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$12,000,000 Construction Note Dated February 6, 2009

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Exhibit 10.37
CONSTRUCTION
LINE-OF-CREDIT
MAXIMUM $12,000,000.00


CONSTRUCTION NOTE


AFTER DATE, FOR VALUE RECEIVED, the Undersigned, Tradeport Development III, LLC, a Connecticut limited liability company, having a usual place of business at 204 West Newberry Road, Bloomfield, Connecticut (the "Borrower"), promises to pay to Berkshire Bank, a Massachusetts banking corporation, ("Lender"), or order, at the Lender's main office presently located at 31 Court Street, Westfield, Massachusetts, or at such other place as Lender may designate in writing, the maximum principal sum of Twelve Million and 00/100 Dollars ($12,000,000) or so much thereof as may be Advanced (each Advance shall be referred to as an "Advance" and all such Advances shall collectively be referred to as the "Advances ?) pursuant to a Construction Loan and Security Agreement of even date herewith ("Loan Agreement") and incorporated by reference herein made between Borrower and Lender. Capitalized terms not defined herein shall have the meaning given in the Loan Agreement. The principal outstanding shall be repaid, together with interest thereon as provided in this Note as follows:



INTEREST


For the entire term of the Loan, the Loan shall bear interest at an adjustable annual rate equal to thirty (30) day LIBOR, plus Two Hundred Seventy Five (275) basis points (collectively the "Applicable Rate ?). Such adjustments shall become effective on the 1st day of each month (the "Reset Date"). Lender shall not be required to notify Borrower of adjustments in said interest rate. Notwithstanding the foregoing, at no time shall the Applicable Rate be less than four percent (4.00%) during the "Interest Only Period" (defined hereinafter).



Subject to, and in accordance with the provisions of this Note and the Loan Agreement, accrued and unpaid interest shall be due and payable monthly, in arrears on the first day of each month.



REPAYMENT


Principal and interest due Lender hereunder shall be payable as follows:



A. Commencing on March 1, 2009 and thereafter on the same day of each succeeding month for a period of twelve (12) months (the "Interest Only Period" ), monthly payments of interest only in arrears, calculated at the above rate of interest upon the unpaid principal





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hereunder.



B. Commencing on March 1, 2010 and thereafter on the same day of each succeeding month for a period of one hundred eight (108) months (and based upon an amortization period of twenty-five (25) years, equal monthly payments of principal in accordance with the attached amortization schedule, plus accrued interest at the above Applicable Rate.



C. All remaining unpaid principal and all accrued interest thereon shall be due and payable in full ten (10) years from the date hereof.



Subject to the terms and conditions contained in the Loan Agreement, the amount of the Borrower's available construction line of credit hereunder shall be subject to the terms set forth in the Loan Agreement. This Note is the Note referred to in, and is subject to, and entitled to, the benefits of the Loan Agreement between the Borrower and the Lender. The terms used herein which are defined in the Loan Agreement shall have their defined meanings when used herein. The Loan Agreement, among other things, contains provisions for acceleration of the maturity of this Note upon the happening of certain stated events.



Principal sums advanced under this Note shall reduce the amount of principal available under this Note and may not be re-borrowed or re-advanced. This Note may be prepaid only in accordance with the provisions set forth in the Loan Agreement which does contain a provision for a Prepayment Premium in accordance with Section 4.10 of the Loan Agreement. All prepayments (with prepayment defined herein as any payment of principal in advance of its due date) shall be applied against the principal payments due hereunder in the inverse order of their maturity.



The Lender may, in its sole discretion, and notwithstanding execution of this Note by the Borrower in its stated maximum Principal Sum, act to advance lesser sums thereon to the Borrower in amounts, and at times in accordance with the Loan Agreement.



However, nothing herein shall be construed to restrict the Lender, in its sole and exclusive discretion, from making Advances in excess of the stated maximum dollar amount, without requirement of execution of additional promissory note(s), or otherwise modifying this Note, and its so doing at any time, or times, shall not waive its rights to insist upon strict compliance with the terms of this Note, the Loan Agreement, or any other instruments executed in connection with this financial transaction, at any other time, and to further rely upon all collateral secured to it for satisfaction of all obligations of the Borrower to the Lender, without exception.



Borrower agrees that the Lender may, at its sole and exclusive discretion, make loan advances to the Borrower upon verbal, or written, authority of any two of the following four individuals: Anthony J. Galici, Thomas M. Lescalleet, Frederick M. Danziger and Kelly Poudrette ; may deliver loan proceeds by direct deposit to any demand deposit account of the Borrower with the Lender, or





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otherwise, as so directed; and that all such loans and advances as evidenced solely by the Lender's books, ledgers and records shall conclusively represent binding obligations of the Borrower hereunder.



The Lender shall also record as a debit to the Borrower's Loan Account, in accordance with its customary accounting practice, all other obligations, debts, charges, expenses, and other items properly chargeable to the Borrower; and shall credit all payments made by the Borrower on account of indebtedness evidenced by the Borrower's Loan Account; as well as all proceeds of collateral which are finally paid to the Lender at its own office in cash or solvent credits; and other appropriate debits and credits. The principal balance of the Borrower's Loan Account shall reflect the amount of the Borrower's indebtedness to the Lender from time-to-time by reason of loans and other appropriate charges hereunder. At least once each month the Lender sha
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