.37 FEET TO A POINT;THENCE, N17’30’39W, 116.93 FEET TO A POINT; THENCE,N78’57’1�"W, 451.61 FEET TO A POINT; THENCE,NIB*30’O4"E, 18.80 FEET TO A POINT; THENCE, N71’29’56W,15.00 FEET TO THE TRUE POINT OF BEGINNING; SAID POINTOF BEGINNING HAVING A MARYLAND STATE PLANECOORDINATE VALUE OF N=�73713.4-7, E=13�5625,27;THENCE LEAVING SAID POINT AND RUNNING THE FOLLOWINGCOURSES AND DISTANCES AS NOW DESCRIBED WITHBEARINGS REFERRED TO MARYLAND GRID NORTH, NAO 83,

THENCE N18’30’O4"E A DISTANCE OF 75.00’ TO A POINT;THENCE $71"29’56"E A DISTANCE OF 30.00’ TO A POINT;THENCE $18’30’04"W A DISTANCE OF 75.00’ TO A POINT;THENCE N71*29’56"W A DISTANCE OF 30.00’ TO THE TRUEPOINT OF BEGINNING AND TERMINUS OF SAID LEASE AREA;

SAID TRACT CONTAINS 0:0516 ACRES (2;250:00 SQMORE OR LESS, AS SHOWN IN A SURVEY PREPARED EORMILESTONE COMMUNICATION 8Y POINT TO POINT LANDSURVEYORS, INC. DATED JANUARY 8, 2014.

NOTES

SUBMITTALS

Milestone A 04(08!14CARROLL MS B

TOTALLY COMMITTED. COMM~ICATIONS 6130 LAMONT DRIVEHYATTSVILLE, MD 20784

PRINCE GEORGE’S COUNTY

EXHIBIT BMILESTONE LP Ill - CARROLL MS

SHEET I OF 3

I

,..

.,,. ..,.,.,,_

CONSTRUCTION EASEMENT

SUBMITTALS

~Mflestone ACARROLL MS

TOTALLY COHHITTED. COMMUNICATIONS 6130 LAMONT DRIVEHYATTSVILLE, MD 20784

PRINCE GEORGE’S COUNTY

EXHIBIT BMILESTONE LP III - CARROLL MS

SHEET 2 OF 3

/1/,

7, -~/ )-/-~~~ ii ....

ACCESS EASEMENT

SUBMITTALS

Milestone~ COMMUNICATIONSCARROLL MS

AB 04109114

t’OTAL LY COI~HITTED. 6130 LAMONT DRIVEHYATTSVILLE, MD 20784

PRINCE GEORGE’S COUNTY

EXHIBIT C

Hazardous Materials

- Lead Acid Batteries

-Diesel Emergency Power Generators with Fuel Tank

EXHIBIT D

Carrier Sublease Rider

LEASE RIDER

THIS LEASE PdDER ("Rider") is executed simultaneously with and constitutes asubstantive part of that certain Lease Agreement of even date herewith by and bet~veenMILESTONE TOWER LIMITED PARTNERSHIP - Ili, a Delaware limited partnership havingan office at 12110 Sunset Hills Road, Suite 100, Reston, VA 20190 ("Lessor") and [_

_] ("Lessee").

RECITALS

R-1 Lessor and Lessee are simultaneously entering into a Lease Agreement (includingthis Rider, the "Lease") whereby Lessee shall lease from Lessor certain rights to place, onLessor’s Monopole, Lessee’s telecommunications equipment, and to locate on the Site on whichLessor’s Monopole is constructed (or is to be constructed after the date hereof) Lessee’s groundbased equipment incident thereto, all in accordance with the terms of the Lease.

R-2 Lessor has disclosed to Lessee and Lessee acknowledges that the site on whichthe Monopole and equipment facility is located, or is to be located (the "Site"), is not owned infee simple by Lessor, but rather is owned by the Board of Education of Prince George’s County("BOEPGC"), and is under lease to Lessor pursuant to a Real Property Deed of Lease Agreementdated as of the __ day of ,20__ (the "Site Lease") or will hereafter be under lease toLessor under the form of site lease previously agreed upon between Lessor and BOEPGC,Capitalized terms used herein and not defined shall have the meaning give to such terms in theSite Lease.

R-3 BOEPGC has required, as a condition precedent to Lessor and Lessee entering into the Lease, and as a condition to the effectiveness thereof, that Lessor and Lesseesimultaneously enter into this Rider as a substantive and material part of the Lease.

NOW THEREFORE, in consideration of the foregoing, and other good and valuableconsideration, the receipt and sufficiency of which is hereby acknowledged, and intending to belegally bound hereby, Lessor and Lessee agree as follows:

The foregoing Recitals are true and correct and are incorporated herein as a substantivepart of this Rider and of the Lease.

1. All capitalized terms used herein and not other~vise defined herein shall have themeanings given them in the Lease.

2. Lessee has been provided, and hereby acknowledges that it has received, a copy of theSite Lease (or, in the event that the Site Lease for the Site is not, as of the date hereof, executed,Lessee has received and reviewed the form of site lease previously agreed upon between Lessorand BOEPGC). Lessee has had an opportunity to review and understand the Site Lease, andacknowledges the absolute pri~naey of the terms and conditions of the Site Lease over the termsand conditions of the Lease.

3. Not~vithstanding any other provision of the Lease, Lessee acknowledges the absoluteprimacy of BOEPGC’s use of the Site as a public school or adlninistration center, as the casemay be, and that Lessee’s rights under the Lease are subject and subordinate to BOEPGC’s useand operation of the Site. Prior to any entry upon the Leased Premises, Lessee shall provide notless than two (2) business days prior notice to Lessor and BOEPGC which notice shall specifythe type of work or other activities that are to be performed or undertaken on the LeasedPremises or which may impact the Site. In exercising their rights under the Lease and this Rider,Lessee will avoid any adverse construction, operational or other such impact on the Site orBOEPGC’s use and operation thereof, whether such impacts arise from work or activities beingperformed or undertaken on or off of the Site (utility outages arising from oft-site utilityrelocation, for example), and, notwithstanding any other provision of the Lease, Lessee willcause such entry, work or activities to be performed or undertaken at such times, and to occur insuch manuer, as BOEPGC may require, in its sole discretion, to avoid any adverse impacts to theSite or BOEPGC’s use thereof. In case of emergencies tln’eatening life or safety or Lessee’sequipment, Lessee may enter the Leased Premises without prior notice to Lessor or BOEPGC,provided Lessee notifies Lessor and BOEPGC of such entry, and the nature of the workperformed or undertaken as a result of such emergency, as soon as practicable after Lessee’sentry. Notwithstanding the foregoing, Lessee shall have the right to make customary and routineinspections of the Leased Premises upon one (1) business day prior notice, provided that (i) suchentry is only for the purpose of inspecting the Leased Premises, conducting routine maintenanceand repairs (provided such maintenance and!or repairs do not require alteration of the structuralelements to the Base Station or the Monopole or the addition or substitution of any electricalcabinet or equipment shelter) and (ii) the worker or workers who make such inspections check-inwith the appropriate personnel at the Site prior to accessing the Leased Premises and, in all cases,follow all procedures required by Site personnel.

4. Lessee shall defend, with counsel acceptable to BOEPGC, and indemnify and holdhm~less, BOEPGC from all losses, costs, claims, causes of actions, demands and liabilitiesarising from (a) auy breach by Lessee of any covenant of the Lease; (b) any misrepresentation byLessee contained in the Lease and/or any breach of any warranty contained in the Lease; and(c) any occurrence, of any kind or nature, arising from (i) Lessee’s construction, installation,maintenance, repair, operation, replacement or removal of Lessee’s equipment in the BaseStation, on the Leased Premises or on the Site, or any other activities of Lessee in the BaseStation, on the Leased Premises or on the Site of any kind or nature, (ii) the condition of Lessee’sequipment, the Base Station or the Leased Premises and (iii)any personal injury, death, oraccident in any way related to Lessee’s use, operation or maintenance of the Base Station, theSite, the Leased Premises and/or any of Lessee’s equipment or antennas contained therein or onthe Monopole, of any kind or natare, whether foreseeable or not. Such indemnification shallinclude the cost of investigation, all expenses of litigation, and the cost of appeals, including,without limitation, attorneys’ fees and court costs, and shall be applicable to Lessee’s activities

on the Site whether prior to the Cormnencement Date or after the termination of the Lease. Inaddition to BOEPGC, BOEPGC’s board members, stafl; officers, agents, servants, employees,volunteers, business invitees, customers, students, family members and guests shall bebeneficiaries of Lessee’s indemnification.

5. The term of the Lease shall not extend beyond the term of the Site Lease and anytermination of the Site Lease shall automatically effectuate a termination of the Lease, withoutany further action from BOEPGC.

6. During the term of the Lease, Lessee shall maintain a policy of commercial generalliability insurance insuring Lessor and BOEPGC against liability arising out of the use, operationor maintenance of the Leased Premises. The insurance will be maintained for personal injuryand property damage liability adequate to protect Lessor and BOEPGC against liability for injuryor death of any person in connection with the use, operation and condition of the LeasedPremises, and to insure the performance of Lessee’s indemnity set forth in Section 4 of thisRider, in an anrount not less than $2,000,000 per occurrence/aggregate. During the term of theLease, Lessee shall also maintain workers’ compensation and employers’ liability insurance, andsuch other insurance relating to the installation, repair, maintenance, operation, replacement andremoval of Lessee’s equipment and the use of the Leased Premises. The limits of the insurancewill not limit the liability of the Lessee. All insurance required to be carried by Lessee shallname, in addition to Lessor, BOEPGC as an additional insured. Certificates of such insuranceshall be delivered to Lessor and BOEPGC and it shall be stated on the insurance certificate thatthis coverage "is primary to all commercial liability coverage the Lessor or BOEPGC maypossess as it relates to any of Lessee’s operations."

7. Lessee shall not cause or pe~xnit any hazardous or toxic wastes, substances or materials(collectively, "Hazardous Materials") to be used, generated, stored or disposed of on, under orabout, or transported to or from the Leased Premises (collectively, "Hazardous MaterialsActivities") without first receiving written consent fi’om Lesso~; which Lessee acknowledges iscontingent upon Lessee’s receipt of written consent from BOEPGC, which may be withheld byBOEPGC for any reason whatsoever and which may be revoked at any time, and then only incompliance (which shall be at Lessee’s sole cost and expense) with all applicable legalrequirements and using all necessary and appropriate precautions. Lessor and BOEPGC shallhave the right at all reasonable times, and from time to time, to conduct enviromnental audits ofthe Leased Premises and Lessee shall cooperate in the conduct of those audits. The texan"Hazardous Materials" shall have the same meaning ascribed to it in the Site Lease.

8. Prior to commencing any activities on the Site, Lessee shall provide Lessor, and Lessorshall provide BOEPGC, with evidence satisfactory to Lessor and BOEPGC that Lessee and itscontractors and agents who will be working on the Site are covered by insurance as required bySection 6 hereof. All of Lessee’s work and facilities shall be installed free of mechanics’,materialmens’ and other liens and claims of any person. Lessee shall bond off or discharge anysuch liens or other claims within thirty (30) days after notice front Lessor or BOEPGC. In theevent that Lessee damages any grassed area as a result of its activities on the Site, Lessee shallre-sod the disturbed areas, and as soon as reasonably practicable, return them to the conditionexisting i~nmediately prior to the activity.

9. Lessee shall operate the Base Station in strict compliance with all applicable statutes,codes, rules, regulations, standards and requirements of all federal, state and local governmentalboards, authorities and agencies including, without limitation, OSHA (including, withoutlimitation, OSHA regulations pertaining to RF radiation), the FCC and the FAA, and with suchreasonable rules and regulations governing the use of the Site as BOEPGC may adopt from timeto time; provided that in all events the same shall not materially interfere with or impede the useof the Base Station by Lessee, or materially increase the cost of the use and operation thereof. Inthe event that the operation of the Base Station violates any of such statutes, codes, rules,regulations, standards or requirements, Lessee agrees to suspend operation of the Base Stationwithin twenty-four (24) hours after notice of such violation and not to resume operation of theBase Station until such operation is in strict compliance with all of the requirements of the Lease.

10. Lessee shall allow Lessor and BOEPGC, upon prior notification to Lessee, or withoutnotice in the event of any emergency, to enter the Leased Premises or any part thereof at anyreasonable time and in a mariner so as not to interfere more than reasonably necessary withLessee’s use of the Base Station, for the purpose of inspecting the Leased Premises.

11. Lessee acknowledges that BOEPGC has the right, under the terms and conditions of theSite Lease, to cause Lessor to enforce all of the provisions, rights and remedies hereunder, andthat BOEPGC shall not, as a result be deemed to incur any liability therefor.

12. Any notice required to be given to Lessor under the texans and conditions of the Leaseshall simultaneously be delivered to BOEPGC at the address set forth on the signature pagehereto or such other notice as BOEPGC shall specify from time to time.

13. Under no circumstances shall BOEPGC have any liability whatsoever to Lessee pursuantto the Lease, and Lessee hereby specifically and fiflly disclaims any and all right to pursue anyclaim or cause of action arising from this transaction against BOEPGC, whether at law, in eqnityor othenvise.

t4. Notwithstanding anything contained herein to the contrary, Lessee represents andwan’ants that it has read, understands and will comply with Section 12 of the Site Lease, andeach such other provision thereof, relating to interference.

15. Lessee agrees (i) to repair any damage to the Site or the Leased Premises caused byLessee, its employees, agents, or contractors, including, but not limited to, any damage to utilitylines, drains, water~vays, pipes, grass fields or paved surfaces, occun’ing as a result of Lessee’soperations at the Leased Premises or on the Site, including but not limited to construction,installation, maintenance, repair, operation, replacement or removal of Lessee’s equipment onthe Leased Premises or the Site, and Lessee shall restore the Leased Premises and!or the Site tothe condition existing immediately prior to such damage, (ii) that any repair work undertaken onthe Site or the Leased Premises shall be completed as soon as possible after notice thereof, (iii)that if Lessee’s activities on the Site or the Leased Premises result in the need to restore orreplace any grass areas, such areas shall be sodded, rather than seeded, and (iv) that it shall beresponsible for the full and timely payment of any costs incun’ed in connection with the repairsdescribed in clauses (i) through (iii) of this sentence. Upon expiration of all applicable noticeand cure provisions provided in the Lease, BOEPGC shall have the fight, but not the obligation,

to make, or cause to be made, any repairs to the Site or the Leased Premises which Lessee hasfailed to make pursuant to the terms of the Lease, and Lessee shall, immediately upon demandtherefor, reimburse BOEPGC for the costs incun’ed in connection with such repairs.

16. This Rider shall be governed by and construed in accordance with the la\vs of the State ofMaryland, and may be executed in counterparts, all of which when taken together shall constituteone original. In the event of any conflict between this Rider and the Lease, the terms of thisRider shall control.

[SIGNATURES ON FOLLOWING PAGE]

SIGNATURE PAGE OF LEASE RIDER

LESSOR:

By:

LESSEE:

By:

BOEPGC Notice Address:13300 Old Marlboro Pike, Room 13Upper Marlboro, MD 20772Attn: Director, Department of Maintenance

EXHIBIT E

Mortgagee Provisions

Equipment Financing.

Lessor acknowledges that Lessee may in the future enter into a financing arrangementincluding promissory notes and financial and security agreements for the financing of theMonopole and Base Station and that Lessee’s tenants, lessees or licensees may have eutered into(or may in the future enter into) such financing an’angements for the financing of their equipmentinstalled as part of the Base Station (collectively, the "Collateral"). In connection therewith,Lessor (i) consents to the installation of the Collateral (subject to the terms and provisions of theLease); and (ii) disclaims any interest in the Collateral, as fixtures or otherwise.

Leasehold Financing.

Notxvithstanding anything to the contrary contained in this Lease, at any time and fromtime to time Lessee may mortgage, pledge and encumber its interests in this Lease and in anysubleases, and assign this Lease and any subleases, licenses and other occupancy and useagreements as collateral security for such mortgage(s). The making of a leasehold mortgage (orany other such assignment, pledge or encumbrance) shall not be deemed to constitute aprohibited assigmnent of this Lease, or of the leasehold estate hereby created, nor cause theholder of the leasehold ~nortgage (a "~") to be deemed an assignee of this Lease. SuchMortgagee (or its nominee) shall be deemed an assignee of this Lease only at such time itsucceeds to the Lessee’s interest in this Lease by foreclosure of any leasehold mortgage, orassignment in lieu of the foreclosure, or if it exercises or attempts to exercise any rights orprivileges of Lessee under the Lease. Upon such succession such Mortgagee (or nominee) shallbe bound by the terms of this Lease only with respect to obligations first arising after suchsuccession and shall be released and relieved of all further liabilities and obligations under thisLease once it assigns its interest in this Lease. NoP, vithstanding the foregoing, Mortgagee orsuch successors shall be liable for all rent due under the Lease, and for curing any breaches ordefaults which continue after the Mortgagee or such successor acquire Lessee’s interest in thisLease. Notwithstanding anything to the contrary continued in this Lease, any Mortgagee (orother person or entity) that succeeds to Lessee’s interest in this Lease by way of foreclosure,assignment in lieu of foreclosure or the exercise of any other remedies relating to theenforcement of any leasehold mortgage may assign this Lease to any telecommunicationscompany with assets in excess of One Hundred Million Dollars ($100,000,000) and upon suchassignment, such assignee shall be released fi’om all further liability under this Lease; provided,however, that the provisions hereof shall become null and void upon such assignment. Whenused in this Lease, "mortgage" shall include whatever security instruments are used in thelocality of the Premises, such as, without limitation, mortgages, deeds of trust, security deeds,and conditional deeds, as well as financing statements, security agreements, and otherdocumentation required pursuant to the Uniform Commercial Code or successor or similarlegislation.

If a Mortgagee shall send to Lessor and its counsel a tree copy of the leasehold mortgage,together with written notice specifying the name and address of the Mortgagee and the pertinentrecording data with respect to such leasehold mortgage, Lessor agrees that the followingprovisions shall apply to such mortgage so long as the leasehold mortgage has not been releasedby the Mortgagee:

No Modification/No Merger.

There shall be no cancellation, sun’ender or modification of this Lease by Lessor andLessee without the prior consent in writing of each Mortgagee. If the leasehold interest underthis Lease shall ever be held by the same person or party who then holds the reversionary interestunder this Lease, no merger shall result therefrom and both the leasehold and reversiona~2�interests shall continue.

Notice/Cure.

Lessor shall, upon serving Lessee with any notice of default or other notice provided forin this Lease, simultaneously serve a copy of such notice upon the Mortgagee and no such noticeto Lessee shall be effective unless a copy of such notice is so served on the Mortgagee. Uponreceipt of such notice the mortgagee shall have the same period, after and commencing uponreceipt of such notice, to elect (in its sole discretion) to remedy or cause to be remedied thedefaults complained of, and Lessor shall accept such performance as if the same had been doneby Lessee.

Te~xnination.

Upon any termination of this Lease, at the election of the Mortgagee, Lessor willpromptly enter into a new lease of the Premises with such Mortgagee or its nominee for theremainder of the term of the Lease, effective as of the date of such termination at the rent andupon the terms, provisions, covenants, and agreements as herein contained, provided:

Such Mortgagee(s) or its nominee(s) shall make written request upon Lessor forsuch new lease within thirty (30) days after the date of such te~anination;

Such Mortgagee(s) or its nominee(s) pay to Lessor at the time of the executionand delivery of such new lease any sums that would at the time of the execution and delive~¢thereof be due pursuant to this Lease but for such default or termination (e.g., excluding all, ifany, accelerated rent), less one-half (1/2) of the net income collected and retained by Lessorsubsequent to the date of termination of this Lease and prior to the execution and delivery of thenew lease; and

Upon the execution and delivery of such new lease, all subleases, licenses andother occupancy and use agreements that theretofore may have been assigned and transferred toLessor shall thereupon be assigned and transfe~a’ed by Lessor to the mortgagee or its nominee,and assumed by the Mortgagee or nominee, and such party shall indemnify and hold Lessorharmless from and against any further liability thereunder. Lessor hereby agrees that, withrespect to any such sublease so assigned, Lessor will not modify or amend any of the terms or

provisions thereof, during the period between the expiration or termination of this Lease and theexecution and delivery of a new lease.

Application of Certain Proceeds.

The mortgagee may reserve the right to apply to the mortgage debt all or any part ofLessee’s share of the proceeds from any insurance policies or arising from a condenmation.

EXHIBIT F

Memorandum of Lease

MEMORANDUM OF LEASE

THIS MEMORANDUM OF LEASE is entered into as of the __ day of,20__, by and between Milestone Tower Limited Partnership - III, a Delaware

limited partnership ("Lessee"), and the Board of Education of Prince George’s County, a bodycorporate ("Lessor").

RECITALS:

A. Lessor and Lessee are parties to a Site Lease Agreement, dated .-,20__ (the "Lease"), pursuant to which Lessor has leased to Lessee certain real property ~nPrince George’s County, Maryland described in Exhibit "A" attached hereto.

B. Lessor and Lessee wish to enter into this Memorandum of Lease.

NOW, THEREFORE, in consideration of the premises, the sum of Five Dollars($5.00) and other good and valuable consideration, the receipt and sufficiency of which is herebyacknowledged, Lessor and Lessee hereby agree as follmvs:

The name of the lessor under the Lease is the Board of Education o f PrinceGeorge’s County.

2. The name of the lessee under the Lease is Milestone Tower Limited Partnership -

3. The address of Lessor, as stated in the Lease, is Board of Education of PrinceGeorge!s Coonty, , Attn: ,__. The address of Lessee, as stated in the Lease, is Milestone Communications, 12110Snnset Hills Road, Suite 100, Reston, VA 20190.

4. The leased premises, as described in the Lease, consists of a portion of theproperty owned by the Lessor located at 6130 Lamont Drive, New Carrollton, Maryland 20784,and known as Charles Carroll Middle School and as more particularly described on the attachedExhibits A and B.

5. The term of the Lease is five (5) years. The date of commencement of the term ofthe Lease was ,20~ and the date of termination of the tman of the Lease isfive (5) yeats thereafter, subject to any applicable renewal period.

6. Provided Lessee is not in default under the Lease beyond any applicable cureperiod, Lessee may renew the Lease for five (5) five-year renewal periods, to commence at theend of the initial term of the Lease. Accordingly, the latest date to which the term of the Leasemay be extended is ..

(Signatures contimte on the following 2 pages)

IN WITNESS WHEREOF, the undersigned LESSEE has duly executed thisMemorandum of Lease under seal as of the first date stated above.

ATTEST:MILESTONE TOWER LIMITED PARTNERSHIP -111, a Delaware limited partnership

By: MILESTONE COMMUNICATIONSMANAGEMENT III, INC., a Delawarecorporation, its general partner

By:Name: Leonard Forkas, Jr.Title: President

STATE OF

COUNTY OF

)))

TO WIT:

I hereby certify that on this __ day of ,20~ before me, a Notary Publicfor the state and county aforesaid, personally appeared Leonard Forkas, Jr., known to me orsatisfactorily proven to be the person whose name is subscribed to the foregoing instrument, andackno~vledged that he executed the foregoing instrument, acting in his capacity asof MILESTONE COMMUNICATIONS MANAGEMENT III, INC., the general partner ofMILESTONE TOWER LIMITED PARTNERSHIP - III for the purposes therein set forth.

NoraW PublicMy Commission Expires:

IN WITNESS WHEREOF, the undersigned LESSOR has duly executed thisMemorandum of Lease under seal as of the first date stated above.

ATTEST:

BOARD OF EDUCATION OF PRINCEGEORGE’S COUNTY, a body corporate andpolitic

By:Name:Title:

STATE OF

COUNTY OF

)))

TO WIT:

I hereby certify that on this __ day of _, 20, before me, a Notary Publicfor the state and county aforesaid, personally appeared , known to me orsatisfactorily proven to be the person whose name is subscribed to the foregoing instrument, andacknowledged that he executed the foregoing instrument, acting in his capacity asof Board of Education of Prince George’s County, for the purposes therein set forth.

Notary PublicMy Commission Expires:

Exhibits A and B toMemorandum of Lease

(Legal Description)

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