LEASE AGREEMENT

Exhibit 10.18

LEASE AGREEMENT

1. Parties . This Lease, dated as of January 1, 2004, (the “ Effective Date ”), is made by and between Crown Packaging Technology, Inc., a Delaware corporation (“ Lessor ”), and Constar, Inc., a Pennsylvania corporation (herein called “ Lessee ”).

2. Premises . Lessor hereby leases to Lessee and Lessee leases from Lessor for the term, at the rental, and upon all of the conditions set forth herein, at that certain real property known as 11535 South Central Avenue, Alsip, Illinois (the “ Land ”), a portion (the “ Premises ”) of the building located thereon (the “ Building ”), all as more particularly shown on Exhibit A attached hereto and made a part hereof.

3. Term .

3.1. The term of this Lease shall commence on the Effective Date and end on December 31, 2006 (the “ Termination Date ”), unless sooner terminated pursuant to any provision hereof.

3.2. Lessor may in its sole discretion terminate this Lease at any time upon one year’s written notice to Lessee. Lessee may at its sole discretion terminate this Lease at any time upon one year’s written notice to Lessor.

4. Rent . Lessee shall pay to Lessor, in advance, by the 1st day of each month following the Effective Date (each a “ Rent Payment Date ”), an amount equal to the Monthly Base Rent (the “ Rent ”) plus any other amounts then due under this Lease. If the first or last month of the Lease is less than a full month, Rent shall be a pro rata portion of the monthly Rent. Rent shall be payable in lawful money of the United States to Lessor at the address stated herein or to such other persons or at such other places as Lessor may designate in writing.

4.1. Monthly Base Rent . For the period January 1, 2004 to December 31, 2004, the “ Monthly Base Rent ” shall be Forty-Five Thousand Five Hundred Dollars ($45,500) per month; for the period of January 1, 2005 to December 31, 2005, the “ Monthly Base Rent ” shall be Forty-Six Thousand Eight Hundred Sixty-Five Dollars ($46,865) per month; and for the period January 1, 2006 to December 31, 2006, the “ Monthly Base Rent ” shall be Forty-Eight Thousand Two Hundred Seventy Dollars ($48,270) per month.

The Monthly Base Rent includes costs for utilities, janitorial services, guard services, trash removal, cleaning services, cafeteria use, parking lot use, coffee service, common areas, restaurant overhead (but not food charges) and local real estate taxes.

5. Use .

5.1. Use . The Premises shall be used and occupied only for general office use, for use or laboratories and for the running of pilot line equipment for product and process development purposes, and for no other purpose. Lessee agrees to restrict itself, its employees, contractors, agents and invitees to occupancy solely of the Premises.

5.2. Compliance with Law . Lessee shall, at Lessee’s expense, comply promptly with all applicable statutes, ordinances, rules, regulations, orders, restrictions of record, and requirements in effect during the term or any part of the term hereof regulating the use by Lessee of the Premises. Lessee shall not use or permit the use of the Premises in any manner that will tend to create waste or a nuisance or, if there shall be more than one tenant in the building containing the Premises, shall tend to disturb such other tenants.

5.3. Condition of Premises . Lessor makes no warranty or representation as to the Premises. Lessee acknowledges and agrees that it has occupied and familiarized itself with the Premises and has had adequate opportunity to investigate and inspect the condition of the Premises, and enters into this Lease upon the basis of its own review, and is leasing the Premises in their “AS IS, WHERE IS” CONDITION WITH ALL FAULTS, WHETHER PREVIOUSLY EXISTING OR ARISING FROM OR PERTAINING TO ANY CONSTRUCTION, RENOVATION, RELOCATION OR IMPROVEMENT OF ANY PORTION OF THE PREMISES PERFORMED BY LESSOR OR OTHERS, INCLUDING BUT NOT LIMITED TO BOTH LATENT AND PATENT DEFECTS. EXCEPT AS EXPRESSLY SET FORTH TO THE CONTRARY IN THIS LEASE, NO WARRANTIES, EXPRESS OR IMPLIED, ARE MADE BY LESSOR OR ANY OF ITS AFFILIATES CONCERNING SUCH ITEMS, INCLUDING BUT NOT LIMITED TO, WARRANTIES OF MERCHANTABILITY OR FITNESS FOR A PARTICULAR PURPOSE. LESSEE HEREBY WAIVES AND DISCLAIMS ANY WARRANTIES THAT MAY ARISE BY OPERATION OF LAW.

Lessee further acknowledges and agrees that it has had an opportunity to review and to discuss with various agents and/or representatives of Lessor the environmental condition of the Premises. Lessee has investigated and has knowledge of operative or proposed governmental laws and regulations including, without limitation, environmental laws and regulations to which the Premises are or may be subject and enters into this Lease upon the basis of its review and determination of the applicability and effect of such laws and regulations. Lessee acknowledges that Lessor expressly disclaims any representations or warranties of any kind or nature, express or implied, as to the condition (financial or otherwise), value or quality of the products, assets or properties of the Premises.

Lessee hereby accepts the Premises in their condition existing as of the Effective Date, subject to all applicable zoning, municipal, county and state laws, ordinances and regulations governing and regulating the use of the Premises, and accepts this Lease subject thereto and to all matters disclosed thereby and by any exhibits attached hereto.

Lessee hereby agrees that all furniture, equipment, machinery and all other personal property, excepting any computers, that are located on or in the Premises as of the Effective Date shall remain on the Premises as and when Lessee evacuates the Premises on the Termination Date or any extension thereof.

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5.4. Hazardous Substances .

(a) Lessee shall not use nor allow the Premises to be used for the Release (as defined below), generation, transportation, storage, use, treatment, disposal or other handling (“ Management ”) of any Hazardous Substance, except (i) in the ordinary course of operations, (ii) in full compliance with applicable federal, state and local environmental statutes, ordinances, rules, regulations, codes, orders, ordinances, Environmental Permits (as defined below), notice and consent or settlement agreements in effect at any time during the term of this Lease (“ Environmental Laws ”), and (iii) with the prior written consent of Lessor. Lessee shall not implement any modifications of current operations or activities or implement any new operations or activities at the Premises that materially change the type or quantity of, or manner in which Hazardous Substances are Managed or Released at the Premises without Lessor’s prior written consent.

(b) Lessee shall comply with and will cause its agents, representatives, invitees, employees, subtenants of Lessee or any other occupant to comply with all Environmental Laws applicable to the Premises, or the Release or Management of Hazardous Substances at, on, about or from the Premises or the Lessee’s use, operations or activities at the Premises.

(c) Lessee shall obtain in its own name any and all environmental permits, certificates, licenses, approvals, registrations and authorizations (“ Environmental Permits ”) required by Environmental Laws for the Premises and the conduct of its operations or activities at the Premises, maintain all such Environmental Permits in full force and effect, timely file all renewal applications and remain in compliance with all such Environmental Permits.

(d) To the extent required by and within the time period required by Environmental Laws, Lessee shall report any release, spill, leak, discharge, disposal, pumping, pouring, emission, emptying, injecting, leaching, dumping escaping or threat thereof (“ Release ”) of any hazardous, toxic or polluting substance, waste or material, pollutant or contaminant including, without limitation, petroleum or petroleum products, asbestos, PCBs or radioactive materials (“ Hazardous Substance ”) at, on, from or affecting the Premises first arising after the Effective Date during the term of the Lease (or arising, directly or indirectly, from Lessee’s or its affiliates’ use of the Premises prior to the Effective Date) to the appropriate governmental authorities and immediately provide notice of such Release to Lessor including a description of measures taken or proposed to be taken by Lessee to respond to such Release. To the extent that investigation, remedial action or other response action (“ Response Action ”) is required by Environmental Law for such a Release, Lessee shall promptly undertake such action to the extent required by applicable Environmental Laws and to the extent necessary so as not to materially effect the condition, use, value, operations or possession of the premises and shall indemnify, defend and hold Lessor harmless with respect thereto and for any damage to property, person, and/or the environment.

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(e) Lessee will promptly notify Lessor of any known Release of Hazardous Substances at, on, from or affecting the Premises, including any Release caused by Lessee, its employees, agents, representatives, invitees, employees, subtenants, other occupants or trespassers (which Release is not made pursuant to and in conformance with the terms of an Environmental Permit) regardless of whether such Release first occurred prior to or after the Effective Date and of any non-routine governmental filings made or notices received from any governmental authority or private party during the Lease Term and relating to environmental matters or conditions at or in the vicinity of the Premises.

(f) If Lessor reasonably believes Lessee is in breach of any of the covenants in Section 5.4 of this Lease, Lessor may upon notice to Lessee request an independent engineer or other qualified consultant or expert acceptable to Lessor, to conduct, at Lessee’s expense, an environmental assessment of the Premises and immediate surrounding areas, and the scope of work to be performed by such engineer, consultant, or expert shall be approved in advance by Lessor, and all of the engineer’s, consultant’s, or expert’s work product shall be made available to Lessor. Notwithstanding Lessee’s obligations under this Section 5.4(f) , Lessor, in its sole discretion, may conduct environmental assessments of the Premises at any time.

(g) At Lessor’s request from time to time, Lessee shall execute affidavits, representations and the like concerning Lessee’s knowledge and belief regarding the presence of Hazardous Substances at, on, about or from the Premises.

(h) Lessee shall reimburse Lessor, upon demand, the reasonable cost of any testing for the purpose of ascertaining if there has been any Release of Hazardous Substances at, on, about or from the Premises, if such testing is required by any governmental agency, applicable Environmental Laws or Lessor’s Mortgagee.

(i) Lessee shall, upon expiration of this Lease, surrender the Premises to Lessor free from the presence of any Hazardous Substances used by Lessee, its employees, agents, representatives, invitees, employees, subtenants, other occupants (other than Lessor, its agents, representatives, invitees or employees) or trespassers or any existing conditions aggravated by the acts or omissions of Lessee (and not resulting from the negligent acts of the Lessor).

(j) Lessee shall be responsible for all regulatory requirements in connection with any storage tanks, asbestos or asbestos containing materials, polychlorinated biphenyls, and Hazardous Substances located at, on or about the Premises.

(k) Lessor and Lessee shall reasonably cooperate in connection with any Response Actions to be conducted at, on or about the Premises, including but not limited to keeping the other reasonably informed of such Response Actions and executing any necessary documents or consents required to be executed in connection thereto. Lessee will notify Lessor, and provide Lessor the opportunity to attend, all meetings with applicable authorities in connection with any suggested, threatened or pending Response Action, and Lessor shall have

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the right to approve in advance all proposed Response Actions. Lessor will, when reasonable under the circumstances, notify Lessee prior to commencing Response Actions required to be performed by Lessor and shall minimize, to the extent reasonably possible, interference with Lessee’s operations or activities at the Premises. To the extent permitted by the Environmental Laws, Lessee shall allow Lessor to utilize Lessee’s Environmental Permits to implement Response Actions at, on or about the Premises.

(l) Indemnification

(i) In addition to any other indemnifications contained in this Lease, Lessee shall indemnify and hold harmless Lessor, its partners, associates, and employees (“ Lessor Indemnitees ”), from and against any and all liability, damages, costs or expenses (including costs of Response Actions, fines, penalties, and attorney’s fees) (“ Costs ”) resulting from any claim, demand, liability, obligation, right or cause of action including but not limited to governmental action (collectively, “ Claims ”) that are incurred by or are asserted against Lessor Indemnitees or the Premises to the extent arising out of or relating to (x) environmental conditions including, without limitation, the presence or Release of Hazardous Substances at, on, about or from the Premises; (y) violations or alleged violations of Environmental Laws at the Premises which first arise after the Effective Date other than due to the negligent acts of Lessor, or arise, directly or indirectly, from Lessee’s or its affiliates’ use of the Premises prior to the Effective Date; or (z) breaches of this Lease.

(ii) The indemnities of Lessee contained in this Section 5.4(l) will survive termination of this Lease.

(iii) For any Claim for which Lessee is required to indemnify or hold harmless Lessor Indemnitees pursuant to this Section 5.4 , Lessor may determine, in its sole discretion, whether Lessee shall perform or pay for Lessor Indemnitees’ performance.

6. Maintenance, Repairs and Alterations .

6.1. Lessee’s Obligations . Except as otherwise expressly set forth herein, Lessee shall keep in good order, condition and repair the Premises and every part thereof, structural and non structural, (whether such portion of the Premises requiring repair, or the means of repairing the same, are reasonably or readily accessible to Lessee, and whether the need for such repairs occurs as a result of Lessee’s use, any prior use, the elements or the age of such portion of the Premises). If Lessee fails to perform Lessee’s obligations under this Section 6 , Lessor may at its option (but shall not be required to) enter upon the Premises, after thirty (30) days prior written notice to Lessee, and put the same in good order, condition and repair, and the cost thereof including an administrative fee to Lessor of 10% of such cost, shall become due and payable as additional rent to Lessor together with Lessee’s next Rent installment.

6.2. Surrender . On the last day of the term hereof, or on any sooner termination, Lessee shall surrender the Premises to Lessor in substantially the same condition as when received, broom clean, ordinary wear and tear, damage by fire or other casualty excepted.

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Lessee shall repair any damage to the Premises occasioned by the removal of Lessee’s trade fixtures, furnishings and equipment pursuant to Section 6.5(d) , which repair shall include the patching and filing of holes and repair of structural damage. Upon mutual agreement of the parties, the parties may jointly videotape the Premises at any time within two (2) days after the Effective Date for the purposes of attempting to document the then-current condition of the Premises.

6.3. Lessor’s Rights . Notwithstanding anything stated in Section 6.1 hereof, the Lessor may from time to time conduct such maintenance and repairs of the Premises as Lessor deems necessary. Lessor shall submit to Lessee a statement of the costs and expenses of such maintenance and repairs, and Lessee agrees to pay to Lessor such costs together with the next Rent installment.

6.4. Intentionally Omitted .

6.5. Alterations and Additions .

(a) Lessee shall not, without Lessor’s prior written consent, which will not be unreasonably withheld, make any alterations, improvements, additions or Utility Installations in, on or about the Premises. As used in this Section 6.5 the term “ Utility Installation ” shall mean bus ducting, power panels, wiring, fluorescent fixtures, space heaters, conduits, air conditioning equipment and plumbing. Lessor may require that Lessee remove any or all of such alterations, improvements, additions or Utility Installations at the expiration of the term and restore the Premises to their prior condition. Lessee shall provide to Lessor, at Lessee’s sole cost and expense, a lien and completion bond in an amount equal to one and one-half times the estimated cost of any such improvements to insure Lessor against any liability for mechanic’s and materialmen’s liens and to insure completion of the work. Should Lessee make any alterations, improvements, additions or Utility Installations without the prior written approval of Lessor, Lessor may require that Lessee remove any or all of the same.

(b) Any alterations, improvements, additions or Utility Installations in or about the Premises that Lessee shall desire to make shall be presented to Lessor in written form, with proposed detailed plans, and shall not be made until Lender has consented in writing. If Lessor shall give its consent, the consent shall be deemed conditioned upon Lessee acquiring a permit for such alteration, improvement, addition or Utility Installation from appropriate governmental agencies, the furnishing of a copy thereof to Lessor prior to the commencement of the work and the compliance by Lessee of all conditions of such permit in a prompt and expeditious manner.

(c) Lessee shall pay, when due, all claims for labor or materials furnished or alleged to have been furnished to or for Lessee at or for use in the Premises, which claims are or may be secured by any mechanics’ or materialmen’s lien against the Premises or any interest therein. Lessee shall give Lessor not less than ten (10) days’ notice prior to the commencement of any work in the Premises, and Lessor shall have the right to post notice of non-responsibility in or on the Premises as provided by law. If Lessee shall, in good faith,

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contest the validity of any such lien, claim or demand then Lessee shall, at its sole expense, defend itself and Lessor against the same and shall pay and satisfy any such adverse judgment that may be rendered before the enforcement, upon the condition that Lessee shall furnish to Lessor a surety bond satisfactory to Lessor in an amount equal to such contested lien, claim or demand indemnifying Lessor against liability for the same and holding the Premises free from the effect of such lien or claim. In addition, Lessee shall pay Lessor’s attorneys fees and other costs in participating in such action if Lessor shall decide it is to its best interest to do so.

(d) Unless Lessor requires their removal as set forth in Section 6.5(a) , all alterations, improvements, additions and Utility Installations (whether or not such Utility Installations constitute trade fixtures of Lessee), which may be made on the Premises, shall become the property of Lessor and remain upon and be surrendered with the Premises at the expiration of the term.

7. Insurance Indemnity .

7.1. Insuring Party . Lessor shall purchase and pay for various insurance policies covering the Land and the Building generally, including property insurance.

7.2. Liability Insurance . Lessee shall, at Lessee’s expense, obtain and keep in force during the term of this Lease a policy of Combined Single Limit, Bodily Injury and Property Damage Insurance insuring Lessor and Lessee against any liability arising out of the ownership, use, occupancy or maintenance of the Premises and all areas appurtenant thereto. Such insurance shall be a combined single limit policy in an amount not less than Three Million Dollars ($3,000,000.00). The policy may contain cross liability endorsements and may insure performance by Lessee of the indemnity provisions of this Section 7 . The limits of such insurance shall not, however, limit the liability of Lessee hereunder. In the event that the Premises constitute a part of a larger property such insurance shall have a Lessor’s Protective Liability endorsement attached thereto. If Lessee shall fail to procure and maintain such insurance, Lessor may, but shall not be required to, procure and maintain the sa