SECOND AMENDMENT TO LEASE

THIS SECOND AMENDMENT TO LEASE (“Second Amendment”) dated as of the 4^th day of February, 2002 by and between The Graham Group, Inc., and Iowa corporation (hereinafter referred to as “Landlord”), and Equitable Life Insurance Company of Iowa, an Iowa corporation (hereinafter referred to as “Tenant”).

WHEREAS, Landlord and Tenant executed that certain Lease Agreement dated August 31, 1995, and that certain First Amendment to Lease (“First Amendment”) dated October 2, 2000 (the Lease Agreement and the First Amendment are hereinafter collectively referred to as the “Lease”); and

WHEREAS, the City of Des Moines (the “City”) in order to accomplish a planned development of a new City of Des Moines Public Library and under threat of condemnation has requested that Landlord convey to the City a surface parking lot currently leased to Tenant under the Lease; and

WHEREAS, in order to accommodate the City, Landlord and Tenant have agreed to amend the Lease to allow for the conveyance of the surface parking lot, provided such amendment provides for substitute parking for Tenant under the Lease and also satisfies other terms and conditions established by Landlord and Tenant, including without limitation, the preservation of all options, priorities and rights granted to, held and enjoyed by Tenant under the terms of the Lease.

NOW, THEREFORE, in consideration of the respective covenants and agreements hereinafter set forth, the parties hereto hereby amend the Lease, as follows:

Contents for the Lease is hereby revised to read as follows:

“Exhibit A -    Legal Description (Demised Premises, Parcel One and Parcel Two)

Exhibit B -    Legal Description (Principal Land, Hubbell Land, Energy Land and the

3E Land)

Exhibit C -    Methodology Letter

Exhibit D -    Landlord Special Warranty Deed (North-half of the Site)

Exhibit E -    Landlord Special Warranty Deed (Hubbell Land)

Exhibit F -    Tenant Special Warranty Deed (Hubbell Land and Hubbell Ramp)

of the Lease is hereby replaced with and revised to read the number “123.”

“(v)    56 parking spaces located on the surface level of land known as the Northeast quarter of the block bordered by 12^th Street on the East, 13^th Street on the West, Walnut Street on the North and Mulberry Street on the South, Des Moines, Iowa (the “3E Land”) and more

particularly described in Exhibit “B” attached hereto and incorporated herein by this reference; and”

“(f)    The monthly parking rate for the surface parking spaces being used on the     3E Land shall be Thirty and No/100 Dollars ($30.00).”

Lease is hereby revised to read as follows:

“Notwithstanding the above, after the second lease year, Landlord may increase or decrease parking rates for Parking Permits so as to reflect reasonable increases in Landlord's expenses associated with such Parking Permits (provided, however, that Landlord may not request an increase based on any increase in property taxes resulting from the substitution of the Hubbell Land and the Energy Land for the DMDC Land and the 12^th Street Parking Land or the substitution of the 3E Land for Graham's Fine Arts Land); and, provided, further, that any such annual increase shall not exceed any annual increase in the Consumer Price Index (the “CPI”) for such lease year; and provided, further, parking rates for the 150 parking spaces for vehicles in the Principal Garage may be increased or decreased pursuant to the terms and conditions of the Principal Parking Agreement.”

of the Site, Hubbell Land, Energy Land and Graham's Fine Arts Land;” appearing in the first unnumbered paragraph of Article 28 is hereby revised to read “Landlord covenants and warrants that: (i) Landlord is the fee owner of the Site, Hubbell Land, Energy Land and the 3E Land.”

Lease is hereby revised to read “the 3E Land.”

“The parties will also prepare and record an amendment to such Memorandum of Lease reflecting the substitution of the 3E Land for the “Graham's Fine Arts Land.”

attached hereto and labeled “Exhibit B” is hereby substituted.

defined as “Graham's Fine Arts Land” under the Lease. Landlord shall complete all work necessary to prepare the 3E Land for use by Tenant as a surface parking lot and shall keep, or cause to be kept, such new parking lot in good order, condition and repair. The transition by Tenant from its use of the Graham Fine Arts Land to its use of the 3E Land shall be pursuant to the written plan and schedule attached hereto as Exhibit H.

Amendment.

until, the execution or issuance of all of the following on or before April 1, 2002: (A) a written consent of Union Labor Life Insurance Company (the mortgagee under the Lease) consenting to the terms and conditions of this Second Amendment and (B) receipt by Tenant of the following items which are acceptable to it, in its sole and absolute discretion: (i) a second amendment to that certain Subordination, Nondisturbance and

Attornment Agreement (“SNDA”) dated October 15, 1997 by and between Union Labor Life Insurance Company, Landlord and Tenant approved and executed by all parties (the first amendment to such SNDA is recorded at Book 8606, Pages 414-423 of the Polk County records); (ii) a second amendment to the Memorandum of Lease originally recorded at Book 7268, Pages 548-552 of the Polk County records with terms acceptable to Landlord and Tenant, which second amendment must also be duly recorded (the first amendment to such Memorandum of Lease is recorded at Book 8606, Pages 409-413 of the Polk County records); (iii) title endorsements to Tenant's leasehold title insurance policy issued by First American Title Insurance Company in connection with the execution of the Lease, as amended by the First Amendment and this Second Amendment, which are acceptable to Tenant and its counsel insuring the enforceability of the above documents and confirming the preservation of all rights, options and priorities granted to Tenant under the original Lease, the First Amendment and this Second Amendment; (iv) completion of the work as described in the written plan and schedule attached hereto as Exhibit H.

IN WITNESS WHEREOF, the parties have caused this Second Amendment to Lease to be executed as of the day and year first above written.

By    /s/ George D. Milligan    

Name     George D. Milligan

Title     President

ATTEST:

By    /s/ Charles R. Taylor    

Name     Charles R. Taylor

Title     Secretary

By    /s/ Christopher R. Welp        

Name     Christopher R. Welp

Title     C.O.O.

ATTEST:

By    /s/ Todd E. Nevenhoven

Name     Todd E. Nevenhoven

Title     Asst. Vice President

On this 6^th Day of November, 2001, before me a Notary Public in and for the State of Iowa, personally appeared George D. Milligan and Charles R. Taylor, to me personally known, who, being by me duly sworn, did say that they are the President and Secretary, respectively of THE GRAHAM GROUP, INC., an Iowa corporation, and that the foregoing Second Amendment to Lease was signed and sealed on behalf of said corporation and the said George D. Milligan and Charles R. Taylor acknowledged the execution of said instrument to be the voluntary act and deed of said corporation for the uses and purposes therein set forth.

On this 7^th day of November, 2001, before me a Notary Public in and for the State of Iowa, personally appeared Christopher Welp and Todd Nevenhoven, to me personally known, who, being by me duly sworn, did say that they are the C.O.O. and Asst. V.P., respectively, of EQUITABLE LIFE INSURANCE COMPANY OF IOWA, an Iowa corporation, and that the foregoing Second Amendment to Lease was signed and sealed on behalf of said corporation, and the said Christopher Welp and Todd Nevenhoven acknowledged the execution of said instrument to be the voluntary act and deed of said corporation for the uses and purposes therein set forth.

/s/ Janet K. Altes            

Notary Public in and for the State

Of IOWA

My Commission Expires: 4-17-04    

HUBBELL LAND - PARCEL 1

Lots 3, 4, 5 and 6; and all that part of the North-South Alley Right of Way lying West of and adjoining Lots 3 and 4; All in Block 5, West Fort Des Moines, an Official Plat, All now included in and forming a part of the City of Des Moines, Polk County, Iowa.

ENERGY LAND            - PARCEL 2

Lots 5 and 6 in Block 6 and all that part of the east/west alley right-of-way south of and adjoining Lot 6 in Block 6, all in WEST FORT DES MOINES, an Official Plat, all now included in and forming a part of the City of Des Moines, Iowa.

3E LAND - PARCEL 3

PRINCIPAL LAND - PARCEL 4

Lots 1, 2, 3, 4 and 5 of the OFFICIAL PLAT OF LOTS 1, 2 and 3 in Block 3 of HOLCOMB'S ADDITION TO FOR DES MOINES; Lots 4, 5 and 6 in Block 3 in HOLCOMB'S ADDITION TO FORT DES MOINES; Lots 2, 3, 4 and 5 in Block 60 in CAMPBELL AND MCMULLEN ADDITION TO TOWN OF FORT DES MOINES; Lot 3 of the OFFICIAL PLAT of the Southwest Quarter (SW ¼) of Section 4, Township 78 North, Range 24, West of the 5^th P.M.; and all of the Vacated North/South alley right-of-way lying East of and adjoining said Lot 4 in Block 60 in Campbell and McMullen. Addition to Town of Fort Des Moines and lying East of and adjoining Lots 4 and 6 in Block 3 in Holcomb's Addition to Fort Des Moines, all now included in and forming a part of the City of Des Moines, Iowa.

All parking spaces will be constructed of first class materials and will be completed in a good and workmanlike manner on or before February 1, 2002. The parking lot containing such parking spaces will be designed with control and access features substantially similar to the parking lot it is replacing, including without limitation, parking spaces which are 16 feet by 8 feet 6 inches, access controlled by gates and electronic access cards, available to each of Tenant's employees parking in such lot.