AGREEMENT OF LEASE made this 16 day of May, 1986 (herein called the "Lease"), between CBS INC., a New York corporation with offices located at 51 West 52 Street, New York, New York (herein called "CBS"), and KOPLAR COMMUNICATIONS INC., a Missouri corporation with offices located at 4935 Lindell Boulevard, St. Louis, Missouri (herein called "Koplar").

1. DEMISED PREMISES. CBS hereby leases to Koplar and Koplar hereby leases, takes and hires from CBS upon the terms and conditions hereinafter set forth the following: 

(a) That portion of the parcel of land located on Reavis Barracks Road in St. Louis County. Missouri as more particularly described on Exhibit A attached hereto and made a part hereof (herein called the "Site"). Koplar agrees that at the expiration or termination of the term of this Lease, all right, title and interest in said building and all other improvements (except apparatus, air conditioning equipment, other equipment and furnishings installed in the building) on the demised portion of the Site shall pass to CBS.

(b) A portion of the broadcasting tower as described on Exhibit A - 1 attached hereto and made a part hereof erected by CBS on the Site containing the Channel 11 antenna, or such other television equipment (including antennas) which will not cause interference to, or be subject to interference from, the operations of CBS. Said portion of the tower leased hereunder shall be used solely by Koplar for the installation and maintenance of such television equipment and apparatus. On or before the expiration or termination of this Lease, Koplar shall have the right and agrees to remove said antennas and transmission lines and all other equipment and apparatus and repair any damage occasioned thereby. The tower shall be and remain the property solely of CBS, and Koplar shall merely have the right to use part of it, as provided herein. Koplar's antennas and transmission lines and all other equipment and apparatus shall be and remain the property solely of Koplar, which agrees to keep them in good order and repair. Koplar agrees to make no changes in its antennas or transmission lines without the prior written approval of CBS which will not be unreasonably withheld. Koplar hereby grants to CBS the right to erect and maintain transmission lines and other necessary apparatus and equipment in and on said portion of the broadcasting tower referred to in this paragraph l (b) necessary for the operation of its antenna on said tower and an easement and right of way over said portion to and from said antenna.

(c) The portions of the premises described in paragraphs (a) and (b) hereof are sometimes collectively referred to herein as the "Demised Premises".

(d) Koplar may install or maintain on the Demised Premises or any improvements thereon any signs of the same type, size and character and in the same general location as those installed by CBS, but may not install or maintain any other signs without the prior approval of CBS.

2. TERM.

(a) The term of this Lease (the "Initial Term") shall be a period of ten (10) years, commencing as of February 1, 1984 (the "Commencement Date")

(b) Provided that at the time of the exercise of the option (s) contained in this Article 2. Koplar is not in default under any of the provisions of this Lease beyond the applicable grace period, if any. Koplar shall have the right to renew the Initial Term for a period of ten (10) years ("First Renewal Term"), commencing on the tenth (10th) anniversary of the Commencement Date on the same terms as contained in this Lease (including Article 3, without any change in the Base Year or any other provisions of Article 3). If Koplar elects to renew the Initial Term for the First Renewal Term, Koplar shall give notice to CBS of such election not later than eighteen (18) months prior to the expiration date of the Initial Term. Upon CBS' receipt of such notice, this Lease, subject to the provisions of this Article 2, shall be automatically extended for the First Renewal Term with respect to the Demised Premises then covered by this Lease with the same force and effect as if the First Renewal Term had been originally included in the term.

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